UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

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

For the quarterly period ended ~~March 31,~~June 30, 2014

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

For the Transition Period fromto

COMMISSION FILE NUMBER 1-34948

GENERAL GROWTH PROPERTIES, INC.

(Exact name of registrant as specified in its charter)

~~Delaware~~		~~27-2963337~~

Delaware	27-2963337
(State or other jurisdiction of	(I.R.S. Employer
incorporating or organization)	Identification Number)



110 N. Wacker Dr., Chicago, IL		60606
(Address of principal executive offices)		(Zip Code)

(312) 960-5000

(Registrant’s telephone number, including area code)

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 (the “Exchange Act”) during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. xýYes o No

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). xýYes o No

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting company.



Large accelerated filer x		Accelerated filer o

Non-accelerated filer o (Do not check if a smaller reporting company)		Smaller reporting company o

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

Indicate by checkmark whether the Registrant has filed all documents and reports required to be filed by Sections 12,13 or 15(d) of the Securities Exchange Act of 1934 subsequent to the distribution of securities under a plan confirmed by a court. xýYes o No

The number of shares of Common Stock, $.01 par value, outstanding on ~~May 1,~~August 4, 2014 was ~~883,732,273.~~

883,823,589.

Table of Contents

GENERAL GROWTH PROPERTIES, INC.

INDEX

					~~PAGE~~ ~~NUMBER~~

~~Part I~~	~~FINANCIAL INFORMATION~~			PAGE NUMBER

Part I	FINANCIAL INFORMATION

	Item 1: Consolidated Financial Statements (Unaudited)

		Consolidated Balance Sheets as of ~~March 31,~~June 30, 2014 and December 31, 2013		4

		Consolidated Statements of ~~Operations and~~ Comprehensive Income ~~(Loss)~~ for the three and six months ended ~~March 31,~~June 30, 2014 and 2013		5

		Consolidated Statements of Equity for the ~~three~~six months ended ~~March 31,~~June 30, 2014 and 2013		6 7

		Consolidated Statements of Cash Flows for the ~~three~~six months ended ~~March 31,~~June 30, 2014 and 2013		7 9

		Notes to Consolidated Financial Statements (Unaudited)		9 11

		Note 1: Organization		9 11

		Note 2: Summary of Significant Accounting Policies		9 11

		Note 3: Acquisitions and Joint Venture Activity	16

		Note 4: Discontinued Operations and Gains (Losses) on Dispositions of Operating Properties		13 16

		Note 4:5: Fair Value		14 17

		Note 5:6: Unconsolidated Real Estate Affiliates		15 19

		Note 6:7: Mortgages, Notes and Loans Payable		17 21

		~~Note 7: Income Taxes~~		18

		Note 8: ~~Warrants~~Income Taxes		19 23

		Note 9: Warrants	23

		Note 10: Equity and Redeemable Noncontrolling Interests		21 25

		Note ~~10:~~11: Earnings Per Share		23 28

		Note ~~11:~~12: Stock-Based Compensation Plans		25 29

		Note ~~12:~~13: Accounts and Notes Receivable, net		25 30

		Note ~~13:~~14: Prepaid Expenses and Other Assets		26 30

		Note ~~14:~~15: Accounts Payable and Accrued Expenses		26 31

		Note ~~15:~~16: Litigation		26 31

		Note ~~16:~~17: Commitments and Contingencies		28 32

		Note 18: Subsequent Events	33

	Item 2: Management’s Discussion and Analysis of Financial Condition and Results of Operations			29 33

		Liquidity and ~~Capital~~Captial Resources		32 37

	Item 3: Quantitative and Qualitative Disclosures about Market Risk			39 45

	Item 4: Mine Safety Disclosures			39 46

	Item 5: Controls and Procedures			39 46

Part II	OTHER INFORMATION

	Item 1: Legal Proceedings			40 46

	Item 1A: Risk Factors			41 47

	Item 2: Unregistered Sales of Equity Securities and Use of Proceeds			41 47

	Item 3: Defaults Upon Senior Securities		47

Table of Contents

41


	Item 5: Other Information		41 47

	Item 6: Exhibits	47
	41
	SIGNATURE	49

	EXHIBIT INDEX	50

Table of Contents

	~~SIGNATURE~~		42

	~~EXHIBIT INDEX~~		43

~~Table of Contents~~

GENERAL GROWTH PROPERTIES, INC.

CONSOLIDATED BALANCE SHEETS

(UNAUDITED)

March 31,

December 31,

2014

2013

(Dollars in thousands, except share and per share amounts)

Assets:

Investment in real estate:

Land

$
4,318,264

$
4,320,597

Buildings and equipment

18,245,002

18,270,748

Less accumulated depreciation

(1,967,452
)
(1,884,861
)
Construction in progress

424,032

406,930

Net property and equipment

21,019,846

21,113,414

Investment in and loans to/from Unconsolidated Real Estate Affiliates

2,402,793

2,407,698

Net investment in real estate

23,422,639

23,521,112

Cash and cash equivalents

403,129

577,271

Accounts and notes receivable, net

492,718

478,899

Deferred expenses, net

187,211

189,452

Prepaid expenses and other assets

942,819

995,569

Total assets

$
25,448,516

$
25,762,303

Liabilities:

Mortgages, notes and loans payable

$
16,001,058

$
15,672,437

Investment in Unconsolidated Real Estate Affiliates

17,892

17,405

Accounts payable and accrued expenses

893,257

989,367

Dividend payable

139,497

134,476

Deferred tax liabilities

24,667

24,667

Tax indemnification liability

303,586

303,586

Junior subordinated notes

206,200

206,200

Total liabilities

17,586,157

17,348,138

Redeemable noncontrolling interests:

Preferred

139,584

131,881

Common

106,351

97,021

Total redeemable noncontrolling interests

245,935

228,902

Commitments and Contingencies

—

—

Equity:

Common stock: 11,000,000,000 shares authorized, $0.01 par value, 967,115,106 issued, 883,686,521 outstanding as of March 31, 2014, and 966,998,908 issued, 911,194,605 outstanding as of December 31, 2013

9,397

9,395

Preferred Stock:

500,000,000 shares authorized, $.01 par value, 10,000,000 shares issued and outstanding as of March 31, 2014 and December 31, 2013

242,042

242,042

Additional paid-in capital

11,364,549

11,372,443

Retained earnings (accumulated deficit)

(2,924,336
)
(2,915,723
)
Accumulated other comprehensive loss

(34,237
)
(38,173
)
Common stock in treasury, at cost, 55,969,390 shares as of March 31, 2014 and 28,345,108 shares as of December 31, 2013

(1,122,664
)
(566,863
)
Total stockholders’ equity

7,534,751

8,103,121

Noncontrolling interests in consolidated real estate affiliates

81,673

82,142

Total equity

7,616,424

8,185,263

Total liabilities and equity

$
25,448,516

$
25,762,303



	June 30, 2014			December 31, 2013
	(Dollars in thousands, except share and per share amounts)
Assets:
Investment in real estate:
Land	$	4,297,767		$	4,320,597
Buildings and equipment	18,237,236			18,270,748
Less accumulated depreciation	(2,099,755		)	(1,884,861		)
Construction in progress	471,791			406,930
Net property and equipment	20,907,039			21,113,414
Investment in and loans to/from Unconsolidated Real Estate Affiliates	2,580,966			2,407,698
Net investment in real estate	23,488,005			23,521,112
Cash and cash equivalents	242,007			577,271
Accounts and notes receivable, net	594,011			478,899
Deferred expenses, net	179,120			189,452
Prepaid expenses and other assets	873,416			995,569
Total assets	$	25,376,559		$	25,762,303

Liabilities:
Mortgages, notes and loans payable	$	15,909,223		$	15,672,437
Investment in Unconsolidated Real Estate Affiliates	18,416			17,405
Accounts payable and accrued expenses	839,386			970,995
Dividend payable	140,440			134,476
Deferred tax liabilities	28,367			24,667
Tax indemnification liability	321,958			321,958
Junior subordinated notes	206,200			206,200
Total liabilities	17,463,990			17,348,138

Redeemable noncontrolling interests:
Preferred	145,811			131,881
Common	113,892			97,021
Total redeemable noncontrolling interests	259,703			228,902

Commitments and Contingencies	—			—

Equity:
Common stock: 11,000,000,000 shares authorized, $0.01 par value, 967,222,315 issued, 883,793,730 outstanding as of June 30, 2014, and 966,998,908 issued, 911,194,605 outstanding as of December 31, 2013	9,398			9,395
Preferred stock:
500,000,000 shares authorized, $.01 par value, 10,000,000 shares issued and outstanding as of June 30, 2014 and December 31, 2013	242,042			242,042
Additional paid-in capital	11,362,069			11,372,443
Retained earnings (accumulated deficit)	(2,888,099		)	(2,915,723		)
Accumulated other comprehensive loss	(30,913		)	(38,173		)
Common stock in treasury, at cost, 55,969,390 shares as of June 30, 2014 and 28,345,108 shares as of December 31, 2013	(1,122,664		)	(566,863		)
Total stockholders’ equity	7,571,833			8,103,121
Noncontrolling interests in consolidated real estate affiliates	81,033			82,142
Total equity	7,652,866			8,185,263
Total liabilities and equity	$	25,376,559		$	25,762,303

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

Table of Contents

~~GENERAL GROWTH PROPERTIES, INC.~~

~~CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME (LOSS)~~

GENERAL GROWTH PROPERTIES, INC. CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (UNAUDITED)

	Three Months Ended June 30,						Six Months Ended June 30,
	2014			2013			2014			2013
	(Dollars in thousands, except per share amounts)
Revenues:
Minimum rents	$	390,419		$	385,512		$	784,998		$	779,407
Tenant recoveries	185,382			173,782			367,201			357,856
Overage rents	5,388			6,372			15,209			17,721
Management fees and other corporate revenues	17,717			17,307			34,403			33,239
Other	18,717			16,570			44,380			35,573
Total revenues	617,623			599,543			1,246,191			1,223,796
Expenses:
Real estate taxes	58,816			52,372			116,173			119,538
Property maintenance costs	14,452			14,952			36,427			37,908
Marketing	4,961			5,764			10,765			12,268
Other property operating costs	82,980			84,469			169,882			170,244
Provision for doubtful accounts	2,732			629			4,973			2,383
Property management and other costs	40,107			41,558			85,071			81,897
General and administrative	28,232			13,124			39,831			24,057
Depreciation and amortization	177,430			188,038			351,201			379,745
Total expenses	409,710			400,906			814,323			828,040
Operating income	207,913			198,637			431,868			395,756

Interest and dividend income	4,856			298			11,147			889
Interest expense	(175,494		)	(186,902		)	(354,924		)	(377,417		)
Gain on foreign currency	3,772			—			8,955			—
Warrant liability adjustment	—			—			—			(40,546		)
Gains from changes in control of investment properties	—			219,784			—			219,784
Loss on extinguishment of debt	—			(27,159		)	—			(36,478		)
Income before income taxes, equity in income of Unconsolidated Real Estate Affiliates, discontinued operations and allocation to noncontrolling interests	41,047			204,658			97,046			161,988
Provision for income taxes	(3,944		)	(1,382		)	(7,636		)	(1,523		)
Equity in income of Unconsolidated Real Estate Affiliates	19,320			13,987			26,477			27,181
Equity in income of Unconsolidated Real Estate Affiliates - gain on investment	—			—			—			3,448
Income from continuing operations	56,423			217,263			115,887			191,094
Discontinued operations:
Income (loss) from discontinued operations, including gains (losses) on dispositions	120,666			(3,340		)	126,410			(11,803		)
Gain on extinguishment of debt	—			—			66,680			25,894
Discontinued operations, net	120,666			(3,340		)	193,090			14,091
Net income	177,089			213,923			308,977			205,185
Allocation to noncontrolling interests	(3,365		)	(4,548		)	(7,217		)	(7,336		)
Net income attributable to General Growth Properties, Inc.	173,724			209,375			301,760			197,849
Preferred stock dividends	(3,984		)	(3,984		)	(7,968		)	(6,109		)
Net income attributable to common stockholders	$	169,740		$	205,391		$	293,792		$	191,740

Basic Earnings Per Share:
Continuing operations	$	0.06		$	0.22		$	0.11		$	0.19
Discontinued operations	0.14			—			0.22			0.01
Total basic earnings per share	$	0.20		$	0.22		$	0.33		$	0.20

Diluted Earnings Per Share:
Continuing operations	$	0.05		$	0.21		$	0.11		$	0.19
Discontinued operations	0.13			—			0.20			0.01
Total diluted earnings per share	$	0.18		$	0.21		$	0.31		$	0.20
Dividends declared per share	$	0.15		$	0.12		$	0.30		$	0.24

~~(UNAUDITED)~~

Three Months Ended March 31,

2014

2013

(Dollars in thousands, except per share amounts)

Revenues:

Minimum rents

$
397,208

$
395,701

Tenant recoveries

182,523

184,732

Overage rents

9,829

11,349

Management fees and other corporate revenues

16,687

15,931

Other

25,674

19,006

Total revenues

631,921

626,719

Expenses:

Real estate taxes

57,771

67,579

Property maintenance costs

22,042

23,020

Marketing

5,815

6,516

Other property operating costs

87,175

86,063

Provision for doubtful accounts

2,229

1,765

Property management and other costs

44,979

40,339

General and administrative

11,599

10,933

Depreciation and amortization

174,461

192,595

Total expenses

406,071

428,810

Operating income

225,850

197,909

Interest income

6,291

590

Interest expense

(179,441
)
(191,829
)
Gain on foreign currency

5,182

—

Warrant liability adjustment

—

(40,546
)
Loss on extinguishment of debt

—

(9,319
)
Income (loss) before income taxes, equity in income of Unconsolidated Real Estate Affiliates, discontinued operations and allocation to noncontrolling interests

57,882

(43,195
)
Provision for income taxes

(3,692
)
(141
)
Equity in income of Unconsolidated Real Estate Affiliates

7,157

13,194

Equity in income of Unconsolidated Real Estate Affiliates - gain on investment

—

3,448

Income (loss) from continuing operations

61,347

(26,694
)
Discontinued operations:

Gain (loss) from discontinued operations, including gains (losses) on dispositions

3,861

(7,938
)
Gain on extinguishment of debt

66,680

25,894

Discontinued operations, net

70,541

17,956

Net income (loss)

131,888

(8,738
)
Allocation to noncontrolling interests

(3,852
)
(2,788
)
Net income (loss) attributable to General Growth Properties, Inc.

128,036

(11,526
)
Preferred Stock dividends

(3,984
)
(2,125
)
Net income (loss) attributable to common stockholders

$
124,052

$
(13,651
)

Basic Earnings (Loss) Per Share:

Continuing operations

$
0.06

$
(0.03
)
Discontinued operations

0.08

0.02

Total basic earnings (loss) per share

$
0.14

$
(0.01
)

Diluted Earnings (Loss) Per Share:

Continuing operations

$
0.06

$
(0.03
)
Discontinued operations

0.07

0.02

Total diluted earnings (loss) per share

$
0.13

$
(0.01
)
Dividends declared per share

$
0.15

$
0.12

Comprehensive Income (Loss),Net:

Net income (loss)

Other comprehensive income

$
131,888

$
(8,738
)
Foreign currency translation

3,952

9,648

Unrealized gains on available-for-sale securities

–

248

Other comprehensive income

3,952

9,896

Comprehensive income

135,840

1,158

Comprehensive income allocated to noncontrolling interests

(3,868
)

(2,841
)
Comprehensive income (loss) attributable to General Growth Properties, Inc.

131,972

(1,683
)
Preferred stock dividends

(3,984
)

(2,125
)
Comprehensive income (loss), net, attributable to common stockholders

$
127,988

$
(3,808
)

Table of Contents

GENERAL GROWTH PROPERTIES, INC. CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (UNAUDITED)


Comprehensive Income, Net:
Net income	$	177,089		$	213,923		$	308,977		$	205,185
Other comprehensive income
Net unrealized gains on financial instruments	(33		)	—			(33		)	—
Foreign currency translation	3,194			(60,575		)	7,145			(50,927		)
Unrealized gains on available-for-sale securities	—			682			—			931
Other comprehensive income (loss)	3,161			(59,893		)	7,112			(49,996		)
Comprehensive income	180,250			154,030			316,089			155,189
Comprehensive income allocated to noncontrolling interests	(3,202		)	(4,154		)	(7,069		)	(6,996		)
Comprehensive income attributable to General Growth Properties, Inc.	177,048			149,876			309,020			148,193
Preferred stock dividends	(3,984		)	(3,984		)	(7,968		)	(6,109		)
Comprehensive income, net, attributable to common stockholders	$	173,064		$	145,892		$	301,052		$	142,084

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

Table of Contents

~~GENERAL GROWTH PROPERTIES, INC.~~

~~CONSOLIDATED STATEMENTS OF EQUITY~~

GENERAL GROWTH PROPERTIES, INC. CONSOLIDATED STATEMENTS OF EQUITY (UNAUDITED)

	Common Stock		Preferred Stock		Additional Paid-In Capital			Retained Earnings (Accumulated Deficit)			Accumulated Other Comprehensive Income (Loss)			Common Stock in Treasury			Noncontrolling Interests in Consolidated Real Estate Affiliates			Total Equity
	(Dollars in thousands, except for share amounts)
Balance at January 1, 2013	$	9,392	$	—	$	10,432,447		$	(2,732,787	)	$	(87,354	)	$	—		$	83,322		$	7,705,020

Net income								197,849									1,270			199,119
Issuance of Preferred Stock, net of issuance costs			242,042		—															242,042
Distributions to noncontrolling interests in consolidated Real Estate Affiliates																	(1,646		)	(1,646		)
Restricted stock grants, net (11,818 common shares)	—		—		4,766															4,766
Employee stock purchase program (84,774 common shares)	—				1,670															1,670
Stock option grants, net of forfeitures (290,438 common shares)	3				27,162															27,165
Cash dividends reinvested (DRIP) in stock (14,050 common shares)	—		—		293															293
Other comprehensive loss											(49,656		)							(49,656		)
Cash distributions declared ($0.24 per share)								(225,504		)										(225,504		)
Cash distributions on Preferred Stock								(6,109		)										(6,109		)
Fair value adjustment for noncontrolling interest in GGPOP					(589		)													(589		)
Common stock warrants					895,513															895,513

Balance at June 30, 2013	$	9,395	$	242,042	$	11,361,262		$	(2,766,551	)	$	(137,010	)	$	—		$	82,946		$	8,792,084

Balance at January 1, 2014	$	9,395	$	242,042	$	11,372,443		$	(2,915,723	)	$	(38,173	)	$	(566,863	)	$	82,142		$	8,185,263

Net income								301,760									1,115			302,875
Distributions to noncontrolling interests in consolidated Real Estate Affiliates																	(2,224		)	(2,224		)
Restricted stock grants, net (31,112 common shares)	1		—		1,397															1,398
Employee stock purchase program (96,781 common shares)	1				1,970															1,971
Stock option grants, net of forfeitures (83,724 common shares)	1				13,600															13,601
Treasury stock purchases (27,624,282 common shares)														(555,801		)				(555,801		)

~~(UNAUDITED)~~

Retained

Noncontrolling

Additional

Earnings

Accumulated Other

Common

Interests in

Common

Preferred

Paid-In

(Accumulated

Comprehensive

Stock in

Consolidated Real

Total

Stock

Stock

Capital

Deficit)

Income (Loss)

Treasury

Estate Affiliates

Equity

Balance at January 1, 2013

$

9,392

$

—

$

10,432,447

$

(2,732,787
)
$

(87,354
)
$

—

$

83,322

$

7,705,020

Net income

(11,526
)

537

(10,989
)
Issuance of Preferred Stock, net of issuance costs

242,042

—

242,042

Distributions to noncontrolling interests in consolidated

Real Estate Affiliates

(853
)
(853
)
Restricted stock grants, net (24,121 common shares)

—

—

2,401

2,401

Employee stock purchase program (84,798 common shares)

—

1,668

1,668

Stock option grants, net (213,534 common shares)

2

22,692

22,694

Cash dividends reinvested (DRIP) in stock (7,178 common shares)

—

—

139

139

Other comprehensive loss

9,843

9,843

Cash distributions declared ($0.12 per share)

(112,768
)

(112,768
)
Cash distributions on Preferred Stock

(2,125
)

(2,125
)
Fair value adjustment for noncontrolling interest in Operating Partnership

(1,001
)

(1,001
)
Common stock warrants

895,513

895,513

Balance at March 31, 2013

$

9,394

$

242,042

$

11,353,859

$

(2,859,206
)
$

(77,511
)
$

—

$

83,006

$

8,751,584

Balance at January 1, 2014

$

9,395

$

242,042

$

11,372,443

$

(2,915,723
)
$

(38,173
)
$

(566,863
)
$

82,142

$

8,185,263

Net income

128,035

955

128,990

Distributions to noncontrolling interests in consolidated

Real Estate Affiliates

(1,424
)
(1,424
)
Restricted stock grants, net (31,112 common shares)

1

—

684

685

Employee stock purchase program (52,180 common shares)

1

1,041

1,042

Stock option grants, net of forfeitures (26,652 common shares)

7,335

7,335

Treasury stock purchases (27,624,282 common shares)

(555,801
)

(555,801
)
Cash dividends reinvested (DRIP) in stock (6,254 common shares)

—

—

125

125

Other comprehensive loss

3,936

3,936

Cash distributions declared ($0.15 per share)

(132,664
)

(132,664
)
Cash distributions on Preferred Stock

(3,984
)

(3,984
)
Fair value adjustment for noncontrolling interest in Operating Partnership

(17,079
)

(17,079
)

Balance at March 31, 2014

$

9,397

$

242,042

$

11,364,549

$

(2,924,336
)
$

(34,237
)
$

(1,122,664
)
$

81,673

$

7,616,424

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GENERAL GROWTH PROPERTIES, INC. CONSOLIDATED STATEMENTS OF EQUITY (UNAUDITED)

Cash dividends reinvested (DRIP) in stock (11,790 common shares)	—		—		252														252
Other comprehensive income											7,260								7,260
Cash distributions declared ($0.30 per share)								(266,168		)									(266,168		)
Cash distributions on Preferred stock								(7,968		)									(7,968		)
Fair value adjustment for noncontrolling interest in GGPOP and other					(27,593		)												(27,593		)

Balance at June 30, 2014	$	9,398	$	242,042	$	11,362,069		$	(2,888,099	)	$	(30,913	)	$	(1,122,664	)	$	81,033	$	7,652,866

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

Table of Contents

~~GENERAL GROWTH PROPERTIES, INC.~~

~~CONSOLIDATED STATEMENTS OF CASH FLOWS~~

GENERAL GROWTH PROPERTIES, INC. CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)

	Six Months Ended June 30,
	2014			2013
	(Dollars in thousands)
Cash Flows provided by Operating Activities:
Net income	$	308,977		$	205,185
Adjustments to reconcile net income to net cash provided by operating activities:
Equity in income of Unconsolidated Real Estate Affiliates	(26,477		)	(27,181		)
Equity in income of Unconsolidated Real Estate Affiliates - gain on investment, net	—			(3,448		)
Distributions received from Unconsolidated Real Estate Affiliates	19,224			30,238
Provision for doubtful accounts	4,910			2,587
Depreciation and amortization	352,454			387,230
Amortization/write-off of deferred finance costs	5,643			4,291
Accretion/write-off of debt market rate adjustments	12,648			5,445
Amortization of intangibles other than in-place leases	44,810			40,858
Straight-line rent amortization	(25,317		)	(25,207		)
Deferred income taxes	3,570			(1,682		)
Litigation loss	17,854			—
(Gain) loss on dispositions, net	(122,154		)	765
Gains from changes in control of investment properties	—			(219,784		)
Gain on extinguishment of debt	(66,680		)	(25,894		)
Provisions for impairment	—			4,975
Gain on foreign currency	(8,955		)	—
Warrant liability adjustment	—			40,546
Net changes:
Accounts and notes receivable	(618		)	14,122
Prepaid expenses and other assets	25,750			7,406
Deferred expenses	(4,206		)	(30,471		)
Restricted cash	(2,593		)	3,377
Accounts payable and accrued expenses	(8,203		)	(110,512		)
Other, net	13,627			11,046
Net cash provided by operating activities	544,264			313,892

Cash Flows (used in) provided by Investing Activities:
Acquisition of real estate and property additions	(247,586		)	(63,313		)
Development of real estate and property improvements	(272,719		)	(175,667		)
Proceeds from sales of investment properties	206,346			419,976
Contributions to Unconsolidated Real Estate Affiliates	(81,617		)	(58,607		)
Distributions received from Unconsolidated Real Estate Affiliates in excess of income	44,961			101,434
Decrease in restricted cash	2,635			4,632
Net cash (used in) provided by investing activities	(347,980		)	228,455

