SITE Centers (SITC) 8-K Developers Diversified Realty Corporation

Exhibit 99.2

Quarterly Financial Supplement

For the three months ended
March 31, 2003

Investor Relations Department

3300 Enterprise Parkway • Beachwood, Ohio 44122
(216) 755-5500 • (216) 755-1500 (fax)
www.ddr.com

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

     Developers Diversified Realty Corporation considers portions of this information to be forward-looking statements within the meaning of Section 27A of the Securities Exchange Act of 1933 and Section 21E of the Securities Exchange Act of 1934, both as amended, with respect to the Company’s expectation for future periods. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. For this purpose, any statements contained herein that are not historical fact may be deemed to be forward-looking statements. There are a number of important factors that could cause the results of the Company to differ materially from those indicated by such forward-looking statements, including among other factors, local conditions such as oversupply of space or a reduction in demand for real estate in the area, competition from other available space, dependence on rental income from real property or the loss of a major tenant and other matters described in the Management’s Discussion and Analysis section of the Company’s Form 10-K for the year ended December 31, 2002.

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

TABLE OF CONTENTS

Section			Page
Earnings Release & Financial Statements				1
Financial Summary				12
	•    Financial Highlights			13
	•    Market Capitalization and Financial Ratios			14
	•    Market Capitalization Summary			17
	•    Significant Accounting Policies			18
Consolidated and Wholly Owned Financial Operations				20
	•    Summary of Capital Transactions			21
	•    Acquisitions, Dispositions, Expansions and Developments			24
	•    Summary of Consolidated Debt			27
	•    Summary of Consolidated Mortgage Principal Payments			29
		& Corporate Debt Maturities
Joint Venture Summaries				32
	•    Joint Venture Financials			33
	•    Joint Venture Partnership Summaries			34
Joint Venture Financial Operations				58
	•    Summary of Capital Transactions			59
	•    Acquisitions, Dispositions, Expansions and Developments			60
	•    Summary of Joint Venture Debt			64
	•    Summary of Pro Rata Joint Venture Debt			66
	•    Summary of Joint Venture Mortgage Principal Payments			67
Portfolio Statistics				68
Appendix				79
	•    Property Listing			80
	•    Investor Information			101

Earnings Release & Financial Statements

1

DEVELOPERS DIVERSIFIED REALTY CORPORATION

For Immediate Release:

Contact:	Scott A. Wolstein	Michelle A. Mahue
	Chairman	Director of Investor Relations
	Chief Executive Officer	216-755-5455
	216-755-5500

DEVELOPERS DIVERSIFIED REALTY REPORTS A 6.3%
INCREASE IN FFO PER SHARE FOR THE THREE MONTH PERIOD ENDED MARCH 31, 2003

     CLEVELAND, OHIO, May 1, 2003- Developers Diversified Realty Corporation (NYSE: DDR), a real estate investment trust (“REIT”), today announced that first quarter 2003 Funds From Operations (“FFO”), a widely accepted measure of REIT performance, on a per share basis was $0.68 (diluted) and $0.69 (basic) compared to $0.64 (diluted) and $0.65 (basic) per share for the same period in the previous year, an increase of 6.3% diluted and 6.2% basic. FFO reached $49.3 million for the quarter ended March 31, 2003, as compared to $40.1 million for 2002. Net income for the three month period ended March 31, 2003 was $38.4 million, or $0.37 per share (diluted), compared to first quarter 2002 net income of $23.9 million, or $0.27 per share (diluted), an increase of 37.0%.

     Scott A. Wolstein, DDR’s chairman and chief executive officer stated, “I am pleased to report continued strong earnings growth driven by positive fundamentals in our portfolio. We are particularly pleased to achieve this growth while reducing the contribution of lease termination fees, merchant building gains and other non-traditional income sources by approximately $0.06 per share of FFO as compared to the first quarter of 2002. In addition, our balance sheet continues to reflect consistent improvement and enhanced financial flexibility, which positions the Company for additional growth through 2003 and beyond.”

     Management believes that Funds From Operations (“FFO”) provides an additional indicator of the financial performance of a REIT. The Company also believes that FFO appropriately measures the core operations of the Company and provides a benchmark to its peer group. FFO does not represent cash generated from operating activities in accordance with generally accepted accounting principles and is not necessarily indicative of cash available to fund cash needs and should not be considered as an alternative to net income as an indicator of the Company’s operating performance or as an alternative to cash flow as a measure of liquidity. FFO is defined generally and calculated by the Company as net income, adjusted to exclude: (i) preferred dividends, (ii) gains (or losses) from sales of depreciable real estate property, except for those sold through the Company’s merchant building program, which are presented net of taxes, (iii) sales of securities, (iv) extraordinary items and (v) certain non-cash items. These non-cash items principally include real property depreciation, equity income from joint ventures and equity income from minority equity investments and adding the Company’s proportionate share of FFO from its unconsolidated joint ventures and minority equity investments, determined on a consistent basis. Other real estate companies may calculate FFO in a different manner. A reconciliation of net income to FFO is presented in the financial highlights section.

Leasing:

     Leasing activity continues to be strong throughout the portfolio. During the first quarter of 2003, the Company executed 58 new leases aggregating approximately 305,000 square feet and 99 renewals aggregating approximately 430,000 square feet. Rental rates on new leases increased by 26.6% to $13.90 per square foot and rental rates on renewals increased by 8.6% to $11.34 per square foot. On a blended basis, rental rates for new leases and renewals increased by 11.6% to $12.28 per square foot.

2

     At March 31, 2003, the average annualized base rent per occupied square foot, including those properties owned through joint ventures, was $10.39. Excluding the impact of the properties acquired through the JDN Realty (“JDN”) merger, the average annualized base rent per occupied square foot for the portfolio was $10.79, as compared to $10.34 at March 31, 2002.

     As of March 31, 2003, the portfolio was 95.4% leased. Excluding the impact of the properties acquired through the JDN merger, the portfolio was 95.6% leased, as compared to 95.5% at March 31, 2002. These percentages include tenants for which signed leases have been executed and occupancy has not occurred. Based on tenants in place and responsible for paying rent as of March 31, 2003, the portfolio was 94.7% occupied. Excluding the impact of the properties acquired through the JDN merger, the portfolio was 94.8% occupied, as compared to 94.5% at March 31, 2002.

     Same store tenant sales performance over the trailing 12 month period within the Company’s portfolio remained strong at approximately $240 per square foot for those tenants required to report. Aggregate base and percentage rental revenues relating to Core Portfolio Properties (i.e., shopping center properties owned since January 1, 2002, excluding properties under redevelopment) increased approximately $1.4 million (or 1.7%) for the three month period ended March 31, 2003, compared to the same period in 2002.

Strategic Transactions:

     During the first quarter of 2003, the Company and JDN’s shareholders approved a definitive merger agreement pursuant to which JDN shareholders received 0.518 shares of DDR in exchange for each share of JDN stock on March 13, 2003. The transaction valued JDN at approximately $1.1 billion, which included approximately $576 million of assumed debt at the carrying amount and $50 million of preferred voting stock.

     DDR acquired 102 retail assets aggregating 23 million square feet including 16 development properties comprising approximately 6 million square feet of total GLA. Additionally, DDR acquired a development pipeline of nine properties representing 1.9 million square feet of total GLA with a total estimated cost of approximately $120 million. As a result of the transaction, as of March 31, 2002, DDR’s total market capitalization is approximately $5.2 billion (including its pro rata portion of unconsolidated joint venture debt).

     In March 2002, the Company announced its participation in a joint venture with Lubert-Adler Funds and Klaff Realty, L.P., which was awarded asset designation rights for all of the retail real estate interests of the bankrupt estate of Service Merchandise Corporation. The Company has a 25% interest in the joint venture. In addition, the Company earns fees for the management, leasing, development and disposition of the real estate portfolio. The designation rights enable the joint venture to determine the ultimate use and disposition of the real estate interests held by the bankrupt estate. At March 31, 2003, the portfolio consisted of approximately 88 Service Merchandise retail sites totaling approximately 5.0 million square feet. The transaction was approved by the U.S. Bankruptcy Court in Nashville, Tennessee and subsequently the designation rights were transferred to the joint venture.

     During the first quarter of 2003, the joint venture sold nine sites and received gross proceeds of approximately $16.4 million at an aggregate gain of $1.6 million. However, the joint venture recognized a pre tax loss of approximately $3.3 million of which the Company’s proportionate share was approximately $0.8 million. This loss was primarily attributed to the rejection of one lease initially valued at approximately $2.3 million and related party interest costs aggregating approximately $1.8 million. The Company also earned disposition, management, and leasing fees aggregating $0.6 million and interest income of $0.4 million in 2003 relating to this investment.

3

Expansions:

     For the three month period ended March 31, 2003, the Company completed an expansion/redevelopment of a shopping center located in North Canton, Ohio at an aggregate cost of approximately $2.4 million. The Company is currently expanding/redeveloping ten shopping centers located in Birmingham, Alabama; North Little Rock, Arkansas; Bayonet Point, Florida; Brandon, Florida; Tucker, Georgia; Fayetteville, North Carolina; Aurora, Ohio; Tiffin, Ohio; Riverdale, Utah and Taylorsville, Utah at a projected incremental cost of approximately $40.2 million. The Company is also scheduled to commence three additional expansion projects at the shopping centers located in Princeton, New Jersey; Erie, Pennsylvania and Monaca, Pennsylvania.

     For the three month period ended March 31, 2003, one of the Company’s joint ventures completed an expansion/redevelopment of a shopping center located in North Olmsted, Ohio at an aggregate cost of approximately $1.9 million. The Company’s joint ventures are currently expanding/redeveloping two shopping centers located in San Ysidro, California and Shawnee, Kansas at a projected incremental cost of approximately $7.5 million. The Company’s joint ventures are scheduled to commence one additional expansion project at the shopping center located in Deer Park, Illinois in 2003.

Development (Consolidated):

     During the three month period ended March 31, 2003, the Company completed construction of a 137,000 square foot shopping center located in Fayetteville, Arkansas and a 101,000 square foot shopping center located in Parker, Colorado.

     The Company currently has 18 shopping center projects under construction, 16 of which resulted from the merger with JDN. These projects are located in Meridian, Idaho (Phase II of the existing shopping center); Long Beach, California; Sacramento, California; Aurora, Colorado; Parker South, Colorado; Lithonia, Georgia; McDonough, Georgia; Overland Park, Kansas; Chesterfield, Michigan; Grandville, Michigan; Lansing, Michigan; Coon Rapids, Minnesota; St. John’s, Missouri; Hamilton, New Jersey; Erie, Pennsylvania; Frisco, Texas; Irving, Texas and Mesquite, Texas. These projects are scheduled for completion during 2003 and 2004 and will create an additional 3.2 million square feet of retail space.

     The Company anticipates commencing construction on four additional shopping centers located in Fort Collins, Colorado; Norwood, Massachusetts; St. Louis, Missouri and McKinney, Texas.

Development (Joint Ventures):

     The Company has joint venture development agreements for three shopping center projects. These three projects have an aggregate projected cost of approximately $96.7 million and are currently scheduled for completion during 2003 and 2004. The projects located in Long Beach, California (City Place) and Austin, Texas are being financed through the Prudential/DDR Retail Value Fund. The other project is located in St. Louis, Missouri.

4

Acquisitions:

     In January 2003, the Company acquired a 67% interest in a 296,000 square foot shopping center in Phoenix, Arizona for an aggregate purchase price of approximately $43.0 million of which the Company’s proportionate share is approximately $28.8 million and a 25% interest in a 560,000 square foot shopping center in Pasadena, California for a purchase price of $113.5 million of which the Company’s proportionate share is approximately $28.4 million. The Company’s equity interest in these properties is approximately $17.4 million and $7.1 million, respectively, net of assumed debt. The Company also acquired a 540,000 square foot property in Gulfport, Mississippi for approximately $45.0 million.

Dispositions:

     In March 2003, the Company’s Community Center Joint Venture in which the Company owns a 20% equity interest sold a 440,000 square foot shopping center located in San Diego, California for approximately $95.0 million, recognizing a gain of $35.7 million of which the Company’s portion was $7.1 million.

     Subsequent to the merger date, in March and April 2003, the Company sold three shopping center assets aggregating 0.4 million square feet of GLA previously owned by JDN for approximately $7.8 million. The Company also sold three business center properties in April 2003 aggregating 0.4 million square feet of GLA for approximately $14.0 million. In addition, since announcing the merger with JDN, JDN sold eight shopping center assets for approximately $81.1 million through the merger date.

Financings:

     In January 2003, the Company entered into a $150 million secured financing for five years with interest at a coupon rate of 4.41%. In addition, the Company entered into two interest rate swaps aggregating $100 million, effectively converting floating rate debt into fixed rate debt with an effective weighted average coupon rate of 2.875% and a life of 1.75 years.

     In March 2003, the Company issued $180 million, 8.0% Preferred G depository shares each representing 1/10 of a preferred share. The proceeds from this offering were used to repay $75 million, 8.875% and $105 million, 9.0% Preferred Operating Partnership Units.

     In March 2003, in conjunction with the JDN merger, the Company entered into a $300 million bridge facility with Bank of America. This facility bears interest at LIBOR plus 1.0% and has a one-year term with two six month extension options.

     Developers Diversified Realty Corporation currently owns and manages approximately 400 retail properties in 44 states comprising over 85 million square feet of real estate under management. DDR is a self-administered and self-managed real estate investment trust (REIT) operating as a fully integrated real estate company which acquires, develops, leases and manages shopping centers.

     A copy of the Company’s Quarterly Supplemental Financial/Operational package is available to all interested parties upon written request at our corporate office to Michelle A. Mahue, Vice President of Investor Relations, Developers Diversified Realty Corporation, 3300 Enterprise Parkway, Beachwood, OH 44122 or on our Website which is located at http:/www.ddr.com.

5

     Developers Diversified Realty Corporation considers portions of this information to be forward-looking statements within the meaning of Section 27A of the Securities Exchange Act of 1933 and Section 21 E of the Securities Exchange Act of 1934, both as amended, with respect to the Company’s expectation for future periods. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. For this purpose, any statements contained herein that are not historical fact may be deemed to be forward looking statements. There are a number of important factors that could cause the results of the Company to differ materially from those indicated by such forward-looking statements, including, among other factors, local conditions such as oversupply of space or a reduction in demand for real estate in the area, competition from other available space, dependence on rental income from real property or the loss of a major tenant. For more details on the risk factors, please refer to the Company’s Form on 10-K as of December 31, 2002.

6

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands – except per share data)

				Three Month Period
				Ended March 31,
				2003			2002
Revenues:
	Minimum rent (A)			$	74,371		$	60,701
	Percentage and overage rents				1,185			907
	Recoveries from tenants				19,773			15,554
	Ancillary income				358			354
	Other property related income				74			225
	Management fee income				2,604			2,762
	Development fees				329			505
	Interest income				1,634			677
	Other (B)				3,063			3,736
					103,391			85,421
Expenses:
	Operating and maintenance				13,190			9,275
	Real estate taxes				12,206			10,008
	General and administrative (C)				7,724			6,488
	Interest				19,083			18,939
	Depreciation and amortization				20,038			21,004
					72,241			65,714
Income before equity in net income of joint ventures, minority equity interests, discontinued operations and gain on sales of real estate and real estate investments					31,150			19,707
Equity in net income of joint ventures (D)					10,099			6,726
Minority equity interests (E)					(3,064	)		(5,604	)
Income from continuing operations					38,185			20,829
Income from discontinued operations (F)					—			348
Income before gain on sales of real estate and real estate investments					38,185			21,177
Gain on sales of real estate and real estate investments					200			2,754
Net income				$	38,385		$	23,931
Net income, applicable to common shareholders				$	26,510		$	16,936
Funds From Operations (“FFO”):
	Net income applicable to common shareholders			$	26,510		$	16,936
	Depreciation and amortization of real estate investments				19,721			20,931
	Equity in net income of joint ventures				(10,099	)		(6,726	)
	Joint ventures’ FFO (D)				7,794			8,596
	Minority equity interests (OP Units)				377			384
	Original issuance costs associated with the Preferred OP Units redeemed (G)				4,990			—
	FFO			$	49,293		$	40,121
	Per share data:
		Earnings per common share
			Basic	$	0.38		$	0.28
			Diluted	$	0.37		$	0.27
	Dividends Declared			$	0.41		$	0.38
	Funds From Operations – Basic (H)			$	0.69		$	0.65
	Funds From Operations – Diluted (H)			$	0.68		$	0.64
	Basic – average shares outstanding (thousands)				70,087			60,992
	Diluted – average shares outstanding (thousands)				71,218			61,963

