Filed pursuant to 424(b)(3)
Registration #333-118860
SUPPLEMENT NO. 15
DATED APRIL 5, 2005
TO THE PROSPECTUS DATED DECEMBER 21, 2004
OF INLAND WESTERN RETAIL REAL ESTATE TRUST, INC.
We are providing this Supplement No. 15 to you in order to supplement our prospectus. This supplement updates information in the "Real Property Investments" and "Plan of Distribution" sections of our prospectus. This Supplement No. 15 supplements, modifies or supersedes certain information contained in our prospectus, Supplement No. 14 dated March 28, 2005, and Supplement No. 13 dated March 18, 2005, (Supplement No. 13 superseded certain information contained in our prospectus and prior supplements dated between December 29, 2004 and March 18, 2005), and must be read in conjunction with our prospectus.
Real Property Investments
The discussion under this section, which starts on page 110 of our prospectus, is modified and supplemented by the following information regarding properties we have acquired or intend to acquire.
The following table provides information regarding the properties we have acquired since March 28, 2005, the date of our last supplement. We have purchased these properties from unaffiliated third parties. We purchased these properties with our own funds, unless noted otherwise. However, we expect to place financing on the properties at a later date.
Year | Date | Approx. Acquisition Costs, Including | Gross Leasable Area | Physical Occupancy as of 04/01/05 | No. of | ||
Property | Built | Acquired | expenses ($) * | (Sq. Ft.) | (%) | Tenants | Major Tenants ** |
CVS Drug Store | 2004 | 03/29/05 | 4,435,000 | 13,524 | 100 | 1 | CVS Drug Store |
Four Peaks Plaza | 2004 | 03/30/05 | 26,300,700 | 121,998 | 100 | 21 | Ross Dress for Less |
Lake Forest Crossing | 2004 | 03/30/05 | 8,300,000 | 22,743 | 100 | 15 | Blockbuster Video |
The Brickyard | 2004 (1) | 04/01/05 | 76,900,400 | 234,081 | 100 | 29 | Jewel/Osco |
* | Our acquisition costs may increase by additional costs, which have not yet been finally determined. We expect any additional costs to be insignificant. |
** | Major tenants include tenants leasing more than 10% of the gross leasable area of the individual property. |
(1) The Brickyard was built in 1977 and completely redeveloped during 2004.
Potential Property Acquisitions
We are currently considering acquiring the properties listed below. Our decision to acquire these properties will generally depend upon:
- no material adverse change occurring relating to the properties, the tenants or in the local economic conditions;
- our receipts of sufficient net proceeds from this offering and financing proceeds to make these acquisition; and
- our receipt of satisfactory due diligence information including appraisals, environmental reports and lease information.
Other properties may be identified in the future that we may acquire before or instead of these properties. We cannot guarantee that we will complete these acquisitions.
In evaluating these properties as potential acquisitions and determining the appropriate amount of consideration to be paid for each property, we have considered a variety of factors including, overall valuation of net rental income, location, demographics, quality of tenant, length of lease, price per square foot, occupancy and the fact that overall rental rate at the shopping center is comparable to market rates. We believe that these properties are well located, have acceptable roadway access, are well maintained and have been professionally managed. These properties will be subject to competition from similar shopping centers within their market area, and their economic performance could be affected by changes in local economic conditions. We did not consider any other factors materially relevant to our decision to acquire these properties.
Property | Year Built | Approximate Acquisition Costs Including Expenses ($) * | Gross Leasable Area | Physical Occupancy as of 04/01/05 (%) | No. of Tenants | Major Tenants ** |
Walgreens | 1999 | 4,418,000 | 13,905 | 100 | 1 | Walgreens |
Fisher Scientific | 2001 | 14,000,000 | 114,700 | 100 | 1 | Richard Allen Scientific |
Four Eckerd Drug Stores | 2004 | 23,403,000 | 55,274 | 100 | 1 | Eckerd Drug Store |
415 South 9th Street | ||||||
454 W. Mahoning Street | ||||||
110 Main Street | ||||||
7719 Main Street | ||||||
The Gateway | 2001 - 2003 | 179,601,000 | 632,099 | 87 | 101 | Dick's Sporting Goods |
Walgreens | 2000 | 5,850,000 | 16,335 | 100 | 1 | Walgreens |
Lowe's/Bed, Bath & Beyond | 2005 | 23,333,000 | 158,063 | 100 | 2 | Lowe's |
Grapevine Crossing | 2001 | 23,300,000 | 125,381 | 100 | 10 | Best Buy |
Bear Creek Shopping Center | 2002 | 19,406,000 | 87,912 | 100 | 14 | HEB Grocery |
Beachway Plaza | 1984/ | 17,000,000 | 120,990 | 99 | 18 | Publix |
Vail Ranch Plaza | 2005 | 24,525,000 | 101,507 | 100 | 12 | Henry's Market (Wild Oats) |
Red Bug Village | 2004 | 8,252,000 | 23,800 | 95 | 10 | Stonewood Grill |
Village Shoppes of Gainsville | 2004 | 39,000,000 | 229,838 | 95 | 41 | Publix Ross Dress for Less Marshalls |
* | Our acquisition costs may increase by additional costs, which have not yet been finally determined. We expect any additional costs to be insignificant. |
** | Major tenants include tenants leasing more than 10% of the gross leasable area of the individual property. |
(2) We anticipate funding a first mortgage in the amount of $39,000,000 at a 6.73% annual interest rate to the owner of this property.
Plan of Distribution
The following new subsection is inserted at the end of this section on page 360 of our prospectus.
Update
The following table updates shares sold in our offerings as of April 1, 2005:
Gross | Commission and fees | Net | ||
Shares | proceeds ($) | ($) (1) | proceeds ($) | |
From our advisor | 20,000 | 200,000 | - | 200,000 |
Our offering dated September 15, 2003: | 249,980,000 | 2,499,720,014 | 262,079,815 | 2,237,640,199 |
Our second offering dated December 21, 2004 | 31,631,872 | 316,318,724 | 32,647,781 | 283,670,943 |
Shares sold pursuant to our distribution reinvestment program | 5,090,023 | 48,355,216 | - | 48,355,216 |
Shares repurchased pursuant to our share repurchase program | (209,418) | (1,937,115) | - | (1,937,115) |
286,512,477 | 2,862,656,839 | 294,727,596 | 2,567,929,243 |
- Inland Securities Corporation serves as dealer manager of this offering and is entitled to receive selling commissions and certain other fees, as discussed further in our prospectus.
We have finalized our sales effort for our $2.5 billion initial public offering where we offered for sale 250 million shares of common stock. We consummated the sale of all of the shares of the offering on March 22, 2005. We have commenced our $2.5 billion follow-on offering and sales are continuing at this time.