Cash Flows used in Financing Activities:
Proceeds from refinancing/issuance of mortgages, notes and loans payable	1,751,346			3,662,622
Principal payments on mortgages, notes and loans payable	(1,448,244		)	(3,532,036		)
Deferred finance costs	(10,176		)	(8,864		)
Net proceeds from issuance of Preferred stock	—			242,042
Purchase of Warrants	—			(633,229		)
Common stock purchases	(555,801		)	—
Cash distributions paid to common stockholders	(260,126		)	(216,004		)
Cash distributions paid to preferred stockholders	(7,968		)	(2,125		)
Cash redemptions paid to holders of common units	—			(4,756		)
Other, net	(579		)	30,106
Net cash used in financing activities	(531,548		)	(462,244		)

Net change in cash and cash equivalents	(335,264		)	80,103
Cash and cash equivalents at beginning of period	577,271			624,815

~~(UNAUDITED)~~

Three Months Ended March 31,

2014

2013

(Dollars in thousands)

Cash Flows provided by Operating Activities:

Net income (loss)

$
131,888

$
(8,738
)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:

Equity in income of Unconsolidated Real Estate Affiliates

(7,157
)
(13,194
)
Equity in income of Unconsolidated Real Estate Affiliates - gain on investment, net

—

(3,448
)
Distributions received from Unconsolidated Real Estate Affiliates

6,907

6,221

Provision for doubtful accounts

2,178

1,821

Depreciation and amortization

174,499

195,885

Amortization/write-off of deferred finance costs

2,567

1,878

Accretion/write-off of debt market rate adjustments

9,505

(3,316
)
Amortization of intangibles other than in-place leases

20,035

22,539

Straight-line rent amortization

(11,597
)
(13,576
)
Deferred income taxes

41

(1,622
)
(Gain) loss on dispositions, net

(4,693
)
325

Gain on extinguishment of debt

(66,680
)
(25,894
)
Provisions for impairment

—

4,975

Gain on foreign currency

(5,182
)
–

Warrant liability adjustment

—

40,546

Net changes:

Accounts and notes receivable

(28
)
19,833

Prepaid expenses and other assets

3,814

8,933

Deferred expenses

(7,164
)
(12,653
)
Restricted cash

2,613

4,984

Accounts payable and accrued expenses

(22,006
)
(115,888
)
Other, net

7,587

5,464

Net cash provided by operating activities

237,127

115,075

Cash Flows used in Investing Activities:

Acquisition of real estate and property additions

—

(7,805
)
Development of real estate and property improvements

(128,938
)
(75,594
)
Proceeds from sales of investment properties

—

8,500

Contributions to Unconsolidated Real Estate Affiliates

(16,950
)
(44,346
)
Distributions received from Unconsolidated Real Estate Affiliates in excess of income

26,546

75,196

Decrease in restricted cash

34

295

Net cash used in investing activities

(119,308
)
(43,754
)

Cash Flows used in Financing Activities:

Proceeds from refinancing/issuance of mortgages, notes and loans payable

1,235,000

1,648,122

Principal payments on mortgages, notes and loans payable

(836,920
)
(1,285,014
)
Deferred finance costs

(1,838
)
(4,152
)
Net proceeds from issuance of Preferred Stock

—

242,042

Purchase of Warrants

—

(633,229
)
Treasury stock purchases

(555,801
)
—

Cash distributions paid to common stockholders

(127,567
)
(103,278
)
Cash distributions paid to preferred stockholders

(3,984
)
—

Cash redemptions paid to holders of common units

—

(4,756
)
Other, net

(851
)
8,937

Net cash used in financing activities

(291,961
)
(131,328
)

Net change in cash and cash equivalents

(174,142
)
(60,007
)
Cash and cash equivalents at beginning of period

577,271

624,815

Cash and cash equivalents at end of period

$
403,129

$
564,808

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GENERAL GROWTH PROPERTIES, INC. CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued (UNAUDITED)

	Six Months Ended June 30,
	2014			2013
	(Dollars in thousands)
Cash and cash equivalents at end of period	$	242,007		$	704,918

Supplemental Disclosure of Cash Flow Information:
Interest paid	$	344,398		$	485,407
Interest capitalized	8,543			3,878
Income taxes paid	2,934			4,601
Accrued capital expenditures included in accounts payable and accrued expenses	63,178			68,627
Non-Cash Transactions:
Gain on investment in Unconsolidated Real Estate Affiliates	—			3,448
Amendment of warrant agreement	—			895,513
Non-Cash Sale of Property
Assets	21,426			71,881
Liabilities and equity	(21,426		)	(71,881		)
Non-Cash Sale of The Grand Canal Shoppes and The Shoppes at The Palazzo:
Assets	—			544,435
Liabilities and equity	—			(544,435		)

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

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GENERAL GROWTH PROPERTIES, INC.

~~CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)~~

~~(UNAUDITED)~~

Three Months Ended March 31,

2014

2013

(Dollars in thousands)

Supplemental Disclosure of Cash Flow Information:

Interest paid

$
172,135

$
281,042

Interest capitalized

4,361

748

Income taxes paid

1,574

1,815

Accrued capital expenditures included in accounts payable and accrued expenses

63,214

53,812

Non-Cash Transactions:

Gain on investment in Unconsolidated Real Estate Affiliates

—

3,448

Amendment of warrant agreement

—

895,513

Non-Cash Sale of Property

Assets

21,426

71,881

Liabilities and equity

(21,426
)
(71,881
)

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

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

NOTE 1ORGANIZATION

Readers of this Quarterly Report should refer to the Company’s (as defined below) audited consolidated financial statements for the year ended December 31, 2013 which are included in the Company’s Annual Report on Form 10-K (the “Annual Report”) for the fiscal year ended December 31, 2013 (Commission File No. 1-34948), as certain footnote disclosures which would substantially duplicate those contained in our Annual Report have been omitted from this Quarterly Report. In the opinion of management, all adjustments necessary for a fair presentation (which include only normal recurring adjustments) have been included in this Quarterly Report. Capitalized terms used, but not defined in this Quarterly Report, have the same meanings as in our Annual Report.

General

General Growth Properties, Inc. (“GGP” or the “Company”), a Delaware corporation, was organized in July 2010 and is a self-administered and self-managed real estate investment trust, referred to as a “REIT”. In these notes, the terms “we,” “us” and “our” refer to GGP and its subsidiaries.

GGP, through its subsidiaries and affiliates, is an owner and operator of retail properties. As of ~~March 31,~~June 30, 2014, we are the owner, either entirely or with joint venture partners of 120 regional malls. In addition to regional malls, as of ~~March 31,~~June 30, 2014, we owned 12 strip/other retail properties, as well as six stand-alone office buildings.

Substantially all of our business is conducted through GGP Operating Partnership, LP (“GGPOP”), GGP Nimbus, LP (“GGPN”) and GGP Limited Partnership ~~(the~~(“GGPLP”, and together with GGPN, the “Operating ~~Partnership” or “GGPLP”~~Partnerships")~~. GGPLP owns~~, subsidiaries of GGP. The Operating Partnerships own an interest in the properties that are part of the consolidated financial statements of GGP. As of ~~March 31,~~June 30, 2014, GGP held approximately a 99% common equity ownership (without giving effect to the potential conversion of the Preferred Units, as defined below) of the Operating ~~Partnership,~~Partnerships, while the remaining 1% was held by limited partners and certain previous contributors of properties to the Operating ~~Partnership.~~

~~The~~Partnerships or their predecessors.

GGPOP is the general partner of, and owns a 1.5% equity interest in, each Operating ~~Partnership~~Partnership. GGPOP has common units of limited partnership (“Common Units”), which are redeemable for cash or, at our option, shares of GGP common stock. It also has preferred units of limited partnership interest (“Preferred Units”), of which, certain Preferred Units can be converted into Common Units and then redeemed for cash or, at our option, shares of GGP common stock (“Convertible Preferred Units”) ~~(Note 9)~~

(Note 10).

In addition to holding ownership interests in various joint ventures, the Operating ~~Partnership~~Partnerships generally ~~conducts its~~conduct their operations through General Growth Management, Inc. (“GGMI”) ~~and~~, General Growth Services, Inc. (“GGSI”), and GGP REIT Services, LLC (“GGPRS”). GGMI and GGSI are taxable REIT subsidiaries (“TRS”s), which provide management, leasing, tenant coordination, business development, marketing, strategic partnership and other services for a majority of our Unconsolidated Real Estate Affiliates (defined below)~~. GGMI~~ and ~~GGSI provide various services, including business development, tenant coordination, marketing, and strategic partnership services at~~for substantially all of our Consolidated Properties, as defined below. GGSI also serves as a contractor to GGMI for these services.

GGPRS generally provides financial, accounting, tax, legal, development, and other services to our Consolidated Properties.

We refer to our ownership interests in properties in which we own a majority or controlling interest and, as a result, are consolidated under accounting principles generally accepted in the United States of America (“GAAP”) as the “Consolidated Properties.” We also own interests in certain properties through joint venture entities in which we own a noncontrolling interest (“Unconsolidated Real Estate Affiliates”) and we refer to those properties as the “Unconsolidated Properties.”

NOTE 2SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Principles of Consolidation and Basis of Presentation

The accompanying consolidated financial statements include the accounts of GGP, our subsidiaries and joint ventures in which we have a controlling interest. For consolidated joint ventures, the noncontrolling partner’s share of the assets, liabilities and operations of the joint ventures (generally computed as the joint venture partner’s ownership percentage) is included in

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GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

noncontrolling interests in consolidated real estate affiliates as permanent equity of the Company. Intercompany balances and transactions have been eliminated.

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~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

We operate in a single reportable segment which includes the operation, development and management of retail and other rental properties, primarily regional malls. Our portfolio is targeted to a range of market sizes and consumer tastes. Each of our operating properties is considered a separate operating segment, as each property earns revenues and incurs expenses, individual operating results are reviewed and discrete financial information is available. We do not distinguish or group our consolidated operations based on geography, size or type. Our operating properties have similar economic characteristics and provide similar products and services to our tenants. Further, all material operations are within the United States and no customer or tenant comprises more than 10% of consolidated revenues. As a result, the Company’s operating properties are aggregated into a single reportable segment.

Reclassifications

Certain prior period amounts included in the Consolidated Statements of ~~Operations and~~ Comprehensive Income ~~(Loss)~~ and related footnotes associated with properties we have disposed of have been reclassified to discontinued operations for all periods presented.

Additionally, $18.4 million of accrued interest related to the Tax indemnification liability (Note 16) was reclassified from Accounts payable and accrued expenses to Tax indemnification liability in our Consolidated Balance Sheets presented as of December 31, 2013, as presented herein.

Properties

Real estate assets are stated at cost less any provisions for impairments. Expenditures for significant betterments and improvements are capitalized. Maintenance and repairs are charged to expense when incurred. Construction and improvement costs incurred in connection with the development of new properties or the redevelopment of existing properties are capitalized. Real estate taxes, interest costs, and internal costs associated with leasing and development overhead incurred during construction periods are capitalized. Capitalization is based on qualified expenditures and interest rates. Capitalized real estate taxes, interest costs, and internal costs associated with leasing and development overhead are amortized over lives which are consistent with the related assets.

Pre-development costs, which generally include legal and professional fees and other third-party costs directly related to the construction assets, are capitalized as part of the property being developed. In the event a development is no longer deemed to be probable of occurring, the capitalized costs are expensed (see also our impairment policies in this note below).

We periodically review the estimated useful lives of our properties, and may adjust them as necessary. The estimated useful lives of our properties range from ~~10-45~~10 - 45 years.

Depreciation or amortization expense is computed using the straight-line method based upon the following estimated useful lives:

			~~Years~~

	Years
Buildings and improvements		10 - 45
Equipment and fixtures		3 - 20
Tenant improvements		Shorter of useful life or applicable lease term

Acquisitions of Operating Properties

Acquisitions of properties are accounted for utilizing the acquisition method of accounting and, accordingly, the results of operations of acquired properties have been included in the results of operations from the respective dates of acquisition. Estimates of future cash flows and other valuation techniques are used to allocate the purchase price of acquired property between land, buildings and improvements, equipment, assumed debt liabilities and identifiable intangible assets and liabilities such as amounts related to in-place tenant leases, acquired above and below-market tenant and ground leases, and tenant relationships.

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GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

Identifiable intangible assets and liabilities are calculated for above-market and below-market tenant and ground leases where we are either the lessor or the lessee. The difference between the contractual rental rates and our estimate of market rental rates is measured over a period equal to the remaining non-cancelable term of

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~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

the leases, including significantly below-market renewal options for which exercise of the renewal option appears to be reasonably assured. The remaining term of leases with renewal options at terms significantly below market reflect the assumed exercise of such below-market renewal options and assume the amortization period would coincide with the extended lease term.

The gross asset balances of the in-place value of tenant leases are included in buildings and equipment in our Consolidated Balance Sheets.

Gross Asset

Accumulated
Amortization

Net Carrying
Amount

As of March 31, 2014

Tenant leases:

In-place value

$
721,265

$
(377,673
)
$
343,592

As of December 31, 2013

Tenant leases:

In-place value

$
797,311

$
(420,370
)
$
376,941



	Gross Asset		Accumulated Amortization			Net Carrying Amount

As of June 30, 2014
Tenant leases:
In-place value	$	696,009	$	(384,689	)	$	311,320

As of December 31, 2013
Tenant leases:
In-place value	$	797,311	$	(420,370	)	$	376,941

The above-market tenant leases and below-market ground leases are included in Prepaid expenses and other assets (Note ~~13)~~14); the below-market tenant leases, above-market ground leases and above-market headquarters office lease are included in Accounts payable and accrued expenses (Note ~~14)~~15) in our Consolidated Balance Sheets.

Amortization/accretion of all intangibles, including the intangibles in Note 1314 and Note ~~14,~~15, had the following effects on our Income (loss) from continuing operations:

Three Months Ended March 31,

2014

2013

Amortization/accretion effect on continuing operations

$
(52,741
)
$
(68,923
)



	Three Months Ended June 30,						Six months ended June 30,
	2014			2013			2014			2013
Amortization/accretion effect on continuing operations	$	(53,301	)	$	(57,538	)	$	(105,780	)	$	(125,520	)

Future amortization/accretion of all intangibles, including the intangibles in Note 1314 and Note ~~14,~~15, is estimated to decrease results from continuing operations as follows:

Year

Amount

2014 Remaining

$
130,028

2015

144,670

2016

112,647

2017

84,669

2018

55,668

Year Amount
2014 Remaining $ 83,756
2015 141,551
2016 109,824
2017 82,224
2018 54,049

Management Fees and Other Corporate Revenues

Management fees and other corporate revenues primarily represent management and leasing fees, development fees, financing fees, and fees for other ancillary services performed for the benefit of certain of the Unconsolidated Real Estate Affiliates. Management fees are reported at 100% of the revenue earned from the joint venture in Management fees and other corporate revenues on our Consolidated Statements of ~~Operations and~~ Comprehensive ~~Income (Loss).~~Income. Our share of the management fee expense incurred by the Unconsolidated Real Estate Affiliates is reported within Equity in income of Unconsolidated Real Estate Affiliates on our Consolidated Statements of ~~Operations and~~ Comprehensive Income ~~(Loss)~~ and in Property management and other costs in the Condensed Combined Statements of Income in Note 5.6. The following table summarizes the management fees from affiliates and our share of the management fee expense:

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GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

Three Months Ended March 31,

2014

2013

Management fees from affiliates

$
16,687

$
15,858

Management fee expense

(6,690
)
(5,971
)
Net management fees from affiliates

$
9,997

$
9,887

Three Months Ended June 30, Six Months Ended June 30,
2014 2013 2014 2013
Management fees from affiliates $ 17,717
$ 17,281
$ 34,403
$ 33,139
Management fee expense (6,571 ) (6,146 ) (13,248 ) (12,117 )
Net management fees from affiliates $ 11,146
$ 11,135

$ 21,155

$ 21,022

Impairment

Operating properties

We regularly review our consolidated properties for potential impairment indicators whenever events or changes in circumstances indicate that the carrying amount may not be recoverable. Impairment indicators are assessed separately for each property and include, but are not limited to, significant decreases in real estate property net operating income, significant decreases in occupancy percentage, debt maturities, management’s intent with respect to the properties and prevailing market conditions.

If an indicator of potential impairment exists, the property is tested for recoverability by comparing its carrying amount to the estimated future undiscounted cash flows. Although the carrying amount may exceed the estimated fair value of certain properties, a real estate asset is only considered to be impaired when its carrying amount cannot be recovered through estimated future undiscounted cash flows. To the extent an impairment provision is determined to be necessary, the excess of the carrying amount of the property over its estimated fair value is expensed to operations. In addition, the impairment provision is allocated proportionately to adjust the carrying amount of the asset group. The adjusted carrying amount, which represents the new cost basis of the property, is depreciated over the remaining useful life of the property.

Although we may market a property for sale, there can be no assurance that the transaction will be complete until the sale is finalized. However, GAAP requires us to utilize the Company’s expected holding period of our properties when assessing recoverability. If we cannot recover the carrying value of these properties within the planned holding period, we will estimate the fair values of the assets and record impairment charges for properties when the estimated fair value is less than their carrying value.

Impairment indicators for pre-development costs, which are typically costs incurred during the beginning stages of a potential development and construction in progress, are assessed by project and include, but are not limited to, significant changes in the Company’s plans with respect to the project, significant changes in projected completion dates, tenant demand, anticipated revenues or cash flows, development costs, market factors and sustainability of development projects.

Impairment charges are recorded in the Consolidated Statements of ~~Operations and~~ Comprehensive Income ~~(Loss)~~ when the carrying value of a property is not recoverable and it exceeds the estimated fair value of the property, which can occur in accounting periods preceding disposition and / or in the period of disposition.

There were no provisions for impairment for the three and six months ended ~~March 31,~~June 30, 2014 and 2013, included in continuing operations of our Consolidated Statements of ~~Operations and~~ Comprehensive ~~Income (Loss).~~Income. There was no provision for impairment for the three and six months ended ~~March 31,~~June 30, 2014, in ~~discontinued~~Discontinued operations in our Consolidated Statements of ~~Operations and~~ Comprehensive ~~Income (Loss).~~Income. During the ~~three~~six months ended ~~March 31,~~June 30, 2013, we recorded $5.0 million of impairment charges in ~~discontinued~~Discontinued operations, net in our Consolidated Statements of ~~Operations and~~ Comprehensive Income, ~~(Loss),~~ which was incurred as a result of the sale of two operating properties. One of the operating properties was previously transferred to a special servicer, and was sold in a lender-directed sale in full satisfaction of the related debt. This resulted in the recognition of a gain on extinguishment of debt of $25.9 million (Note 3)4). The other operating property related to a regional mall where the sales price of the property was lower than its carrying value.

Investment in Unconsolidated Real Estate Affiliates

A series of operating losses of an investee or other factors may indicate that an other-than-temporary decline in value of our investment in an Unconsolidated Real Estate Affiliate has occurred. The investment in each of the Unconsolidated Real Estate Affiliates is evaluated for valuation declines below the carrying amount. Accordingly, in addition to the property-specific

Table of Contents

GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

impairment analysis that we perform for such joint ventures (as

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

part of our operating property impairment process described above), we also considered whether there were other-than-temporary declines with respect to the carrying values of our Unconsolidated Real Estate Affiliates. No impairments related to our investments in Unconsolidated Real Estate Affiliates were recognized for the three and six months ended ~~March 31,~~June 30, 2014, and 2013.

Fair Value Measurements (Note 4)

The accounting principles for fair value measurements establish a three-tier fair value hierarchy, which prioritizes the inputs used in measuring fair value. These tiers include:

Level 1 - defined as observable inputs such as quoted prices for identical assets or liabilities in active markets;

Level 2 - defined as inputs other than quoted prices in active markets that are either directly or indirectly observable; and

Level 3 - defined as unobservable inputs in which little or no market data exists, therefore requiring an entity to develop its own assumptions.

The impairment section above includes a discussion of all impairments recognized during the three and six months ended ~~March 31,~~June 30, 2014, and 2013, which were based on Level 2 inputs. Note 45 includes a discussion of properties measured at fair value on a non-recurring basis using Level 2 and Level 3 inputs and the fair value of debt, which is estimated on a recurring basis using Level 2 and Level 3 inputs. Note 89 includes a discussion of our outstanding Warrants, which were measured at fair value using Level 3 inputs until the Warrant agreement was amended on March 28, 2013. Note 910 includes a discussion of certain redeemable noncontrolling interests that are measured at fair value using Level 1 inputs.

Recently Issued Accounting Pronouncements

Effective January 1, 2015 with early adoption permitted January 1, 2014 the definition of discontinued operations has been revised to limit what qualifies for this classification and presentation to disposals of components of a company that represent strategic shifts that have (or will have) a major effect on the company’s operations and financial results. Required expanded disclosures for disposals or disposal groups that qualify for discontinued operations are intended to provide users of financial statements with enhanced information about the assets, liabilities, revenues and expenses of such discontinued operations. In addition, in accordance with this pronouncement, companies are required to disclose the pretax profit or loss of an individually significant component that does not qualify for discontinued operations treatment. Pursuant to its terms, we have elected to adopt this pronouncement effective January 1, 2015. This definition will be applied prospectively after the adoption and is anticipated to substantially reduce the number of transactions, going forward, that qualify for discontinued operations as compared to historical results.

Effective January 1, 2017, companies will be required to apply a five-step model in accounting for revenue arising from contracts with customers. The core principle of the revenue model is that a company recognizes revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. Lease contracts will be excluded from this revenue recognition criteria; however, the sale of real estate will be required to follow the new model. Expanded quantitative and qualitative disclosures regarding revenue recognition will be required for contracts that are subject to this pronouncement. The Company is evaluating the potential impact of this pronouncement on its consolidated financial statements.

Use of Estimates

The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions. These estimates and assumptions affect the reported amounts of assets and liabilities and the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. For example, estimates and assumptions have been made with respect to fair values of assets and liabilities for purposes of applying the acquisition method of accounting, the useful lives of assets, capitalization of development and leasing costs, provision for income taxes, recoverable amounts of receivables and deferred taxes, initial valuations and related amortization periods of deferred costs and intangibles, particularly with respect to acquisitions, impairment of long-lived assets, litigation related accruals and disclosures, and fair value of debt. Actual results could differ from these and other estimates.

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GENERAL GROWTH PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)

NOTE 3ACQUISITIONS AND JOINT VENTURE ACTIVITY

On June 27, 2014, we contributed $106.6 million to a joint venture that acquired acquired 685 5^th Avenue in New York, New York for a gross purchase price of $521.4 million with $340.0 million in gross property-level financing. The property comprises approximately 25,000 square feet of retail space and 115,000 square feet of office space. We have a 50% interest in the joint venture and account for the joint venture under the equity method of accounting because we share control over major decisions with our joint venture partner. The property will be accounted for as an Unconsolidated Real Estate Affiliate, and is recorded within Investment in and loans to/from Unconsolidated Real Estate Affiliates on our Consolidated Balance Sheets (Note 6). In connection with the acquisition we provided an $85.3 million loan to our joint venture partner (Note 13).

On June 28, 2013, we acquired the remaining 50% interest in Quail Springs Mall in Oklahoma City, Oklahoma, from our joint venture partner, for total consideration of $90.5 million, which included $55.5 million of cash and the assumption of the remaining 50% of debt. The investment property was previously recorded under the equity method of accounting and is now consolidated. The acquisition resulted in a remeasurement of the net assets acquired to fair value and as such, we recorded Gains from changes in control of investment properties of $19.8 million for the three and six months endedJune 30, 2013, as the fair value of the net assets acquired was greater than our investment in the Unconsolidated Real Estate Affiliate and the cash paid to acquire our joint venture partner’s interest. The table below summarizes the gain calculation:

Total fair value of net assets acquired $ 110,893
Previous investment in Quail Springs Mall (35,610 )
Cash paid to acquire our joint venture partners' interest (55,507 )
Gains from changes in control of investment properties $ 19,776

The following table summarizes the allocation of the purchase price to the net assets acquired at the date of acquisition. These allocations were based on the relative fair values of the assets acquired and liabilities assumed.

Investment in real estate, including intangible assets and liabilities $ 186,627
Fair value of debt (77,204 )
Net working capital 1,470
Net assets acquired $ 110,893

On May 16, 2013, we formed a joint venture with TIAA-CREF Global Investments, LLC (‘‘TIAACREF’’) that holds 100% of The Grand Canal Shoppes and The Shoppes at The Palazzo in Las Vegas, Nevada. We received $411.5 million in cash, net of debt assumed of $311.9 million, and TIAACREF received a 49.9% economic interest in the joint venture. We recorded Gains from changes in control of investment properties of $200.0 million on our Consolidated Statements of Comprehensive Income for the three and six months endedJune 30, 2013, as a result of this transaction. We are the general partner, however we account for the joint venture under the equity method of accounting because we share control over major decisions with TIAACREF and TIAACREF has substantive participating rights. The table below summarizes the gain calculation:

Cash received from our joint venture partner $ 411,476
Proportionate share of previous investment in The Grand Canal Shoppes and The Shoppes at The Palazzo (211,468 )
Gains from changes in control of investment properties $ 200,008

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GENERAL GROWTH PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)

NOTE 4DISCONTINUED OPERATIONS AND GAINS (LOSSES) ON DISPOSITIONS OF OPERATING PROPERTIES

All of our dispositions of consolidated operating properties for which there is no continuing involvement, for all periods presented, are included in discontinued operations in our Consolidated Statements of ~~Operations and~~ Comprehensive Income ~~(Loss)~~ and are summarized in the table below. Gains on disposition and gains on debt extinguishment are recorded in the Consolidated Statements of Comprehensive Income ~~(Loss)~~ in the period the property is disposed.