7

(A)	Increases in base and percentage rental revenues for the three month period ended March 31, 2003 as compared to 2002, aggregated $13.8 million consisting of $0.6 million related to leasing of core portfolio properties (an increase of 1.3% from 2002), $8.3 million from the acquisition of twelve shopping centers in 2002 and 2003, $4.7 million is attributed to the JDN merger and $0.6 million relating to developments and redevelopments. Additionally, an increase of $0.1 million relates to the business center properties. These amounts were offset by $0.5 million due to the transfer of one property to a joint venture in 2002. Included in the rental revenues for the three month period ended March 31, 2003 and 2002 is approximately $1.4 million and $1.1 million, respectively, of revenue resulting from the recognition of straight line rents.
(B)	Other income for the three month period ended March 31, 2003 and 2002 included approximately $0.3 million and $1.6 million, respectively, in lease termination revenue. Other income for the three month period ended March 31, 2003 includes approximately $2.4 million of income from the settlement of a call option relating to the MOPPRS debt assumed from JDN. Included in other income for the period ended March 31, 2003 and 2002 was approximately $0.4 million and $2.3 million, respectively, relating to the sale of certain option rights (2003) and the sale of development rights to the Wilshire project in Los Angeles, California in 2002.
(C)	General and administrative expenses include internal leasing salaries, legal salaries and related expenses associated with the releasing of space, which are charged to operations as incurred. For the three month periods ended March 31, 2003 and 2002, general and administrative expenses were approximately 4.6% and 4.2%, respectively, of total revenues, including joint venture revenues, for each period.
(D)	The following is a summary of the Company’s share of the combined operating results relating to its joint ventures (in thousands):

		Three month period
		ended March 31,
		2003 (b)			2002 (b)
Revenues from operations (a)		$	64,107		$	55,072
Operating expense			23,204			18,620
Depreciation and amortization of real estate investments			11,076			7,801
Interest expense			19,750			16,742
			54,030			43,163
Income from operations before gain on sale of real estate and real estate investments and tax expense			10,077			11,909
(Loss) gain on sale of real estate and real estate investments			(758	)		5,452
Income from discontinued operations			130			2,539
Gain on sale of discontinued operations			35,690			10,641
Net income		$	45,139		$	30,541
DDR Ownership interests (b)		$	10,437		$	7,987
Funds From Operations from joint ventures are summarized as follows:
	Net income	$	45,139		$	30,541
	(Gain) on sale of real estate and real estate investments, including discontinued operations		(35,690	)		(15,348	)
	Depreciation and amortization of real estate investments		11,411			9,115
		$	20,860		$	24,308
	DDRC Ownership interests (b)	$	7,794		$	8,596
	DDRC Partnership distributions received, net	$	20,641		$	23,644

8

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands – except per share data)

(a)	Revenues for the three month periods ended March 31, 2003 and 2002 included approximately $0.9 million and $1.0 million, respectively, resulting from the recognition of straight line rents of which the Company’s proportionate share is $0.3 million and $0.4 million, respectively.
(b)	At March 31, 2003 and 2002, the Company owned joint venture interests relating to 51 and 55 shopping center properties, respectively. In addition, at March 31, 2003 and 2002, respectively, the Company owned through its 25% owned joint venture, 88 and approximately 200 shopping center sites formerly owned by Service Merchandise.
	The Company’s share of joint venture net income has been reduced by $0.4 million and $1.3 million for the three month periods ended March 31, 2003 and 2002, respectively, to reflect additional basis depreciation and the elimination of gain on sale in relation to a property acquired by the Company from a joint venture.

(E) Minority Equity Interests are comprised of the following:

	Three Month Period
	Ended March 31,
	2003		2002
Minority interests	$	451	$	450
Preferred Operating Partnership Units		2,236		4,770
Operating Partnership Units		377		384
	$	3,064	$	5,604

(F) The operating results relating to assets classified as discontinued operations are summarized as follows (in thousands):

		Three Month Period
		Ended March 31,
		2002
Revenues		$	1,106
Expenses:
	Operating		312
	Depreciation		298
	Interest		148
			758
		$	348

(G)

Represents original issuance costs from the $180 million of preferred operating partnership units issued in 1999 and 2000. These preferred units were redeemed in March 2003 with the proceeds from the issuance of the Preferred Class G shares. This represents a non-cash charge to net income available to common shareholders and is not an adjustment to net income. Moreover, this treatment is consistent with the Company’s redemption of previously redeemed preferred securities which did not reflect an adjustment to net income available to common shareholders.

(H)

For purposes of computing FFO per share (basic), the weighted average shares outstanding were adjusted to reflect the conversion, on a weighted average basis, of Operating Partnership Units (OP Units) outstanding at March 31, 2003 and 2002 into 0.9 million and 1.0 million common shares of the Company for the three month periods ended March 31, 2003 and 2002, respectively. The weighted average diluted shares and OP Units outstanding were 72.3 million and 63.0 million for the three month periods ended March 31, 2003 and 2002, respectively.

9

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands)

Selected Balance Sheet Data:

			March 31, 2003			December 31, 2002
Assets:
Real estate and rental property:
		Land	$	800,712		$	488,292
		Buildings		2,641,600			2,109,675
		Fixtures and tenant improvements		75,520			72,674
		Land under development		17,059			20,028
		Construction in progress		365,228			113,387
				3,900,119			2,804,056
Less accumulated depreciation				(428,702	)		(408,792	)
Real estate, net				3,471,417			2,395,264
Cash				26,356			16,371
Advances to and investments in joint ventures				301,998			258,610
Notes receivable				11,855			11,662
Receivables, including straight line rent				69,596			60,074
Other assets				38,537			34,871
			$	3,919,759		$	2,776,852
Liabilities:
Indebtedness:
	Revolving credit facilities		$	488,000		$	446,000
	Variable rate unsecured term debt			300,000			22,120
	Unsecured debt			540,215			404,900
	Mortgage and other secured debt			839,194			625,778
				2,167,409			1,498,798
	Dividends payable			34,859			25,378
	Other liabilities			128,144			92,070
				2,330,412			1,616,246
Minority interests				40,972			215,045
Shareholders’ equity				1,548,375			945,561
			$	3,919,759		$	2,776,852

10

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(in thousands)

Selected Balance Sheet Data (Continued):

Combined condensed balance sheets relating to the Company’s joint ventures are as follows:

		March 31,			December 31,
		2003			2002
Land		$	406,579		$	368,520
Buildings			1,267,881			1,219,947
Fixtures and tenant improvements			23,915			24,356
Construction in progress			108,080			91,787
			1,806,455			1,704,610
Accumulated depreciation			(150,178	)		(153,537	)
Real estate, net			1,656,277			1,551,073
Receivables, including straight line rent, net			51,171			64,642
Investment in joint ventures			13,855			12,147
Leasehold interests			26,376			26,677
Other assets			84,346			80,285
		$	1,832,025		$	1,734,824
Mortgage debt (a)		$	1,176,196		$	1,129,310
Notes and accrued interest payable to DDRC			94,375			106,485
Amounts payable to other partners			71,907			71,153
Other liabilities			77,007			61,898
			1,419,485			1,368,846
	Accumulated equity		412,540			365,978
		$	1,832,025		$	1,734,824

(a) The Company’s proportionate share of joint venture debt aggregated approximately $413.3 million and $387.1 million at March 31, 2003 and December 31, 2002, respectively.

11

Financial Summary

12

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

FINANCIAL HIGHLIGHTS			Three Month			Three Month
(In Thousands Except Per Share Information)			Period Ended			Period Ended			Year Ended December 31
			March 31			March 31
			2003			2002			2002			2001			2000			1999
FUNDS FROM OPERATIONS:
	Net Income Applicable to Common Shareholders		$	26,510		$	16,936		$	74,912		$	65,111		$	73,571		$	60,135
	Depreciation and Amortization of Real Estate Investments		$	19,721		$	20,931		$	76,462		$	63,200		$	52,975		$	51,497
	Equity in Net Income From Joint Ventures			($10,099	)		($6,727	)		($32,769	)		($17,010	)		($17,072	)		($20,621	)
	Equity in Net Income From Minority Equity Investment		$	0		$	0		$	0			($1,550	)		($6,224	)		($6,453	)
	Joint Venture Funds From Operations		$	7,794		$	8,596		$	44,473		$	31,546		$	30,512		$	32,317
	Minority Equity Investment Funds From Operations		$	0		$	0		$	0		$	6,448		$	14,856		$	12,965
	Operating Partnership Minority Interest Expense		$	377		$	384		$	1,450		$	1,531		$	4,126		$	6,541
	Non-Recurring & Extraordinary Charges		$	4,990	(7)	$	0		$	0		$	2,895		$	0		$	0
	Loss (Gain) on Sales of Real Estate		$	0		$	0		$	454			($16,688	)		($23,440	)	$	1,664
		FUNDS FROM OPERATIONS	$	49,293		$	40,121		$	164,983		$	135,482		$	129,303		$	138,044
PER SHARE INFORMATION:
	Funds From Operations – Diluted		$	0.68		$	0.64		$	2.50		$	2.38		$	2.19		$	2.05
	Net Income – Diluted		$	0.37		$	0.27		$	1.16		$	1.17		$	1.31		$	0.95
	Cash Dividends		$	0.41		$	0.38		$	1.52		$	1.48		$	1.44		$	1.40
WEIGHTED AVERAGE SHARES AND OPERATING PARTNERSHIP UNITS, FFO				72,287			63,004			65,910			56,957			59,037			68,412
TOTAL MARKET CAPITALIZATION (1)			$	4,770,307		$	3,230,565		$	3,460,243		$	2,982,461		$	2,490,917		$	2,392,455
DEBT TO TOTAL MARKET CAPITALIZATION (1)				45.28	%		36.83	%		43.10	%		43.87	%		49.28	%		48.15	%
DEBT TO TOTAL UNDEPRECIATED ASSETS, INVESTMENTS, CASH & NOTES REC				50.95	%		41.07	%		48.26	%		47.18	%		47.82	%		45.78	%
DIVIDEND PAYOUT RATIO (1)				71.35	%(8)		61.92	%		60.93	%		62.53	%		65.19	%		66.45	%
GEN. & ADMIN. EXPENSES AS A PERCENTAGE OF TOTAL REVENUES (2)				4.55	%		4.24	%		4.80	%		4.25	%		4.27	%		4.09	%
GENERAL AND ADMINISTRATIVE EXPENSES			$	7,724		$	6,480		$	29,392		$	24,175		$	20,449		$	17,774
REVENUES:
	DDR Revenues		$	103,391		$	88,459		$	360,778		$	324,148		$	285,416		$	263,932
	Joint Venture Revenues		$	66,286		$	64,481		$	251,905		$	244,663		$	193,275		$	170,714
		TOTAL REVENUES (3)	$	169,678		$	152,940		$	612,683		$	568,811		$	478,691		$	434,646
NET OPERATING INCOME:
	DDR Net Operating Income		$	70,272		$	63,198		$	243,372		$	224,889		$	204,922		$	194,263
	Joint Venture Net Operating Income		$	42,472		$	42,913		$	167,573		$	166,545		$	136,440		$	119,544
		TOTAL NET OPERATING INCOME (4)	$	112,744		$	106,111		$	410,945		$	391,433		$	341,362		$	313,807
REAL ESTATE AT COST:
	DDR Real Estate at Cost		$	3,899,181		$	2,580,967		$	2,804,056		$	2,493,665		$	2,161,810		$	2,068,274
	Joint Venture Real Estate at Cost (5)		$	1,892,548		$	1,874,139		$	1,785,165		$	1,862,515		$	1,522,493		$	1,441,322
		TOTAL REAL ESTATE AT COST (6)	$	5,791,729		$	4,455,106		$	4,589,221		$	4,356,179		$	3,684,302		$	3,509,596

(1)	See Market Capitalization and Financial Ratio section for detail calculation.
(2)	The calculation includes joint venture revenues.
(3)	Includes revenues from discontinued operations.
(4)	Includes NOI associated with acquisitions, expansions and developments from completion date of said capital transactions.
(5)	Includes gross up of assets shown as equity investment in joint ventures.
(6)	Includes construction in progress (CIP) at Matrch 31, 2003 of $506.8 million (includes $124.5 million of CIP included in joint ventures, of which $68.6 million represents the Company’s proportionate share), and at December 31, 2002, 2001, 2000, 1999 CIP aggregated $237.8 million, $287.7 million, $305.4 million and $308.2 million, respectively.
(7)	Original issuance costs associated with redemption of Preferred Operating Partnership Units.
(8)	Includes the full dividend for shares issued in conjunction with the JDN merger, however, JDN operating results are only included in FFO subsequent to the merger date of 3/13/03. The recurring quarterly payout ratio is expected to approximate 60% for the remainder of 2003.

Financial Highlights 2.1

13

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

MARKET CAPITALIZATION & FINANCIAL RATIOS		Three Month
		Period Ended			Year Ended December 31
		March 31
		2003			2002			2001			2000			1999
DDR RATIO OF DEBT TO TOTAL MARKET CAP:
	Total Debt	$	2,160,098		$	1,491,481		$	1,308,301		$	1,227,575		$	1,152,051
	Total Market Capitalization *	$	4,770,307		$	3,460,243		$	2,982,461		$	2,490,917		$	2,392,455
			45.28	%		43.10	%		43.87	%		49.28	%		48.15	%
DDR DEBT TO UNDEPRECIATED REAL ESTATE ASSETS, INVESTMENTS AND NOTES RECEIVABLE			50.95	%		48.26	%		47.18	%		47.82	%		45.78	%
DDR, INCLUDING PROPORTIONATE SHARE OF JV DEBT, TOTAL MARKET CAPITALIZATION:
	Total Debt *	$	2,573,442		$	1,878,575		$	1,688,904		$	1,550,398		$	1,618,685
	Total Market Capitalization *	$	5,183,652		$	3,847,336		$	3,363,064		$	2,813,740		$	2,859,088
			49.65	%		48.83	%		50.22	%		55.10	%		56.62	%
DDR & JV DEBT TO UNDEPRECIATED REAL ESTATE ASSETS, INVESTMENTS & NOTES RECEIVABLE			55.95	%		54.20	%		53.85	%		54.54	%		54.12	%
INTEREST COVERAGE RATIO:
	Interest Expense	$	19,082		$	77,208		$	81,770		$	77,030		$	68,023
	FFO Before Interest and Preferred Dividends *	$	77,505		$	287,586		$	263,595		$	248,896		$	238,486
			4.06			3.72			3.22			3.23			3.51
DEBT SERVICE COVERAGE RATIO:
	Debt Service *	$	21,112		$	83,958		$	88,764		$	82,103		$	73,022
	FFO Before Interest and Preferred Dividends *	$	77,505		$	287,586		$	263,595		$	248,896		$	238,486
			3.67			3.43			2.97			3.03			3.27
FIXED CHARGES (INCLUDING PREFERRED DIVIDENDS) COVERAGE RATIO
	Fixed Charges	$	30,242		$	129,353		$	135,107		$	124,666		$	105,440
	FFO Before Interest and Preferred Dividends *	$	77,505		$	287,586		$	263,595		$	248,896		$	238,486
			2.56			2.22			1.95			2.00			2.26
DIVIDEND PAYOUT RATIO
	Common Share Dividends and Operating Partnership Interest	$	35,170		$	100,531		$	84,721		$	84,297		$	91,736
	Funds From Operations	$	49,293		$	164,983		$	135,482		$	129,303		$	138,044
			0.71	(1)		0.61			0.63			0.65			0.66

*	See Attached for Detail Calculation
(1)	Includes the full dividend for shares issued in conjunction with the JDN merger, however, JDN operating results are only included in FFO subsequent to the merger date of 3/13/03. The recurring quarterly payout ratio is expected to approximate 60% for the remainder of 2003.

Market Capitalization and Financial Ratios 2.2

14

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

				Three Month
				Period Ended		Year Ended December 31
				March 31
				2003		2002		2001		2000		1999
DDR TOTAL MARKET CAPITALIZATION
	Common Shares Outstanding				84,988		66,609		59,455		54,880		59,504
	Operating Partnership Units Outstanding				984		911		1,038		1,051		4,702
		Total			85,971		67,520		60,493		55,932		64,206
	Share Price			$	24.1500	$	21.9900	$	19.1000	$	13.3125	$	12.8750
	Market Value of Common Shares			$	2,076,210	$	1,484,762	$	1,155,410	$	744,592	$	826,654
	Preferred Shares at Book Value			$	534,000	$	304,000	$	303,750	$	303,750	$	303,750
	Preferred Units and Warrant			$	0	$	180,000	$	215,000	$	215,000	$	110,000
	Total Debt			$	2,160,098	$	1,491,481	$	1,308,301	$	1,227,575	$	1,152,051
			TOTAL MARKET CAPITALIZATION	$	4,770,307	$	3,460,243	$	2,982,461	$	2,490,917	$	2,392,455
DDR TOTAL MARKET CAPITALIZATION – INCLUDING PROPORTIONATE SHARE OF JV DEBT
	Common Shares Outstanding				84,988		66,609		59,455		54,880		59,504
	Operating Partnership Units Outstanding				984		911		1,038		1,051		4,702
		Total			85,971		67,520		60,493		55,932		64,206
	Share Price			$	24.1500	$	21.9900	$	19.1000	$	13.3125	$	12.8750
	Market Value of Common Shares			$	2,076,210	$	1,484,762	$	1,155,410	$	744,592	$	826,654
	Preferred Shares at Book Value			$	534,000	$	304,000	$	303,750	$	303,750	$	303,750
	Preferred Units and Warrant			$	0	$	180,000	$	215,000	$	215,000	$	110,000
	Total Debt			$	2,160,098	$	1,491,481	$	1,308,301	$	1,227,575	$	1,152,051
	Proportionate Share of JV Debt			$	413,345	$	387,094	$	380,604	$	322,823	$	466,633
			TOTAL MARKET CAPITALIZATION	$	5,183,652	$	3,847,336	$	3,363,064	$	2,813,740	$	2,859,088

Market Capitalization and Financial Ratios 2.2

15

Quarterly Financial Supplement
For the three months ended March 31, 2003

		Three Month
		Period Ended		Year Ended December 31
		March 31
		2003		2002		2001		2000		1999
UNDEPRECIATED REAL ESTATE ASSETS, CASH, INVESTMENTS & NOTES RECEIVABLE
	Undepreciated Real Estate Assets	$	3,899,181	$	2,804,056	$	2,493,665	$	2,161,810	$	2,068,274
	Cash and Cash Equivalents	$	26,357	$	16,371	$	19,070	$	4,243	$	5,992
	Notes Receivable	$	11,855	$	11,662	$	5,221	$	4,824	$	5,590
	Advances and Investments in Joint Ventures	$	301,999	$	258,611	$	255,327	$	260,927	$	299,176
	Minority Equity Investment	$	0	$	0	$	0	$	135,028	$	137,234
		$	4,239,391	$	3,090,699	$	2,773,281	$	2,566,831	$	2,516,266
DDR & JV UNDEPRECIATED REAL ESTATE ASSETS, INVESTMENTS & NOTES RECEIVABLE
	Undepreciated Real Estate Assets	$	3,899,181	$	2,804,056	$	2,493,665	$	2,161,810	$	2,068,274
	Notes Receivable or Proportionate Share Thereof	$	40,477	$	50,521	$	22,000	$	42,187	$	70,025
	Minority Equity Investment	$	0	$	0	$	0	$	135,028	$	137,234
	Proportionate Share of JV Undepreciated Real Estate Assets	$	659,685	$	611,224	$	620,688	$	503,902	$	715,118
		$	4,599,344	$	3,465,801	$	3,136,353	$	2,842,926	$	2,990,652
FUNDS FROM OPERATIONS BEFORE INTEREST AND PREFERRED DIVIDENDS
	FFO	$	49,293	$	164,983	$	135,482	$	129,303	$	138,044
	Interest Expense	$	19,082	$	77,208	$	81,770	$	77,030	$	68,023
	Preferred Dividends, Including Preferred Operating Minority Interest	$	9,130	$	45,395	$	46,343	$	42,563	$	32,419
		$	77,505	$	287,586	$	263,595	$	248,896	$	238,486
DEBT SERVICE
	Interest Expense	$	19,082	$	77,208	$	81,770	$	77,030	$	68,023
	Recurring Principal Amortization	$	2,030	$	6,750	$	6,994	$	5,073	$	4,999
		$	21,112	$	83,958	$	88,764	$	82,103	$	73,022
FIXED CHARGES
	Debt Service	$	21,112	$	83,958	$	88,764	$	82,103	$	73,022
	Preferred Dividends, Including Preferred Operating Minority Interest	$	9,130	$	45,395	$	46,343	$	42,563	$	32,419
		$	30,242	$	129,353	$	135,107	$	124,666	$	105,440

Market Capitalization and Financial Ratios 2.2

16

$4.8 Billion Total Capitalization
as of March 31, 2003^(1),(2),(3)

17

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Significant Accounting Policies

Revenues

• Percentage and overage rents are recognized after the tenants reported sales have exceeded the applicable sales breakpoint.

• Revenues associated with tenant reimbursements are recognized in the period in which the expenses are incurred based upon the provision of tenants’ leases.

• Lease termination fees are included in other income and recognized upon termination of a tenant’s lease, which generally coincides with the receipt of cash.

General and Administrative Expenses

• General and administrative expenses include internal leasing salaries, legal salaries and related expenses associated with the leasing of space which are charged to operations as incurred. All indirect internal costs associated with acquisitions are expensed as incurred.

Deferred Financing Costs

• Costs incurred in obtaining long-term financing are included in deferred charges and are amortized over the terms of the related debt agreements; such amortization is reflected as interest expense in the consolidated statements of operations.

Real Estate

• Real estate assets are stated at cost less accumulated depreciation, which, in the opinion of management, is not in excess of the individual property’s estimated undiscounted future cash flows, including estimated proceeds from disposition.

• Depreciation and amortization are provided on a straight-line basis over the estimated useful lives of the assets as follows:

Buildings
Furniture/Fixtures
and Tenant Improvements 18 to 31 years
Useful lives, which approximate lease
terms, where applicable

Significant Accounting Policies 2.4

18

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Significant Accounting Policies (Continued)

• Expenditures for maintenance and repairs are charged to operations as incurred. Renovations that improve or extend the life of the asset are capitalized.

• Included in land is undeveloped real estate, generally outlots or expansion pads adjacent to the shopping centers and enclosed malls owned by the Company.

• Construction in progress includes shopping center developments and significant expansions and re-developments.

Capitalization

• The Company capitalizes interest on funds used for the construction or expansion of shopping centers. Capitalization of interest ceases when construction activities are completed and the property is available for occupancy by tenants.

• For the three month period ended March 31, 2003 and the years ended December 31, 2002, 2001, 2000 and 1999, the Company capitalized interest of $2.0, $9.5 million, $12.9 million, $18.2 million and $13.4 million, respectively.

• In addition, the Company capitalized certain construction administration costs of $1.4 million for the three month period ended March 31, 2003 and $4.5 million, $3.3 million, $3.2 million, $2.4 million for the years ended December 31, 2002, 2001, 2000 and 1999, respectively.

• Interest and real estate taxes incurred during the construction period are capitalized and depreciated over the building life.

Gain on Sales of Real Estate

• Gain on sales of real estate generally related to the sale of outlots and land adjacent to existing shopping centers is recognized at closing when the earnings process is deemed to be complete.

Significant Accounting Policies 2.4

19

Consolidated and Wholly Owned Financial Operations

20

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Wholly Owned and Consolidated Capital Transactions

Acquisitions, Dispositions, Developments & Expansions
for the Three Month Period Ended March 31, 2003

	Three Months
	Ended			Year Ended			Year Ended			Year Ended			Year Ended
	March 31,			December 31,			December 31,			December 31,			December 31,
	2003			2002			2001			2000			1999
Acquisitions/Transfers	$	1,084.5		$	298.6	(3)	$	289.3	(5)	$	81.1	(6)	$	78.3	(7)
Completed Expansions		2.4			8.0			13.7			13.6			43.3
Developments & Construction in Progress		11.3			66.4			72.9			81.2			75.6
Tenant Improvements & Building Renovations (1)		1.5			7.3			6.1			6.3			6.6
Furniture Fixtures & Equipment		0.8			2.3			2.5			0.4			5.3
		1,100.5		$	382.6		$	384.5		$	182.6		$	209.1
Less: Real Estate Sales & Joint Venture Transfers		(4.4	)(2)		($72.2	)(4)		($52.7	)		($89.1	)		($37.6	)
Total DDR Additions (Millions)		1,096.1		$	310.4		$	331.8		$	93.5		$	171.5

(1)	The Company anticipates recurring capital expenditures, including tenant improvements, of approx. $6.5 million associated with its wholly owned and consolidated portfolio during 2003.
(2)	Includes the sale of Eckerd’s Drug Store at the Fayetteville, GA shopping center and the sale of three outparcels.
(3)	Includes transfers from joint ventures of the Independence, MO shopping center, Phase IV of the Salisbury, MD shopping center, Canton, OH shopping center, Plainville, CT shopping center, and San Antonio, TX shopping center to DDR.
(4)	Includes a transfer to joint ventures for the newly developed shopping center in Kildeer, Illinois, the sales of shopping centers located in Cape Coral, Florida, Huntsville, Alabama, Ocala, Florida, Orlando, Florida and St. Louis, Missouri, the sale of three outlots, and a write-off of $5.0 million relating to the former K-mart space at North Little Rock, Arkansas which is being redeveloped.
(5)	The balance reflects the consolidation of the assets formerly owned by American Industrial Properties (AIP) which was merged during 2nd quarter 2001.
(6)	Includes transfers to DDR in the aggregate amount of $76.7 million relating to the Nassau Pavilion development project, two former DDR/Oliver McMillan projects, and Phase II of the Salisbury, MD development project. All of which were previously accounted for through joint ventures.
(7)	Includes a transfer of the Everett development project to DDR and the Salem development project to DD Development Co.

Summary of Wholly Owned Capital Transactions 3.1

21

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Wholly Owned and Consolidated Acquisitions
for the Three Month Period Ended March 31, 2003

			Cost		Acquisition
Property Location	GLA (1)		(Millions)		Date		Major Tenants
Gulfport, Mississippi		539,433	$	44.9		01/31/03	TJ Maxx, Old Navy, Cinemark, Barnes & Noble, Office Depot, Circuit
							City, Goody’s, Academy Sports, Kirschman’s Furniture
							and PetSmart.
JDN Realty Corporation		23,036,437	$	1,039.6		03/13/03	Portfolio of 102 operating and development properties located
							in 15 states.
Total		23,575,870	$	1,084.5

(1) GLA may include property managed, but not owned.

Wholly Owned and Consolidated Dispositions
for the Three Month Period Ended March 31, 2003

			Gross Sale
			Proceeds
Property Location	GLA		(Millions)		Sale Date
Fayetteville, GA		27,053	$	3.1		3/27/2003
Total		27,053	$	3.1

Wholly Owned Acquisitions and Dispositions 3.2

22

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Wholly Owned and Consolidated
Expansion and Redevelopment Projects
for the Three Month Period Ended March 31, 2003

Projects Completed
N. Canton, OH	Expansion of existing Kohl’s space by approximately 20,000 sf and the addition of 7,000 sf of retail space.
Total Net Cost (Millions)	$2.4

Projects in Progress
Birmingham, AL	Retenanting the former Wal-Mart space with Lowe’s Home Improvement and adding a 45,600 sf expansion, which will include a Ross Dress for Less and Petco, both of which are currently under construction.
N. Little Rock, AR	Demolished the former Kmart space to rebuild for Bed, Bath & Beyond (opened 9/02), Sports Authority, and up to 35,200 sf of additional retail space.
Brandon, FL	Retenanting the former Scotty’s with 66,000 sf two story Kanes Furniture store.
Bayonet Point, FL	Relocation of three small shops for the expansion of existing Beall’s space by approximately 15,700 sf. Beall’s is currently under construction.
Tucker, GA	Expansion of existing center to include Washington Mutual Bank, EB Gameworks and an additional 5,600 sf of retail space
Fayetteville, NC	Expansion of existing center to include a Bed, Bath & Beyond and the creation of an additional 19,672 sf of retail space.
Aurora, OH	Expansion of the existing center to create a 38,000 sf Marquee Theatre.
Tiffin, OH	Retenanting the former Kmart with Marquee Theatre and 15,000 sf of additional retail space.
Riverdale, UT (North)	Retenanting the former Wal-Mart space with a Meier and Frank Department Store.
Taylorsville, UT	Redevelopment of the center, including the demolition of the former theater to rebuild a 35,000 sf 24 Hour Fitness (opened 12/02), and the relocation of several small retailers to accommodate a 30,200 sf Ross Dress for Less, which is under construction.
Total Net Cost (Millions)	$40.2

Projects to Commence Construction
Princeton, NJ	Expansion of the existing center to create an additional 76,800 sf of retail space.
Erie, PA	Expansion of the existing Kohl’s store to create an additional 20,250 sf.
Monaca, PA	Expansion of the existing center to create 38,000 sf Cinemark Theater and 6,160 sf of retail space

Wholly Owned Expansions and Redevelopments 3.2

23

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Wholly Owned and Consolidated Development Projects
for the Three Month Period Ended March 31, 2003

							Substantial
				Net Cost			Completion
	GLA			(Millions)			Date		Major Tenants
Projects Substantially Completed
Fayetteville, AR		137,033		$	10.2		1st Half		PetsMart, Kohl’s, Radio Shack, EB Game World,
							2003		Cingular Wireless.
Parker, CO		100,536		$	17.3		1st Half		Office Depot, PetsMart, Hollywood Video, Starbucks, Noodles,
							2003		Wal-Mart, Home Depot, Panda Express, Fantastic Sam’s
Meridian (Boise), ID		733,051	(1)(2)	$	64.3	(1)	2000		Phase I: Wal*Mart Supercenter, Shopko, Shepler’s, Bed Bath &
Phase I & II							(Phase I)		Beyond, Office Depot, Old Navy, Sportsman’s Warehouse, Ross
									Dress for Less, Marshalls, additional small
									retailers and restaurants.
							2nd Half		Phase II: 95,000 square feet of additional retail space.
							2003
							(Phase II)
Projects in Progress
Long Beach, CA (The Pike at		343,651		$	113.4		2nd Half		CinemarkTheater, Gameworks, Carnival Club, Gladstones,
Rainbow Harbor) Phase I								2003	Outback Steakhouse, Island Burgers, Bubba Gump Shrimp,
							and 2004		California Pizza Kitchen.
Sacramento, CA		6,728		$	1.4		2nd Half		Mattress Discounters and 3,200 sq. ft. of retail space
							2003
Aurora, CO		147,465		$	27.0		1st Half		Wal-Mart, Home Depot, Bed, Bath & Beyond, Office Depot,
							2003		PetSmart, and 73,000 sq. ft of retail space
Parker South, CO		133,927		$	14.4		2nd Half		Bed, Bath & Beyond, Gart Sports, Michael’s, Famous Footwear,
							2003		Lane Bryant, Kohl’s
Lithonia, GA		160,675		$	15.8		2nd Half		Best Buy, Toys ’R Us, Bed, Bath & Beyond, Sam’s Club
							2003
McDonough, GA		61,000		$	6.7		2nd Half		Deal$, Cracker Barrel, Lowe’s, Wal-Mart and 41,500 sf
							2003		of retail space
Overland Park, KS		91,845		$	12.6		2004		Babies ’R Us, Home Depot, Sam’s Club, Aldi’s Grocery,
									Party City, Goodyear Tire, Bank of America
Chesterfield, MI		130,245		$	15.0		2004		Petco and additional retail to be announced
Grandville, MI		212,891		$	25.7		2nd Half		PetsMart, Shoe Carnival, Gander Mountain, Circuit City,
							2003		Linens ’N Things, Party City, Cost Plus, Lowe’s
Lansing, MI		165,869		$	13.9		2004		Michael’s, Gander Mountain, Subway, Hallmark, Mattress Mall,
									Wal-Mart, Lowe’s

Wholly Owned Developments 3.2

24

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Wholly Owned and Consolidated Development Projects
for the Three Month Period Ended March 31, 2003

					Substantial
			Net Cost		Completion
	GLA		(Millions)		Date	Major Tenants
Projects in Progress – cont’d
Coon Rapids (Minneapolis), MN		295,290	$	38.2	1st Half	Phase I: Ulta 3 Cosmetics, Border’s, Maurice’s, Lane Bryant,
(Central Quadrant, adjacent to					2003	Sprint, PetsMart, additional small retailers and restaurants.
DDR’s existing property)					(Phase I)
					2004	Phase II: Casual Corner, Pier One, J.C. Penney
					(Phase II)
St. John’s, MO		92,019	$	11.7	2nd Half	Shop ’N Save
					2003
Hamilton, NJ		487,647	$	82.9	2nd Half	Wal-Mart, Lowe’s, BJ’s Wholesale, Kohl’s, Michaels, PetSmart,
					2003	Famous Footwear, Ross Dress for Less, Pier One,
						Linens ’N Things, Shop-Rite
Erie, PA		113,363	$	8.7	2nd Half	Marshall’s, Bed, Bath & Beyond, Babies ’R Us,
					2003	H&R Block, Target
Frisco, TX		120,884	$	9.0	2nd Half	Kohl’s, Great Clips
					2003
Irving, TX		319,976	$	29.6	2004	Kohl’s, PetsMart, United Artist Theater, Wal-Mart, Sam’s Club
Mesquite, TX		197,460	$	26.6	2nd Half	Michael’s, Linens ’N Things, Ross Dress for Less, Ultimate
					2003	Electronics, Dress Barn, Famous Footwear
Projects to Commence Construction
Fort Collins, CO		18,540	$	8.1	2004	Wal-Mart and additional small shops
Norwood, MA		115,147	$	7.2	2004	Lowe’s
St. Louis, MO		99,927	$	13.1	2004	To be announced.
McKinney, TX (Phase II)		98,000	$	6.4	2004	To be announced
Wholly Owned Development Totals		4,383,169	$	579.4

Notes:

(1)	Meridian project costs and square footage are aggregated for Phase I and Phase II.
(2)	Includes square footage which will not be Company owned.

Wholly Owned Developments 3.2

25

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Wholly Owned and Consolidated Development
Assets Placed in Service as of March 31, 2003

	Assets Placed in Service
Date	(Millions)
As of December 31, 2002	$	200.5
1st Quarter 2003	$	14.7
2nd Quarter 2003	$	43.5
3rd Quarter 2003	$	50.0
4th Quarter 2003	$	113.4
Thereafter	$	157.3
Total	$	579.4

Wholly Owned and Consolidated Development
Funding Schedule as of March 31, 2003

Funded as of March 31, 2003	$	415.4
Projected Net Funding During 2003	$	125.2	(1)
Projected Net Funding Thereafter	$	38.8	(1)
Total	$	579.4

(1) Amount will be reduced by the additional proceeds to be obtained through the construction loans relating to the Aurora, Hamiton, Mesquite projects and proceeds from land sales.