During the ~~three~~six months ended ~~March 31,~~June 30, 2014, one property, which was previously transferred to a special servicer, was sold in a lender-directed sale in full satisfaction of the debt. This resulted in a gain on ~~debt~~ extinguishment of ~~$66.7~~debt of $66.7 million and a reduction of property-level debt of ~~$79.0~~$79.0 million. Additionally, we sold one asset for $210.0 million, which resulted in a gain of $117.5 million.

We used the net proceeds from this transaction to repay debt of $100.9 million.

During the ~~three~~six months ended ~~March 31,~~June 30, 2013, we sold our interests in ~~two non-core~~three assets totaling approximately 2 million square feet of gross leasable area (“GLA”), which reduced our property level debt by $121.2 million. One property, which was previously transferred to a ~~special~~ servicer, was sold in a lender-directed sale in full satisfaction of the debt. This resulted in a gain on extinguishment of debt of $25.9 million.

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~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

The following table summarizes the operations of the properties included in discontinued operations.

Three Months Ended March 31,

2014

2013

Retail and other revenue

$
1,014

$
12,285

Total revenues

1,014

12,285

Retail and other operating expenses

883

9,980

Provisions for impairment

—

4,975

Total expenses

883

14,955

Operating income (loss)

131

(2,670
)
Interest expense, net

(963
)
(4,944
)
Gains (losses) on dispositions

4,693

(324
)
Net income (loss) from operations

3,861

(7,938
)
Gain on debt extinguishment

66,680

25,894

Net income from discontinued operations

$
70,541

$
17,956

Three Months Ended June 30, Six Months Ended June 30,
2014 2013 2014 2013

Retail and other revenue $ 2,707
$ 14,176
$ 7,075
$ 28,928
Total revenues 2,707
14,176

7,075

28,928
Retail and other operating expenses (507 ) 10,817
1,835
22,475
Provisions for impairment —
—
—
4,975
Total expenses (507 ) 10,817

1,835

27,450
Operating income 3,214

3,359

5,240

1,478
Interest expense, net (9 ) (6,257 ) (984 ) (12,516 )
Gains (losses) on dispositions 117,461
(442 ) 122,154
(765 )
Net income (loss) from operations 120,666
(3,340 )
126,410

(11,803 )
Gain on debt extinguishment —
—
66,680
25,894
Net income from discontinued operations $ 120,666
$ (3,340 )
$ 193,090

$ 14,091

NOTE 45FAIR VALUE

Nonrecurring Fair Value of Operating Properties

We estimate fair value relating to impairment assessments based upon discounted cash flow and direct capitalization models that include all projected cash inflows and outflows over a specific holding period, or the negotiated sales price, if applicable. Such projected cash flows are comprised of contractual rental revenues and forecasted rental revenues and expenses based upon market conditions and expectations for growth. Capitalization rates and discount rates utilized in these models are based on a reasonable range of current market rates for each property analyzed. Based upon these inputs, we determined that our valuations of properties using a discounted cash flow or a direct capitalization model were classified within Level 3 of the fair value hierarchy. For our properties for which the estimated fair value was based on negotiated sales prices, we determined that our valuation was classified within Level 2 of the fair value hierarchy.

Disclosure of Fair Value of Financial Instruments

The fair values of our financial instruments approximate their carrying amount in our consolidated financial statements except for debt. Management’s estimates of fair value are presented below for our debt as of ~~March 31,~~June 30, 2014 and December 31, 2013.

March 31, 2014

December 31, 2013

Carrying Amount(1)

Estimated Fair
Value

Carrying Amount(1)

Estimated Fair
Value

Fixed-rate debt

$
13,968,441

$
14,320,908

$
13,919,820

$
13,957,952

Variable-rate debt

2,032,617

2,065,997

1,752,617

1,787,139

$
16,001,058

$
16,386,905

$
15,672,437

$
15,745,091

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GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)



	June 30, 2014				December 31, 2013
	Carrying Amount (1)		Estimated Fair Value		Carrying Amount (1)		Estimated Fair Value
Fixed-rate debt	$	13,711,131	$	14,388,366	$	13,919,820	$	13,957,952
Variable-rate debt	2,198,092		2,239,661		1,752,617		1,787,139
	$	15,909,223	$	16,628,027	$	15,672,437	$	15,745,091

(1) Includes market rate adjustments of ~~$15.9~~$19.1 million and $0.9 million as of ~~March 31,~~June 30, 2014 and December 31, 2013, respectively.

The fair value of our Junior Subordinated Notes approximates their carrying amount as of ~~March 31,~~June 30, 2014 and December 31, 2013. We estimated the fair value of mortgages, notes and other loans payable using Level 2 and Level 3 inputs based on recent financing transactions, estimates of the fair value of the property that serves as collateral for such debt, historical risk premiums for loans of comparable quality, current London Interbank Offered Rate (“LIBOR”), U.S. treasury obligation interest rates and on the discounted estimated future cash payments to be made on such debt. The discount rates estimated reflect our judgment as to what the approximate current lending rates for loans or groups of loans with similar maturities and assume that the debt is outstanding through maturity. We have utilized market information as available or present value techniques to

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~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

estimate the amounts required to be disclosed. Since such amounts are estimates that are based on limited available market information for similar transactions and do not acknowledge transfer or other repayment restrictions that may exist in specific loans, it is unlikely that the estimated fair value of any such debt could be realized by immediate settlement of the obligation.

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GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

NOTE 56UNCONSOLIDATED REAL ESTATE AFFILIATES

The following is summarized financial information for all of our Unconsolidated Real Estate Affiliates.

March 31,

December 31,

2014

2013

Condensed Combined Balance Sheets - Unconsolidated Real Estate Affiliates

Assets:

Land

$
1,049,288

$
1,046,354

Buildings and equipment

8,700,195

8,670,976

Less accumulated depreciation

(2,366,080
)
(2,301,054
)
Construction in progress

35,681

46,339

Net property and equipment

7,419,084

7,462,615

Cash and cash equivalents

245,802

260,405

Accounts and notes receivable, net

171,224

187,533

Deferred expenses, net

260,842

254,949

Prepaid expenses and other assets

157,457

147,182

Total assets

$
8,254,409

$
8,312,684

Liabilities and Owners’ Equity:

Mortgages, notes and loans payable

$
6,504,521

$
6,503,686

Accounts payable, accrued expenses and other liabilities

309,958

324,620

Cumulative effect of foreign currency translation (“CFCT”)

(19,579
)
(22,896
)
Owners’ equity, excluding CFCT

1,459,509

1,507,274

Total liabilities and owners’ equity

$
8,254,409

$
8,312,684

Investment In and Loans To/From Unconsolidated Real Estate Affiliates, Net:

Owners’ equity

$
1,439,930

$
1,484,378

Less: joint venture partners’ equity

(737,003
)
(760,804
)
Plus: excess investment/basis differences

1,681,974

1,666,719

Investment in and loans to/from Unconsolidated Real Estate Affiliates, net

$
2,384,901

$
2,390,293

Reconciliation - Investment In and Loans To/From Unconsolidated Real Estate Affiliates:

Asset - Investment in and loans to/from Unconsolidated Real Estate Affiliates

$
2,402,793

$
2,407,698

Liability - Investment in Unconsolidated Real Estate Affiliates

(17,892
)
(17,405
)
Investment in and loans to/from Unconsolidated Real Estate Affiliates, net

$
2,384,901

$
2,390,293



	June 30, 2014			December 31, 2013
Condensed Combined Balance Sheets - Unconsolidated Real Estate Affiliates
Assets:
Land	$	1,055,127		$	1,046,354
Buildings and equipment	9,280,708			8,670,976
Less accumulated depreciation	(2,432,538		)	(2,301,054		)
Construction in progress	59,640			46,339
Net property and equipment	7,962,937			7,462,615
Cash and cash equivalents	298,870			260,405
Accounts and notes receivable, net	170,099			187,533
Deferred expenses, net	268,424			254,949
Prepaid expenses and other assets	203,975			147,182
Total assets	$	8,904,305		$	8,312,684

Liabilities and Owners’ Equity:	\
Mortgages, notes and loans payable	$	6,838,981		$	6,503,686
Accounts payable, accrued expenses and other liabilities	322,671			324,620
Cumulative effect of foreign currency translation (“CFCT”)	(17,036		)	(22,896		)
Owners’ equity, excluding CFCT	1,759,689			1,507,274
Total liabilities and owners’ equity	$	8,904,305		$	8,312,684

Investment In and Loans To/From Unconsolidated Real Estate Affiliates, Net:
Owners’ equity	$	1,742,653		$	1,484,378
Less: joint venture partners’ equity	(889,809		)	(760,804		)
Plus: excess investment/basis differences	1,709,706			1,666,719
Investment in and loans to/from Unconsolidated Real Estate Affiliates, net	$	2,562,550		$	2,390,293

Reconciliation - Investment In and Loans To/From Unconsolidated Real Estate Affiliates:
Asset - Investment in and loans to/from Unconsolidated Real Estate Affiliates	$	2,580,966		$	2,407,698
Liability - Investment in Unconsolidated Real Estate Affiliates	(18,416		)	(17,405		)
Investment in and loans to/from Unconsolidated Real Estate Affiliates, net	$	2,562,550		$	2,390,293

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GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

Three Months Ended March 31,

2014

2013

Condensed Combined Statements of Income - Unconsolidated Real Estate Affiliates

Revenues:

Minimum rents

$
185,808

$
180,686

Tenant recoveries

87,462

76,129

Overage rents

4,855

4,909

Other

11,735

6,890

Total revenues

289,860

268,614

Expenses:

Real estate taxes

27,683

25,515

Property maintenance costs

11,702

8,623

Marketing

3,567

3,141

Other property operating costs

41,938

35,943

Provision for doubtful accounts

815

1,421

Property management and other costs(1)

14,203

12,438

General and administrative

483

580

Depreciation and amortization

75,705

65,184

Total expenses

176,096

152,845

Operating income

113,764

115,769

Interest income

1,547

255

Interest expense

(72,872
)
(65,790
)
Provision for income taxes

(188
)
(156
)
Income from continuing operations

42,251

50,078

Net income from disposed investment

—

11,791

Allocation to noncontrolling interests

(4
)
41

Net income attributable to the ventures

$
42,247

$
61,910

Equity In Income of Unconsolidated Real Estate Affiliates:

Net income attributable to the ventures

$
42,247

$
61,910

Joint venture partners’ share of income

(24,217
)
(34,659
)
Amortization of capital or basis differences

(10,873
)
(14,057
)
Equity in income of Unconsolidated Real Estate Affiliates

$
7,157

$
13,194



	Three Months Ended June 30,						Six Months Ended June 30,
	2014			2013			2014			2013
Condensed Combined Statements of Income - Unconsolidated Real Estate Affiliates
Revenues:
Minimum rents	$	212,735		$	186,713		$	398,543		$	367,398
Tenant recoveries	87,434			83,159			174,896			159,288
Overage rents	4,244			3,514			9,098			8,423
Other	7,341			7,982			19,076			14,872
Total revenues	311,754			281,368			601,613			549,981

Expenses:
Real estate taxes	27,003			26,094			54,686			51,609
Property maintenance costs	8,304			7,638			20,006			16,261
Marketing	3,223			3,388			6,790			6,529
Other property operating costs	40,846			39,317			82,783			75,260
Provision for doubtful accounts	227			(159		)	1,043			1,262
Property management and other costs (1)	13,990			12,686			28,193			25,125
General and administrative	5,326			594			5,810			1,174
Depreciation and amortization	76,952			68,527			152,657			133,711
Total expenses	175,871			158,085			351,968			310,931
Operating income	135,883			123,283			249,645			239,050

Interest income	1,301			311			2,848			566
Interest expense	(73,523		)	(69,713		)	(146,395		)	(135,503		)
Provision for income taxes	(91		)	(132		)	(279		)	(288		)
Income from continuing operations	63,570			53,749			105,819			103,825
Net income from disposed investment	—			6,319			—			18,111
Allocation to noncontrolling interests	(13		)	(8		)	(17		)	33
Net income attributable to the ventures	$	63,557		$	60,060		$	105,802		$	121,969

Equity In Income of Unconsolidated Real Estate Affiliates:
Net income attributable to the ventures	$	63,557		$	60,060		$	105,802		$	121,969
Joint venture partners’ share of income	(34,011		)	(33,082		)	(58,224		)	(67,741		)
Amortization of capital or basis differences	(10,226		)	(12,991		)	(21,101		)	(27,047		)
Equity in income of Unconsolidated Real Estate Affiliates	$	19,320		$	13,987		$	26,477		$	27,181

(1)Includes management fees charged to the unconsolidated joint ventures by GGMI and GGSI.

The Unconsolidated Real Estate Affiliates represents our investments in real estate joint ventures that are not consolidated. We hold interests in 2021 domestic joint ventures, comprising 31 ~~U.S.~~ regional malls and ~~five~~six strip/other retail centers, and one joint venture in Brazil. Generally, we share in the profits and losses, cash flows and other matters relating to our investments in Unconsolidated Real Estate Affiliates in accordance with our respective ownership percentages. We manage most of the properties owned by these joint ventures. As we have joint control of these ventures with our venture partners, we account for these joint ventures under the equity method.

Unconsolidated Mortgages, Notes and Loans Payable, and Retained Debt

Our proportionate share of the mortgages, notes and loans payable of the unconsolidated joint ventures was $3.4 billion as of June 30, 2014 and $3.2 billion as of ~~March 31, 2014 and~~ December 31, 2013, including Retained Debt (as defined below). There can be no assurance that the Unconsolidated Properties will be able to refinance or restructure such debt on acceptable terms or otherwise, or that joint venture operations or contributions by us and/or our partners will be sufficient to repay such loans.

We have debt obligations in excess of our pro rata share of the debt for one of our Unconsolidated Real Estate Affiliates (“Retained Debt”). This Retained Debt represents distributed debt proceeds of the Unconsolidated Real Estate Affiliates in excess of our pro rata share of the non-recourse mortgage indebtedness. The proceeds of the Retained Debt which were distributed to us are included as a reduction in our investment in Unconsolidated Real Estate Affiliates. We had retained debt of ~~$90.2~~$89.9 million at one property as of ~~March 31,~~June 30, 2014, and $90.6 million as of December 31, 2013. We are obligated to contribute

Table of Contents

GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

funds on an ongoing basis, as needed, to our Unconsolidated Real Estate Affiliates in amounts sufficient to pay debt service on such Retained Debt. If we do not contribute such funds, our distributions from such Unconsolidated Real Estate Affiliates, or

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

our interest in, could be reduced to the extent of such deficiencies. As of ~~March 31,~~June 30, 2014, we do not anticipate an inability to perform on our obligations with respect to Retained Debt.

NOTE 67MORTGAGES, NOTES AND LOANS PAYABLE

Mortgages, notes and loans payable and the weighted-average interest rates are summarized as follows:

March 31,

Weighted-Average

December 31,

Weighted-Average

2014(1)

Interest Rate(2)

2013(3)

Interest Rate(2)

Fixed-rate debt:

Collateralized mortgages, notes and loans payable (4)

$
13,957,173

4.54
%
$
13,907,029

4.55
%
Corporate and other unsecured loans

11,268

4.41
%
12,791

4.41
%
Total fixed-rate debt

13,968,441

4.54
%
13,919,820

4.55
%
Variable-rate debt:

Collateralized mortgages, notes and loans payable (4)

1,700,817

2.60
%
1,700,817

2.61
%
Revolving credit facility

331,800

1.73
%
51,800

1.74
%
Total variable-rate debt

2,032,617

2.46
%
1,752,617

2.59
%

Total Mortgages, notes and loans payable

$
16,001,058

4.27
%
$
15,672,437

4.33
%

Junior Subordinated Notes

$
206,200

1.69
%
$
206,200

1.69
%



	June 30, 2014 (1)		Weighted-Average Interest Rate (2)		December 31, 2013 (3)		Weighted-Average Interest Rate (2)

Fixed-rate debt:
Collateralized mortgages, notes and loans payable (4)	$	13,701,402	4.53	%	$	13,907,029	4.55	%
Corporate and other unsecured loans	9,729		4.41	%	12,791		4.41	%
Total fixed-rate debt	13,711,131		4.53	%	13,919,820		4.55	%
Variable-rate debt:
Collateralized mortgages, notes and loans payable (4)	2,116,292		2.46	%	1,700,817		2.61	%
Revolving credit facility	81,800		1.73	%	51,800		1.74	%
Total variable-rate debt	2,198,092		2.43	%	1,752,617		2.59	%

Total Mortgages, notes and loans payable	$	15,909,223	4.24	%	$	15,672,437	4.33	%

Junior Subordinated Notes	$	206,200	1.67	%	$	206,200	1.69	%

(1) Includes net ~~$15.9~~$19.1 million of debt market rate adjustments.

(2) Represents the weighted-average interest rates on our contractual principal balances.

(3) Includes net $0.9 million of debt market rate adjustments.

(4) Properties provide mortgage collateral as guarantors. ~~$102.1~~$101.7 million of the fixed-rate balance and ~~$1.5~~$1.4 billion of the variable-rate

balance is cross-collateralized.

Collateralized Mortgages, Notes and Loans Payable

As of ~~March 31,~~June 30, 2014, ~~$20.4~~$21.4 billion of land, buildings and equipment (before accumulated depreciation) and construction in progress have been pledged as collateral for our mortgages, notes and loans payable. Certain of these consolidated secured loans, representing ~~$1.6~~$1.5 billion of debt, are cross-collateralized with other properties. Although a majority of the ~~$15.7~~$15.8 billion of fixed and variable rate collateralized mortgages, notes and loans payable are non-recourse, ~~$1.6~~$1.7 billion of such mortgages, notes and loans payable are recourse to the Company as guarantees on secured financings. In addition, certain mortgage loans contain other credit enhancement provisions which have been provided by GGP. Certain mortgages, notes and loans payable may be prepaid but are generally subject to a prepayment penalty equal to a yield-maintenance premium, defeasance or a percentage of the loan balance.

During the ~~three~~six months ended ~~March 31,~~June 30, 2014, we refinanced consolidated mortgage notes totaling ~~$685.0 million~~$1.0 billion related to 3six properties ~~with~~and generated net proceeds of ~~$158.8~~$308.4 million. The prior loans had a weighted-average term-to-maturity of ~~1.9~~1.7 years, and a weighted-average interest rate of ~~4.7%~~4.8%. The new loans have a weighted-average term-to-maturity of ~~8.5~~7.3 years, and a weighted-average interest rate of ~~4.4%~~3.6%.

In addition to these loans, we also obtained a $450.0 million construction loan at Ala Moana Center with an interest rate of LIBOR plus 1.9%. As of June 30, 2014, the Company has drawn $153.8 million under this loan.

21
Table of Contents
GENERAL GROWTH PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)

Corporate and Other Unsecured Loans

We have certain unsecured debt obligations, the terms of which are described below:

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

March 31,

Weighted-Average

December 31,

Weighted-Average

2014(2)

Interest Rate

2013 (3)

Interest Rate

Unsecured debt:

HHC Note(1)

11,595

4.41
%
13,179

4.41
%
Revolving credit facility

331,800

1.73
%
51,800

1.74
%
Total unsecured debt

$
343,395

1.82
%
$
64,979

2.28
%



	June 30, 2014 (2)		Weighted-Average Interest Rate		December 31, 2013 (3)		Weighted-Average Interest Rate
Unsecured debt:
HHC Note (1)	$	9,993	4.41	%	$	13,179	4.41	%
Revolving credit facility	81,800		1.73	%	51,800		1.74	%
Total unsecured debt	$	91,793	2.02	%	$	64,979	2.28	%

(1) Matures in December 2015.

(2) Excludes a market rate discount of $0.3 million that decreases the total amount that appears outstanding in our Consolidated Balance Sheets. The market rate discount amortizes as an addition to interest expense over the life of the loan.

(3) Excludes a market rate discount of $0.4 million that decreases the total amount that appears outstanding in our Consolidated Balance Sheets. The market rate discount amortizes as an addition to interest expense over the life of the loan.

Our revolving credit facility (the “Facility”) as amended on October 23, 2013, provides for revolving loans of up to $1.0 billion. The Facility has an uncommitted accordion feature for a total facility of up to $1.5 billion. The Facility is scheduled to mature in October 2018 and is unsecured. Borrowings under the Facility bear interest at a rate equal to LIBOR plus 132.5 to 195 basis points, which is determined by the Company’s leverage level. The Facility contains certain restrictive covenants which limit material changes in the nature of our business conducted, including but not limited to, mergers, dissolutions or liquidations, dispositions of assets, liens, incurrence of additional indebtedness, dividends, transactions with affiliates, prepayment of subordinated debt, negative pledges and changes in fiscal periods. In addition, we are required not to exceed a maximum net debt-to-value ratio, a maximum leverage ratio and a minimum net cash interest coverage ratio; we are not aware of any instances of non-compliance with such covenants as of ~~March 31,~~June 30, 2014. ~~$331.8~~$81.8 million was outstanding on the Facility, as of ~~March 31, 2014.~~

June 30, 2014 and was repaid in full subsequent to quarter end (Note 18).

Junior Subordinated Notes

GGP Capital Trust I, a Delaware statutory trust (the “Trust”) and a wholly-owned subsidiary of ~~GGPLP,~~GGPN, completed a private placement of $200.0 million of trust preferred securities (“TRUPS”) in 2006. The Trust also issued $6.2 million of Common Securities to ~~GGPLP.~~GGPOP. The Trust used the proceeds from the sale of the TRUPS and Common Securities to purchase $206.2 million of floating rate Junior Subordinated Notes of ~~GGPLP~~GGPOP due ~~2041.~~2036. Distributions on the TRUPS are equal to LIBOR plus 1.45%. Distributions are cumulative and accrue from the date of original issuance. The TRUPS mature on April 30, ~~2041,~~2036, but may be redeemed beginning on April 30, 2011 if the Trust exercises its right to redeem a like amount of Junior Subordinated Notes. The Junior Subordinated Notes bear interest at LIBOR plus 1.45% and are fully recourse to the Company. Though the Trust currently is a wholly-owned subsidiary of ~~GGPLP,~~GGPN, we are not the primary beneficiary of the Trust and, accordingly, it is not consolidated for accounting purposes. We have recorded the Junior Subordinated Notes as a liability and our common equity interest in the Trust as prepaid expenses and other assets in our Consolidated Balance Sheets as of ~~March 31,~~June 30, 2014 and December 31, 2013.

Letters of Credit and Surety Bonds

We had outstanding letters of credit and surety bonds of ~~$21.0~~$24.3 million as of ~~March 31,~~June 30, 2014 and $19.4 million as of December 31, 2013. These letters of credit and bonds were issued primarily in connection with insurance requirements, special real estate assessments and construction obligations.

We are not aware of any instances of non-compliance with our financial covenants related to our mortgages, notes and loans payable as of ~~March 31,~~June 30, 2014.

22
Table of Contents
GENERAL GROWTH PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)

NOTE 78INCOME TAXES

We have elected to be taxed as a REIT under the Internal Revenue Code. We intend to maintain REIT status. To qualify as a REIT, the Company must meet a number of organizational and operational requirements, including requirements to distribute at least 90% of our taxable ordinary income and to either distribute taxable capital gains to stockholders, or pay corporate income tax on the undistributed capital gains. In addition, the Company is required to meet certain asset and income tests.

As a REIT, we will generally not be subject to corporate level Federal income tax on taxable income we distribute currently to our stockholders. If we fail to qualify as a REIT in any taxable year, we will be subject to

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

Federal income taxes at regular corporate rates (including any applicable alternative minimum tax) and may not be able to qualify as a REIT for four subsequent taxable years. Even if we qualify for taxation as a REIT, we may be subject to certain state and local taxes on our income or property, and to Federal income and excise taxes on our undistributed taxable income. Generally, we are currently open to audit by the Internal Revenue Service for the years ended December 31, 2010 through 2013 and are open to audit by state taxing authorities for the years ended December 31, 2009 through 2013.

Based on our assessment of the expected outcome of existing examinations or examinations that may commence, or as a result of the expiration of the statute of limitations for specific jurisdictions, it is reasonably possible that the related unrecognized tax benefits, excluding accrued interest, for tax positions taken regarding previously filed tax returns will change from those recorded at ~~March 31,~~June 30, 2014, although such change is not expected to have a material effect on our consolidated financial position, results of operations or liquidity.

NOTE 89WARRANTS

Pursuant to the terms of the Investment Agreements, the Plan Sponsors and Blackstone were issued 120,000,000 warrants (the “Warrants”) to purchase common stock of GGP with an initial weighted average exercise price of $10.63. Each Warrant was originally recorded as a liability, as the holders of the Warrants could have required GGP to settle such Warrants in cash upon certain changes of control events. The Warrants were fully vested upon issuance. Each Warrant has a term of seven years and expires on November 9, 2017. Below is a summary of the Warrants initially received by the Plan Sponsors and Blackstone.

Initial Warrant Holder

Number of Warrants

Exercise Price

Brookfield

57,500,000

$
10.75

Blackstone - B (2)

2,500,000

10.75

Fairholme (2)

41,070,000

10.50

Pershing Square (1)

16,430,000

10.50

Blackstone - A (2)

2,500,000

10.50

120,000,000



Initial Warrant Holder	Number of Warrants	Initial Exercise Price
Brookfield	57,500,000	$	10.75
Blackstone - B (2)	2,500,000	10.75
Fairholme (2)	41,070,000	10.50
Pershing Square (1)	16,430,000	10.50
Blackstone - A (2)	2,500,000	10.50
	120,000,000

(1) On December 31, 2012, the Pershing Square Warrants were purchased by the Brookfield; Brookfield owns or manages on behalf of third parties, all outstanding Warrants.

(2) On January 28, 2013, the Fairholme and Blackstone Warrants (A and B) were purchased by ~~GGPLP (Note 10).~~

GGPOP.

The Brookfield Warrants and the Blackstone Warrants (A and B) were immediately exercisable, while the Fairholme Warrants and the Pershing Square Warrants were exercisable (for the initial 6.5 years from the issuance) only upon 90 days prior notice, but there is no obligation to exercise at any point from the end of the 90 day notification period through maturity.

The exercise prices of the Warrants are subject to adjustment for future dividends, stock dividends, distribution of assets, stock splits or reverse splits of our common stock or certain other events. In accordance with the agreement, these calculations adjust both the exercise price and the number of shares issuable for the 120,000,000 Warrants that were initially issued to the Plan Sponsors. During 2013 and 2014, the number of shares issuable upon exercise of the outstanding Warrants changed as follows:

Exercise Price

Record Date

Issuable Shares (1)

Brookfield and
Blackstone - B

Fairholme, Pershing
Square and Blackstone
- A

April 16, 2013

83,443,178

$
9.53

$
9.30

July 16, 2013

83,945,892

9.47

9.25

October 15, 2013

84,507,750

9.41

9.19

December 13, 2013

85,084,392

9.34

9.12

~~(1) Issuable shares as of April 16, 2013 exlcude the Fairholme and Blackstone A and B warrants purchased and exercised by GGPLP.~~

Table of Contents

GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

Exercise Price
Record Date Issuable Shares (1) Brookfield and Blackstone - B Fairholme, Pershing Square and Blackstone - A
April 16, 2013 83,443,178
$ 9.53
$ 9.30
July 16, 2013 83,945,892
9.47
9.25
October 15, 2013 84,507,750
9.41
9.19
December 13, 2013 85,084,392
9.34
9.12
April 15, 2014 85,668,428
9.28
9.06

(1) Issuable shares as of April 16, 2013 exclude the Fairholme and Blackstone A and B Warrants purchased and exercised by GGPOP (Note 11).

~~(Unaudited)~~

The Fairholme and Blackstone A and B Warrants were purchased and subsequently exercised by ~~GGPLP.~~GGPOP. As of ~~March 31,~~June 30, 2014, Brookfield owns or manages on behalf of third parties all of the remaining Warrants. Brookfield has the option for 57,500,000 Warrants to either full share settle (i.e. deliver cash for the exercise price of the Warrants in the amount of approximately $618 million in exchange for approximately ~~66,000,000~~67,000,000 shares of common stock) or net share settle. The remaining 16,430,000 Warrants owned or managed by Brookfield must be net share settled. As of ~~March 31,~~June 30, 2014, the remaining Warrants are exercisable into approximately 4952 million common shares of the Company, at a weighted-average exercise price of approximately ~~$9.29~~$9.23 per share. Due to their ownership of Warrants, Brookfield’s potential ownership of the Company may change as a result of payments of dividends and changes in our stock price.

On March 28, 2013, we amended the Warrant agreement to replace the right of Warrant holders to receive cash from the Company under a change of control to the right to, instead, receive shares of the Company, changing the method of settlement. This amendment results in the classification of the Warrants as a component of permanent equity on our Consolidated Balance Sheets. Prior to the amendment, the Warrants were classified as a liability, due to the cash settlement feature, and marked to fair value, with changes in fair value recognized in earnings. As a result of the amendment, the fair value was determined as of March 28, 2013 with the change in fair value recognized in our Consolidated Statements of ~~Operations and~~ Comprehensive Income ~~(Loss)~~ and the determined fair value was reclassified to equity.

The estimated fair value of the Warrants was $895.5 million as of March 28, 2013. The fair value of the Warrants was estimated using the Black Scholes option pricing model using our stock price, the Warrant term, and Level 3 inputs (Note 2)2). As discussed above, the modification of the warrant agreement resulted in the classification of the Warrants as equity as of March 28, 2013. From December 31, 2012 through March 28, 2013, changes in the fair value of the Warrants were recognized in earnings. An increase in GGP’s common stock price or in the expected volatility of the Warrants would increase the fair value; whereas, a decrease in GGP’s common stock price or an increase in the lack of marketability would decrease the fair value.

The following table summarizes the change in fair value of the Warrants which is measured on a recurring basis using Level 3 inputs:

Three Months Ended March 31,

2013

Balance as of January 1,

$
1,488,196

Warrant liability adjustment

40,546

Purchase of Warrants by GGPLP

(633,229
)
Reclassification to equity

(895,513
)
Balance as of March 31,

$
—



	Six Months Ended June 30, 2013
Balance as of January 1,	$	1,488,196
Warrant liability adjustment	40,546
Purchase of Warrants by GGPOP	(633,229		)
Reclassification to equity	(895,513		)
Balance as of June 30,	$	—

Table of Contents

GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

The following table summarizes the estimated fair value of the Warrants and significant observable and unobservable inputs used in the valuation as of March 28, 2013:

March 28, 2013

Fair value of Warrants

$
895,513

Observable Inputs

GGP stock price per share

$
19.88

Warrant term

4.62

Unobservable Inputs

Expected volatility

30
%
Range of values considered

(15% - 65%)

Discount for lack of marketability

3
%
Range of values considered

(3% - 7%)



	March 28, 2013
Fair value of Warrants	$	895,513

Observable Inputs
GGP stock price per share	$	19.88
Warrant term	4.62

Unobservable Inputs
Expected volatility	30		%
Range of values considered	(15% - 65%)

Discount for lack of marketability	3		%
Range of values considered	(3% - 7%)

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

NOTE 910EQUITY AND REDEEMABLE NONCONTROLLING INTERESTS

Allocation to Noncontrolling Interests

Noncontrolling interests consists of the redeemable interests related to ~~our~~ common and preferred ~~Operating Partnership~~GGPOP units and the noncontrolling interest in our consolidated joint ventures. The following table reflects the activity included in the allocation to noncontrolling interests.

Three Months Ended March 31,

2014

2013

Distributions to preferred Operating Partnership units

$
(2,232
)
$
(2,336
)
Net (income) loss allocation to noncontrolling interests in operating partnership from continuing operations (common units)

(664
)
85

Net (income) loss allocated to noncontrolling interest in consolidated real estate affiliates

(956
)
(537
)
Allocation to noncontrolling interests

(3,852
)
(2,788
)

Other comprehensive loss allocated to noncontrolling interests

(16
)
(53
)
Comprehensive (income) loss allocated to noncontrolling interests

$
(3,868
)
$
(2,841
)

Three months ended June 30, Six Months Ended June 30,
2014 2013 2014 2013
Distributions to preferred GGPOP units $ (2,232 ) $ (2,336 ) $ (4,464 ) $ (4,671 )
Net income allocation to noncontrolling interests in GGPOP from continuing operations (common units) (973 ) (1,479 ) (1,637 ) (1,395 )
Net income allocated to noncontrolling interest in consolidated real estate affiliates (160 ) (733 ) (1,116 ) (1,270 )
Allocation to noncontrolling interests (3,365 ) (4,548 ) (7,217 ) (7,336 )
Other comprehensive loss allocated to noncontrolling interests 163
394
148
340
Comprehensive income allocated to noncontrolling interests $ (3,202 ) $ (4,154 ) $ (7,069 ) $ (6,996 )

Redeemable Noncontrolling Interests

The minority interest related to the Common and Preferred Units of ~~the Operating Partnership~~GGPOP are presented as redeemable noncontrolling interests in our Consolidated Balance Sheets since it is possible we could be required, under certain events outside of our control, to redeem the securities for cash by the holders of the securities.

The Common and Preferred Units of ~~the Operating Partnership~~GGPOP are recorded at the greater of the carrying amount adjusted for the noncontrolling interest’s share of the allocation of income or loss (and its share of other comprehensive income or loss) and dividends or their redemption value (i.e. fair value) as of each measurement date. The excess of the fair value over the carrying amount from period to period is recorded within Additional paid-in capital in our Consolidated Balance Sheets. Allocation to noncontrolling interests is presented as an adjustment to net income to arrive at Net income (loss) attributable to General Growth Properties, Inc.

Table of Contents

GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

The common redeemable noncontrolling interests have been recorded at fair value for all periods presented. One tranche of preferred redeemable noncontrolling interests has been recorded at fair value, while the other tranches of preferred redeemable noncontrolling interests have been recorded at carrying value.

Generally, the holders of the Common Units share in any distributions by ~~the Operating Partnership~~GGPOP with our common stockholders. However, the ~~Operating Partnership~~GGPOP operating partnership agreement permits distributions solely to GGP if such distributions were required to allow GGP to comply with the REIT distribution requirements or to avoid the imposition of excise tax. Under certain circumstances, the conversion rate for each Common Unit is required to be adjusted to give effect to stock distributions. If the holders had requested redemption of the Common Units as of ~~March 31,~~June 30, 2014, the aggregate amount of cash we would have paid would have been ~~$139.6~~$145.8 million.

~~The Operating Partnership~~

GGPOP issued Convertible Preferred Units that are convertible into Common Units of ~~the Operating Partnership~~GGPOP at the rates below (subject to adjustment). The holder may convert the Convertible Preferred Units into Common Units of ~~the Operating Partnership~~GGPOP at any time, subject to certain restrictions. The Common Units are convertible into common stock at approximately a one-to-one ratio at the current stock price.



	Number of Common Units for each Preferred Unit	Number of Contractual Convertible Preferred Units Outstanding as of June 30, 2014	Converted Basis to Common Units Outstanding as of June 30, 2014	Conversion Price		Redemption Value
Series B (1)	3.00000	1,279,632	3,991,540	$	16.66670	94,041
Series D	1.50821	532,750	803,499	33.15188		26,637
Series E	1.29836	502,658	652,631	38.51000		25,133
						$	145,811

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

Number of Common
Units for each
Preferred Unit

Number of
Contractual
Convertible
Preferred Units
Outstanding as of
March 31, 2014

Converted Basis to
Common Units
Outstanding as of
March 31, 2014

Conversion Price

Redemption Value

Series B (1)

3.00000

1,279,632

3,991,540

$
16.66670

87,814

Series D

1.50821

532,750

803,499

33.15188

26,637

Series E

1.29836

502,658

652,631

38.51000

25,133

$
139,584

(1) The conversion price of Series B preferred units is lower than the GGP ~~December 31, 2013~~June 30, 2014 closing common stock price of ~~$22.00. Therefore, a~~$23.56; therefore, the June 30, 2014 common stock price of ~~$22.00~~$23.56, and an additional conversion rate of 1.0397624 shares is used to calculate the Series B redemption value.

The following table reflects the activity of the redeemable noncontrolling interests for the ~~three~~six months ended ~~March 31,~~June 30, 2014, and 2013.

Balance at January 1, 2013

$
268,219

Net loss

(85
)
Distributions

(732
)
Redemption of operating partnership units

(3,328
)
Other comprehensive loss

53

Fair value adjustment for noncontrolling interests in Operating Partnership

(427
)
Balance at March 31, 2013

$
263,700

Balance at January 1, 2014

$
228,902

Net income

664

Distributions

(725
)
Other comprehensive income

15

Fair value adjustment for noncontrolling interests in Operating Partnership

17,079

Balance at March 31, 2014

$
245,935

Balance at January 1, 2013 $ 268,219
Net income 1,395
Distributions (1,511 )
Redemption of GGPOP units (3,328 )
Other comprehensive loss (340 )
Fair value adjustment for noncontrolling interests in GGPOP (839 )
Balance at June 30, 2013 $ 263,596

Balance at January 1, 2014 $ 228,902
Net income 1,637
Distributions (1,450 )
Other comprehensive loss (148 )
Fair value adjustment for noncontrolling interests in GGPOP 30,762
Balance at June 30, 2014 $ 259,703

26
Table of Contents
GENERAL GROWTH PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)

Common Stock Dividend

Our Board of Directors declared common stock dividends during 2014 and 2013 as follows:

Declaration Date

Record Date

Payment Date

Dividend Per Share

2014

February 26

April 15

April 30

$
0.15

2013

October 28

December 13

January 2, 2014

$
0.14

July 29

October 15

October 29, 2013

0.13

May 10

July 16

July 30, 2013

0.12

February 4

April 16

April 30, 2013

0.12



Declaration Date	Record Date	Payment Date	Dividend Per Share
2014
May 15	July 15	July 31, 2014	$	0.15
February 26	April 15	April 30, 2014	0.15
2013
October 28	December 13	January 2, 2014	$	0.14
July 29	October 15	October 29, 2013	0.13
May 10	July 16	July 30, 2013	0.12
February 4	April 16	April 30, 2013	0.12

Our Dividend Reinvestment Plan (“DRIP”) provides eligible holders of GGP’s common stock with a convenient method of increasing their investment in the Company by reinvesting all or a portion of cash dividends in additional shares of common stock. Eligible stockholders who enroll in the DRIP on or before the fourth business day preceding the record date for a dividend payment will be able to have that dividend reinvested. As a result of the DRIP elections, ~~6,254~~11,790 shares were issued during the ~~three~~six months ended ~~March 31,~~June 30, 2014 and ~~7,178~~14,050 shares were issued during the ~~three~~six months ended ~~March 31,~~June 30, 2013.

Preferred Stock

On February 13, 2013, we issued, in a public offering, 10,000,000 shares of 6.375% Series A Cumulative Perpetual Preferred Stock (the “Preferred Stock”) at a price of $25.00 per share, resulting in net proceeds of $242.0 million after issuance costs. The Preferred Stock is recorded net of issuance costs within equity on our Consolidated Balance Sheets, and accrues a quarterly dividend at an annual rate of 6.375%. The dividend is paid in arrears in preference to dividends on our common stock, and reduces net income available to common stockholders, and therefore, earnings per share.

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

The Preferred Stock does not have a stated maturity date but we may redeem the Preferred Stock after February 12, 2018, for $25.00 per share plus all accrued and unpaid dividends. We may redeem the Preferred Stock prior to February 12, 2018, in limited circumstances that preserve ownership limits and/or our status as a REIT, as well as during certain circumstances surrounding a change of control. Upon certain circumstances surrounding a change of control, holders of Preferred Stock may elect to convert each share of their Preferred Stock into a number of shares of GGP common stock equivalent to $25.00 plus accrued and unpaid dividends, but not to exceed a cap of 2.4679 common shares (subject to certain adjustments related to GGP common share splits, subdivisions, or combinations).

Our Board of Directors declared preferred stock dividends during 2014 and 2013 as follows:

Declaration Date

Record Date

Payment Date

Dividend Per Share

2014

February 26

March 17

April 1

$
0.3984

2013

October 28

December 13

January 2, 2014

$
0.3984

July 29

September 13

October 1, 2013

0.3984

May 10

June 14

July 1, 2013

0.3984

March 4

March 15

April 1, 2013

0.2125



Declaration Date	Record Date	Payment Date	Dividend Per Share
2014
May 15	June 16	July 1, 2014	$	0.3984
February 26	March 17	April 1, 2014	0.3984
2013
October 28	December 13	January 2, 2014	$	0.3984
July 29	September 13	October 1, 2013	0.3984
May 10	June 14	July 1, 2013	0.3984
March 4	March 15	April 1, 2013	0.2125

Table of Contents

GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

NOTE 1011EARNINGS PER SHARE

Basic earnings per share (“EPS”) is computed by dividing net income available to common stockholders by the weighted-average number of common shares outstanding. Diluted EPS is computed after adjusting the numerator and denominator of the basic EPS computation for the effects of all potentially dilutive common shares. The dilutive effect of the Warrants are computed using the “if-converted” method and the dilutive effect of options and their equivalents (including fixed awards and nonvested stock issued under stock-based compensation plans), is computed using the “treasury” method.

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

Information related to our EPS calculations is summarized as follows:

Three Months Ended March 31,

2014

2013

Numerators - Basic and Diluted:

Income (loss) from continuing operations

$
61,347

$
(26,694
)
Preferred Stock dividends

(3,984
)
(2,125
)
Allocation to noncontrolling interests

(3,488
)
(2,657
)
Income (loss) from continuing operations - attributable to common stockholders

53,875

(31,476
)

Discontinued operations

70,541

17,956

Allocation to noncontrolling interests

(364
)
(131
)
Discontinued operations - net of noncontrolling interests

70,177

17,825

Net income (loss)

131,888

(8,738
)
Preferred Stock dividends

(3,984
)
(2,125
)
Allocation to noncontrolling interests

(3,852
)
(2,788
)
Net income (loss) attributable to common stockholders

$
124,052

$
(13,651
)

Denominators:

Weighted-average number of common shares outstanding - basic

896,257

939,271

Effect of dilutive securities

51,714

—

Weighted-average number of common shares outstanding - diluted

947,971

939,271

Anti-dilutive Securities:

Effect of Preferred Units

5,506

5,526

Effect of Common Units

4,834
��
6,574

Effect of Stock Options

—

3,077

Effect of Warrants

—

50,387

10,340

65,564

~~Options~~



	Three Months Ended June 30,						Six Months Ended June 30,
	2014			2013			2014			2013
Numerators - Basic and Diluted:
Income from continuing operations	$	56,423		$	217,263		$	115,887		$	191,094
Preferred Stock dividends	(3,984		)	(3,984		)	(7,968		)	(6,109		)
Allocation to noncontrolling interests	(2,687		)	(4,551		)	(6,175		)	(7,208		)
Income from continuing operations - attributable to common stockholders	49,752			208,728			101,744			177,777

Discontinued operations	120,666			(3,340		)	193,090			14,091
Allocation to noncontrolling interests	(678		)	3			(1,042		)	(128		)
Discontinued operations - net of noncontrolling interests	119,988			(3,337		)	192,048			13,963

Net income	177,089			213,923			308,977			205,185
Preferred Stock dividends	(3,984		)	(3,984		)	(7,968		)	(6,109		)
Allocation to noncontrolling interests	(3,365		)	(4,548		)	(7,217		)	(7,336		)
Net income attributable to common stockholders	$	169,740		$	205,391		$	293,792		$	191,740

Denominators:
Weighted-average number of common shares outstanding - basic	883,763			939,434			889,975			939,353
Effect of dilutive securities	56,962			50,027			54,408			3,552
Weighted-average number of common shares outstanding - diluted	940,725			989,461			944,383			942,905

Anti-dilutive Securities:
Effect of Preferred Units	5,506			5,526			5,506			5,526
Effect of Common Units	4,834			6,417			4,834			6,495
Effect of Stock Options	—			—			—			—
Effect of Warrants	—			—			—			48,173
	10,340			11,943			10,340			60,194

For the three and six months ended June 30, 2014, dilutive options and potentially dilutive shares related to the Warrants are included in the denominator of EPS. For the three and six months ended June 30, 2013, options are included in the denominator of diluted EPS. Warrants were ~~anti-dilutive~~dilutive for the three months ended ~~March 31,~~June 30, 2013, ~~because of net losses,~~but were anti-dilutive for the six months ended June 30, 2013, and as such, their effect has not been included in the calculation of diluted net loss per share. ~~For the three months ended March 31, 2014 dilutive options and potentially dilutive shares related to the Warrants are included in the denominator of EPS.~~

Outstanding Common Units have ~~also~~ been excluded from the diluted ~~earnings per share~~EPS calculation for all periods presented because including such Common Units would also require that the share of ~~GGPLP~~GGPOP income attributable to such Common Units be added back to net income therefore resulting in no effect on EPS. Outstanding Preferred Units have been excluded from the diluted ~~earnings per share~~EPS calculation for all periods presented because including the Preferred Units would also require that the Preferred Unit dividend be added back to the net income, resulting in ~~their~~them being anti-dilutive.

During the year ended December 31, 2013, ~~GGPLP~~GGPOP repurchased 28,345,108 shares of GGP’s common stock for $566.9 million. These shares are presented as Common stock in treasury, at cost, on our Consolidated Balance Sheets. Accordingly, these

Table of Contents

GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

shares have been excluded from the calculation of EPS. In addition, ~~GGPLP~~GGPOP was issued 27,459,195 shares of GGP common stock on March 26, 2013, as a result of ~~GGPLP’s~~GGPOP’s purchase and subsequent exercising of the Fairholme and Blackstone A and B Warrants. These shares are presented as issued, but not outstanding on our Consolidated Balance Sheets. Accordingly, these shares have been excluded from the calculation of EPS.

~~During the three months ended March 31,~~

On February 10, 2014, ~~GGPLP~~GGPOP repurchased 27,624,282 shares of GGP’s common stock for $555.8 million. These shares are presented as Common stock in treasury, at cost, on our Consolidated Balance Sheets. Accordingly, these shares have been excluded from the calculation of EPS.

On May 1, 2014, the shares of GGP common stock owned by GGPOP were contributed to GGPN, and as a result of these transactions, ~~GGPLP~~GGPN owns an aggregate of 83,428,585 shares of GGP common stock as of ~~March 31,~~June 30, 2014, of which 55,969,390 are shown as treasury stock and 27,459,195 are shown as issued, but not outstanding on our Consolidated Balance Sheets.

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

NOTE 1112STOCK-BASED COMPENSATION PLANS

The General Growth Properties, Inc. 2010 Equity Plan (the ‘‘Equity Plan’’) reserved for issuance of 4% of outstanding shares on a fully diluted basis. The Equity Plan provides for grants of nonqualified stock options, incentive stock options, stock appreciation rights, restricted stock, other stock-based awards and performance-based compensation (collectively, the ‘‘Awards’’). Directors, officers and other employees of GGP’s and its subsidiaries and affiliates are eligible for the Awards. The Equity Plan is not subject to the Employee Retirement Income Security Act of 1974, as amended. No participant may be granted more than 4,000,000 shares, or the equivalent dollar value of such shares, in any year. Options granted under the Equity Plan will be designated as either nonqualified stock options or incentive stock options. An option granted as an incentive stock option will, to the extent it fails to qualify as an incentive stock option, be treated as a nonqualified option. The exercise price of an option may not be less than the fair value of a share of GGP’s common stock on the date of grant. The term of each option will be determined prior to the date of grant, but may not exceed ~~ten~~10 years.

Compensation expense related to stock-based compensation plans for the three months ended ~~March 31,~~June 30, 2014, and 2013 is summarized in the following table:

Three Months Ended March 31,

2014

2013

Stock options - Property management and other costs

$
2,205

$
1,229

Stock options - General and administrative

4,697

2,000

Restricted stock - Property management and other costs

421

426

Restricted stock - General and administrative

276

1,977

Total

$
7,599

$
5,632



	Three Months Ended June 30,				Six Months Ended June 30,
	2014		2013		2014		2013
Stock options - Property management and other costs	$	1,792	$	1,106	$	3,997	$	2,335
Stock options - General and administrative	3,574		2,278		8,270		4,278
Restricted stock - Property management and other costs	446		389		867		814
Restricted stock - General and administrative	279		1,977		555		3,954
Total	$	6,091	$	5,750	$	13,689	$	11,381

The following tables summarize stock option activity for the Equity Plan for GGP for the three months ended ~~March 31,~~June 30, 2014, and 2013:

2014

2013

Weighted

Weighted

Average

Average

Exercise

Exercise

Shares

Price

Shares

Price

Stock options Outstanding at January 1,

21,565,281

$
17.28

9,692,499

$
13.59

Granted

50,000

22.41

5,901,108

19.24

Exercised

(26,652
)
15.79

(208,587
)
14.19

Forfeited

(107,797
)
18.78

(70,811
)
15.28

Expired

(8,102
)
14.39

(1,759
)
14.17

Stock options Outstanding at March 31,

21,472,730

$
17.29

15,312,450

$
15.75



	2014				2013
	Shares		Weighted Average Exercise Price		Shares		Weighted Average Exercise Price
Stock options Outstanding at January 1,	21,565,281		$	17.28	9,692,499		$	13.59
Granted	50,000		22.41		5,901,108		19.24
Exercised	(83,724	)	15.78		(285,491	)	14.29
Forfeited	(244,346	)	19.06		(211,510	)	15.25
Expired	(8,102	)	14.39		(14,279	)	14.13
Stock options Outstanding at June 30,	21,279,109		$	17.28	15,082,327		$	15.76

There was no significant restricted stock activity for the three months ended ~~March 31,~~June 30, 2014, and 2013.