Wholly Owned Development Delivery and Funding Schedules 3.2

26

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Consolidated Debt
as of March 31, 2003

		Mortgage			Maturity		Interest
		Balance			Date		Rate (1)
SENIOR DEBT:
Unsecured Credit Facility:
$650 Million Revolving Credit Facility			473,000,000	(2)		05/05		2.399
$300 Million Revolving Credit Facility			300,000,000			03/04		2.270
Secured Credit Facility:
$30 Million Revolving Credit Facility			15,000,000			06/05		2.380
Total Credit Facility Debt			788,000,000
Public Debt:
Medium Term Notes	F		10,000,000			07/04		6.900
Medium Term Notes	F		5,000,000			07/04		6.940
Medium Term Notes	F		50,000,000	(3)		12/04		6.840
Medium Term Notes	F		1,000,000			11/05		7.280
Medium Term Notes	F		95,027,668	(4)		03/07		6.840
Medium Term Notes	F		10,000,000			07/07		6.950
Medium Term Notes	F		2,000,000			12/07		7.050
Medium Term Notes	F		99,876,267			01/08		6.625
Medium Term Notes	F		100,000,000			07/18		7.500
Unsecured Notes	F		75,000,000			08/04		6.800
Unsecured Notes	F		85,000,000			08/07		6.950
Total Public Debt			532,903,935
MORTGAGE DEBT:
Plainville, CT (TIF)	F		7,300,000			04/21		7.125
Bayonet Point, FL	F		5,327,208			08/06		9.750
Tupelo, MS	F		12,200,000			03/08		4.410
Jacksonville, FL	F		7,000,000			03/08		4.410
Lilburn, GA (Lowes)	F		11,482,069			02/18		6.700
Denver, CO (Univ Hills)	F		29,711,437			06/12		7.300
Henderson, TN	F		9,911,105			01/19		7.660
Brown Deer, WI	F		3,580,940			08/09		7.750
Richmond, KY (Carriage Gate)	F		5,611,317			12/03		7.630
Allentown, PA	F		19,653,734			06/21		6.950
Erie, PA	F		26,000,000			04/11		6.880
Erie, PA	F		3,000,000			04/11		6.880
Boardman, OH	F		27,000,000			04/11		6.880
Solon, OH	F		16,900,000			03/08		4.410
St. Louis, MO (Sunset)	F		35,000,000			04/11		6.880
St. Louis, MO (Brentwood)	F		26,000,000			04/11		6.880
Denver, CO (Centennial)	F		39,000,000			04/11		6.880
Cedar Rapids, IA	F		10,552,320			01/20		9.375
St. Louis, MO (Olympic)	F		4,046,505			08/07		9.150
St. Louis, MO (Gravois)	F		2,287,126			07/12		8.625
St. Louis, MO (Keller)	F		2,031,115			01/10		8.625
St. Louis, MO (Home Qtrs)	F		3,021,761			01/15		8.800
N. Charleston, SC	F		12,100,000			03/08		4.410
Mt. Pleasant, SC	F		5,840,998			04/03		8.250
Sault St. Marie, MI	F		4,032,771			05/07		8.375
Walker, MI	F		8,900,000			03/08		4.410
Detroit, MI	F		7,397,962			09/05		7.375
Mt. Pleasant, SC (GS II)	F		8,200,000			03/08		4.410
Meridian, ID (GS II)	F		26,500,000			03/08		4.410
Logan, UT	F		796,978			06/12		8.750
Riverdale, UT (North)	F		9,382,940			10/20		9.300
Salt Lake City, UT (Hermes)	F		536,192			08/04		5.900
Birmingham, AL (GS II)	F		28,700,000			03/08		4.410
Developers Diversified Realty Corporation

Summary of Consolidated Debt 3.3

27

Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Consolidated Debt
as of March 31, 2003

		Mortgage			Maturity		Interest
		Balance			Date		Rate (1)
Brentwood, TN	F		15,714,332			04/03		3.040
Wilmington, NC	F		22,000,000			03/08		4.410
Berlin, VT	F		4,940,000			08/07		9.750
Brainerd, MN	F		280,000			02/05		6.800
Spring Hill, FL	F		4,847,843			09/19		9.750
West Pasco, FL	F		4,783,894			02/12		9.625
Princeton, NJ	F		26,603,210			03/27		8.262
Woodmont — Riverchase	F		8,180,763			01/13		5.500
Durham, NC	F		7,500,000			03/08		4.410
Bellefontaine, OH	F		2,690,619			12/16		7.500
Dublin, OH	F		9,877,200			09/06		8.375
Pickerington, OH	F		4,640,823			12/06		8.250
Dallas, TX (Beltline)	F		1,441,670			12/03		8.610
Houston, TX (Commerce Park)	F		1,834,050			12/03		8.610
Irving, TX (Gateway)	F		2,489,069			12/03		8.610
Arlington, TX (Meridian)	F		1,015,294			12/03		8.610
Dallas, TX (Northgate)	F		4,519,625			12/03		8.610
Houston, TX (Plaza Southwest)	F		2,947,582			12/03		8.610
Houston, TX (Westchase)	F		1,159,382			12/03		8.610
Dallas, TX (Carpenter)	F		28,759,890			01/08		7.250
Silver Springs, MD (Tech 29-1)	F		7,126,480			02/09		7.330
Silver Springs, MD (Tech 29-2)	F		3,612,450			09/06		9.050
Silver Springs, MD (Tech 29-3)	F		4,155,749			11/06		8.580
Everett, MA	V		29,000,000			12/03		3.150
Toledo, OH	V		23,000,000			06/03		2.500
Princeton, NJ	V		25,000,000			09/25		2.800
Independence, MO	V		27,500,000			03/06		2.800
N Canton, OH	V		15,280,658			09/08		2.800
Coon Rapids, MN	V		12,650,000			06/04		2.800
Mt. Laurel, NJ	V		12,350,000			06/04		2.800
San Antonio, TX	V		27,699,995			07/06		2.800
Fort Worth, TX; Lewisville, TX; Wichita, KS; Columbia, SC	V		54,800,000			01/04		2.550
Aurora, CO	V		3,860,966			09/04		2.650
St. John, MO	V		4,443,565			07/04		2.650
Mesquite, TX	V		13,484,061			04/04		2.650
Total Mortgage Debt			839,193,650
Total Debt		$	2,160,097,585
Adjustment for Reverse Swap		$	7,310,934	(5)
		$	2,167,408,519
Weighted Average — Total					4.59 years			4.5	%
Weighted Average — Fixed					6.64 years			6.4	%
Weighted Average — Floating					2.37 years			2.5	%

Notes:
F – Fixed Rate Debt
V – Variable Rate Debt

1.	Interest rate figures reflect coupon rates of interest and do not include discounts or premiums. Annualized deferred finance cost amortization is approximately $1.2 million, net.
2.	Senior debt of $100 million has been converted to a fixed rate of 6.24%. The remaining balance of $373 million is at the stated variable rate.
3.	Public debt of $40 million has been converted to a variable rate of 3.655%. The remaining balance of $10 million is at the stated fixed rate.
4.	Public debt of $60 million has been converted to a variable rate of 3.196%. The remaining balance of $34.7 million is at the stated fixed rate.
5.	Offset included in other assets.

28

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Consolidated Mortgage Principal Payments
and Corporate Debt Maturities
as of March 31, 2003

	2003 Payments	2004 Payments	2005 Payments	2006 Payments	2007 Payments
PROPERTY MORTGAGES
Plainville, CT (TIF)
Bayonet Point, FL				5,327,208
Tupelo, MS	568,903	806,278	806,278	806,278	806,278
Jacksonville, FL	326,419	462,618	462,618	462,618	462,618
Lilburn, GA (Lowes)	914,553	1,219,404	1,219,404	1,219,404	1,219,404
Denver, CO (Univ Hills)	1,960,284	2,613,712	2,613,712	2,613,712	2,613,712
Henderson, TN	801,225	1,068,300	1,068,300	1,068,300	1,068,300
Brown Deer, WI	332,901	474,960	513,105	554,315	598,834
Richmond, KY (Carriage Gate)	5,611,317
Allentown, PA	1,424,220	1,898,961	1,898,961	1,898,961	1,898,961
Erie, PA
Erie, PA
Boardman, OH
Solon, OH	788,070	1,116,893	1,116,893	1,116,893	1,116,893
St. Louis, MO (Sunset)
St. Louis, MO (Brentwood)
Denver, CO (Centennial)
Cedar Rapids, IA	261,484	287,080	315,180	346,032	379,903
St. Louis, MO (Olympic)	278,781	306,037	335,244	367,239	2,826,678
St. Louis, MO (Gravois)	242,822	282,102	309,630	355,259	389,043
St. Louis, MO (Keller)	223,265	243,301	265,136	288,930	314,858
St. Louis, MO (Home Quarters)	148,087	162,287	177,159	193,393	211,116
N. Charleston, SC	564,240	799,669	799,669	799,669	799,669
Mt. Pleasant, SC	5,901,871
Sault St Marie, MI	837,837	910,763	989,529	1,079,405	418,186
Walker, MI	415,019	588,186	588,186	588,186	588,186
Detroit, MI	2,854,894	2,800,107	2,910,804
Mt. Pleasant, SC	382,377	541,924	541,924	541,924	541,924
Merridian, ID	1,190,284	1,751,341	1,751,341	1,751,341	1,751,341
Logan, UT	57,291	62,510	68,204	74,418	81,196
Riverdale, UT (North)	217,120	238,196	261,317	286,683	314,511
Salt Lake City, UT	428,333	206,663
Birmingham, AL	1,338,321	1,896,736	1,896,736	1,896,736	1,896,736
Brentwood, TN	15,882,559
Wilmington, NC	1,025,891	1,453,944	1,453,944	1,453,944	1,453,944
Berlin, VT					4,940,000
Brainerd, MN ( K-Mart)	135,000	140,000	75,000
Spring Hill, FL	139,964	154,238	169,966	187,299	206,399
West Pasco, FL
Princeton, NJ	303,278	323,399	357,990	389,156	423,036
Hoover, AL (Riverchase)	19,237
Durham, NC	349,735	495,662	495,662	495,662	495,662
Bellefontaine, OH	114,176	123,039	132,591	142,885	153,977

[Additional columns below]

[Continued from above table, first column(s) repeated]

	2008 Payments	2009 Payments	2010 Payments	2011 Payments	Thereafter	Total
PROPERTY MORTGAGES
Plainville, CT (TIF)					7,300,000	7,300,000
Bayonet Point, FL						5,327,208
Tupelo, MS	8,405,985					12,200,000
Jacksonville, FL	4,823,109					7,000,000
Lilburn, GA (Lowes)	1,219,404	1,219,404	1,219,404	1,219,404	812,284	11,482,069
Denver, CO (Univ Hills)	2,613,712	2,613,712	2,613,712	2,613,712	6,841,457	29,711,437
Henderson, TN	1,068,300	1,068,300	1,068,300	1,068,300	563,480	9,911,105
Brown Deer, WI	646,927	459,898				3,580,940
Richmond, KY (Carriage Gate)						5,611,317
Allentown, PA	1,898,961	1,898,961	1,898,961	1,898,961	3,037,826	19,653,734
Erie, PA				26,000,000		26,000,000
Erie, PA				3,000,000		3,000,000
Boardman, OH				27,000,000		27,000,000
Solon, OH	11,644,358					16,900,000
St. Louis, MO (Sunset)				35,000,000		35,000,000
St. Louis, MO (Brentwood)				26,000,000		26,000,000
Denver, CO (Centennial)				39,000,000		39,000,000
Cedar Rapids, IA	417,090	457,917	502,740	551,951	7,096,042	10,615,419
St. Louis, MO (Olympic)						4,113,979
St. Louis, MO (Gravois)	291,874	114,649	124,938	136,150	72,226	2,318,693
St. Louis, MO (Keller)	343,115	373,701	32,840			2,085,146
St. Louis, MO (Home Quarters)	230,462	251,581	274,635	299,802	1,109,192	3,057,714
N. Charleston, SC	8,337,084					12,100,000
Mt. Pleasant, SC						5,901,871
Sault St Marie, MI						4,235,721
Walker, MI	6,132,237					8,900,000
Detroit, MI						8,565,805
Mt. Pleasant, SC	5,649,927					8,200,000
Merridian, ID	18,304,352					26,500,000
Logan, UT	88,593	96,664	105,470	115,077	61,413	810,836
Riverdale, UT (North)	345,040	378,532	415,276	455,586	6,523,088	9,435,349
Salt Lake City, UT						634,996
Birmingham, AL	19,774,735					28,700,000
Brentwood, TN						15,882,559
Wilmington, NC	15,158,333					22,000,000
Berlin, VT						4,940,000
Brainerd, MN ( K-Mart)						350,000
Spring Hill, FL	227,447	250,642	276,201	304,368	3,690,046	5,606,570
West Pasco, FL					4,783,894	4,783,894
Princeton, NJ	453,799	499,373	542,848	590,108	22,801,248	26,684,235
Hoover, AL (Riverchase)					8,180,763	8,200,000
Durham, NC	5,167,617					7,500,000
Bellefontaine, OH	165,931	178,812	192,694	207,653	1,306,609	2,718,367

29

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Consolidated Mortgage Principal Payments
and Corporate Debt Maturities
as of March 31, 2003 (con’t)

		2003 Payments		2004 Payments	2005 Payments	2006 Payments	2007 Payments
Dublin, OH		228,593		248,490	270,119	9,185,371
Pickerington, OH		185,769		201,688	218,971	4,079,415
Dallas, TX (Beltline)		1,482,794
Houston, TX (Commerce Park)		1,847,648
Irving, TX (Gateway)		2,507,523
Arlington, TX (Meridian)		1,022,805
Dallas, TX (Northgate)		4,553,134
Houston, TX (Plaza Southwest)		2,969,435
Houston, TX (Westchase)		1,167,977
Dallas, TX (Carpenter)		423,026		454,735	488,821	525,462	564,850
Silver Springs, MD (Tech 29-1)		136,295		145,270	157,949	170,095	183,176
Silver Springs, MD (Tech 29-2)		77,485		84,795	92,796	3,376,141
Silver Springs, MD (Tech 29-3)		442,601		442,601	442,601	2,482,177
Toledo, OH		23,000,000
Princeton, NJ (Nassau Pav)
Independence, MO						27,500,000
N. Canton, OH
San Antonio, TX						27,699,995
Fort Worth, TX; Lewisville, TX; Wichita, KS; Columbia, SC				54,800,000
Payments Made Through 03/31/03		-3,029,693
	Total — Property Mortgages	83,055,151		79,805,890	25,265,740	101,324,506	28,719,391
CONSTRUCTION LOANS
$35.5 Million Construction Loan (National City Bank)		29,000,000	(1)
$25 Million Construction Loan (National City Bank)				25,000,000
Aurora, CO				3,860,966
St. John, MO				4,443,565
Mesquite, TX				13,484,061
	Total — Construction Loans	29,000,000		46,788,592	0	0	0

[Additional columns below]

[Continued from above table, first column(s) repeated]

		2008 Payments	2009 Payments	2010 Payments	2011 Payments	Thereafter	Total
Dublin, OH							9,932,573
Pickerington, OH							4,685,843
Dallas, TX (Beltline)							1,482,794
Houston, TX (Commerce Park)							1,847,648
Irving, TX (Gateway)							2,507,523
Arlington, TX (Meridian)							1,022,805
Dallas, TX (Northgate)							4,553,134
Houston, TX (Plaza Southwest)							2,969,435
Houston, TX (Westchase)							1,167,977
Dallas, TX (Carpenter)		26,405,905					28,862,799
Silver Springs, MD (Tech 29-1)		195,898	6,172,722				7,161,405
Silver Springs, MD (Tech 29-2)							3,631,217
Silver Springs, MD (Tech 29-3)							3,809,981
Toledo, OH							23,000,000
Princeton, NJ (Nassau Pav)						25,000,000	25,000,000
Independence, MO							27,500,000
N. Canton, OH		15,280,658					15,280,658
San Antonio, TX							27,699,995
Fort Worth, TX; Lewisville, TX; Wichita, KS; Columbia, SC							54,800,000
Payments Made Through 03/31/03							-3,029,693
	Total — Property Mortgages	155,290,853	16,034,868	9,268,019	165,461,072	91,879,568	763,405,059
CONSTRUCTION LOANS
$35.5 Million Construction Loan (National City Bank)							29,000,000
$25 Million Construction Loan (National City Bank)							25,000,000
Aurora, CO							3,860,966
St. John, MO							4,443,565
Mesquite, TX							13,484,061
	Total — Construction Loans	0	0	0	0	0	75,788,592

30

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Consolidated Mortgage Principal Payments
and Corporate Debt Maturities
as of March 31, 2003 (con’t)

		2003 Payments		2004 Payments			2005 Payments			2006 Payments		2007 Payments
DEBT OFFERINGS
Senior Notes					65,000,000			1,000,000					107,027,668
Unsecured Notes					75,000,000								85,000,000
	Total — Debt Offerings		0		140,000,000			1,000,000			0		192,027,668
	Total — Property Mortgages, Construction Loans & Debt Offerings		112,055,151		266,594,482			26,265,740			101,324,506		220,747,059
REVOLVING CREDIT FACILITIES
$650 Million Unsecured Credit (Bank One)								473,000,000	(2)
$300 Million Unsecured Credit (Bank of America)					300,000,000	(3)
$30 Million Revolving Credit (National City Bank)								15,000,000	(4)
	Total — Debt		112,055,151		566,594,482			514,265,740			101,324,506		220,747,059

[Additional columns below]

[Continued from above table, first column(s) repeated]

		2008 Payments		2009 Payments		2010 Payments		2011 Payments		Thereafter		Total
DEBT OFFERINGS
Senior Notes			99,876,267								100,000,000		372,903,935
Unsecured Notes													160,000,000
	Total — Debt Offerings		99,876,267		0		0		0		100,000,000		532,903,935
	Total — Property Mortgages, Construction Loans & Debt Offerings		255,167,120		16,034,868		9,268,019		165,461,072		191,879,568		1,372,097,586
REVOLVING CREDIT FACILITIES
$650 Million Unsecured Credit (Bank One)													473,000,000
$300 Million Unsecured Credit (Bank of America)													300,000,000
$30 Million Revolving Credit (National City Bank)													15,000,000
	Total — Debt		255,167,120		16,034,868		9,268,019		165,461,072		191,879,568		2,160,097,585

Notes:

(1)	Balance at March 31, 2002 on revolving construction credit facilities.
(2)	Balance at March 31, 2002 on $650 million revolving credit facility.
(3)	Balance at March 31, 2002 on $300 million revolving credit facility.
(4)	Balance at March 31, 2002 on $30 million revolving credit facility.

31

Joint Venture Summaries

32

Developers Diversified Realty
Quarterly Financial Supplement
For the quarter ended March 31, 2003

Joint Ventures (Combining Financial Information) (1)
(in millions)
Combining Balance Sheets
as of March 31, 2003

		RVIP III B						Community			Community Centers			Community Centers
		Deer Park, IL			RVIP VII			Centers			Four			Five
Real Estate Assets		$	64.7		$	285.5		$	337.5		$	41.8		$	249.4
	Accumulated Depreciation		(3.8	)		(13.4	)		(45.6	)		(5.1	)		(23.4	)
Real Estate, net			60.9			272.1			291.9			36.7			226.0
Receivables, Net			1.3			5.5			14.7			1.3			8.2
Other assets			1.7			14.9			18.7			2.3			5.2
		$	63.9		$	292.5		$	325.3		$	40.3		$	239.4
Mortgage Debt		$	47.7		$	139.5		$	261.2		$	30.0		$	156.0
Amounts payable to DDRC			0.0			0.0			7.3			0.0			0.1
Other liabilities			0.8			23.1			4.5			0.1			3.7
			48.5			162.6			273.0			30.1			159.8
Accumulated equity (deficit)			15.4			129.9			52.3			10.2			79.6
		$	63.9		$	292.5		$	325.3		$	40.3		$	239.4

[Additional columns below]

[Continued from above table, first column(s) repeated]

		Community Centers			Community Centers			Community Centers
		Six			Seven			Eight			Merriam			Kildeer, IL
Real Estate Assets		$	17.0		$	15.6		$	26.7		$	48.9		$	28.0
	Accumulated Depreciation		(1.1	)		(0.8	)		(1.5	)		(4.2	)		(0.6	)
Real Estate, net			15.9			14.8			25.2			44.7			27.4
Receivables, Net			0.2			0.4			1.0			2.2			0.5
Other assets			1.2			0.1			0.6			1.5			0.5
		$	17.3		$	15.3		$	26.8		$	48.4		$	28.4
Mortgage Debt		$	12.7		$	10.0		$	17.8		$	33.5		$	19.5
Amounts payable to DDRC			0.0			0.0			0.0			0.0			0.0
Other liabilities			0.3			0.2			0.7			1.1			0.6
			13.0			10.2			18.5			34.6			20.1
Accumulated equity (deficit)			4.3			5.1			8.3			13.8			8.3
		$	17.3		$	15.3		$	26.8		$	48.4		$	28.4

Combining Statements of Operations
for the quarter ended March 31, 2003

	RVIP III B						Community			Community Centers			Community Centers
	Deer Park, IL			RVIP VII			Centers			Four			Five
Revenues from operations	$	2.6		$	8.6		$	13.5		$	1.4		$	8.9
Rental operation expenses		0.8			2.9			3.7			0.5			2.7
Depreciation and amortization expense		0.4			1.5			2.0			0.2			1.5
Interest expense		0.9			2.3			4.0			0.3			2.6
		2.1			6.7			9.7			1.0			6.8
Income (loss) before gain on sale		0.5			1.9			3.8			0.4			2.1
Gain (loss) on sale of real estate		0.0			0.0			0.0			0.0			0.0
Discontinued operations		0.0			0.0			0.1			0.0			0.0
Gain on sale of discontinued operations		0.0			0.0			35.7			0.0			0.0
Net income (loss)	$	0.5		$	1.9		$	39.6		$	0.4		$	2.1
DDR Ownership interest		24.75	%		20	%		20	%		35	%		50	%
	$	0.1		$	0.4		$	7.9		$	0.1		$	1.1
Amortization of basis differential		0.0			0.0			0.0			0.0			0.1
	$	0.1		$	0.4		$	7.9		$	0.1		$	1.2
Funds From Operations (“FFO”):
Net income (loss)	$	0.5		$	1.9		$	39.6		$	0.4		$	2.1
Depreciation of real property		0.4			1.5			2.3			0.2			1.5
Less gain on sale		0.0			0.0			(35.7	)		0.0			0.0
	$	0.9		$	3.4		$	6.2		$	0.6		$	3.6
DDR ownership interest		***			***			20	%		35	%		50	%
DDR FFO	$	0.2		$	0.8		$	1.2		$	0.2		$	1.8

[Additional columns below]

[Continued from above table, first column(s) repeated]

	Community Centers			Community Centers			Community Centers
	Six			Seven			Eight			Merriam			Kildeer, IL
Revenues from operations	$	0.8		$	0.5		$	1.1		$	1.6		$	1.0
Rental operation expenses		0.3			0.1			0.4			0.4			0.3
Depreciation and amortization expense		0.1			0.1			0.1			0.3			0.0
Interest expense		0.3			0.2			0.4			0.4			0.3
		0.7			0.4			0.9			1.1			0.6
Income (loss) before gain on sale		0.1			0.1			0.2			0.5			0.4
Gain (loss) on sale of real estate		0.0			0.0			0.0			0.0			0.0
Discontinued operations		0.0			0.0			0.0			0.0			0.0
Gain on sale of discontinued operations		0.0			0.0			0.0			0.0			0.0
Net income (loss)	$	0.1		$	0.1		$	0.2		$	0.5		$	0.4
DDR Ownership interest		50	%		50	%		50	%		50	%		10	%
	$	0.1		$	0.1		$	0.1		$	0.2		$	0.0
Amortization of basis differential		0.0			0.0			0.0			0.0			0.0
	$	0.1		$	0.1		$	0.1		$	0.2		$	0.0
Net income (loss)	$	0.1		$	0.1		$	0.2		$	0.5		$	0.4
Depreciation of real property		0.1			0.1			0.1			0.3			0.0
Less gain on sale		0.0			0.0			0.0			0.0			0.0
	$	0.2		$	0.2		$	0.3		$	0.8		$	0.4
DDR ownership interest		50	%		50	%		50	%		50	%		10	%
DDR FFO	$	0.1		$	0.1		$	0.2		$	0.4		$	0.0

1

Developers Diversified Realty
Quarterly Financial Supplement
For the quarter ended March 31, 2003

Joint Ventures (Combining Financial Information) (1)
(in millions)
Combining Balance Sheets
as of March 31, 2003

		Lennox Town			Sun Center			Dublin Village			Washington Park
		Center (2)			Limited (2)			(2)			(3)		Liberty Fair
Real Estate Assets		$	21.1		$	25.4		$	29.7		$	0.6	$	31.9
	Accumulated Depreciation		(2.8	)		(4.6	)		(11.8	)		—		(11.1	)
Real Estate, net			18.3			20.8			17.9			0.6		20.8
Receivables, Net			1.2			0.9			0.6			0.0		0.4
Other assets			1.0			0.5			0.5			0.0		1.3
		$	20.5		$	22.2		$	19.0		$	0.6	$	22.5
Mortgage Debt		$	19.3		$	21.5		$	19.0		$	0.0	$	20.2
Amounts payable to DDRC			0.0			0.0			0.0			0.0		8.9
Other liabilities			1.0			0.9			1.2			0.0		0.4
			20.3			22.4			20.2			0.0		29.5
Accumulated equity (deficit)			0.2			(0.2	)		(1.2	)		0.6		(7.0	)
		$	20.5		$	22.2		$	19.0		$	0.6	$	22.5

[Additional columns below]

[Continued from above table, first column(s) repeated]

					Leawood, KS						Salisbury,			Coon Rapids,
		DOTRS			(2)			Littleton, CO			MD			MN			Phoenix, AZ (2)
Real Estate Assets		$	24.9		$	61.3		$	55.1		$	2.1		$	40.1		$	27.5
	Accumulated Depreciation		(3.1	)		(8.7	)		(1.2	)		(0.1	)		(1.7	)		(3.6	)
Real Estate, net			21.8			52.6			53.9			2.0			38.4			23.9
Receivables, Net			1.0			1.7			0.4			0.2			0.5			0.4
Other assets			(0.1	)		2.5			(0.1	)		0.2			7.4			1.7
		$	22.7		$	56.8		$	54.2		$	2.4		$	46.3		$	26.0
Mortgage Debt		$	11.5		$	53.2		$	43.9		$	1.9		$	42.0		$	17.8
Amounts payable to DDRC			0.0			0.0			6.6			0.2			0.0			0.0
Other liabilities			(0.4	)		2.4			1.1			0.0			0.8			0.9
			11.1			55.6			51.6			2.1			42.8			18.7
Accumulated equity (deficit)			11.6			1.2			2.6			0.3			3.5			7.3
		$	22.7		$	56.8		$	54.2		$	2.4		$	46.3		$	26.0

Combining Statements of Operations
for the quarter ended March 31, 2003

	Lennox Town			Sun Center			Dublin Village			Washington Park
	Center (2)			Limited (2)			(2)			(3)			Liberty Fair
Revenues from operations	$	1.1		$	1.0		$	0.7		$	0.0		$	0.9
Rental operation expenses		0.3			0.3			0.3			0.0			0.3
Depreciation and amortization expense		0.1			0.2			0.2			0.0			0.2
Interest expense		0.4			0.4			0.4			0.0			0.5
		0.8			0.9			0.9			0.0			1.0
Income (loss) before gain on sale		0.3			0.1			(0.2	)		0.0			(0.1	)
Gain (loss) on sale of real estate		0.0			0.0			0.0			0.0			0.0
Discontinued operations		0.0			0.0			0.0			0.0			0.0
Gain on sale of discontinued operations		0.0			0.0			0.0			0.0			0.0
Net income (loss)	$	0.3		$	0.1			($0.2	)	$	0.0			($0.1	)
DDR Ownership interest		50	%		79	%		80	%		50	%		***
	$	0.2		$	0.1			($0.2	)	$	0.0			($0.1	)
Amortization of basis differential		0.0			(0.1	)		(0.1	)		0.0			0.0
	$	0.2			($0.0	)		($0.3	)	$	0.0			($0.1	)
Funds From Operations (“FFO”):
Net income (loss)	$	0.3		$	0.1			($0.2	)	$	0.0			($0.1	)
Depreciation of real property		0.1			0.2			0.2			0.0			0.2
Less gain on sale		0.0			0.0			0.0			0.0			0.0
	$	0.4		$	0.3		$	0.0		$	0.0		$	0.1
DDR ownership interest		50	%		79	%		80	%		50	%		***
DDR FFO	$	0.2		$	0.2		$	0.0		$	0.0		$	0.1

[Additional columns below]

[Continued from above table, first column(s) repeated]

				Leawood, KS						Salisbury,			Coon Rapids,
	DOTRS			(2)			Littleton, CO			MD			MN			Phoenix, AZ (2)
Revenues from operations	$	0.9		$	2.9		$	2.3		$	0.1		$	1.6		$	1.4
Rental operation expenses		0.3			1.0			0.6			0.1			0.5			0.3
Depreciation and amortization expense		0.1			1.7			0.3			0.0			0.3			0.2
Interest expense		0.1			1.1			0.6			0.0			0.7			0.3
		0.5			3.8			1.5			0.1			1.5			0.8
Income (loss) before gain on sale		0.4			(0.9	)		0.8			0.0			0.1			0.6
Gain (loss) on sale of real estate		0.0			0.0			0.0			0.0			0.0			0.0
Discontinued operations		0.0			0.0			0.0			0.0			0.0			0.0
Gain on sale of discontinued operations		0.0			0.0			0.0			0.0			0.0			0.0
Net income (loss)	$	0.4			($0.9	)	$	0.8		$	0.0		$	0.1		$	0.6
DDR Ownership interest		50	%		50	%		50	%		50	%		25	%		67	%
	$	0.2			($0.5	)	$	0.4		$	0.0		$	0.0		$	0.4
Amortization of basis differential		0.0			(0.1	)		0.0			0.0			0.0			0.0
	$	0.2			($0.6	)	$	0.4		$	0.0		$	0.0		$	0.4
Net income (loss)	$	0.4			($0.9	)	$	0.8		$	0.0		$	0.1		$	0.6
Depreciation of real property		0.1			1.7			0.3			0.0			0.3			0.2
Less gain on sale		0.0			0.0			0.0			0.0			0.0			0.0
	$	0.5		$	0.8		$	1.1		$	0.0		$	0.4		$	0.8
DDR ownership interest		50	%		50	%		50	%		50	%		25	%		67	%
DDR FFO	$	0.3		$	0.4		$	0.6		$	0.0		$	0.1		$	0.5

2

Developers Diversified Realty
Quarterly Financial Supplement
For the quarter ended March 31, 2003

Joint Ventures (Combining Financial Information) (1)
(in millions)
Combining Balance Sheets
as of March 31, 2003

					Service			Jefferson County,			Round Rock,		Sansone Group /
		Pasadena, CA			Merchandise (4)			MO			TX - Land (3)		DDRC LLC		DD Dev Co (5)
Real Estate Assets		$	114.3		$	153.4		$	5.1		$	1.6	$	0.7	$	9.4
	Accumulated Depreciation		(0.6	)		(0.6	)		(0.1	)		0.0		0.0		(0.7	)
Real Estate, net			113.7			152.8			5.0			1.6		0.7		8.7
Receivables, Net			0.7			1.6			0.1			0.3		1.1		4.8
Other assets			5.6			33.6			0.1			1.3		4.6		13.2
		$	120.0		$	188.0		$	5.2		$	3.2	$	6.4	$	26.7
Mortgage Debt		$	85.0		$	78.6		$	2.3		$	0.0	$	0.0	$	2.3
Amounts payable to DDRC			0.0			0.9			2.9			1.1		0.0		14.1
Other liabilities			3.1			91.2			0.1			0.0		0.7		8.3
			88.1			170.7			5.3			1.1		0.7		24.7
Accumulated equity (deficit)			31.9			17.3			(0.1	)		2.1		5.7		2.0
		$	120.0		$	188.0		$	5.2		$	3.2	$	6.4	$	26.7

[Additional columns below]

[Continued from above table, first column(s) repeated]

											Suwanee, GA
		DD Dev Co II (6)			Opelika, AL (3)		Jackson, MS (3)		Monroe, LA (3)		(7)		Total
Real Estate Assets		$	47.8		$	0.5	$	5.2	$	1.7	$	32.0	$	1,806.5
	Accumulated Depreciation		0.0			0.0		0.0		0.0		0.0		(150.2	)
Real Estate, net			47.8			0.5		5.2		1.7		32.0		1,656.3
Receivables, Net			0.0			0.0		0.0		0.0		0.0		51.2
Other assets			4.2			0.0		0.0		0.0		0.3		124.5
		$	52.0		$	0.5	$	5.2	$	1.7	$	32.3	$	1,832.0
Mortgage Debt		$	0.0		$	0.0	$	1.2	$	0.0	$	28.7	$	1,176.3
Amounts payable to DDRC			52.1			0.0		0.0		0.0		0.0		94.2
Other liabilities			1.9			0.0		0.1		0.0		0.2		149.0
			54.0			0.0		1.3		0.0		28.9		1,419.5
Accumulated equity (deficit)			($2.0	)		0.5		3.9		1.7		3.4		412.5
		$	52.0		$	0.5	$	5.2	$	1.7	$	32.3	$	1,832.0