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GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

NOTE 1213ACCOUNTS AND NOTES RECEIVABLE, NET

The following table summarizes the significant components of Accounts and notes receivable, net.

March 31, 2014

December 31, 2013

Trade receivables

$
119,597

$
123,522

Notes receivable

185,953

179,559

Straight-line rent receivable

201,374

190,332

Other accounts receivable

3,359

3,377

Total Accounts and notes receivable

510,283

496,790

Provision for doubtful accounts

(17,565
)
(17,891
)
Total Accounts and notes receivable, net

$
492,718

$
478,899



	June 30, 2014			December 31, 2013
Trade receivables	$	113,811		$	123,522
Notes receivable	278,728			179,559
Straight-line rent receivable	214,033			190,332
Other accounts receivable	4,944			3,377
Total Accounts and notes receivable	611,516			496,790
Provision for doubtful accounts	(17,505		)	(17,891		)
Total Accounts and notes receivable, net	$	594,011		$	478,899

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

Notes receivable includes a ~~$152.1~~$156.4 million note receivable issued to Rique Empreendimentos e Participacoes Ltda. (“Rique”) in conjunction with our sale of Aliansce Shopping Centers, S.A. (“Aliansce”) to Rique and Canada Pension Plan Investment Board on September 30, 2013. The note receivable is denominated in Brazilian Reais, bears interest at an effective interest rate of approximately 14%, is collateralized by shares of common stock in Aliansce, and requires annual principal and interest payments over the ~~five year~~5 years term. We recognize the impact of changes in the exchange rate on the note receivable as Gain or loss on foreign currency in our ~~Consolidates~~Consolidated Statements of ~~Operations~~Comprehensive Income.

Also included within notes receivable is an $85.3 million note receivable from our joint venture partner related to the acquisition of 685 5th Avenue in New York City (Note 3). The note receivable bears interest at an interest rate of 7.5%, is collateralized by our partner's ownership interest in the joint venture, and ~~Comprehensive Income (Loss).~~

matures on June 27, 2024.

NOTE 1314PREPAID EXPENSES AND OTHER ASSETS

The following table summarizes the significant components of Prepaid expenses and other assets.

March 31, 2014

December 31, 2013

Gross Asset

Accumulated
Amortization

Balance

Gross Asset

Accumulated
Amortization

Balance

Intangible assets:

Above-market tenant leases, net

$
972,804

$
(471,982
)
$
500,822

$
1,022,398

$
(478,998
)
$
543,400

Below-market ground leases, net

164,017

(14,679
)
149,338

164,017

(13,597
)
150,420

Real estate tax stabilization agreement, net

111,506

(21,412
)
90,094

111,506

(19,834
)
91,672

Total intangible assets

$
1,248,327

$
(508,073
)
$
740,254

$
1,297,921

$
(512,429
)
$
785,492

Remaining Prepaid expenses and other assets:

Security and escrow deposits

99,113

145,999

Prepaid expenses

66,024

23,283

Other non-tenant receivables

24,846

25,988

Deferred tax, net of valuation allowances

906

906

Other

11,676

13,901

Total remaining Prepaid expenses and other assets

202,565

210,077

Total Prepaid expenses and other assets

$
942,819

$
995,569



	June 30, 2014							December 31, 2013
	Gross Asset		Accumulated Amortization			Balance		Gross Asset		Accumulated Amortization			Balance
Intangible assets:
Above-market tenant leases, net	940,441		(485,654		)	$	454,787	1,022,398		(478,998		)	$	543,400
Below-market ground leases, net	163,179		(15,720		)	$	147,459	164,017		(13,597		)	$	150,420
Real estate tax stabilization agreement, net	111,506		(22,990		)	$	88,516	111,506		(19,834		)	$	91,672
Total intangible assets	$	1,215,126	$	(524,364	)	$	690,762	$	1,297,921	$	(512,429	)	$	785,492

Remaining Prepaid expenses and other assets:
Security and escrow deposits						99,426							145,999
Prepaid expenses						53,620							23,283
Other non-tenant receivables						17,445							25,988
Deferred tax, net of valuation allowances						2,576							906
Other						9,587							13,901
Total remaining Prepaid expenses and other assets						182,654							210,077
Total Prepaid expenses and other assets						$	873,416						$	995,569

Table of Contents

GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

NOTE 1415ACCOUNTS PAYABLE AND ACCRUED EXPENSES

The following table summarizes the significant components of Accounts payable and accrued expenses.

March 31, 2014

December 31, 2013

Gross Liability

Accumulated
Accretion

Balance

Gross Liability

Accumulated
Accretion

Balance

Intangible liabilities:

Below-market tenant leases, net

$
585,969

$
(259,823
)
$
326,146

$
622,710

$
(271,215
)
$
351,495

Above-market headquarters office leases, net

15,267

(5,564
)
9,703

15,268

(5,130
)
10,138

Above-market ground leases, net

9,756

(1,275
)
8,481

9,756

(1,181
)
8,575

Total intangible liabilities

$
610,992

$
(266,662
)
$
344,330

$
647,734

$
(277,526
)
$
370,208

Remaining Accounts payable and accrued expenses:

Accrued interest

75,128

80,409

Accounts payable and accrued expenses

107,595

98,986

Accrued real estate taxes

87,068

92,663

Deferred gains/income

99,102

115,354

Accrued payroll and other employee liabilities

31,919

34,006

Construction payable

63,216

103,988

Tenant and other deposits

20,948

21,434

Insurance reserve liability

17,373

16,643

Capital lease obligations

12,549

12,703

Conditional asset retirement obligation liability

10,296

10,424

Uncertain tax position liability

5,577

5,536

Other

18,156

27,013

Total remaining Accounts payable and accrued expenses

548,927

619,159

Total Accounts payable and accrued expenses

$
893,257

$
989,367

June 30, 2014 December 31, 2013
Gross Liability
Accumulated
Accretion
Balance Gross Liability
Accumulated
Accretion
Balance
Intangible liabilities:

Below-market tenant leases, net 571,131
(267,553 ) $ 303,578
622,710
(271,215 ) $ 351,495
Above-market headquarters office leases, net 15,267
(5,999 ) $ 9,268
15,268
(5,130 ) $ 10,138
Above-market ground leases, net 9,127
(1,339 ) $ 7,788
9,756
(1,181 ) $ 8,575
Total intangible liabilities $ 595,525

$ (274,891 ) $ 320,634
$ 647,734

$ (277,526 ) $ 370,208

Remaining Accounts payable and accrued expenses:

Accrued interest

54,326

58,777
Accounts payable and accrued expenses

91,936

102,246
Accrued real estate taxes

94,524

92,663
Deferred gains/income

91,149

115,354
Accrued payroll and other employee liabilities

40,282

34,006
Construction payable

63,180

103,988
Tenant and other deposits

21,991

21,434
Insurance reserve liability

17,137

16,643
Capital lease obligations

12,392

12,703
Conditional asset retirement obligation liability

9,153

10,424
Uncertain tax position liability

7,077

5,536
Other

15,605

27,013
Total remaining Accounts payable and accrued expenses

518,752

600,787
Total Accounts payable and accrued expenses

$ 839,386

$ 970,995

NOTE 1516LITIGATION

In the normal course of business, from time to time, we are involved in legal proceedings relating to the ownership and operations of our properties. In management’s opinion, the liabilities, if any, that may ultimately result from such legal actions are not expected to have a material effect on our consolidated financial position, results of operations or liquidity.

Urban Litigation

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

Property Group, Inc., Westfield America, Inc., and various of their affiliates, including ~~Head’s~~Head's general partners (collectively, the ~~“Urban Defendants”~~"Urban Defendants"), in Circuit Court in Cook County, Illinois. GGP, ~~Inc., GGPLP~~GGPOP and other affiliates were later included as Urban Defendants. The lawsuit ~~alleges,~~alleged, among other things, that the Urban Defendants breached the Urban partnership agreement, unjustly enriched themselves through misappropriation of partnership opportunities, failed to grow the partnership, breached their fiduciary duties, and tortiously interfered with several contractual relationships. The plaintiffs ~~seek~~sought relief in the form of unspecified monetary damages and equitable relief requiring, among other things, the Urban Defendants, including GGP, Inc.

Table of Contents

GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

and its affiliates, to engage in certain future transactions through the Urban Partnership. On ~~June 24, 2013,~~May 19, 2014 the ~~court held oral argument on~~Company settled the ~~parties’ cross-motions~~litigation and recorded a loss of $17.9 million, which is included in General and administrative expense in our Consolidated Statements of Comprehensive Income. The Company invested $60.0 million in Urban and contributed, at fair value, a 5.6% interest in three assets in exchange for ~~partial summary judgment.~~preferred equity interests. The ~~court rendered its decisions on these motions on November 7, 2013, affirming certain of the motions for plaintiffs and the co-defendants and denying others. A trial date~~Company has ~~been scheduled for May 27, 2014. The parties are continuing discussions regarding potential settlement terms; however, it is not possible~~no obligation to ~~determine whether such discussions will ultimately result~~engage in ~~a settlement acceptable to all parties.~~

~~As a result of our consideration of the risks~~future activity through Urban other than transactions associated with this matter, the uncertainty regarding the outcome of the settlement discussions, as well as discussions with counsel, the Company has concluded that we cannot reasonably estimate a possible range of potential loss related to the Urban Plaintiffs’ lawsuit due to the broad spectrum of monetary and non-monetary remedies that may result from the outcome of the matter and the difficulty in calculating and allocating damages (if any) among the defendants. Therefore, no range of loss has been disclosed in the accompanying consolidated financial statements as of and for the three months ended March 31, 2014.

John Schreiber, one of our former directors, serves on the board of directors of, and is an investor in, an entity that is a principal investor in the Urban Plaintiffs, and is himself an investor in the Urban Plaintiffs and, therefore, has a financial interest in the outcome of the litigation that may be adverse to us.

partnership assets.

Tax Indemnification Liability

Pursuant to the Investment Agreements, ~~GGP~~the Company has indemnified HHC from and against 93.75% of any and all losses, claims, damages, liabilities and reasonable expenses to which HHC and its subsidiaries become subject, in each case solely to the extent directly attributable to MPC Taxes (as defined in the Investment Agreements) in an amount up to $303.8 million. Under certain circumstances, wethe Company agreed to be responsible for interest or penalties attributable to such MPC Taxes in excess of the $303.8 million. The IRS disagrees with the method used to report gains for income tax purposes that are the subject of the MPC taxes. As a result of this disagreement, The Howard Hughes Company, LLC and Howard Hughes Properties, Inc. filed petitions in the United States Tax Court on May 6, 2011, contesting this liability for the 2007 and 2008 years and a trial was held in early November 2012. The Tax Court rendered its opinion on June 2, 2014, in favor of the IRS. The Company is in the process of evaluating its course of action, but regardless of whether or not the Company decides to appeal, the Company may pay approximately $202 million in tax and related interest in accordance with the Investment Agreements in the third or fourth quarter of 2014. The Internal Revenue Service has opened an audit for these two taxpayers for 2009 through 2011 with respect to MPC ~~Taxes. The outcome of this Tax Court decision will impact~~Taxes; however, the ~~timing of~~Company does not expect any material taxes or interest or penalties to be due for these years based on a change to the ~~payment of the MPC taxes to HHC. We anticipate~~method outlined by the Tax ~~Court’s decision in 2014. We have~~Court.

The Company has accrued ~~$303.6~~approximately $322 million ~~as of March 31, 2014 and December 31, 2013~~ related to the tax indemnification ~~liability. In addition, we have accrued $21.6 million of interest related to the tax indemnification~~ liability ~~in accounts payable and accrued expenses~~ on our Consolidated Balance Sheets as of ~~March 31,~~June 30, 2014, and December 31, ~~2013.~~2013. As a result of ~~our~~the Company's consideration of the risks associated with this matter, including the timing of recognition of indemnified and non-indemnified income by HHC, the use of specific deductions, and the ultimate amount of indemnified income recognized, as well as discussions with counsel, the Company believes that the aggregate liability recorded of ~~$325.2~~approximately $322 million represents management’s best estimate of our liability as of ~~March 31,~~June 30, 2014, and that the probability that wethe Company will incur a loss in excess of this amount is remote. Depending on the outcome of the Tax Court litigation, it is possible that we may make potentially significant payments on the tax indemnification liability in 2014. We do not expect that these payments will exceed the tax indemnification liability accrued as of March 31, 2014.

~~Table of Contents~~

~~GENERAL GROWTH PROPERTIES, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~(Dollars in thousands, except share and per share amounts)~~

~~(Unaudited)~~

NOTE 1617COMMITMENTS AND CONTINGENCIES

We lease land or buildings at certain properties from third parties. The leases generally provide us with a right of first refusal in the event of a proposed sale of the property by the landlord. Rental payments are expensed as incurred and have, to the extent applicable, been straight-lined over the term of the lease. The following is a summary of our contractual rental expense as presented in our Consolidated Statements of ~~Operations and~~ Comprehensive ~~Income (Loss):~~

Three Months Ended March 31,

2014

2013

(Dollars in thousands)

Contractual rent expense, including participation rent

$
3,282

$
3,301

Contractual rent expense, including participation rent and excluding amortization of above and below-market ground leases and straight-line rent

2,123

2,075

Income:



	Three Months Ended June 30,				Six Months Ended June 30,
	2014		2013		2014		2013
	(Dollars in thousands)
Contractual rent expense, including participation rent	$	3,193	$	3,679	$	6,452	$	6,957
Contractual rent expense, including participation rent and excluding amortization of above and below-market ground leases and straight-line rent	2,039		2,456		4,142		4,512

See Note 1416 for our obligations related to uncertain tax positions and for disclosure of additional contingencies.

Table of Contents

GENERAL GROWTH PROPERTIES, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts)

(Unaudited)

NOTE 18 SUBSEQUENT EVENTS

On August 1, 2014, we amended our

$1.4 billion corporate loan secured by cross-collateralized mortgages on 14 properties. This amendment lowered the interest rate on the loan from LIBOR plus 2.50% to LIBOR plus 1.75%. The loan matures on April 26, 2016, and then after, has two one-year maturity date extension options.

During July, 2014, we obtained a $100 million loan at one property with an interest rate of LIBOR plus 2.50%. In addition, we repaid $81.8 million on our Facility. No amounts remain drawn on the Facility.

ITEM 2 MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

All references to numbered Notes are to specific footnotes to our consolidated financial statements included in this Quarterly Report and whose descriptions are incorporated into the applicable response by reference. The following discussion should be read in conjunction with such consolidated financial statements and related Notes. Capitalized terms used, but not defined, in this Management’s Discussion and Analysis of Financial Condition and Results of Operations (“MD&A”) have the same meanings as in such Notes.

Overview

Our primary business is to be an owner and operator of best-in-class retail properties that provide an outstanding environment and experience for our communities, retailers, employees, consumers and shareholders. Our properties are predominantly located in the United States. As of ~~March 31,~~June 30, 2014, we are the owner, either entirely or with joint venture partners, of 120 regional malls comprising approximately ~~125~~126 million square feet of GLA.

We provide management and other services to substantially all of our properties, including properties which we own through joint venture arrangements and which are unconsolidated for GAAP purposes. Our management operating philosophies and strategies are the same whether the properties are consolidated or unconsolidated.

We seek to increase long-term Company NOI (as defined below) growth through proactive management and leasing of our properties. Our leasing strategy is to identify and provide the right stores to have appropriate merchandise mix. We believe that the most significant operating factor affecting incremental cash flow and Company NOI is increased rents earned from tenants at our properties. These rental revenue increases are primarily achieved by:

increasing permanent occupancy;

increasing rental revenues by leasing at higher rents than those expiring; and

increasing tenant sales, which allow us to obtain higher rents, and in which we participate through overage rent.

Since ~~March 31,~~June 30, 2013, our total occupancy has risen, but more importantly the level of long-term, or “permanent” occupancy, has increased from ~~88.6%~~89.1% as of ~~March 31,~~June 30, 2013 to ~~90.4%~~90.8% as of ~~March 31,~~June 30, 2014. During this same period, we have seen an increase in rents between the rent paid on expiring leases and the rent commencing under new leases, on a suite-to-suite basis. On a suite-to-suite basis, the leases commencing occupancy in 2014 exhibited initial rents that were ~~10.8%~~14.4% higher than the final rents paid on expiring leases.

We may recycle capital by strategically disposing assets and opportunistically investing in high quality retail properties. Controlling operating expenses by leveraging our scale to maximize synergies is a critical component to Company NOI growth.

We believe our long-term strategy can provide our shareholders with a competitive risk-adjusted total return comprised of dividends and share price appreciation.

33
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Financial Overview

Our Company NOI (as defined below) increased ~~4.8%~~4.5% from ~~$522.9~~$1,047.1 million for the ~~three~~six months ended ~~March 31,~~June 30, 2013 to ~~$548.1~~$1,094.1 million for the ~~three~~six months ended ~~March 31,~~June 30, 2014. Operating income increased ~~14.1%~~9.1% from ~~$197.9~~$395.8 million for the ~~three~~six months ended ~~March 31,~~June 30, 2013 to ~~$225.9~~$431.9 million for the ~~three~~six months ended ~~March 31,~~June 30, 2014. Our Company FFO (as defined below) increased ~~15.8%~~13.7% from ~~$252.5~~$518.7 million for the ~~three~~six months ended ~~March 31,~~June 30, 2013 to ~~$292.4~~$590.0 million for the ~~three~~six months ended ~~March 31,~~June 30, 2014. Net income (loss) attributable to General Growth Properties, Inc. increased from ~~$(11.5)~~$197.8 million for the ~~three~~six months ended ~~March 31,~~June 30, 2013 to ~~$128.0~~$301.8 million for the ~~three~~six months ended ~~March 31,~~June 30, 2014.

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See Non-GAAP Supplemental Financial Measures below for a discussion of Company NOI and Company FFO, along with a reconciliation to the comparable GAAP measures, Operating income and Net income (loss) attributable to General Growth Properties, Inc.

Operating Metrics

Same Store Operating Metrics

The following table summarizes selected operating metrics for our same store portfolio.

March 31, 2014 (1)

March 31, 2013 (1)

% Change

In-Place Rents per square foot (2)

Consolidated Properties

$
64.49

$
67.69

-4.73
%
Unconsolidated Properties

76.97

74.55

3.25
%
Total

$
68.08

$
69.60

-2.18
%

Percentage Leased

Consolidated Properties

96.0
%
95.7
%
30 bps

Unconsolidated Properties

96.8
%
96.2
%
60 bps

Total

96.2
%
95.8
%
40 bps

Tenant Sales

Consolidated Properties

$
519

$
531

-2.26
%
Unconsolidated Properties

688

630

9.21
%
Total

$
565

$
558

1.25
%

~~(1) Metrics exclude one asset that is being de-leased in preparation for redevelopment.~~

(2) Represents average rent over the term consisting of base minimum rent and common area costs. In 2013, In-Place Rent included tax recoveries and gross rent. Adjusting to the current method, the total SF of $69.60 becomes $66.01.

June 30, 2014 (1) June 30, 2013 (1) % Change
In-Place Rents per square foot (2)

Consolidated Properties $ 67.93
$ 66.01
2.91 %
Unconsolidated Properties 79.94
79.67
0.34 %
Total $ 71.43
$ 69.84
2.28 %

Percentage Leased
Consolidated Properties 96.2 % 95.6 % 60 bps
Unconsolidated Properties 97.0 % 96.5 % 50 bps
Total 96.5 % 95.9 % 60 bps

Tenant Sales per square foot (3)
Consolidated Properties $ 517
$ 520
(0.58 )%
Unconsolidated Properties 696
664
4.82 %
Total $ 563
$ 560
0.54 %

Tenant Sales Volume (All Less Anchors) (3)
Consolidated Properties $ 13,390
$ 13,277
0.85 %
Unconsolidated Properties 6,655
6,165
7.95 %
Total $ 20,045
$ 19,442
3.10 %



(1) Metrics exclude one asset that is being de-leased in preparation for redevelopment.
(2) Represents average rent over the term consisting of base minimum rent and common area costs.
(3) Tenant Sales <10K SF is presented as sales per square foot in dollars, and Tenant Sales Volume (All Less Anchors) is presented as total sales volume in millions of dollars.

Lease Spread Metrics

The following table summarizes new and renewal leases that were scheduled to commence in 2014 and 2015 compared to expiring leases for the prior tenant in the same suite, for leases where the downtime between new and previous tenant was less than 24 months.

Number
of Leases

Square
Feet

Term/Years

Initial Rent Per
Square Foot(1)

Expiring Rent Per
Square Foot(2)

Initial Rent
Spread

% Change

Commencement 2014

755

2,151,171

6.1

$
67.75

$
61.13

$
6.62

10.8
%
Commencement 2015

49

193,622

7.2

82.07

72.00

10.07

14.0
%
Total 2014/2015

804

2,344,793

6.2

$
68.93

$
62.03

$
6.90

11.1
%

~~(1) Represents initial rent over the term consisting~~

Table of ~~base minimum rent and common area costs.~~

~~(2) Represents expiring rent at end of lease consisting of base minimum rent and common area costs.~~

Contents

Number
of Leases

Square
Feet
Term/Years
Initial Rent Per
Square Foot(1)

Expiring Rent Per
Square Foot(2)

Initial Rent
Spread
% Change
Commencement 2014 1,314
3,893,234
6.3 $ 62.93
$ 55.02
$ 7.91
14.4 %
Commencement 2015 115
425,030
7.0 73.51
62.17
11.34
18.2 %
Total 2014/2015 1,429
4,318,264
6.4 $ 63.97
$ 55.72
$ 8.25
14.8 %
(1) Represents initial rent over the term consisting of base minimum rent and common area costs.
(2) Represents expiring rent at end of lease consisting of base minimum rent and common area costs.

Results of Operations

Three months ended ~~March 31,~~June 30, 2014 and 2013

The following table is a breakout of the components of minimum rents:

Three Months Ended March 31,

2014

2013

$ Change

% Change

(Dollars in thousands)

Components of Minimum rents:

Base minimum rents

$
399,072

$
397,265

$
1,807

0.5
%
Lease termination income

4,198

4,609

(411
)
(8.9
)
Straight-line rent

11,658

13,429

(1,771
)
(13.2
)
Above and below-market tenant leases, net

(17,720
)
(19,602
)
1,882

(9.6
)
Total Minimum rents

$
397,208

$
395,701

$
1,507

0.4
%



	Three Months Ended June 30,
	2014			2013			$ Change			% Change
	(Dollars in thousands)
Components of Minimum rents:
Base minimum rents	$	395,272		$	387,182		$	8,090		2.1	%
Lease termination income	2,993			2,179			814			37.4
Straight-line rent	13,653			11,457			2,196			19.2
Above and below-market tenant leases, net	(21,499		)	(15,306		)	(6,193		)	40.5
Total Minimum rents	$	390,419		$	385,512		$	4,907		1.3	%

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Base minimum rents increased ~~$1.8~~$8.1 million primarily due to ~~higher permanent~~increases in occupancy and ~~favorable lease spreads~~rent between ~~March 31,~~June 30, 2013 and ~~March 31,~~June 30, 2014, the acquisition of an additional 50% of Quail Springs Mall during the second quarter of 2013, and the acquisition of two operating properties during the fourth quarter of 2013. These increases in occupancy and rents and these acquisitions resulted in an additional $17.0 million of Base minimum rents during the three months ended June 30, 2014. ~~This increase was~~These increases were partially offset by our contribution of The Grand Canal Shoppes and the Shoppes at the Palazzo into a joint venture that was formed with ~~TIAA-CREF Globel Investments, LLC (“TIAACREF”)~~TIAACREF during the second quarter of 2013, which resulted in ~~$11.1~~$8.9 million less base minimum rents in the ~~first~~second quarter of 2014 compared to the ~~first~~second quarter of 2013.

Tenant recoveries increased $11.6 million primarily due to higher real estate tax recoveries in the second quarter of 2014, which were driven by increased real estate tax expense.

Real estate taxes increased $6.4 million primarily due to prior year refunds and lower than expected assessments at various properties during 2013.

General and administrative expense increased $15.1 million primarily due to the $17.9 million loss from the settlement of litigation in the second quarter of 2014 (Note 16).

Interest and dividend income increased $4.6 million primarily due to $2.9 million of interest income from the note receivable recorded in conjunction with the sale of Aliansce (Note 13).