Combining Statements of Operations
for the quarter ended March 31, 2003

				Service			Jefferson County,			Round Rock,			Sansone Group /
	Pasadena, CA			Merchandise (4)			MO			TX - Land (3)			DDRC LLC			DD Dev Co (5)
Revenues from operations	$	3.6		$	3.4		$	0.1		$	0.0		$	3.1		$	0.9
Rental operation expenses		1.2			2.9			0.1			0.0			2.6			0.3
Depreciation and amortization expense		0.6			0.6			0.1			0.0			0.0			0.2
Interest expense		0.9			2.4			0.0			0.0			0.0			0.2
		2.7			5.9			0.2			0.0			2.6			0.7
Income (loss) before gain on sale		0.9			(2.5	)		(0.1	)		0.0			0.5			0.2
Gain (loss) on sale of real estate		0.0			(0.8	)		0.0			0.0			0.0			0.0
Discontinued operations		0.0			0.0			0.0			0.0			0.0			0.0
Gain on sale of discontinued operations		0.0			0.0			0.0			0.0			0.0			0.0
Net income (loss)	$	0.9			($3.3	)		(0.1	)	$	0.0		$	0.5		$	0.2
DDR Ownership interest		25	%		25	%		50	%		50	%		***			*****
	$	0.2			($0.8	)	$	0.0		$	0.0		$	0.2		$	0.2
Amortization of basis differential		0.0			0.0			0.0			0.0			(0.2	)		0.0
	$	0.2			($0.8	)	$	0.0		$	0.0		$	0.0		$	0.2
Funds From Operations (“FFO”):
Net income (loss)	$	0.9			($3.3	)		(0.1	)	$	0.0		$	0.5		$	0.2
Depreciation of real property		0.6			0.6			0.1			0.0			0.0			0.2
Less gain on sale		0.0			0.0			0.0			0.0			0.0			0.0
	$	1.5			($2.7	)	$	0.0		$	0.0		$	0.5		$	0.4
DDR ownership interest		25	%		25	%		50	%		50	%		***			*****
DDR FFO	$	0.4			($0.7	)	$	0.0		$	0.0		$	0.2		$	0.4

[Additional columns below]

[Continued from above table, first column(s) repeated]

												Suwanee, GA
	DD Dev Co II (6)		Opelika, AL (3)			Jackson, MS (3)			Monroe, LA (3)			(7)			Total
Revenues from operations	$	0.0	$	0.0		$	0.0		$	0.0		$	0.2		$	64.2
Rental operation expenses		0.0		0.0			0.0			0.0			0.0			23.2
Depreciation and amortization expense		0.0		0.0			0.0			0.0			0.0			11.0
Interest expense		0.0		0.0			0.0			0.0			0.1			19.8
		0.0		0.0			0.0			0.0			0.1			54.0
Income (loss) before gain on sale		0.0		0.0			0.0			0.0			0.1			10.2
Gain (loss) on sale of real estate		0.0		0.0			0.0			0.0			0.0			(0.8	)
Discontinued operations		0.0		0.0			0.0			0.0			0.0			0.1
Gain on sale of discontinued operations		0.0		0.0			0.0			0.0			0.0			35.7
Net income (loss)	$	0.0	$	0.0		$	0.0		$	0.0		$	0.1		$	45.2
DDR Ownership interest		*****		11	%		50	%		50	%		49	%
	$	0.0	$	0.0		$	0.0		$	0.0		$	0.1		$	10.5
Amortization of basis differential		0.0		0.0			0.0			0.0			0.0			(0.4	)
	$	0.0	$	0.0		$	0.0		$	0.0		$	0.1		$	10.1
Net income (loss)	$	0.0	$	0.0		$	0.0		$	0.0		$	0.1		$	45.2
Depreciation of real property		0.0		0.0			0.0			0.0			0.0			11.3
Less gain on sale		0.0		0.0			0.0			0.0			0.0			(35.7	)
	$	0.0	$	0.0		$	0.0		$	0.0		$	0.1		$	20.8
DDR ownership interest		*****		11	%		50	%		50	%		49	%
DDR FFO	$	0.0	$	0.0		$	0.0		$	0.0		$	0.1		$	7.8

33

Developers Diversified Realty
Quarterly Financial Supplement
For the quarter ended March 31, 2003
_______________________________________________________________________________________________________

(1)  Amounts may differ slightly from actual results, due to rounding.

(2)  Asset values reflect historical cost basis due to acquisition of partnership interest (i.e. does not reflect step up in basis).

(3)  Represents undeveloped land.

(4)  The Company owns a 25% economic interest in a joint venture that acquired the designation rights to real estate assets owned and controlled by Service Merchandise. Tax expense, if applicable, is reflected at DD Development Co. II.

(5)  The Company owns a 95% economic interest in DD Development Co. (a C-Corp.). This entity holds various LLC interests in the following projects owned through the Prudential Retail Value Fund: three retail sites formerly occupied by Best Products acquired from Metropolitan Life, an equity investment in a portfolio of six retail properties in Kansas City, KS (balance sheet and income statement shown below) and an equity investment in a 440,000 square foot redevelopment project in Long Beach, CA (balance sheet and income statement shown below).

Combining Balance Sheets
as of March 31, 2003

		RVIP VI			RVIP III
		Kansas City			Long Beach			Total
Real Estate Assets		$	32.8		$	53.3		$	86.1
	Accumulated Depreciation		(2.5	)		(0.4	)		(2.9	)
Real Estate, net			30.3			52.9			83.2
Receivables, Net			0.8			1.2			2.0
Other assets			1.5			0.8			2.3
		$	32.6		$	54.9		$	87.5
Mortgage Debt		$	20.1		$	29.4		$	49.5
Amounts payable to DDRC			0.0			0.0			0.0
Other liabilities			0.6			0.4			1.0
			20.7			29.8			50.5
Accumulated equity (deficit)			11.9			25.1			37.0
		$	32.6		$	54.9		$	87.5

Combining Statements of Operations
for the quarter ended March 31, 2003

	RVIP VI			RVIP III
	Kansas City			Long Beach			Total
Revenues from operations	$	1.1		$	1.3		$	2.4
Rental operation expenses		0.5			0.5			1.0
Depreciation and amortization expense		0.1			0.2			0.3
Interest expense		0.4			0.2			0.6
		1.0			0.9			1.9
Income (loss) before gain on sale		0.1			0.4			0.5
Gain (loss) on sale of real estate		0.0			0.0			0.0
Discontinued operations		0.0			0.0			0.0
Gain on sale of discontinued operations		0.0			0.0			0.0
Net income (loss)	$	0.1		$	0.4		$	0.5
DDR Ownership interest		24.75	%		24.75	%
	$	0.0		$	0.1		$	0.1

Funds From Operations (“FFO”):

Net income (loss)	$	0.1		$	0.4		$	0.5
Depreciation of real property		0.1			0.2			0.3
Less gain on sale		0.0			0.0			0.0
	$	0.2		$	0.6		$	0.8
DDR ownership interest		24.75	%		24.75	%
DDR FFO	$	0.0		$	0.1		$	0.1

(6)  The Company owns a 95% economic interest in DD Development Co. II (a C-Corp.). This entity has an interest in a retail site under development in Long Beach, CA and a note receivable secured by certain real estate, which were received in settlement of advances made to DDR OliverMcMillan.

(7)  The Company purchased the remaining interests in this property on April 1, 2003.

***See Section 4.2, Joint Venture Summaries, discussing respective ownership percentage, as ownership percentage may have changed during the year, or the promoted interest is in effect.

*****See footnote (5) and (6) discussing respective ownership percentage.

Developers Diversified Realty
Quarterly Financial Supplemental
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	RVIP IIIB/DDRC P&M Deer Park Town Center, LLC
Date Formed:	September 2000
Property Name/Location:	Deer Park, IL
Major Tenants:	Eddie Bauer	Pottery Barn
	Talbots	Coldwater Creek
	Restoration Hardware	J. Crew
	Abercrombie & Fitch	Pier One Imports
	GAP	Banana Republic
	Barnes & Noble	Chico’s
Partnership Structure DDRC P&M Deer Park Town Center, LLC
Ownership Percentage:	50% — RVIP IIIB
	50% — Poag & McEwen Lifestyle Centers, LLC (Development Partner)
	(No equity contributions at this partnership level)
Cash Flow Distribution:	50% — RVIP IIIB
	50% — Poag & McEwen Lifestyle Centers, LLC
RVIP IIIB
Equity Contribution:	1% — Coventry Real Estate Partners
	24.75% — DDR
	74.25% — Prudential Real Estate Investors (PREI)
Cash Flow Distribution:	1% — Coventry Real Estate Partners
	24.75% — DDR
	74.25% — Prudential Real Estate Investors
	Up to a leveraged 10% preferred return on equity
Promote (current):	33% Coventry Real Estate Partners (79% owned by DDR) once limited partners have received a 10% preferred return and return of equity
Fees to DDR
Management Fee:	2%
Development Fee:	1% of hard costs for all improvements
Asset Management Fee:	..4% of gross asset cost (DDR’s pro-rata share of Coventry’s  .5% fee)
Leasing Fees:	N/A

Capital Structure (in millions)
DDRC	$	3.8
Prudential		11.3
Coventry		0.3
Total Capital	$	15.4
Debt	$	47.7
Total Debt & Equity	$	63.1

34

Developers Diversified Realty
Quarterly Financial Supplemental
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	Retail Value Investment Program VII LLC
Date Formed:	November 2000
Property Name/Location:	The joint venture consists of the following ten properties:
	Meridian Village — Bellingham, WA		Valley Central Shopping Center — Lancaster, CA
	San Diego Factory Outlet — San Ysidro, CA		Cameron Park Place — Cameron Park, CA
	La Manchu Shopping Center — Fullerton, CA		Downtown Pleasant Hill — Pleasant Hill, CA
	Olympiad Plaza — Mission Viejo, CA		Richmond City Center — Richmond, CA
	Plaza at Puente Hills — City of Industry, CA		Puget Park Shopping Center — Everett, WA
Major Tenants:	Office Depot	Michael’s
	Home Depot	Staples
	IKEA	Albertson’s
	Circuit City	Bed, Bath & Beyond
	Wal-Mart	K-Mart
	Toys “R” Us	Payless Drug
	Cinemark	Marshalls
Partnership Structure
Equity Contribution:	1% — Coventry Real Estate Partners
	20% — DDR
	79% — Prudential Real Estate Investors (PREI)
Cash Flow Distribution:	1% — Coventry Real Estate Partners
	20% — DDR
	79% — Prudential Real Estate Investors
	Up to a leveraged 11% return on equity (10% year one, 10.5% year two, 11% thereafter)
Promote (current):	(i) Pro rata in proportion to the member’s invested capital until the members have received, on a cumulative basis, an amount equal to the preferred return, (ii) 75% to all members in proportion to their invested capital and 25% to Coventry Real Estate Partners (79% owned by DDR) until DDR and PREI have been allocated, on a cumulative basis, an amount equal to a 15% return, (iii) 70% to all members in proportion to their invested capital and 30% to Coventry until DDR and PREI have been allocated, on a cumulative basis, an amount equal to a 20% return, and (iv) 65% to all members pro rata in proportion to their ownership percentages and 35% to Coventry.
Fees to DDR
Management Fee:	3.20%
Development Fee:	N/A
Asset Management Fee:	..63% (DDR’s pro-rata share of Coventry’s .8% fee)
Leasing Fees (without co-broker):	5% on new leases on years 1-5; 2.5% on years 6-10 (spaces < 15,000 square feet)
	4% on new leases on years 1-5; 2% on years 6-10 (spaces > 15,000 square feet)
	3% on new leases on years 1-5; 1.5% on years 6-10 (ground leases)
	Renewals earn 50% of fees on new leases

Capital Structure (in millions)
DDR		$	26.4
PREI			102.4
Coventry			1.1
	Total Capital	$	129.9
Debt		$	139.5
Total Debt & Equity		$	269.4

35

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	Community Centers, L.L.C. (One, Two, Three, Shoppers World and Community I)
Date Formed:	November, 1995
Property Name/Location:	The joint ventures consist of the following six properties:
	Carillon Place — Naples, FL		Perimeter Pointe — Atlanta, GA
	Town Center Prado — Marietta, GA		Woodfield Village Green — Schaumburg, IL
	Shopper’s World — Framingham, MA		Fairfax Towne Center — Fairfax, VA
Major Tenants:	A.C. Moore Babies ‘R Us Barnes & Noble Bed Bath & Beyond Best Buy Bobs Borders Books Circuit City Container Store Costco (not owned) Crunch Fitness DSW Shoe Warehouse	Expo Design Center General Cinema Jordan Marsh/Federated Kohl’s L.A. Fitness Sports Clubs Linens ‘N Things Marshalls Michael’s Nordstrom Rack Off 5th Office Depot OfficeMax		Publix Ross Dress for Less Safeway Service Merchandise Sports Authority St. Joseph’s Hospital Stein Mart TJ Maxx Tower Records Toys ‘R Us United Artists Theatre Winn Dixie
Partnership Structure
Equity Contribution:	20% — DDR
	80% — DRA Advisors
Cash Flow Distribution:	20% — DDR
	80% — DRA Advisors
Fees to DDR
Management Fee:	3.5% of gross retail income
Development Fee:	5% of hard costs for all improvements
Leasing Fees:	5% on new leases, 3% on renewals
Commission on Outparcel Sales:	10% of net sales price

Capital Structure (in millions)
DDR		$	10.4
DRA Advisors			41.8
	Total Capital	$	52.2
Debt		$	261.2
Total Debt & Equity		$	313.4

(1)  Carmel Mountain Plaza located in San Diego, CA was sold on March 28, 2003.

36

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	DDRA Community Centers Four, L.P.
Date Formed:	January, 1997
Property Name/Location:	La Plaza Del Norte — San Antonio, TX
Major Tenants:	Beall’s
	Best Buy
	DSW Shoe Warehouse
	OfficeMax
	Oshman’s Sporting Goods
	Ross Stores
Partnership Structure
Equity Contribution:	35% — DDR
	65% — DRA Advisors
Cash Flow Distribution:	35% — DDR
	65% — DRA Advisors
Fees to DDR
Management Fee:	3.5% of gross retail income excluding recoveries
Development Fee:	5% of hard costs for all improvements
Leasing Fees:	5% on new leases, 3% on renewals
Commission on Outparcel Sales:	10% of net sales price

Capital Structure (in millions)
DDR		$	3.5
DRA Advisors			6.6
	Total Capital	$	10.1
Debt		$	30.0
Total Debt & Equity		$	40.1

37

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	DDRA Community Centers Five, L.P.
Date Formed:	September, 1998
Property Name/Location:	The joint venture consists of the following six properties:
	Foothills Towne Center — Ahwatukee, AZ	Maple Grove Crossing — Maple Grove, MN
	Arrowhead Crossing — Phoenix, AZ	Tanasbourne Town Center — Portland, OR
	Eagan Promenade — Eagan, MN	Eastchase Market — Fort Worth, TX

Major Tenants: AMC Theatre
Ashley Homestores
Babies ‘R Us
Barnes & Noble
Bassett Furniture
Bed Bath & Beyond
Byerly’s
Circuit City
Comp USA
Cub Foods (not owned)
Ethan Allen (not owned)
Famous Footwear Gander Mountain
Haggan’s
Kohl’s Department
Linens ‘N Things
Mac Frugal’s
Mervyn’s (not owned)
Michael’s
MJ Designs
Nordstrom Rack (not owned)
Office Depot
Office Depot (not owned)
OfficeMax Old Navy
Oshman’s Sporting Goods
Petco
Petsmart
Pier One
Ross Dress for Less
Staples
Stein Mart
Target (not owned)
TJ Maxx
Toys ‘R Us (not owned)
United Artists Theatre

Partnership Structure
Equity Contribution:	50% — DDR
	50% — DRA Advisors
Cash Flow Distribution:	50% — DDR
	50% — DRA Advisors
Fees to DDR
Management Fee:	3.5% of gross retail income
Development Fee:	5% of hard costs for all improvements
Leasing Fees:	5% on new leases, 3% on renewals
Commission on Outparcel Sales:	10% of net sales price

Capital Structure (in millions)
DDR		$	39.8
DRA Advisors			39.8
	Total Capital	$	79.6
Debt		$	156.0
Total Debt & Equity		$	235.6

38

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	DDRA Community Centers Six, L.P.
Date Formed:	March, 1999
Property Name/Location:	Clocktower Place — St. Louis, MO
Major Tenants:	Dierberg’s Marketplace
	Office Depot
	TJ Maxx
Partnership Structure
Equity Contribution:	50% — DDR
	50% — DRA Advisors
Cash Flow Distribution:	50% — DDR
	50% — DRA Advisors
Fees to DDR
Management Fee:	50% of 3.5% of gross retail income
Development Fee:	5% of hard costs for all improvements
Leasing Fees:	5% on new leases, 3% on renewals
Commission on Outparcel Sales:	10% of net sales price

Capital Structure (in millions)
DDR		$	2.2
DRA Advisors			2.2
	Total Capital	$	4.4
Debt		$	12.7
Total Debt & Equity		$	17.1