Interest expense decreased ~~$2.2~~$11.4 million primarily due to our contribution of The Grand Canal Shoppes and the Shoppes at the Palazzo into a joint venture that was formed with TIAACREF during the second quarter of 2013, the redemption of $608.7 million of 6.75% unsecured corporate bonds due November 9, 2015 during the second quarter of 2013, and an increase in capitalized interest primarily related to Ala Moana.

The Gain from change in control of investment properties of $219.8 million in 2013 relates to our contribution of The Grand Canal Shoppes and the Shoppes at the Palazzo into a joint venture that was formed with TIAACREF of $200 million, and the

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purchase of our partner’s interest in Quail Springs Mall, previously held in a joint venture, of $19.8 million, during the second quarter of 2013.

Loss on extinguishment of debt of $27.2 million in 2013 represents fees incurred for the early payoff of debt. We expensed $20.5 million of fees as a result of the early redemption of the $608.7 million of 6.75% unsecured corporate bonds due November 9, 2015. In addition, we expensed $6.6 million in financing fees resulting from the refinancing of the $1.5 billion secured corporate loan.

Equity in income of Unconsolidated Real Estate affiliates increased $5.3 million primarily due to our contribution of The Grand Canal Shoppes and the Shoppes at the Palazzo into a joint venture that was formed with TIAACREF during the second quarter of 2013, which was partially offset by transaction costs associated with the formation of two joint ventures during the second quarter of 2014.

Discontinued operations, net for the three months ended June 30, 2014, is primarily comprised of a $117.5 million gain related to the sale of one property (Note 4).

Six months ended June 30, 2014 and 2013

The following table is a breakout of the components of minimum rents:



	Six Months Ended June 30,
	2014			2013			$ Change			% Change
	(Dollars in thousands)
Components of Minimum rents:
Base minimum rents	$	791,660		$	782,181		$	9,479		1.2	%
Lease termination income	7,191			6,787			404			6.0
Straight-line rent	25,221			24,806			415			1.7
Above and below-market tenant leases, net	(39,074		)	(34,367		)	(4,707		)	13.7
Total Minimum rents	$	784,998		$	779,407		$	5,591		0.7	%

Base minimum rents increased $9.5 million primarily due to increases in occupancy and rent between June 30, 2013 and June 30, 2014, the acquisition of an additional 50% of Quail Springs Mall during the second quarter of 2013, and the acquisition of two operating properties during the fourth quarter of 2013. These increases in occupancy and rents and these acquisitions resulted in $7an additional $35.8 million of Base minimum rents during the six months ended June 30, 2014. These increases were partially offset by our contribution of The Grand Canal Shoppes and the Shoppes at the Palazzo into a joint venture that was formed with TIAACREF during the second quarter of 2013, which resulted in $26.3 million less ~~recoveries in~~base minimum rents during the ~~first quarter of~~six months ended June 30, 2014 compared to the ~~first quarter of~~six months ended June 30, 2013. Additionally, the first quarter of 2013 contains a $5.1 million real estate tax recovery at one operating property as a result of a settlement from a municipality. These decreases were partially offset by increased recoveries at numerous operating properties throughout the portfolio.

Other revenue increased by ~~$6.7~~$8.8 million primarily due to a settlement related to land sold to a municipality in the ~~fourth quarter of 2013.~~

~~Real estate taxes decreased $9.8 million due to an $11.1 million real estate tax settlement with a municipality at one operating property in the~~ first quarter of ~~2013.~~

~~Property management~~2014.

General and ~~other costs~~administrative expenses increased ~~$4.6~~$15.8 million primarily due to ~~higher equity compensation~~the $17.9 million loss from the settlement of litigation in the second quarter of 2014 (Note 16).

Interest and ~~severance~~dividend income increased $10.3 million primarily due to $8.2 million of ~~$2.5 million and increased professional services~~interest income received from the note receivable recorded in conjunction with the sale of ~~$1.5 million.~~

~~Depreciation and amortization~~Aliansce (Note 13).

Interest expense decreased ~~by $18.1 million. This decrease is~~$22.5 million primarily due to our contribution of The Grand Canal Shoppes and the Shoppes at the Palazzo into a joint venture that was formed with TIAACREF during the second quarter of 2013, ~~which resulted in $7.4 million less in depreciation and amortization expense.~~ ~~Further decrease is due to lower amortization expense related to in-place lease intangibles.~~

~~Interest income increased $5.7 million primarily due to interest income received from the note receivable recorded in conjunction with the sale of Aliansce in the third quarter of 2013.~~

~~Interest expense decreased by $12.4 million primarily due to~~ the 2013 redemption of $700.5 million of unsecured corporate ~~bonds.~~ bonds, and an increase in capitalized interest primarily related to Ala Moana.

The ~~unsecured corporate bonds bore interest at rates that were approximately 110 to 250 basis points higher than the rates on our currently outstanding debt.~~

~~The gain~~Gain on foreign currency represents foreign exchange gain on the note receivable denominated in Brazilian Reais ~~received~~recorded in conjunction with the sale of Aliansce ~~in the third quarter of 2013.~~

(Note 13).

The Warrant liability adjustment for the ~~three~~six months ended ~~March 31,~~June 30, 2013 represents the non-cash income or expense recognized as a result of the change in the fair value of the Warrant liability. We incurred a net Warrant liability adjustment of $40.5 million during the first quarter of 2013. This adjustment reflects our purchase of the Warrants from Fairholme and Blackstone, as the amount paid exceeded the liability by approximately $55 million. This was partially offset by the revaluation of the remaining

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Warrants as of March 28, 2013. As of March 28, 2013, an amendment to the Warrant agreement changed the classification of the Warrants owned by Brookfield from a liability to a component of permanent equity. As a result, the Warrants have not been revalued after March 28, 2013. Refer to Note 89 for a discussion of transactions related to the Warrants.

The Gain from change in control of investment properties of $219.8 million in 2013 relates to our contribution of The Grand Canal Shoppes and The Shoppes at the Palazzo into a joint venture, of $200 million, and the purchase of our partner’s interest in Quail Springs Mall, previously held in a joint venture, of $19.8 million.

Loss on extinguishment of debt of ~~$9.3~~$36.5 million in 2013 represents fees incurred for the early payoff of debt. We expensed $20.5 million of fees as a result of the early redemption of the $608.7 million of 6.75% unsecured corporate bonds due November 9, 2015. In addition, we expensed $6.6 million in financing fees resulting from the refinancing of the $1.5 billion secured corporate loan, $3.6 million as a result of the early redemption of $91.8 million of 5.38% unsecured corporate bonds due November 26, 2013, and ~~$5.7~~$5.8 million as a result of the early payoff of mortgage debt at one operating ~~property in~~property.

Discontinued operations, net for the ~~first quarter~~six months ended June 30, 2014 is primarily comprised of ~~2013.~~

~~Provision for income tax expense increased $3.6~~a $117.5 million ~~primarily due to an increase of $2 million of tax expense caused by the foreign exchange rate~~ gain ~~related to the Rique note receivable.~~

~~Equity in income of unconsolidated real estate tax affiliates decreased $6 million primarily~~ related to the sale of ~~Aliansce in September 2013.~~

31one property, and a $66.7 million Gain on extinguishment of debt related to a lender-directed sale of one property that was previously transferred to a special servicer. Discontinued operations, net for the six months ended June 30, 2013 is comprised of a $25.9 million Gain on extinguishment of debt related to a lender-directed sale of one property that was previously transferred to a special servicer (Note 4).

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The equity in income (loss) of Unconsolidated Real Estate Affiliates — gain on investment of $3.4 million represents the gain from the dilution of our investment in Aliansce as a result of its secondary equity offering, which occurred during the first quarter of 2013.

Liquidity and Capital Resources

Our primary source of cash is from the ownership and management of our properties. We may also raise cash from refinancings or borrowings under our revolving credit facility. Our primary uses of cash include payment of operating expenses and capital, working capital, debt service, reinvestment in and redevelopment of properties, tenant allowances and dividends.

We anticipate maintaining financial flexibility by managing our future maturities, amortization of debt, cross collateralizations and corporate guarantees, improving operations and providing the necessary capital to fund growth. We believe that we currently have sufficient liquidity to satisfy all of our commitments in the form of ~~$403.1~~$242.0 million of consolidated unrestricted cash and ~~$668.2~~$918.2 million of available credit under our credit facility as of ~~March 31,~~June 30, 2014, as well as anticipated cash provided by operations.

Our key financing and capital raising objectives include:

·•to refinance our maturing debt and certain debt that is prepayable without penalty,

·•to manage future debt maturities coming due in any one year; and

·•to reduce the amount of debt that is recourse to us.

We may also raise capital through public or private issuances of debt securities, preferred stock, common stock, common units of ~~the Operating Partnership~~GGPOP or other capital raising activities.

~~During the three months ended March 31, 2014, we~~

We executed the following refinancing and capital transactions (at our proportionate share):

·•acquired 27.6 million of GGP common shares held by Pershing Square Capital Management, L.P. at $20.12 per share for a total price of approximately $556 million, funded by a draw on our Facility;

·•completed ~~$685 million~~$1.2 billion of secured financings, lowering the average interest rate 30130 basis points from ~~4.7%~~4.8% to ~~4.4%~~3.5%, lengthening our average term-to-maturity from ~~1.9~~1.7 years to ~~8.5~~7.1 years, and generating net proceeds of ~~$159~~$502.4 million; and

•amended our $1.4 billion corporate loan secured by cross-collateralized mortgages on 14 properties, lowering the interest rate from LIBOR plus 2.50% to LIBOR plus 1.75%, thus reducing our annual interest expense by $10.4 million. The loan matures on April 26, 2016, and then after, has two one-year maturity date extension options.

During the six months ended June 30, 2014, the Tax Court entered an adverse opinion in our ongoing tax indemnification litigation. As a result, we may pay approximately $202 million in tax and related interest in the third or fourth quarter of 2014 (Note 16).

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As of ~~March 31,~~June 30, 2014, we have ~~$2.2~~$2.0 billion of debt pre-payable without penalty. We may pursue opportunities to refinance this debt at lower interest rates and longer maturities.

As a result of our financing efforts in 2014, we have reduced the amount of debt due in the next three years from $1.9 billion to ~~$1.3~~$1.1 billion, representing ~~7.5%~~6.2% of our total debt at maturity. The maximum amount due in any one of the next ten years is no more than $3.0 billion or approximately ~~17.1%~~16.7% of our total debt at maturity. In 2022, the $3.0 billion of debt maturing includes $1.4 billion for Ala Moana.

As of ~~March 31,~~June 30, 2014, our proportionate share of total debt aggregated $19.3 billion. Our total debt includes our consolidated debt of ~~$16.2~~$16.1 billion, of which ~~$15.7~~$15.8 billion is secured and ~~$217.5~~$215.9 million is corporate unsecured, and ~~$331.8~~$81.8 million is outstanding on the Facility. Our total debt also includes ~~$3.2~~$3.3 billion of our share of the secured debt of our Unconsolidated Real Estate Affiliates. Of our proportionate share of total debt, ~~$1.8~~$2.0 billion is recourse to the Company or its subsidiaries (including the Facility) due to guarantees or other security provisions for the benefit of the note holder.

The following table illustrates the scheduled payments for our proportionate share of total debt as of ~~March 31,~~June 30, 2014. The $206.2 million of Junior Subordinated Notes are due in ~~2041,~~2036, but we may redeem them any time after April 30, 2011 (Note 6)7). As we do not expect to redeem the notes prior to maturity, they are included in the consolidated debt maturing subsequent to 2018.

~~Table of Contents~~

Consolidated(1)

Unconsolidated(1)

(Dollars in thousands)

2014

$
114,786

$
16,132

2015

720,172

199,836

2016

719,329

27,188

2017

880,295

334,048

2018

2,263,367

232,066

Subsequent

11,401,759

2,385,091

$
16,099,708

$
3,194,361



	Consolidated(1)		Unconsolidated(1)
	(Dollars in thousands)
2014	$	75,534	$	13,339
2015	513,537		199,841
2016	719,114		27,194
2017	863,066		334,054
2018	1,913,556		232,072
Subsequent	11,892,741		2,555,968
	$	15,977,548	$	3,362,468

(1) Excludes ~~$16.0~~$19.1 million of adjustments related to special improvement district liabilities and debt market rate adjustment.

We generally believe that we will be able to extend the maturity date, repay or refinance the consolidated debt that is scheduled to mature in 2014. We also believe that the joint ventures will be able to refinance the debt of our Unconsolidated Real Estate Affiliates upon maturity; however there can be no assurance that we will be able to refinance or restructure such debt on acceptable terms or otherwise, or that joint venture operations or contributions by us and/or our partners will be sufficient to repay such loans.

Acquisitions and Joint Venture Activity

From time-to-time we may acquire whole or partial interests in high-quality retail properties that are consistent with our strategy of owning and operating best-in-class retail properties. Such assets provide long-term embedded growth or potential redevelopment opportunities.

On June 27, 2014, we contributed $106.6 million to a joint venture that acquired acquired 685 5^th Avenue in New York, New York for a gross purchase price of $521.4 million with $340.0 million in gross property-level financing. The property comprises approximately 25,000 square feet of retail space and 115,000 square feet of office space. We have a 50% interest in the joint venture and account for the joint venture under the equity method of accounting because we share control over major decisions with our joint venture partner, which has substantive participating rights. The property will be accounted for as an Unconsolidated Real Estate Affiliate, and is recorded within Investment in and loans to/from Unconsolidated Real Estate Affiliates on our Consolidated Balance Sheets (Note 6). In connection with the acquisition, we provided an $85.3 million loan to our joint venture partner (Note 13).

The Company also entered into an agreement to acquire a 50% interest in approximately 58,000 square feet of retail space at 530 5th Avenue in New York City for a gross purchase price of approximately $295 million (approximately $147.5 million at our proportionate share). The acquisition is expected to close in the second half of 2014.

38
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The Company also entered into an agreement to acquire a 50% interest in 218 West 57th Street in New York City for a gross purchase price of $81.5 million ($40.8 million at our proportionate share). The property comprises approximately 35,000 square feet of retail space. The acquisition is expected to close in mid-2016.

Warrants and Brookfield Investor Ownership

Brookfield owns or manages on behalf of third parties all of the Company’s remaining outstanding Warrants (Note 8)9), which are exercisable into approximately 4952 million common shares of the Company at a weighted-average exercise price of ~~$9.29~~$9.23 per share, assuming net share settlement. The Warrants will continue to adjust for dividends paid by the Company.

As of February 18, 2014, Brookfield’s potential ownership of the Company (assuming full share settlement of the Warrants) is 40.9%, which is stated in their Form 13D filed on the same date. If Brookfield held or managed this same ownership through the maturity date of the Warrants, assuming: (a) GGP’s common stock price increased $10 per share and (b) the Warrants were adjusted for the impact of regular dividends, we estimate that their ownership would be ~~39.9%~~39.8% of the Company under net share settlement, and ~~41.4%~~41.3% of the company under full share settlement.

Redevelopments

We are currently redeveloping several consolidated and unconsolidated properties primarily to convert large-scale anchor boxes into smaller leasable areas and to create new in-line retail space and new restaurant venues. The execution of these redevelopment projects within our portfolio was identified as providing compelling risk-adjusted returns on investment.

We have identified approximately $2.2 billion of income producing redevelopment projects within our portfolio, over 80% of which is being invested into Class A malls. We currently expect to achieve returns of approximately 12% on projects that have opened and 8 — 10% on projects under construction or in our pipeline, which average 9% - 11% for all projects (cash on cost, first year stabilized). We plan to fund these redevelopments with available cash flow, construction financing, and proceeds from debt refinancings. We continue to evaluate a number of other redevelopment projects to further enhance the quality of our assets. We currently expect to achieve returns that average 9-11% for all projects (cash on cost, first year stabilized). Expected returns are based on the completion of current and future redevelopment projects, and the success of the leasing and asset management plans in place for each project. Expected returns are subject to a number of variables, risks, and uncertainties including those disclosed within Item 1A of our Annual Report. We also refer the reader to our disclosure related to forward-looking statements, below. The following table illustrates our planned redevelopments:

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Property

Description

Ownership %

GGP’s Total
Projected Share
of Cost

GGP’s
Investment to
Date (1)

Expected Return
on Investment (2)

Expected
Project
Opening

Major Development Summary (in millions, at share unless otherwise noted)

Open

Northridge
Northridge, CA

The Sports Authority, Yardhouse and Plaza

100
%
$
12.2

$
11.3

14%

Open

Fashion Show
Las Vegas, NV

Addition of Macy’s Men’s and inline

100
%
34.8

31.3

23%

Open

Oakwood Center
Gretna, LA

West wing redevelopment and Dick’s Sporting Goods

100
%
19.0

14.6

9%

Open

Glendale Galleria (3)
Glendale, CA

Addition of Bloomingdale’s, remerchandising, business development and renovation

50
%
51.7

47.4

12%

Open

The Mall in Columbia
Columbia, MD

Lifestyle expansion

100
%
23.6

16.2

12%

Open

Oakbrook Center
Oakbrook, IL

Conversion of former anchor space into Container Store, Pirch and inline

48
%
15.0

12.2

10%

Open

Other Projects
Various Malls

Redevelopment projects at various malls

N/A

148.4

126.9

10%

Open

Total Open Projects

$
304.7

$
259.9

12%

Under Construction

The Woodlands (3)
Woodlands, TX

Addition of Nordstrom in former Sears box

100
%
$
44.7

$
31.9

7-9%

Q3 2014

Mayfair Mall (3)
Wauwatosa, WI

Nordstrom

100
%
72.3

7.5

6-8%

Q3 2015

Ridgedale Center (3)
Minnetonka, MN

Nordstrom, Macy’s Expansion, New Inline GLA and renovation

100
%
106.2

24.1

8-9%

Q3 2015

Southwest Plaza
Littleton, CO

Redevelopment

100
%
72.6

1.8

9-10%

Q4 2015

Ala Moana Center (3)
Honolulu, HI

Demolish existing Sears store and expand mall, adding anchor, box and inline tenants, reconfigure center court

100
%
573.2

275.7

9-10%

Q4 2015

Other Projects
Various Malls

Redevelopment projects at various malls

N/A

195.8

58.9

8-9%

Various

Total Projects Under Construction

$
1,064.8

$
399.9

8-10%

Projects in Pipeline

Baybrook Mall
Friendswood, TX

Expansion

53
%
$
76.3

$
1.0

9-10%

TBD

Staten Island Mall
Staten Island, NY

Expansion

100
%
156.1

1.7

10-11%

TBD

New Mall Development
Norwalk, CT

Ground up mall development

100
%
285.0

35.8

8-10%

TBD

Ala Moana Center Honolulu, HI

Nordstrom box repositioning

100
%
85.0

—

9-10%

TBD

Other Projects
Various Malls

Redevelopment projects at various malls

N/A

211.6

5.0

9-10%

TBD

Total Projects in Pipeline

$
814.0

$
43.5

8-10%

Total Development Summary

$
2,183.5

$
703.3

9-11%

Property Description Ownership %
GGP’s Total
Projected Share
of Cost

GGP’s
Investment to
Date (1)

Expected
Return
on Investment (2)

Expected
Project
Opening
Major Development Summary (in millions, at share unless otherwise noted)

Open

Northridge
Northridge, CA
The Sports Authority, Yardhouse and Plaza 100% $ 12.2
$ 11.3
14% Open

Fashion Show
Las Vegas, NV
Addition of Macy's Men's and inline 100% 34.8
32.0
23% Open

Oakwood Center
Gretna, LA
West wing redevelopment and Dick's Sporting Goods 100% 19.0
15.3
9% Open

Glendale Galleria (3)
Glendale, CA
Addition of Bloomingdale's, remerchandising, business development and renovation 50% 51.7
49.1
12% Open

The Mall in Columbia
Columbia, MD
Lifestyle expansion 100% 23.6
17.7
12% Open

Oakbrook Center
Oakbrook, IL
Conversion of former anchor space into Container Store, Pirch and inline 48% 15.0
12.8
10% Open

Other Projects
Various Malls
Redevelopment projects at various malls N/A 169.3
147.2
10% Open

Total Open Projects $ 325.6
$ 285.4
12%

Under Construction

The Woodlands (3)
Woodlands, TX
Addition of Nordstrom in former Sears box 100% $ 44.7
$ 36.1
7-9% Q3 2014

Mayfair Mall (3)
Wauwatosa, WI
Nordstrom 100% 72.3
11.0
6-8% Q3 2015

Ridgedale Center (3)
Minnetonka, MN
Nordstrom, Macy's Expansion, New Inline GLA and renovation 100% 106.2
31.0
8-9% Q3 2015

Southwest Plaza
Littleton, CO
Redevelopment 100% 72.6
5.1
9-10% Q4 2015

Ala Moana Center (3)
Honolulu, HI
Demolish existing Sears store and expand mall, adding anchor, box and inline tenants, reconfigure center court 100% 573.2
294.3
9-10% Q4 2015

Baybrook Mall
Friendswood, TX
Total Projects Under Construction 53% 76.3
17.5
9-10% Q4 2015

Other Projects
Various Malls
Expansion N/A 192.1
62.4
8-9% Various

Total Projects Under Construction $ 1,137.4
$ 457.4
8-10%

Projects in Pipeline

Staten Island Mall
Staten Island, NY
Expansion 100% 156.1
2.4
10-11% TBD

New Mall Development
Norwalk, CT
Ground up mall development 100% 285.0
36.8
8-10% TBD

Ala Moana Center Honolulu, HI Nordstrom box repositioning 100% 85.0
—
9-10% TBD

Other Projects
Various Malls
Redevelopment projects at various malls N/A 194.4
6.5
9-10% TBD

Total Projects in Pipeline $ 720.5
$ 45.7
8-10%

Total Development Summary $ 2,183.5
$ 788.5
9-11%

(1)Projected costs and investments to date exclude capitalized interest and internal overhead.

(2)Return on investment represents first year stabilized cash on cost return, based upon budgeted assumptions. Actual costs may vary.

(3)Project ROI includes income related to uplift on existing space.

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Our investment in these projects for the three months ended ~~March 31,~~June 30, 2014 has increased from December 31, 2013, in conjunction with the applicable development plan and as projects near completion. The completion of the project at Glendale Galleria and the continued progression of the redevelopment projects at Ala Moana Center and Ridgedale Center resulted in increases to GGP’s investment to date.

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Capital Expenditures, Capitalized Interest and Overhead (at share)

The following table illustrates our capital expenditures, capitalized interest, and internal costs associated with leasing and development overhead, which primarily relate to ordinary capital projects at our operating properties. In addition, we incurred tenant allowances and capitalized leasing costs for our operating properties as outlined below. Capitalized interest and internal costs associated with development and leasing overhead are based on qualified expenditures and interest rates and are amortized over lives which are consistent with the related asset.

Three Months Ended March 31,

2014

2013

(Dollars in thousands)

Capital expenditures (1)

$
33,698

$
25,462

Tenant allowances

32,079

36,880

Capitalized interest and capitalized overhead

16,202

15,230

Total

$
81,979

$
77,572



	Six Months Ended June 30,
	2014		2013
	(Dollars in thousands)
Capital expenditures (1)	$	68,818	$	58,168
Tenant allowances (2)	61,584		70,385
Capitalized interest and capitalized overhead	31,112		29,188
Total	$	161,514	$	157,741

(1) Reflects only non-tenant operating capital expenditures.

(2) Tenant allowances paid on 2.3 million square feet.

The increase in Capital expenditures is primarily driven by refurbishment projects that improve the quality of our properties.

Common Stock Dividends

Our Board of Directors declared common stock dividends during 2014 and 2013 as follows:

Declaration Date Record Date Payment Date Dividend Per Share
2014
May 15 July 15 July 31, 2014 $ 0.15
February 26 April 15 April 30, 2014 0.15
2013
October 28 December 13 January 2, 2014 $ 0.14
July 29 October 15 October 29, 2013 0.13
May 10 July 16 July 30, 2013 0.12
February 4 April 16 April 30, 2013 0.12

Preferred Stock Dividends

On February 13, 2013, we issued, under a public offering, 10,000,000 shares of 6.375% Series A Cumulative Stock at a price of $25.00 per share. Our Board of Directors declared preferred stock dividends during 2014 and 2013 as follows:

Declaration Date Record Date Payment Date Dividend Per Share
2014
May 15 June 16 July 1, 2014 $ 0.3984
February 26 March 17 April 1, 2014 0.3984
2013
October 28 December 13 January 2, 2014 $ 0.3984
July 29 September 13 October 1, 2013 0.3984
May 10 June 14 July 1, 2013 0.3984
March 4 March 15 April 1, 2013 0.2125

41
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Summary of Cash Flows

Cash Flows from Operating Activities

Net cash provided by operating activities was ~~$237.1~~$544.3 million for the ~~three~~six months ended ~~March 31,~~June 30, 2014 and ~~$115.1~~$313.9 million for the ~~three~~six months ended ~~March 31,~~June 30, 2013. Significant changes in the components of net cash provided by operating activities include:

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·in 2014, a decrease in interest costs primarily as a result of the of the redemption of unsecured corporate bonds; and

in 2013, a decrease in Accounts payable and accrued expenses primarily attributable to a settlement with the 2006 ~~Lenders (Note 15).~~

Lenders.

Cash Flows from Investing Activities

Net cash (used in) provided by investing activities was ~~$(119.3)~~$(348.0) million for the ~~three~~six months ended ~~March 31,~~June 30, 2014 and ~~$(43.8)~~$228.5 million for the ~~three~~six months ended ~~March 31,~~June 30, 2013. Significant components of net cash used in investing activities include:

in 2014, development of real estate and property improvements, ~~$(128.9)~~$(272.7) million;

in 2013, development of real estate and property improvements, ~~$(75.6)~~$(175.7) million; and

in 2013, distributions received from our Unconsolidated Real Estate Affiliates in excess of income, ~~$75.2~~$101.4 million.

Cash Flows from Financing Activities

Net cash (used in) provided by financing activities was ~~$(292.0)~~$(531.5) million for the ~~three~~six months ended ~~March 31,~~June 30, 2014 and ~~$(131.3)~~$(462.2) million for the ~~three~~six months ended ~~March 31,~~June 30, 2013. Significant components of net cash used in financing activities include:

in 2014, proceeds from the refinancing or issuance of mortgages, notes, and loans payable, of $1,751 million net of principal payments ~~$398.0~~of $(1,448) million;

in 2014, the acquisition of 27.6 million shares of our common stock $(555.8) million;

in 2014, cash distributions paid to common stockholders of ~~$(127.6)~~$(260.1) million;

in 2013, proceeds from the refinancing or issuance of mortgages, notes, and loans payable of $3,663 million, net of principal payments ~~$363.1~~of $(3,532) million;

in 2013, proceeds from the issuance of preferred stock, $242.0 million;

in 2013, purchase of the Fairholme and Blackstone Warrants $(633.2) million (Note 8)9); and

in 2013, cash distributions paid to common stockholders of ~~$(103.3)~~$(216.0) million.

Seasonality

Although we have a year-long temporary leasing program, occupancies for short-term tenants and, therefore, rental income recognized, are higher during fourth quarter of the year. In addition, the majority of our tenants have December or January lease years for purposes of calculating annual overage rent amounts. Accordingly, overage rent thresholds are most commonly achieved in the fourth quarter. As a result, revenue production is generally highest in the fourth quarter of each year.

Critical Accounting Policies

Our discussion and analysis of financial condition and results of operations is based on our consolidated interim financial statements, which have been prepared in accordance with GAAP. The preparation of these financial statements requires us to make estimates and judgments that affect the reported amounts of assets, liabilities and contingencies as of the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. We evaluate our assumptions and estimates on an ongoing basis. We base our estimates on historical experience and on various other assumptions that we believe to be reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions.

A disclosure of our critical accounting policies which affect our more significant judgments and estimates used in the preparation of our condensed consolidated financial statements is included in our Annual Report on Form 10-K for the year ended December 31, 2013 in Management’s Discussion and Analysis of Financial Condition and Results of Operations.

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REIT Requirements

In order to remain qualified as a REIT for federal income tax purposes, we must distribute or pay tax on 100% of our capital gains and distribute at least 90% of our ordinary taxable income to stockholders. See Note 78 to the consolidated financial statements for more detail on our ability to remain qualified as a REIT.

Refer also to the accounting policies discussed in Note 2.

Recently Issued Accounting Pronouncements

Refer to Note 2 for a discussion of the revised definition of discontinued operations ~~which we~~and a recently-issued revenue recognition pronouncement. We have elected to adopt the revised definition of discontinued operations prospectively on January 1, 2015, pursuant to the pronouncement’s terms.

The recently-issued revenue recognition pronouncement is effective January 1, 2017, and we are evaluating its impact on our consolidated financial statements.

Non-GAAP Supplemental Financial Measures and Definitions

Net Operating Income (“NOI”)and Company NOI

The Company defines NOI as income from property operations after operating expenses have been deducted, but prior to deducting financing, administrative and income tax expenses. NOI has been reflected on a proportionate basis (at the Company’s ownership share). Other REITs may use different methodologies for calculating NOI, and accordingly, the Company’s NOI may not be comparable to other REITs. The Company considers NOI a helpful supplemental measure of its operating performance because it is a direct measure of the actual results of our properties. Because NOI excludes general and administrative expenses, interest expense, retail investment property impairment or non-recoverable development costs, depreciation and amortization, gains and losses from property dispositions, allocations to noncontrolling interests, provision for income taxes, discontinued operations, preferred stock dividends, and extraordinary items, it provides a performance measure that, when compared year over year, reflects the revenues and expenses directly associated with owning and operating commercial real estate properties and the impact on operations from trends in occupancy rates, rental rates and operating costs.

The Company also considers Company NOI to be a helpful supplemental measure of its operating performance because it excludes from NOI certain non-cash and non-comparable items such as straight-line rent and intangible asset and liability amortization, which are a result of our emergence, acquisition accounting and other capital contribution or restructuring events. However, due to the exclusions noted, Company NOI should only be used as an alternative measure of the Company’s financial performance. We present Company NOI and Company FFO (as defined below), as we believe certain investors and other users of our financial information use these measures of the Company’s historical operating performance.

Funds From Operations (“FFO”) and Company FFO

The Company determines FFO based upon the definition set forth by National Association of Real Estate Investment Trusts (“NAREIT”). The Company determines FFO to be our share of consolidated net income (loss) computed in accordance with GAAP, excluding real estate related depreciation and amortization, excluding gains and losses from extraordinary items, excluding cumulative effects of accounting changes, excluding gains and losses from the sales of, or any impairment charges related to, previously depreciated operating properties, plus the allocable portion of FFO of unconsolidated joint ventures based upon our economic ownership interest, and all determined on a consistent basis in accordance with GAAP. As with our presentation of NOI, FFO has been reflected on a proportionate basis.

We consider FFO a helpful supplemental measure of the operating performance for equity REITs and a complement to GAAP measures because it is a recognized measure of performance by the real estate industry. FFO facilitates an understanding of the operating performance of our properties between periods because it does not give effect to real estate depreciation and amortization since these amounts are computed to allocate the cost of a property over its useful life. Since values for well-maintained real estate assets have historically increased or decreased based upon prevailing market conditions, the Company believes that FFO provides investors with a clearer view of the Company’s operating performance.

As with our presentation of Company NOI, the Company also considers Company FFO to be a helpful supplemental measure of the operating performance for equity REITs because it excludes from FFO certain items that are non-cash and certain non-comparable items such as our Company NOI adjustments, and FFO items such as ~~FFO from discontinued operations related to the spin-off of Rouse Properties, Inc,~~ mark-to-market adjustments on debt and gains on the extinguishment of debt, Warrant liability adjustment, and interest expense on debt repaid or settled all which are a result of our emergence, acquisition accounting and other capital contribution or restructuring events.

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Reconciliation of Non-GAAP Financial Measures to GAAP Financial Measures

The Company presents NOI and FFO as they are financial measures widely used in the REIT industry. In order to provide a better understanding of the relationship between our non-GAAP financial measures of NOI, Company NOI, FFO and Company FFO, reconciliations have been provided as follows: a reconciliation of GAAP operating income to NOI and Company NOI and a reconciliation of net income (loss) attributable to General Growth Properties, Inc. to FFO and Company FFO. None of our non-GAAP financial measures represents cash flow from operating activities in accordance with GAAP, none should be considered as an alternative to GAAP net income (loss) attributable to General Growth Properties, Inc. and none are necessarily indicative of cash available to fund cash needs. In addition, the Company has presented such financial measures on a consolidated and unconsolidated basis (at the Company’s ownership share) as the Company believes that given the significance of the Company’s operations that are owned through investments accounted for on the equity method of accounting, the detail of the operations of the Company’s unconsolidated properties provides important insights into the income and FFO produced by such investments for the Company as a whole.

The following tables reconcile operating income to NOI and Company NOI (dollars in thousands) for the three and six months ended ~~March 31,~~June 30, 2014 and 2013:

Three Months Ended March 31,

2014

2013

Operating income

$
225,850

$
197,909

Management fees and other corporate revenues

(16,687
)
(15,931
)
Property management and other costs

44,979

40,339

General and administrative

11,599

10,933

Depreciation and amortization

174,461

192,595

Noncontrolling interest in NOI of Consolidated Properties and other

(3,801
)
(3,502
)
NOI of unconsolidated properties

94,109

89,373

Total NOI adjustments

304,660

313,807

Proportionate NOI

530,510

511,716

Company NOI adjustments:

Straight-line rent

(9,587
)
(16,477
)
Above and below-market leases amortization, net

24,277

24,703

Real estate tax stabilization agreement

1,578

1,578

Amortization of below-market ground leases

1,325

1,379

Total Company NOI adjustments

17,593

11,183

Company NOI

$
548,103

$
522,899



	Three Months Ended June 30,						Six Months Ended June 30,
	2014			2013			2014			2013

Operating income	$	207,913		$	198,637		$	431,868		$	395,756

Management fees and other corporate revenues	(17,717		)	(17,307		)	(34,403		)	(33,239		)
Property management and other costs	40,107			41,558			85,071			81,897
General and administrative	28,232			13,124			39,831			24,057
Depreciation and amortization	177,430			188,038			351,201			379,745
Loss on sales of investment properties	44			—			44			—
Noncontrolling interest in NOI of Consolidated Properties and other	(5,176		)	(3,715		)	(8,976		)	(7,216		)
NOI of unconsolidated properties	110,591			97,836			204,702			187,212
Total NOI adjustments	333,511			319,534			637,470			632,456
Proportionate NOI	541,424			518,171			1,069,338			1,028,212
Company NOI adjustments:
Straight-line rent	(21,184		)	(15,523		)	(30,681		)	(31,918		)
Above and below-market leases amortization, net	25,753			20,704			49,885			44,866
Real estate tax stabilization agreement	1,401			1,578			2,979			3,156
Amortization of below-market ground leases	1,274			1,388			2,595			2,764
Total Company NOI adjustments	7,244			8,147			24,778			18,868
Company NOI	$	548,668		$	526,318		$	1,094,116		$	1,047,080

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The following tables reconcile Net income (loss) attributable to common stockholders to FFO and Company FFO for the three and six months ended ~~March 31,~~June 30, 2014 and 2013:

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Three Months Ended March 31,

2014

2013

Net income (loss) attributable to General Growth Properties, Inc.

$
128,036

$
(11,526
)

Depreciation and amortization of capitalized real estate costs

218,392

231,198

Gains on sales of investment properties

(6,299
)
(3,124
)
Noncontrolling interests in depreciation of Consolidated Properties

(1,662
)
(1,769
)
Provision for impairment excluded from FFO of discontinued operations

—

4,975

Redeemable noncontrolling interests

664

(80
)
Depreciation and amortization of discontinued operations

35

1,695

Preferred Stock dividends

(3,984
)
(2,125
)
Total FFO adjustments

207,146

230,770

Proportionate FFO

335,182

219,244

Company FFO Adjustments:

Straight-line rent

(9,587
)
(16,477
)
Above and below-market leases amortization, net

24,277

24,703

Real estate tax stabilization agreement

1,578

1,578

Amortization of below-market ground leases

1,325

1,379

Interest expense (1)

8,628

(3,318
)
Gain on foreign currency

(5,182
)
—

Warrant liability adjustment

—

40,546

Loss on extinguishment of debt

—

9,319

Provision for income taxes

2,050

—

FFO from discontinued operations

(65,852
)
(24,440
)
Company FFO

$
292,419

$
252,534



	Three Months Ended June 30,						Six Months Ended June 30,
	2014			2013			2014			2013

Net income attributable to General Growth Properties, Inc.	173,724			209,375			301,760			197,849

Depreciation and amortization of capitalized real estate costs	220,367			229,321			438,070			459,631
Gains on sales of investment properties	(117,417		)	440			(123,716		)	(2,683		)
Gains from changes in control of investment properties	—			(219,784		)	—			(219,784		)
Noncontrolling interests in depreciation of Consolidated Properties	(2,266		)	(1,788		)	(3,928		)	(3,557		)
Provision for impairment excluded from FFO of discontinued operations	—			—			—			4,975
Redeemable noncontrolling interests	973			1,483			1,637			1,403
Depreciation and amortization of discontinued operations	524			7,242			1,252			9,828
Preferred Stock dividends	(3,984		)	(3,984		)	(7,968		)	(6,109		)
Total FFO adjustments	98,197			12,930			305,347			243,704
Proportionate FFO	271,921			222,305			607,107			441,553
Company FFO Adjustments:
Straight-line rent	(21,184		)	(15,523		)	(30,681		)	(31,918		)
Above and below-market leases amortization, net	25,753			20,704			49,885			44,866
Real estate tax stabilization agreement	1,401			1,578			2,979			3,156
Amortization of below-market ground leases	1,274			1,388			2,595			2,764
General and Administrative	17,854			—			17,854			—
Interest Income	(75		)	—			(75		)	—
Interest expense (1)	2,866			5,190			11,494			1,823
Gain on foreign currency	(3,772		)	—			(8,955		)	—
Warrant liability adjustment	—			—			—			40,546
Loss on extinguishment of debt	—			27,159			—			36,478
Provision for income taxes	1,492			—			3,542			—
FFO from discontinued operations	23			3,399			(65,771		)	(20,529		)
Company FFO	$	297,553		$	266,200		$	589,974		$	518,739

(1) Interest expense adjustments include default interest, mark-to-market adjustments on debt, write-off of mark-to-market adjustments on extinguished debt, debt extinguishment expenses and losses on extinguished debt.

Forward-Looking Statements

Certain statements made in this section or elsewhere in this report may be deemed “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. Although the Company believes the expectations reflected in any forward-looking statement are based on reasonable assumption, it can give no assurance that its expectations will be attained, and it is possible that actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks, uncertainties and other factors. Such factors include, but are not limited to, the Company’s ability to refinance, extend, restructure or repay near and intermediate term debt, its indebtedness, its ability to raise capital through equity issuances, asset sales or the incurrence of new debt, retail and credit market conditions, impairments, its liquidity demands, ~~retail~~ and economic conditions. The Company discusses these and other risks and uncertainties in its annual and quarterly periodic reports filed with the Securities and Exchange Commission. The Company may update that discussion in its periodic reports, but otherwise takes no duty or obligation to update or revise these forward-looking statements, whether as a result of new information, future developments, or otherwise.

ITEM 3QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

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There have been no significant changes in the market risks described in our Annual Report on Form 10-K for the year ended December 31, 2013.

ITEM 4MINE SAFETY DISCLOSURES

Not applicable.

ITEM 5CONTROLS AND PROCEDURES

Disclosure Controls and Procedures

As of the end of the period covered by this report, we carried out an evaluation, under the supervision and with the participation of our management, including the Chief Executive Officer (“CEO”) and Chief Financial Officer (“CFO”), of the effectiveness of the design and operation of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15(d)-15(e) under the Securities Exchange Act of 1934, as amended, (the “Exchange Act”)).

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Based on that evaluation, the CEO and the CFO have concluded that our disclosure controls and procedures are effective.

Internal Control over Financial Reporting

There have been no changes in our internal control over financial reporting during our most recently completed fiscal quarter that have materially affected or are reasonably likely to materially affect our internal control over financial reporting.

PART IIOTHER INFORMATION

ITEM 1LEGAL PROCEEDINGS

Urban Litigation

In October 2004, certain limited partners (the ~~“Urban Plaintiffs”~~"Urban Plaintiffs") of Urban Shopping Centers, L.P. ~~(“Urban”~~("Urban") filed a lawsuit against ~~Urban’s~~Urban's general partner, Head Acquisition, L.P. ~~(“Head”~~("Head"), as well as ~~TRCLP,~~The Rouse Company, LP ("TRCLP"), Simon Property Group, Inc., Westfield America, Inc., and various of their affiliates, including ~~Head’s~~Head's general partners (collectively, the ~~“Urban Defendants”~~"Urban Defendants"), in Circuit Court in Cook County, Illinois. GGP, ~~Inc., GGPLP~~GGPOP and other affiliates were later included as Urban Defendants. The lawsuit ~~alleges,~~alleged, among other things, that the Urban Defendants breached the Urban partnership agreement, unjustly enriched themselves through misappropriation of partnership opportunities, failed to grow the partnership, breached their fiduciary duties, and tortiously interfered with several contractual relationships. The plaintiffs ~~seek~~sought relief in the form of unspecified monetary damages and equitable relief requiring, among other things, the Urban Defendants, including GGP, Inc. and its affiliates, to engage in certain future transactions through the Urban Partnership. On ~~June 24, 2013,~~May 19, 2014 the ~~court held oral argument on~~ Company settled

the ~~parties’ cross-motions~~litigation and recorded a loss of $17.9 million, which is included in General and administrative expense in our Consolidated Statements of Comprehensive Income. The Company invested $60.0 million in Urban and contributed, at fair value, a 5.6% interest in three assets in exchange for ~~partial summary judgment.~~preferred equity interests. The ~~court rendered its decisions on these motions on November 7, 2013, affirming certain of the motions for plaintiffs and the co-defendants and denying others. A trial date~~Company has ~~been scheduled for May 27, 2014. The parties are continuing discussions regarding potential settlement terms; however, it is not possible~~no obligation to ~~determine whether such discussions will ultimately result~~engage in ~~a settlement acceptable to all parties.~~

partnership assets.

Tax Indemnification Liability

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not, the Company may pay approximately $202 million in tax and related interest in accordance with the Investment Agreements in the third or fourth quarter of 2014. The Internal Revenue Service has opened an audit for these ~~two~~2 taxpayers for 2009 through 2011 with respect to MPC ~~Taxes. The outcome of this Tax Court decision will impact~~Taxes; however, the ~~timing of~~Company does not expect any material taxes or interest or penalties to be due for these years based on a change to the ~~payment of the MPC taxes to HHC. We anticipate~~method outlined by the Tax ~~Court’s decision in 2014. We have~~Court.

The Company has accrued ~~$303.6~~approximately $322 million ~~as of March 31, 2014 and December~~

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~~31, 2013~~ related to the tax indemnification ~~liability. In addition, we have accrued $21.6 million of interest related to the tax indemnification~~ liability ~~in accounts payable and accrued expenses~~ on our Consolidated Balance Sheets as of ~~March 31,~~June 30, 2014, and December 31, ~~2013.~~2013. As a result of ~~our~~the Company's consideration of the risks associated with this matter, including the timing of recognition of indemnified and non-indemnified income by HHC, the use of specific deductions, and the ultimate amount of indemnified income recognized, as well as discussions with counsel, the Company believes that the aggregate liability recorded of ~~$325.2~~approximately $322 million represents management’s best estimate of our liability as of ~~March 31,~~June 30, 2014, and that the probability that wethe Company will incur a loss in excess of this amount is remote. Depending on the outcome of the Tax Court litigation, it is possible that we may make potentially significant payments on the tax indemnification liability in 2014. We do not expect that these payments will exceed the tax indemnification liability accrued as of March 31, 2014.

ITEM 1A RISK FACTORS

There are no material changes to the risk factors previously disclosed in our Annual Report.

ITEM 2 UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS

The following table provides the information with respect to the stock repurchases made by GGP during the ~~quarter~~six months ended ~~March 31,~~June 30, 2014.



Period	Total Number of Shares Purchased (1)	Average Price Paid per Share		Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs	Maximum Number or Approximate Dollar Value of Shares that May Yet be Purchased Under the Plans or Programs
February (February 10, 2014)	27,624,282	$	20.12	—	$	117,558,939.06
Total	27,624,282	$	20.12	—	$	117,558,939.06

(1) The Company’s stock repurchase program, approved by our Board of Directors on August 8, 2011, authorizes the purchase of up to $250 million of the Company’s common stock. The Company’s stock repurchase program has no fixed expiration date. On February 10, 2014, the Company repurchased 27,624,282 shares of common stock from affiliates of Pershing Square Capital Management, L.P., at $20.12 per share in a privately negotiated transaction approved by our Board of Directors.

ITEM 3DEFAULTS UPON SENIOR SECURITIES

None

~~None~~

ITEM 5OTHER INFORMATION

None

~~None~~

Table of Contents

ITEM 6EXHIBITS

~~10.1~~

10.1			Stock Purchase Agreement dated February 10, 2014 by and among General Growth Properties, Inc., GGP Limited Partnership, Pershing Square, L.P., Pershing Square II, L.P., PSRH, Inc. and Pershing Square Holdings, Ltd. (previously filed as Exhibit 10.1 to New GGP’s Current Report on Form 8-K dated February 10, 2014, which was filed with the SEC on February 10, 2014).

~~31.1~~ 10.2			Fourth Amended and Restated Agreement of Limited Partnership of GGP Operating Partnership, LP (f/k/a GGP Limited Partnership) dated May 1, 2014

10.3			Second Amended and Restated Employee Stock Purchase Plan dated May 15, 2014

10.4			Amendment dated April 30, 2014 to the Third Amended and Restated Credit Agreement, dated October 23, 2013

10.5			Second Amendment dated August 1, 2014 to the Loan Agreement dated April 26, 2013

31.1			Certification of Chief Executive Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.2			Certification of Chief Financial Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

32.1			Certification of Chief Executive Officer Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

32.2			Certification of Chief Financial Officer Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

101			The following financial information from General Growth Properties, Inc.’s. Quarterly Report on Form 10-Q for the quarter ended ~~March 31,~~June 30, 2014, has been filed with the SEC on ~~May~~August 6, 2014, formatted in XBRL (Extensible Business Reporting Language): (1) Consolidated Balance Sheets, (2) Consolidated Statements of ~~Operations and~~ Comprehensive Income, ~~(Loss),~~ (3) Consolidated Statements of Equity, (4) Consolidated Statements of Cash Flows and (5) Notes to Consolidated Financial Statements, tagged as blocks of text. Pursuant to Rule 406T of Regulation S-T, this information is deemed not filed or part of a registration statement or prospectus for purposes of sections 11 or 12 of the Securities Act of 1933, is deemed not filed for purposes of section 18 of the Securities Exchange Act of 1934, and is not otherwise subject to liability under these sections. Statements.

Pursuant to Item 601(b)(4)(iii) of Regulation S-K, the registrant has not filed debt instruments relating to long-term debt that is not registered and for which the total amount of securities authorized thereunder does not exceed 10% of total assets of the registrant and its subsidiaries on a consolidated basis as of ~~March 31,~~June 30, 2014. The registrant agrees to furnish a copy of such agreements to the SEC upon request.

Table of Contents

SIGNATURE

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



	GENERAL GROWTH PROPERTIES, INC.
	(Registrant)


Date: ~~May~~August 6, 2014	By:	/s/ Michael Berman
		Michael Berman
		Chief Financial Officer
		(on behalf of the Registrant)

~~Table of Contents~~

EXHIBIT INDEX

~~10.1~~

10.1		Stock Purchase Agreement, dated February 10, 2014, by and among General Growth Properties, Inc., GGP Limited Partnership, Pershing Square, L.P., Pershing Square II, L.P., PSRH, Inc. and Pershing Square Holdings, Ltd. (previously filed as Exhibit 10.1 to New GGP’s Current Report on Form 8-K dated February 10, 2014, which was filed with the SEC on February 10, 2014).

~~31.1~~ 10.2		Fourth Amended and Restated Agreement of Limited Partnership of GGP Operating Partnership, LP (f/k/a GGP Limited Partnership) dated May 1, 2014

10.3		Second Amended and Restated Employee Stock Purchase Plan dated May 15, 2014

10.4		Amendment dated April 30, 2014 to the Third Amended and Restated Credit Agreement, dated October 23, 2013

10.5		Second Amendment dated August 1, 2014 to the Loan Agreement dated April 26, 2013

31.1		Certification of Chief Executive Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.2		Certification of Chief Financial Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

32.1		Certification of Chief Executive Officer Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

32.2		Certification of Chief Financial Officer Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

101* 101		The following financial information from General Growth Properties, Inc.’s. Quarterly Report on Form 10-Q for the quarter ended ~~March 31,~~June 30, 2014, has been filed with the SEC on ~~May~~August 6, 2014, formatted in XBRL (Extensible Business Reporting Language): (1) Consolidated Balance Sheets, (2) Consolidated Statement of ~~Operations and~~ Comprehensive Income, ~~(Loss),~~ (3) Consolidated Statements of Equity, (4) Consolidated Statements of Cash Flows and (5) Notes to Consolidated Financial ~~Statements, tagged as blocks of text.~~ Statements.

* Pursuant to Rule 406T of Regulation S-T, this information is deemed not filed or part of a registration statement or prospectus for purposes of sections 11 or 12 of the Securities Act of 1933, is deemed not filed for purposes of section 18 of the Securities Exchange Act of 1934, and is not otherwise subject to liability under these sections.