39

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	DDRA Community Centers Seven, L.P.
Date Formed:	October, 1999
Property Name/Location:	Ahwatukee Foothills Towne Center (Phase IV) — Phoenix, AZ
Major Tenants:	Best Buy
	JoAnn, Etc.
Partnership Structure
Equity Contribution:	50% — DDR
	50% — DRA Advisors
Cash Flow Distribution:	50% — DDR
	50% — DRA Advisors
Fees to DDR
Management Fee:	3.5% of gross retail income
Development Fee:	5% of hard costs for all improvements
Leasing Fees:	5% on new leases, 3% on renewals
Commission on Outparcel Sales:	10% of net sales price

Capital Structure (in millions)
DDR		$	2.6
DRA Advisors			2.6
	Total Capital	$	5.2
Debt		$	10.0
Total Debt & Equity		$	15.2

40

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	DDRA Community Centers Eight, L.P.
Date Formed:	February, 2000
Property Name/Location:	Deer Valley Towne Center — Phoenix, AZ
Major Tenants:	Michael’s
	OfficeMax
	Petsmart
	Ross Stores
	AMC Theatres (not owned)
	Target (not owned)
Partnership Structure
Equity Contribution:	50% — DDR
	50% — DRA Advisors
Cash Flow Distribution:	50% — DDR
	50% — DRA Advisors
Fees to DDR
Management Fee:	3.5% of gross retail income
Development Fee:	5% of hard costs for all improvements
Leasing Fees:	5% on new leases, 3% on renewals
Commission on Outparcel Sales:	10% of net sales price

Capital Structure (in millions)
DDR		$	4.1
DRA Advisors			4.1
	Total Capital	$	8.2
Debt		$	17.8
Total Debt & Equity		$	26.0

41

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	Merriam Town Center Ltd.
Date Formed:	October, 1996
Property Name/Location:	Merriam Town Center — Merriam, KS
Major Tenants:	Cinemark	OfficeMax
	Dick’s Sporting Goods	Petsmart
	Hen House	Home Depot (not owned)
	Marshalls
Partnership Structure
Equity Contribution:	50% — DDR
	50% — DRA Advisors
Cash Flow Distribution:	50% — DDR
	50% — DRA Advisors
Fees to DDR
Management Fee:	3.5% of gross retail income
Development Fee:	5% of hard costs for all improvements
Leasing Fees:	5% on new leases, 3% on renewals
Commission on Outparcel Sales:	10% of net sales price

Capital Structure (in millions)
DDR		$	6.9
DRA Advisors			6.9
	Total Capital	$	13.8
Debt		$	33.5
Total Debt & Equity		$	47.3

42

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	DDRA Kildeer LLC
Date Formed:	March 28, 2002
Property Name/Location:	The Shops at Kildeer — Kildeer, IL
Major Tenants:	Bed, Bath & Beyond
	Circuit City
	Cost Plus
	Old Navy
Partnership Structure
Equity Contribution:	10% — DDR
	90% — DRA Advisors
Cash Flow Distribution:	10% — DDR
	90% — DRA Advisors
Promote:	After the partners have received distributions
	equal to their capital contributed, plus a
	preferred return of 15%, then the Company will
	receive 35% up to a preferred return of 20%,
	then 50% of remaining cash after a 20% preferred
	return has been achieved.
Fees to DDR
Management Fee:	3.5% of gross income
Development Fee:	5% of hard costs for all improvements
Leasing Fees:	5% on new leases, 3% on renewals
Commission on Outparcel Sales:	10% of net sales price

Capital Structure (in millions)
DDR		$	0.8
DRA Advisors			7.4
	Total Capital	$	8.2
Debt		$	19.5
Total Debt & Equity		$	27.7

43

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	Lennox Town Center Limited
Date Formed:	February, 1998
Property Name/Location:	Lennox Town Center Shopping Center — Columbus, OH
Major Tenants:	AMC Theatres Lennox 24
	Barnes & Noble
	Staples
	Target
Partnership Structure
Equity Contribution:	50% — DDR
	50% — Casto Properties
Cash Flow Distribution:	50% — DDR
	50% — Casto Properties
Fees to DDR
Management Fee:	1.312% of all rent
Development Fee:	N/A
Leasing Fees:	N/A
Commission on Outparcel Sales:	N/A

Capital Structure (in millions)
DDR		$	0.1
Casto Properties			0.1
	Total Capital	$	0.2
Debt		$	19.3
Total Debt & Equity		$	19.5

44

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	Sun Center Limited
Date Formed:	February, 1998
Property Name/Location:	Sun Center — Columbus, OH
Major Tenants:	Babies ‘R Us
	Big Bear
	Michael’s
	Rhodes Furniture
	Staples
	Stein Mart
Partnership Structure
Equity Contribution:	79.45% — DDR
	20.55% — Casto Properties
Cash Flow Distribution:	79.45% — DDR
	20.55% — Casto Properties
Fees to DDR
Management Fee:	1.312% of all rent
Development Fee:	N/A
Leasing Fees:	N/A
Commission on Outparcel Sales:	N/A

Capital Structure (in millions)
DDR		$	(0.2	)
Casto Properties			—
	Total Capital (1)	$	(0.2	)
Debt		$	21.5
Total Debt & Equity		$	21.3

(1)  Basis differentials occur primarily when the Company has purchased an interest in existing joint ventures at fair market values which differ from their proportionate share of the historical net assets of the joint ventures.

45

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	Continental Sawmill Limited Partnership
Date Formed:	February, 1998
Property Name/Location:	Dublin Village Center — Columbus, OH
Major Tenant:	AMC Theatre
Partnership Structure
Equity Contribution:	80.012% — DDR
	19.988% — Casto Properties
Cash Flow Distribution:	80.012% — DDR
	19.988% — Casto Properties
Fees to DDR
Management Fee:	1.312% of all rent
Development Fee:	N/A
Leasing Fees:	N/A
Commission on Outparcel Sales:	N/A

Capital Structure (in millions)
DDR		$	(0.6	)
Casto Properties			(0.1	)
	Total Capital (1)	$	(0.7	)
Debt		$	19.0
Total Debt & Equity		$	18.3

(1)  Basis differentials occur primarily when the Company has purchased an interest in existing joint ventures at fair market values which differ from their proportionate share of the historical net assets of the joint ventures.

46

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	Liberty Fair Mall Associates
Date Formed:	January, 1993
Property Name/Location:	Liberty Fair Mall — Martinsville, VA
Major Tenants:	Belk/Leggetts	Kroger
	Goody’s	OfficeMax
	J.C. Penney	Sears
Partnership Structure
Equity Contribution:	50% — DDR
	50% — The Lester Group
Cash Flow Distribution:	50% — DDR
	50% — The Lester Group
Fees to DDR
Management Fee:	3% major tenants/5% retail tenants
Development Fee:	N/A
Leasing Fees:	5% on new leases/3% on renewals
Commission on Outparcel Sales:	N/A

Capital Structure (in millions)
DDR		$	(3.5	)
The Lester Group			(3.5	)
	Total Capital (1)	$	(7.0	)
Debt		$	20.2
Total Debt & Equity		$	13.2

(1)  Basis differentials occur primarily when the Company has purchased an interest in existing joint ventures at fair market values which differ from their proportionate share of the historical net assets of the joint ventures.

47

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	DOTRS LLC
Date Formed:	September, 1996
Property Name/Location:	Macedonia Commons — Macedonia, Ohio
Major Tenants:	First National Supermarkets
	Kohl’s Department Store
	Wal-Mart (not owned)
Partnership Structure
Equity Contribution:	50% — DDR
	50% — The State Teachers Retirement Board of Ohio
Cash Flow Distribution:	50% — DDR
	50% — The State Teachers Retirement Board of Ohio
Fees to DDR
Management Fee:	5% of gross retail income
Development Fee:	5% of hard costs for all improvements
Leasing Fees:	5% on new leases, 3.5% on renewals
Commission on Outparcel Sales:	N/A

Capital Structure (in millions)
DDR		$	5.8
The State Teachers Retirement Board			5.8
	Total Capital	$	11.6
Debt		$	11.5
Total Debt & Equity		$	23.1

48

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	Town Center Plaza, L.L.C.
Date Formed:	December, 1998
Property Name/Location:	Town Center Plaza — Leawood, KS
Major Tenant:	Barnes & Noble
Partnership Structure
Equity Contribution:	50% — DDR
	50% — Poag & McEwen
Cash Flow Distribution:	50% — DDR
	50% — Poag & McEwen
Fees to DDR
Management Fee:	5% of 40% of gross retail income
Development Fee:	N/A
Leasing Fees:	N/A

Capital Structure (in millions)
DDR		$	0.6
Poag & McEwen			0.6
	Total Capital	$	1.2
Debt		$	53.2
Total Debt & Equity		$	54.4

(1)  DDR acquired Poag & McEwen’s 50% interest in Town Center Plaza on April 4, 2003.

49

Developers Diversified Realty
Quarterly Financial Supplemental
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	DDR P&M Aspen Grove Lifestyle Center Properties LLC
Date Formed:	April 2001
Property Name/Location:	Littleton, CO
Major Tenants:	Ann Taylor	William Sonoma
	The Bombay Company	Coldwater Creek
	Chico’s	Eddie Bauer
	Casual Corner	Talbots
	GAP	Victoria’s Secret
	Banana Republic	Pottery Barn
Partnership Structure
Equity Contribution:	50% — DDR
	50% — Poag & McEwen Lifestyle Center — Littleton LLC
Cash Flow Distribution:	50% — DDR
	50% — Poag & McEwen Lifestyle Center — Littleton LLC
Fees to DDR
Management Fee:	1.40%
Financing Fee:	1% of construction loan balance
Development Fee:	1% of hard costs and architectural & engineering
Leasing Fees:	N/A

Capital Structure (in millions)
DDRC	$	1.3
Poag & McEwen		1.2
Total Capital	$	2.6
Payable to DDR	$	6.6
Debt	$	43.9
Total Debt & Equity	$	53.1

50

Developers Diversified Realty
Quarterly Financial Supplemental
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	DDRC PDK Salisbury Phase III LLC
Date Formed:	March 2001
Property Name/Location:	Salisbury, MD
Major Tenants:	Rugged Warehouse
	Famous Footwear
	Dress Barn
Partnership Structure
Ownership Percentage:	50% — DDR
	50% — PDK Commons Phase III L.C.
Cash Flow Distribution:	50% — DDR
	50% — PDK Commons Phase III L.C.
Fees to DDR
Management Fee:	4%
Development Fee:	$.75 psf of leasehold improvements
Leasing Fees:	N/A

Capital Structure (in millions)

Capital Structure (in millions)
DDR	$	0.15
PDK Salisbury LLC		0.15
Total Capital	$	0.3
Payable to DDR	$	0.2
Debt	$	1.9
Total Debt & Equity	$	2.4

51

Developers Diversified Realty
Quarterly Financial Supplemental
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	DLA Ventures LLC
Date Formed:	September 1999
Property Name/Location:	Coon Rapids, MN (Phase I — Outer Ring)
Major Tenants:	Costco (not owned)
	Sears
	Kohl’s
	JoAnn Etc.
	Linens ‘N Things
	Best Buy
	Old Navy
	Sportman’s Warehouse
Partnership Structure
Equity Contribution:	75% — Lubert-Adler Real Estate Fund (DLA)
	25% — DDR
Cash Flow Distribution:	75% — Lubert-Adler Real Estate Fund
	25% — DDR
Fees to DDR
Management Fee:	4%
Development Fee:	$1,699,336 (40% at 09/30/99 and remainder payable ratably)
Leasing Fees:	N/A

Capital Structure (in millions)
DLA	$	2.6
DDR		0.9
Total Capital	$	3.5
Debt	$	42.0
Total Debt & Equity	$	45.5

52

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	Shea and Tatum Associates Limited Partnership
Date Formed:	January 1, 1995 (acquired January 2, 2003)
Property Name/Location:	Paradise Village Gateway — Phoenix, AZ
Major Tenants:	Albertson’s
	Bed Bath & Beyond
	Petsmart
	Ross
	Staples
Partnership Structure
Equity Contribution:	67% — DDR
	33% — Churchill Family Trust
Cash Flow Distribution:	67% — DDR
	33% — Churchill Family Trust
Fees to DDR
Management Fee:	5% of gross income
Development Fee:	5% of total costs for all improvements (excluding land)
Leasing Fees (without co-broker):	$3.50 per square foot for spaces < 5,000 square feet
	$3.00 per square foot for spaces 5,000 — 10,000 square feet
	$2.50 per square foot for spaces 10,000 — 25,000 square feet
	$2.00 per square foot for spaces 25,000 — 50,000 square feet
	$1.50 per square foot for spaces over 50,000 square feet
	Renewals earn 50% of fees on new leases
	5.0% on new ground leases on years 1-5
Commission on Outparcel Sales:	5% of gross sales price

Capital Structure (in millions)
DDR		$	4.9
Churchill Family Trust			2.4
	Total Capital	$	7.3
Debt		$	17.8
Total Debt & Equity		$	25.1

53

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	Paseo Colorado Holdings LLC
Date Formed:	January 14, 2003
Property Name/Location:	Paseo Colorado — Pasadena, CA
Major Tenants:	DSW Shoe Warehouse
	Equinox Health & Fitness
	Gelson’s Market
	Macy’s
	Pacific Theaters
Partnership Structure
Equity Contribution:	25% — DDR
	75% — Lehman Brothers
Cash Flow Distribution:	25% — DDR
	75% — Lehman Brothers
Promote:	After DDR and Lehman Brothers receive a return of equity and both partners have been allocated an amount equal to a 19% annual return, DDR will receive 50% of available proceeds.
Fees to DDR
Management Fee:	3.5% of gross income
Development Fee:	3.5% of total costs for all improvements (excluding land)
Leasing Fees:	6.0% on new leases on years 1-5; 3.0% on remainder of term (spaces < 5,000 square feet)
	4.5% on new leases on years 1-5; 2.25% on remainder of term (spaces 5,000 — 10,000 square feet)
	3.5% on new leases on years 1-5; 1.75% on remainder of term (spaces 10,000 — 20,000 square feet)
	3.0% on renewals on years 1-5; 1.5% on remainder of term (spaces < 5,000 square feet)
	2.25% on renewals on years 1-5; 1.125% on remainder of term (spaces 5,000 — 10,000 square feet)
	1.75% on renewals on years 1-5; 1.0% on remainder of term (spaces 10,000 — 20,000 square feet)
	$2.00 per square foot (spaces > 20,000 square feet) on new leases and renewals
Commission on Outparcel Sales:	6.0% of gross sales price up to $500,000
	5.0% of gross sales price over $500,000 but less than $1,000,000
	4.0% of gross sales price over $1,000,000

Capital Structure (in millions)
DDR		$	8.0
Lehman Brothers			23.9
	Total Capital	$	31.9
Debt		$	85.0
Total Debt & Equity		$	116.9

54

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	KLA/SM L.L.C.
Date Formed:	March 2002
Property Name/Location:	The Joint Venture consists of the designation rights to approximately 205 properties and leasehold interests owned by the Service Merchandise Company, Inc. These properties are located in 33 states across the United States. The Joint Venture holds the designation rights to these assets until approximately April 30, 2003. During the designation period the Joint Venture is responsible for all applicable carrying costs and may assign, sell or reject these assets at any time. At the end of the designation period, a new company to be formed between Service Merchandise and the Joint Venture will obtain title to all assets not rejected, sold or assigned and assume the debt relating to those assets.
Partnership Structure
Equity Contribution:	24.63% — DDR
	12.32% — Klaff Realty, L.P.
	61.58% — Lubert-Adler Funds
	1.47% — Random Properties Acquisition Corp I
Cash Flow Distribution:	24.63% — DDR
	12.32% — Klaff Realty, L.P.
	61.58% — Lubert-Adler Funds
	1.47% — Random Properties Acquisition Corp I
	Once all partners receive a return of all equity, plus a 12% preferred return thereon, plus $43 million, Service Merchandise will be entitled to share 20% of the excess. The remaining proceeds will be distributed in accordance with the percentages noted.
Promote:	Once all partners have received a return of all equity, plus a 10% preferred return thereon, DDR will receive 35% of available proceeds.
Fees to DDR
Management Fees:	3.0% of gross revenues
Development Fees:	4.5% of hard costs for all improvements for all retail tenant leases
	1.5% of hard costs for all non-retail or furniture leases
Leasing Fees:	$0.94 per square foot for all retail tenant leases
	$0.31 per square foot for all non-retail or furniture leases
Disposition Fees:	..75% of gross sales price for all sales to retail purchasers
	..25% of gross sales price for all sales to non-retail or furniture purchasers

Capital Structure (in millions)
DDR		$	19.8
Klaff			9.8
Lubert-Adler			49.1
Random Properties Acquisition Corp. I			1.4
	Total Capital	$	80.1
Payable to DDR		$	0.9
Existing Debt		$	78.6
Maximum Debt Assumption		$	9.0	(1)
Total Debt & Equity		$	168.6

(1)  Represents the maximum amount of debt that could be assumed by the Joint Venture at the end of the designation period.