	March 31,			December 31,
	2014			2013
	(Dollars in thousands, except share and per share amounts)
Assets:
Investment in real estate:
Land	$	4,318,264		$	4,320,597
Buildings and equipment	18,245,002			18,270,748
Less accumulated depreciation	(1,967,452		)	(1,884,861		)
Construction in progress	424,032			406,930
Net property and equipment	21,019,846			21,113,414
Investment in and loans to/from Unconsolidated Real Estate Affiliates	2,402,793			2,407,698
Net investment in real estate	23,422,639			23,521,112
Cash and cash equivalents	403,129			577,271
Accounts and notes receivable, net	492,718			478,899
Deferred expenses, net	187,211			189,452
Prepaid expenses and other assets	942,819			995,569
Total assets	$	25,448,516		$	25,762,303

Liabilities:
Mortgages, notes and loans payable	$	16,001,058		$	15,672,437
Investment in Unconsolidated Real Estate Affiliates	17,892			17,405
Accounts payable and accrued expenses	893,257			989,367
Dividend payable	139,497			134,476
Deferred tax liabilities	24,667			24,667
Tax indemnification liability	303,586			303,586
Junior subordinated notes	206,200			206,200
Total liabilities	17,586,157			17,348,138

Redeemable noncontrolling interests:
Preferred	139,584			131,881
Common	106,351			97,021
Total redeemable noncontrolling interests	245,935			228,902

Commitments and Contingencies	—			—

Equity:
Common stock: 11,000,000,000 shares authorized, $0.01 par value, 967,115,106 issued, 883,686,521 outstanding as of March 31, 2014, and 966,998,908 issued, 911,194,605 outstanding as of December 31, 2013	9,397			9,395
Preferred Stock:
500,000,000 shares authorized, $.01 par value, 10,000,000 shares issued and outstanding as of March 31, 2014 and December 31, 2013	242,042			242,042
Additional paid-in capital	11,364,549			11,372,443
Retained earnings (accumulated deficit)	(2,924,336		)	(2,915,723		)
Accumulated other comprehensive loss	(34,237		)	(38,173		)
Common stock in treasury, at cost, 55,969,390 shares as of March 31, 2014 and 28,345,108 shares as of December 31, 2013	(1,122,664		)	(566,863		)
Total stockholders’ equity	7,534,751			8,103,121
Noncontrolling interests in consolidated real estate affiliates	81,673			82,142
Total equity	7,616,424			8,185,263
Total liabilities and equity	$	25,448,516		$	25,762,303

	Three Months Ended March 31,
	2014			2013
	(Dollars in thousands, except per share amounts)
Revenues:
Minimum rents	$	397,208		$	395,701
Tenant recoveries	182,523			184,732
Overage rents	9,829			11,349
Management fees and other corporate revenues	16,687			15,931
Other	25,674			19,006
Total revenues	631,921			626,719
Expenses:
Real estate taxes	57,771			67,579
Property maintenance costs	22,042			23,020
Marketing	5,815			6,516
Other property operating costs	87,175			86,063
Provision for doubtful accounts	2,229			1,765
Property management and other costs	44,979			40,339
General and administrative	11,599			10,933
Depreciation and amortization	174,461			192,595
Total expenses	406,071			428,810
Operating income	225,850			197,909

Interest income	6,291			590
Interest expense	(179,441		)	(191,829		)
Gain on foreign currency	5,182			—
Warrant liability adjustment	—			(40,546		)
Loss on extinguishment of debt	—			(9,319		)
Income (loss) before income taxes, equity in income of Unconsolidated Real Estate Affiliates, discontinued operations and allocation to noncontrolling interests	57,882			(43,195		)
Provision for income taxes	(3,692		)	(141		)
Equity in income of Unconsolidated Real Estate Affiliates	7,157			13,194
Equity in income of Unconsolidated Real Estate Affiliates - gain on investment	—			3,448
Income (loss) from continuing operations	61,347			(26,694		)
Discontinued operations:
Gain (loss) from discontinued operations, including gains (losses) on dispositions	3,861			(7,938		)
Gain on extinguishment of debt	66,680			25,894
Discontinued operations, net	70,541			17,956
Net income (loss)	131,888			(8,738		)
Allocation to noncontrolling interests	(3,852		)	(2,788		)
Net income (loss) attributable to General Growth Properties, Inc.	128,036			(11,526		)
Preferred Stock dividends	(3,984		)	(2,125		)
Net income (loss) attributable to common stockholders	$	124,052		$	(13,651	)

Basic Earnings (Loss) Per Share:
Continuing operations	$	0.06		$	(0.03	)
Discontinued operations		0.08			0.02
Total basic earnings (loss) per share	$	0.14		$	(0.01	)

Diluted Earnings (Loss) Per Share:
Continuing operations	$	0.06		$	(0.03	)
Discontinued operations		0.07			0.02
Total diluted earnings (loss) per share	$	0.13		$	(0.01	)
Dividends declared per share	$	0.15		$	0.12

Comprehensive Income (Loss),Net:
Net income (loss)
Other comprehensive income	$	131,888		$	(8,738	)
Foreign currency translation		3,952			9,648
Unrealized gains on available-for-sale securities		–			248
Other comprehensive income		3,952			9,896
Comprehensive income		135,840			1,158
Comprehensive income allocated to noncontrolling interests		(3,868	)		(2,841	)
Comprehensive income (loss) attributable to General Growth Properties, Inc.		131,972			(1,683	)
Preferred stock dividends		(3,984	)		(2,125	)
Comprehensive income (loss), net, attributable to common stockholders	$	127,988		$	(3,808	)

								Retained									Noncontrolling
					Additional			Earnings			Accumulated Other			Common			Interests in
	Common		Preferred		Paid-In			(Accumulated			Comprehensive			Stock in			Consolidated Real			Total
	Stock		Stock		Capital			Deficit)			Income (Loss)			Treasury			Estate Affiliates			Equity

Balance at January 1, 2013	$	9,392	$	—	$	10,432,447		$	(2,732,787	)	$	(87,354	)	$	—		$	83,322		$	7,705,020

Net income								(11,526		)							537			(10,989		)
Issuance of Preferred Stock, net of issuance costs			242,042		—															242,042
Distributions to noncontrolling interests in consolidated
Real Estate Affiliates																	(853		)	(853		)
Restricted stock grants, net (24,121 common shares)	—		—		2,401															2,401
Employee stock purchase program (84,798 common shares)	—				1,668															1,668
Stock option grants, net (213,534 common shares)	2				22,692															22,694
Cash dividends reinvested (DRIP) in stock (7,178 common shares)	—		—		139															139
Other comprehensive loss											9,843									9,843
Cash distributions declared ($0.12 per share)								(112,768		)										(112,768		)
Cash distributions on Preferred Stock								(2,125		)										(2,125		)
Fair value adjustment for noncontrolling interest in Operating Partnership					(1,001		)													(1,001		)
Common stock warrants					895,513															895,513

Balance at March 31, 2013	$	9,394	$	242,042	$	11,353,859		$	(2,859,206	)	$	(77,511	)	$	—		$	83,006		$	8,751,584

Balance at January 1, 2014	$	9,395	$	242,042	$	11,372,443		$	(2,915,723	)	$	(38,173	)	$	(566,863	)	$	82,142		$	8,185,263

Net income								128,035									955			128,990
Distributions to noncontrolling interests in consolidated
Real Estate Affiliates																	(1,424		)	(1,424		)
Restricted stock grants, net (31,112 common shares)	1		—		684															685
Employee stock purchase program (52,180 common shares)	1				1,041															1,042
Stock option grants, net of forfeitures (26,652 common shares)					7,335															7,335
Treasury stock purchases (27,624,282 common shares)														(555,801		)				(555,801		)
Cash dividends reinvested (DRIP) in stock (6,254 common shares)	—		—		125															125
Other comprehensive loss											3,936									3,936
Cash distributions declared ($0.15 per share)								(132,664		)										(132,664		)
Cash distributions on Preferred Stock								(3,984		)										(3,984		)
Fair value adjustment for noncontrolling interest in Operating Partnership					(17,079		)													(17,079		)

Balance at March 31, 2014	$	9,397	$	242,042	$	11,364,549		$	(2,924,336	)	$	(34,237	)	$	(1,122,664	)	$	81,673		$	7,616,424

	Gross Asset		Accumulated Amortization			Net Carrying Amount

As of March 31, 2014
Tenant leases:
In-place value	$	721,265	$	(377,673	)	$	343,592

As of December 31, 2013
Tenant leases:
In-place value	$	797,311	$	(420,370	)	$	376,941

Year	Amount
2014 Remaining	$	130,028
2015	144,670
2016	112,647
2017	84,669
2018	55,668



Year	Amount
2014 Remaining	$	83,756
2015	141,551
2016	109,824
2017	82,224
2018	54,049



Total fair value of net assets acquired	$	110,893
Previous investment in Quail Springs Mall	(35,610		)
Cash paid to acquire our joint venture partners' interest	(55,507		)
Gains from changes in control of investment properties	$	19,776



Investment in real estate, including intangible assets and liabilities	$	186,627
Fair value of debt	(77,204		)
Net working capital	1,470
Net assets acquired	$	110,893



Cash received from our joint venture partner	$	411,476
Proportionate share of previous investment in The Grand Canal Shoppes and The Shoppes at The Palazzo	(211,468		)
Gains from changes in control of investment properties	$	200,008

	March 31, 2014				December 31, 2013
	Carrying Amount(1)		Estimated Fair Value		Carrying Amount(1)		Estimated Fair Value
Fixed-rate debt	$	13,968,441	$	14,320,908	$	13,919,820	$	13,957,952
Variable-rate debt	2,032,617		2,065,997		1,752,617		1,787,139
	$	16,001,058	$	16,386,905	$	15,672,437	$	15,745,091

	March 31,		Weighted-Average		December 31,		Weighted-Average
	2014(1)		Interest Rate(2)		2013(3)		Interest Rate(2)
Fixed-rate debt:
Collateralized mortgages, notes and loans payable (4)	$	13,957,173	4.54	%	$	13,907,029	4.55	%
Corporate and other unsecured loans	11,268		4.41	%	12,791		4.41	%
Total fixed-rate debt	13,968,441		4.54	%	13,919,820		4.55	%
Variable-rate debt:
Collateralized mortgages, notes and loans payable (4)	1,700,817		2.60	%	1,700,817		2.61	%
Revolving credit facility	331,800		1.73	%	51,800		1.74	%
Total variable-rate debt	2,032,617		2.46	%	1,752,617		2.59	%

Total Mortgages, notes and loans payable	$	16,001,058	4.27	%	$	15,672,437	4.33	%

Junior Subordinated Notes	$	206,200	1.69	%	$	206,200	1.69	%

Initial Warrant Holder	Number of Warrants	Exercise Price
Brookfield	57,500,000	$	10.75
Blackstone - B (2)	2,500,000	10.75
Fairholme (2)	41,070,000	10.50
Pershing Square (1)	16,430,000	10.50
Blackstone - A (2)	2,500,000	10.50
	120,000,000

		Exercise Price
Record Date	Issuable Shares (1)	Brookfield and Blackstone - B		Fairholme, Pershing Square and Blackstone - A
April 16, 2013	83,443,178	$	9.53	$	9.30
July 16, 2013	83,945,892	9.47		9.25
October 15, 2013	84,507,750	9.41		9.19
December 13, 2013	85,084,392	9.34		9.12



		Exercise Price
Record Date	Issuable Shares (1)	Brookfield and Blackstone - B		Fairholme, Pershing Square and Blackstone - A
April 16, 2013	83,443,178	$	9.53	$	9.30
July 16, 2013	83,945,892	9.47		9.25
October 15, 2013	84,507,750	9.41		9.19
December 13, 2013	85,084,392	9.34		9.12
April 15, 2014	85,668,428	9.28		9.06

	March 28, 2013
Fair value of Warrants	$	895,513

Observable Inputs
GGP stock price per share	$	19.88
Warrant term	4.62

Unobservable Inputs
Expected volatility	30		%
Range of values considered	(15% - 65%)

Discount for lack of marketability	3		%
Range of values considered	(3% - 7%)

	Number of Common Units for each Preferred Unit	Number of Contractual Convertible Preferred Units Outstanding as of March 31, 2014	Converted Basis to Common Units Outstanding as of March 31, 2014	Conversion Price		Redemption Value
Series B (1)	3.00000	1,279,632	3,991,540	$	16.66670	87,814
Series D	1.50821	532,750	803,499	33.15188		26,637
Series E	1.29836	502,658	652,631	38.51000		25,133
						$	139,584

Balance at January 1, 2013	$	268,219
Net loss	(85		)
Distributions	(732		)
Redemption of operating partnership units	(3,328		)
Other comprehensive loss	53
Fair value adjustment for noncontrolling interests in Operating Partnership	(427		)
Balance at March 31, 2013	$	263,700

Balance at January 1, 2014	$	228,902
Net income	664
Distributions	(725		)
Other comprehensive income	15
Fair value adjustment for noncontrolling interests in Operating Partnership	17,079
Balance at March 31, 2014	$	245,935

Declaration Date	Record Date	Payment Date	Dividend Per Share
2014
February 26	April 15	April 30	$	0.15
2013
October 28	December 13	January 2, 2014	$	0.14
July 29	October 15	October 29, 2013	0.13
May 10	July 16	July 30, 2013	0.12
February 4	April 16	April 30, 2013	0.12

	2014				2013
			Weighted				Weighted
			Average				Average
			Exercise				Exercise
	Shares		Price		Shares		Price
Stock options Outstanding at January 1,	21,565,281		$	17.28	9,692,499		$	13.59
Granted	50,000		22.41		5,901,108		19.24
Exercised	(26,652	)	15.79		(208,587	)	14.19
Forfeited	(107,797	)	18.78		(70,811	)	15.28
Expired	(8,102	)	14.39		(1,759	)	14.17
Stock options Outstanding at March 31,	21,472,730		$	17.29	15,312,450		$	15.75

	March 31, 2014							December 31, 2013
	Gross Liability		Accumulated Accretion			Balance		Gross Liability		Accumulated Accretion			Balance

Intangible liabilities:
Below-market tenant leases, net	$	585,969	$	(259,823	)	$	326,146	$	622,710	$	(271,215	)	$	351,495
Above-market headquarters office leases, net	15,267		(5,564		)	9,703		15,268		(5,130		)	10,138
Above-market ground leases, net	9,756		(1,275		)	8,481		9,756		(1,181		)	8,575
Total intangible liabilities	$	610,992	$	(266,662	)	$	344,330	$	647,734	$	(277,526	)	$	370,208

Remaining Accounts payable and accrued expenses:
Accrued interest						75,128							80,409
Accounts payable and accrued expenses						107,595							98,986
Accrued real estate taxes						87,068							92,663
Deferred gains/income						99,102							115,354
Accrued payroll and other employee liabilities						31,919							34,006
Construction payable						63,216							103,988
Tenant and other deposits						20,948							21,434
Insurance reserve liability						17,373							16,643
Capital lease obligations						12,549							12,703
Conditional asset retirement obligation liability						10,296							10,424
Uncertain tax position liability						5,577							5,536
Other						18,156							27,013
Total remaining Accounts payable and accrued expenses						548,927							619,159
Total Accounts payable and accrued expenses						$	893,257						$	989,367



	June 30, 2014							December 31, 2013
	Gross Liability		Accumulated Accretion			Balance		Gross Liability		Accumulated Accretion			Balance
Intangible liabilities:
Below-market tenant leases, net	571,131		(267,553		)	$	303,578	622,710		(271,215		)	$	351,495
Above-market headquarters office leases, net	15,267		(5,999		)	$	9,268	15,268		(5,130		)	$	10,138
Above-market ground leases, net	9,127		(1,339		)	$	7,788	9,756		(1,181		)	$	8,575
Total intangible liabilities	$	595,525	$	(274,891	)	$	320,634	$	647,734	$	(277,526	)	$	370,208

Remaining Accounts payable and accrued expenses:
Accrued interest						54,326							58,777
Accounts payable and accrued expenses						91,936							102,246
Accrued real estate taxes						94,524							92,663
Deferred gains/income						91,149							115,354
Accrued payroll and other employee liabilities						40,282							34,006
Construction payable						63,180							103,988
Tenant and other deposits						21,991							21,434
Insurance reserve liability						17,137							16,643
Capital lease obligations						12,392							12,703
Conditional asset retirement obligation liability						9,153							10,424
Uncertain tax position liability						7,077							5,536
Other						15,605							27,013
Total remaining Accounts payable and accrued expenses						518,752							600,787
Total Accounts payable and accrued expenses						$	839,386						$	970,995

	March 31, 2014 (1)			March 31, 2013 (1)			% Change
In-Place Rents per square foot (2)
Consolidated Properties	$	64.49		$	67.69		-4.73	%
Unconsolidated Properties	76.97			74.55			3.25	%
Total	$	68.08		$	69.60		-2.18	%

Percentage Leased
Consolidated Properties	96.0		%	95.7		%	30 bps
Unconsolidated Properties	96.8		%	96.2		%	60 bps
Total	96.2		%	95.8		%	40 bps

Tenant Sales
Consolidated Properties	$	519		$	531		-2.26	%
Unconsolidated Properties	688			630			9.21	%
Total	$	565		$	558		1.25	%



	June 30, 2014 (1)			June 30, 2013 (1)			% Change
In-Place Rents per square foot (2)
Consolidated Properties	$	67.93		$	66.01		2.91	%
Unconsolidated Properties	79.94			79.67			0.34	%
Total	$	71.43		$	69.84		2.28	%

Percentage Leased
Consolidated Properties	96.2		%	95.6		%	60 bps
Unconsolidated Properties	97.0		%	96.5		%	50 bps
Total	96.5		%	95.9		%	60 bps

Tenant Sales per square foot (3)
Consolidated Properties	$	517		$	520		(0.58	)%
Unconsolidated Properties	696			664			4.82	%
Total	$	563		$	560		0.54	%

Tenant Sales Volume (All Less Anchors) (3)
Consolidated Properties	$	13,390		$	13,277		0.85	%
Unconsolidated Properties	6,655			6,165			7.95	%
Total	$	20,045		$	19,442		3.10	%

	Number of Leases	Square Feet	Term/Years	Initial Rent Per Square Foot(1)		Expiring Rent Per Square Foot(2)		Initial Rent Spread		% Change
Commencement 2014	755	2,151,171	6.1	$	67.75	$	61.13	$	6.62	10.8	%
Commencement 2015	49	193,622	7.2	82.07		72.00		10.07		14.0	%
Total 2014/2015	804	2,344,793	6.2	$	68.93	$	62.03	$	6.90	11.1	%



	Number of Leases	Square Feet	Term/Years	Initial Rent Per Square Foot(1)		Expiring Rent Per Square Foot(2)		Initial Rent Spread		% Change
Commencement 2014	1,314	3,893,234	6.3	$	62.93	$	55.02	$	7.91	14.4	%
Commencement 2015	115	425,030	7.0	73.51		62.17		11.34		18.2	%
Total 2014/2015	1,429	4,318,264	6.4	$	63.97	$	55.72	$	8.25	14.8	%



(1) Represents initial rent over the term consisting of base minimum rent and common area costs.
(2) Represents expiring rent at end of lease consisting of base minimum rent and common area costs.

	Consolidated(1)		Unconsolidated(1)
	(Dollars in thousands)
2014	$	114,786	$	16,132
2015	720,172		199,836
2016	719,329		27,188
2017	880,295		334,048
2018	2,263,367		232,066
Subsequent	11,401,759		2,385,091
	$	16,099,708	$	3,194,361

Property	Description	Ownership %		GGP’s Total Projected Share of Cost		GGP’s Investment to Date (1)		Expected Return on Investment (2)	Expected Project Opening
Major Development Summary (in millions, at share unless otherwise noted)

*Open*
Northridge Northridge, CA	The Sports Authority, Yardhouse and Plaza	100	%	$	12.2	$	11.3	14%	Open

Fashion Show Las Vegas, NV	Addition of Macy’s Men’s and inline	100	%	34.8		31.3		23%	Open

Oakwood Center Gretna, LA	West wing redevelopment and Dick’s Sporting Goods	100	%	19.0		14.6		9%	Open

Glendale Galleria (3) Glendale, CA	Addition of Bloomingdale’s, remerchandising, business development and renovation	50	%	51.7		47.4		12%	Open

The Mall in Columbia Columbia, MD	Lifestyle expansion	100	%	23.6		16.2		12%	Open

Oakbrook Center Oakbrook, IL	Conversion of former anchor space into Container Store, Pirch and inline	48	%	15.0		12.2		10%	Open

Other Projects Various Malls	Redevelopment projects at various malls	N/A		148.4		126.9		10%	Open

	Total Open Projects			$	304.7	$	259.9	12%

*Under Construction*
The Woodlands (3) Woodlands, TX	Addition of Nordstrom in former Sears box	100	%	$	44.7	$	31.9	7-9%	Q3 2014

Mayfair Mall (3) Wauwatosa, WI	Nordstrom	100	%	72.3		7.5		6-8%	Q3 2015

Ridgedale Center (3) Minnetonka, MN	Nordstrom, Macy’s Expansion, New Inline GLA and renovation	100	%	106.2		24.1		8-9%	Q3 2015

Southwest Plaza Littleton, CO	Redevelopment	100	%	72.6		1.8		9-10%	Q4 2015

Ala Moana Center (3) Honolulu, HI	Demolish existing Sears store and expand mall, adding anchor, box and inline tenants, reconfigure center court	100	%	573.2		275.7		9-10%	Q4 2015

Other Projects Various Malls	Redevelopment projects at various malls	N/A		195.8		58.9		8-9%	Various

	Total Projects Under Construction			$	1,064.8	$	399.9	8-10%

Projects in Pipeline
Baybrook Mall Friendswood, TX	Expansion	53	%	$	76.3	$	1.0	9-10%	TBD

Staten Island Mall Staten Island, NY	Expansion	100	%	156.1		1.7		10-11%	TBD

New Mall Development Norwalk, CT	Ground up mall development	100	%	285.0		35.8		8-10%	TBD

Ala Moana Center Honolulu, HI	Nordstrom box repositioning	100	%	85.0		—		9-10%	TBD

Other Projects Various Malls	Redevelopment projects at various malls	N/A		211.6		5.0		9-10%	TBD

	Total Projects in Pipeline			$	814.0	$	43.5	8-10%

	Total Development Summary			$	2,183.5	$	703.3	9-11%



Property	Description	Ownership %	GGP’s Total Projected Share of Cost		GGP’s Investment to Date (1)		Expected Return on Investment (2)	Expected Project Opening
Major Development Summary (in millions, at share unless otherwise noted)

Open
Northridge Northridge, CA	The Sports Authority, Yardhouse and Plaza	100%	$	12.2	$	11.3	14%	Open

Fashion Show Las Vegas, NV	Addition of Macy's Men's and inline	100%	34.8		32.0		23%	Open

Oakwood Center Gretna, LA	West wing redevelopment and Dick's Sporting Goods	100%	19.0		15.3		9%	Open

Glendale Galleria (3) Glendale, CA	Addition of Bloomingdale's, remerchandising, business development and renovation	50%	51.7		49.1		12%	Open

The Mall in Columbia Columbia, MD	Lifestyle expansion	100%	23.6		17.7		12%	Open

Oakbrook Center Oakbrook, IL	Conversion of former anchor space into Container Store, Pirch and inline	48%	15.0		12.8		10%	Open

Other Projects Various Malls	Redevelopment projects at various malls	N/A	169.3		147.2		10%	Open

	Total Open Projects		$	325.6	$	285.4	12%

Under Construction

The Woodlands (3) Woodlands, TX	Addition of Nordstrom in former Sears box	100%	$	44.7	$	36.1	7-9%	Q3 2014

Mayfair Mall (3) Wauwatosa, WI	Nordstrom	100%	72.3		11.0		6-8%	Q3 2015

Ridgedale Center (3) Minnetonka, MN	Nordstrom, Macy's Expansion, New Inline GLA and renovation	100%	106.2		31.0		8-9%	Q3 2015

Southwest Plaza Littleton, CO	Redevelopment	100%	72.6		5.1		9-10%	Q4 2015

Ala Moana Center (3) Honolulu, HI	Demolish existing Sears store and expand mall, adding anchor, box and inline tenants, reconfigure center court	100%	573.2		294.3		9-10%	Q4 2015

Baybrook Mall Friendswood, TX	Total Projects Under Construction	53%	76.3		17.5		9-10%	Q4 2015

Other Projects Various Malls	Expansion	N/A	192.1		62.4		8-9%	Various

	Total Projects Under Construction		$	1,137.4	$	457.4	8-10%

Projects in Pipeline

Staten Island Mall Staten Island, NY	Expansion	100%	156.1		2.4		10-11%	TBD

New Mall Development Norwalk, CT	Ground up mall development	100%	285.0		36.8		8-10%	TBD

Ala Moana Center Honolulu, HI	Nordstrom box repositioning	100%	85.0		—		9-10%	TBD

Other Projects Various Malls	Redevelopment projects at various malls	N/A	194.4		6.5		9-10%	TBD

	Total Projects in Pipeline		$	720.5	$	45.7	8-10%

	Total Development Summary		$	2,183.5	$	788.5	9-11%