55

Developers Diversified Realty
Quarterly Financial Supplemental
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name:	Jefferson County Plaza LLC
Date Formed:	July 1999
Property Name/Location:	Arnold, MO
Major Tenants:	Target (not owned)
	Home Depot (not owned)
	Shoe Carnival
	Sally Beauty Supply
	Deal$
Partnership Structure
Equity Contribution:	50% — DDR
	50% — The Sansone Group (50% owned by DDR)
Cash Flow Distribution:	50% — DDR
	50% — The Sansone Group
Fees to DDR
Management Fee:	1.50%
Development Fee:	NA
Leasing Fees:	2.5% of gross base rent plus reimbursables on new leases; 1.75% on renewals

Capital Structure (in millions)
DDRC	$	(0.05	)
The Sansone Group		(0.05	)
Total Capital	$	(0.1	)
Payable to DDR	$	2.9
Debt	$	2.3
Total Debt & Equity	$	5.1

56

Developers Diversified Realty
Quarterly Financial Supplemental
For the three months ended March 31, 2003

Joint Venture Investment Summary

Joint Venture Name: Date Formed: Property Name/Location:	DDR Markaz LLC (Kuwaiti Financial Centre) May 2003 The joint venture consists of the following seven properties:
	Hilltop Plaza — Richmond, CA	Highland Grove Shopping Center — Highland, IN
	Derby Square — Grove City, OH	Springfield Commons Shopping Center — Toledo, OH
	Oviedo Park — Oviedo, FL	Apple Blossom Corners — Winchester, VA
	North Pointe Plaza — Tampa, FL
Major Tenants:	Babies R Us (not owned)	Lowe’s (not owned)
	Barnes & Noble	Marshalls
	Bed Bath & Beyond	Martin’s Food Store
	Big Bear	Michael’s
	Books-A-Million	OfficeMax
	Borders Books (not owned)	Old Navy
	Century Theatre	Petsmart
	Circuit City	Publix
	Gander Mountain	Ross Dress for Less
	Jewel (not owned)	Target (not owned)
	Kohl’s	T.J. Maxx
	Linens ’N Things	Wal-mart (not owned)
Partnership Structure
Equity Contribution:	80% — Kuwait Financial Centre S.A.K. and Bank of Bahrain and Kuwait B.S.C. (dba as “Markaz”)
	20% — DDR
Cash Flow Distribution:	80% — Markaz
	20% — DDR
Promote (current):	(i) Pro rata in proportion to DDR and Markaz equity interest until both have been allocated an amount equal to a 12% annual return, and (ii) 20% to DDR and 80% to DDR and Markaz in proportion to their equity interest.
Fees to DDR
Property Management Fee:	4.0% of revenues
Development Fee:	5.0% of total costs for all improvements
Asset Management Fee:	5.5% of net operating income
Leasing Fees (without co-broker):	6.0% on new leases on years 1-5; 3.0% on remainder of term (spaces < 5,000 square feet)
	5.0% on new leases on years 1-5; 2.5% on remainder of term (spaces 5,000 — 10,000 square feet)
	4.0% on new leases on years 1-5; 2.0% on remainder of term (spaces 10,000 — 20,000 square feet)
	$2.00 per square foot (spaces > 20,000 square feet)
	4.0% on new leases on years 1-5; 2.0% on years 6-10 (ground leases)
	Renewals earn 50% of fees on new leases
Commission on Outparcel Sales:	6.0% of gross sales price up to $500,000
	5.0% of gross sales price $500,000 — $1,000,000
	4.0% of gross sales price over $1,000,000

Capital Structure (in millions)
DDR		$	11.9
Markaz			47.4
	Total Capital	$	59.3
Debt		$	110.0
Total Debt & Equity		$	169.3

57

Joint Venture Financial Operations

58

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Joint Venture Capital Transactions

Acquisitions, Dispositions, Developments & Expansions
for the Three Month Period Ended March 31, 2003

	Three
	Months Ended			Year Ended			Year Ended			Year Ended			Year Ended
	March 31,			December 31,			December 31,			December 31,			December 31,
	2003			2002			2001			2000			1999
Acquisitions/Transfers	$	181.2		$	53.0		$	213.1		$	91.2	(6)	$	96.5	(8)
Completed Expansions		1.9			9.0			2.3			6.2			3.3
Developments & Construction in Progress		16.3			48.6			103.7			114.7			169.0
Tenant Improvements & Building Renovations(1 )		0.2			1.6			4.9			1.9			1.5
Other Real Estate Investments		0.0			161.8	(3)		0.0			0.0			0.0
Minority Equity Investment in AIP		0.0			0.0			(135.0	)(5)		(2.2	)		42.2
	$	199.6		$	274.0		$	189.0		$	211.8		$	312.5
Less: Real Estate Sales and Dispositions		($97.8	)(2)		($361.4	)(4)		($16.9	)		($115.9	)(7)		($26.5	)(9)
Joint Venture Totals (Millions)	$	101.8			($87.4	)	$	172.1		$	95.9		$	286.0

(1)  The Company estimates recurring capital expenditures, including tenant improvements, of $1.6 million associated with its joint venture portfolio during 2003.

(2)  Includes the sale of a shopping center located San Diego, CA, sales of nine Service Merchandise locations, the disposition of a shopping center in Dayton, OH and the rejection of a e of the Service Merchandise locations.

(3)  Amount represents the net cost of assets acquired from Service Merchandise pursuant to the designation rights agreement.

(4)  Includes transfers to DDR in the aggregate amounts of $58.7 million, $38.7 million, $25.6 million and $30.6 million relating to shopping centers in Plainville, CT, Independence, MO, Canton, OH and San Antonio, TX, respectively. This amount also includes sales of shopping centers in Denver, CO; Hagerstown, MD; Salem, NH, Eatontown, NJ, Durham, NC and Round Rock, TX and the sales of outlot parcels in Round Rock, TX and San Antonio, TX.

(5)  The balance reflects the consolidation of the assets formerly owned by American Industrial Properties (AIP) during 2nd quarter 2001.

(6)  Includes transfers from DDR to joint ventures in the aggregate amount of $39.6 million relating to a development project in San Antonio, TX, a transfer of a Phoenix, AZ property, and the outparcel land at Round Rock, TX.

(7)  Includes transfers to DDR in the aggregate amount of $76.7 million relating to the Nassau Pavillion development project, two former DDR/Oliver McMillan projects, and Phase II of the Salisbury, MD development project. All of which were previously accounted for through joint ventures.

(8)  Includes a transfer of $20.4 million from DDR relating to the development project in Coon Rapids, MN and the transfer of the 13 remaining Best Products sites from the Retail Value Fund, which had an aggregate cost basis of $43.9 million at December 31, 1999.

(9)  Includes a transfer of the Everett development project to DDR and the Salem development project to DD Development Co.

Summary of Joint Venture Capital Transactions   5.1

59

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Development
Assets Placed in Service as of March 31, 2003

	Assets Placed		DDR's Current
	in Service		Proportionate Share
Date	(Millions)		(Millions)
As of December 31, 2002	$	38.3	$	10.1
1st Quarter 2003	$	1.9	$	0.5
2nd Quarter 2003	$	6.3	$	1.6
3rd Quarter 2003	$	7.2	$	1.9
4th Quarter 2003	$	24.3	$	3.8
During 2004 and Thereafter	$	18.7	$	4.7
Total	$	96.7	$	22.6

Joint Venture Development
Funding Schedule as of March 31, 2003

	DDR's		JV Partners'		Proceeds from
	Proportionate		Proportionate		Construction
	Share		Share		Loans		Total
	(Millions)		(Millions)		(Millions)		(Millions)
Funded as of March 31, 2003	$	8.4	$	18.3	$	52.2	$	78.9
Projected Net Funding During 2003		0.3		0.8		9.7		10.8
Projected Net Funding Thereafter		1.7		0.0		5.3		7.0
Total	$	10.4	$	19.1	$	67.2	$	96.7

Joint Venture Development Delivery and Funding Schedules   5.2

60

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Joint Venture Development Projects
for the Three Month Period Ended March 31, 2003

										DDR's
				DDR's			Joint	Total		Proportionate		Substantial
	Total			Ownership			Venture	Cost		Cost		Completion
Projects Substantially Completed	GLA			Percentage			Partner	(Millions)		(Millions)		Date	Major Tenants
Long Beach, CA (CityPlace) (Phase I & II)		436,440			24.75	%	RVIP	$	56.0	$	13.9	2002 (Phase I)	Phase I: Wal*Mart, Nordstrom Rack, Old Navy, Ross Dress for Less, Albertson’s Anna’s Linens and Sav-On.
												2nd Half 2003	Phase II: 71,000 square feet of additional small shop retail.
												(Phase II)
Projects in Progress
Jefferson County (St. Louis), MO		330,051	(1)		50.0	%	Sansone	$	9.7	$	4.9	2004	Target, Home Depot, Shoe Carnival, Deal$, Sally Beauty
Austin, TX		496,604	(1)		(2	)	David Berndt Interests/RVIP	$	31.0	$	3.8	Second Half 2003	Target, Toys ‘R Us, Hobby Lobby, Ultimate Electronics, Ross Dress for Less, Linens ‘N Things, PetsMart
Joint Venture Development Totals		1,263,095						$	96.7	$	22.6

Notes:

(1)  Includes square footage which will not be Company owned.

(2)  This project is currently being funded through a construction loan. DDR, Prudential, and Coventry will enter into a joint venture partnership when the project’s shell construction is complete, at which time DDR will have a 12.375% ownership interest, until the buyout of David Berndt Interests occurs, at which time DDR will have a 24.75% ownership interest. The cash flow distributions for the RVIP partnership will be made at the following percentages (1% Coventry; 24.75% DDR; and 74.25% Prudential) up to a leveraged 10% preferred return on equity. Once the limited partners (DDR and Prudential) have received a 10% preferred return and return of equity, the promote structure with 33% distributed to Coventry (79% owned by DDR) goes into effect.

Joint Venture Developments   5.2

61

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Expansion and Redevelopment Projects
for the Three Month Period Ended March 31, 2003

	DDR's			Joint
	Ownership			Venture
Projects Completed	Percentage			Partner	Description
N. Olmsted, OH		79.57	%	Hendon Properties	Expansion of existing center to create an additional 16,607 sf of small retail shops, including a Dollar Tree, and the addition of a 4,500 sf outparcel for the Vitamin Shoppe.
Total Cost (Millions)		$1.9
Projects in Progress		Percentage
San Ysidro, CA		20	%	Prudential Real Estate Investors	Relocation of several small shop tenants in the shopping center to accommodate a 30,000 sf Ross Dress for Less and a 31,000 sf Marshall’s.
Shawnee, KS		23.51	%	Prudential Real Estate Investors	Relocating tenant to accommodate a 25,000 sf expansion creating a 65,000 sf Price Chopper.
Total Cost (Millions)		$7.5
Projects to Commence Construction
Deer Park, IL		24.75	%	Poag & McEwen/Prudential Real Estate Investors	Expansion of the existing center to create a 50,000 sf Century Theater and to create an additional 23,800 sf of small retail specialty shops and two outparcels.

Joint Venture Expansions and Redevelopment   5.2

62

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Joint Venture Acquistions
for the Three Month Period Ended March 31, 2003

							DDR's			Joint
			Cost		Acquistion		Ownership			Venture
Property Location	GLA		(Millions)		Date		Percentage			Partner
Phoenix, AZ		296,153	$	27.5		1/2/2003		67.00	%	Church Family Trust
Pasadena, CA		556,163	$	114.3		1/16/2003		25.00	%	Lehman Brothers
Suwanee, GA(1)		306,206	$	32.0		3/13/2003		49.00	%	Hendon Properties
JDN Realty Corporation(2)		0	$	7.4		3/13/2003	Various			Various
Total		1,158,522	$	181.2

(1)  This joint venture interest was acquired as part of the JDN acquisition.

(2)  Included in the JDN acquisition was the interest in three joint ventures that own vacant parcels of land held for development or sale.

Joint Venture Dispositions
for the Three Month Period Ended March 31, 2003

			Gross Sale				DDR's			Joint
			Proceeds				Ownership			Venture
Property Location	GLA		(Millions)		Sale Date		Percentage			Partner
San Diego, CA		440,228	$	95.0		3/27/2003		80.00	%	DRA Advisors
Service Merchandise locations		574,436	$	16.4	Various			25.00	%	Various
Total		1,014,664	$	111.4

Joint Venture Acquisition & Dispositions   5.2

63

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Joint Venture Debt
as of March 31, 2003

			Mortgage
Property/Entity			Balance			Maturity Date		Interest Rate
RVIP III
	Long Beach, CA	V		29,393,156			01/04	Libor + 170
RVIP III B
	Deer Park, IL	V		40,000,000			07/03	Libor + 175
		V		7,659,479			07/03	Libor + 175
RVIP VI
	Kansas City, MO			20,102,968	(1)
RVIP VII		F		105,508,074	(2)
		V		34,000,000	(2)
Community Centers
		F		119,000,000.00	(3)		02/05		6.00
		F		17,300,000.00	(3)		02/05		5.95
		V		16,000,000.00	(3)		02/05	Libor + 250
		V		4,000,000.00	(3)		02/05	Libor + 250
		V		66,654,774.00	(3)		03/04	Libor + 150
		V		14,354,660.00	(3)		03/04	Libor + 400
		V		23,924,445.00	(3)		03/04	Libor + 700
DDRA Community Centers Four
	San Antonio, TX	V		30,000,000			10/05	Libor + 210
DDRA Community Centers Five		F		156,000,000	(4)		10/05		6.64
DDRA Community Centers Six
	St. Louis, MO	F		12,741,207			04/10		8.56
DDRA Community Centers Seven
	Ahwatukee, AZ (Phase IV)	F		9,986,725			01/05		8.07
DDRA Community Centers Eight
	Deer Valley, AZ	F		17,845,739			09/10		8.01
Merriam Town Center
	Merriam, KS	V		24,455,000			04/03	Libor +175
	Tax Incremental Financing Obligation	F		9,075,450			02/16		6.90
DDRA Kildeer LLC		V		4,500,000			08/07	Libor + 180
	Kildeer, IL	F		15,000,000			08/07		5.64
Lennox Town Center Limited
	Columbus, OH	F		19,363,379			07/22		8.11
Sun Center Limited
	Columbus, OH	F		5,947,477			05/07		8.29
		F		15,588,426			04/11		8.48
Continental Sawmill Ltd.
	Columbus, OH	F		18,991,719			05/06		7.55
Liberty Fair Mall Associates
	Martinsville,VA	F		20,165,229			12/09		8.46
DOTRS LLC
	Macedonia, OH	V		11,454,100			09/06	Libor +100

Summary of Joint Venture Debt   5.3

64

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Joint Venture Debt
as of March 31, 2003 (continued)

		Mortgage
Property/Entity		Balance		Maturity Date		Interest Rate
Town Center Plaza LLC Leawood, KS	F		53,203,410		07/09		7.31
DDR P&M Aspen Grove Littleton, CO	V		43,863,193		05/03	Libor + 185
DDRC PDK Salisbury Phase III LLC Salisbury, MD	F		1,869,453		04/06		7.61
DLA Ventures, LP CRRV Perimeter One & Two	V		42,000,000		02/06	Libor + 245
KLA/SM LLC	V		78,556,691		07/04	Libor + 350
Jefferson County Plaza, LLC Arnold, MO	V		2,288,371		05/05	Libor + 175
Paradise Village Gateway Phoenix, AZ	F		17,823,960		05/07		7.78
Paseo Colorado Holdings Pasadena, CA	V		85,000,000		02/06	Libor + 245
JDN Metro Station	V		1,196,224		06/03	Libor + 225
JDN Suwanee, GA	V		28,625,199		06/03	Libor + 295
RVIP I Best Products	V		2,253,905		08/04	Libor + 175
		$	1,225,692,414

	Notes:
(1)	Encumbers six shopping center properties located in Kansas City, MO with mortgage interest rates ranging from 7.79% to 8.625% and maturity dates ranging from September, 2005 to November, 2007.
(2)	Encumbers ten shopping center properties located in California and Washington with mortgage interest rates ranging from 6.60% to 9.50% and maturity dates ranging from March, 2004 to March, 2022.
(3)	Encumbers seven shopping center properties as follows:

               San Diego, CA
               Denver, CO
               Atlanta, GA
               Marietta, GA
               Schaumburg, IL
               Framingham, MA
               Fairfax, VA
               Naples, FL

(4) Encumbers six shopping center properties as follows:

               Ahwatukee, AZ
               Phoenix, AZ
               Eagan, MN
               Maple Grove, MN
               Portland, OR
               Fort Worth, TX

Summary of Joint Venture Debt   5.3

65

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Pro Rata Joint Venture Debt
as of March 31, 2003

	DDR's			DDR's
	Pro Rata			Pro Rata
Joint Venture	Interest			Debt
RVIP III Long Beach		23.5125	%		6,911,066
RVIP III B		12.375	%		5,897,861
RVIP VI		23.5125	%		4,726,710
RVIP VII		20.00	%		27,901,615
Community Centers		20.00	%		52,246,776
DDRA Comm Ctr Four		35.00	%		10,500,000
DDRA Comm Ctr Five		50.00	%		78,000,000
DDRA Comm Ctr Six		50.00	%		6,370,603
DDRA Comm Ctr Seven		50.00	%		4,993,363
DDRA Comm Ctr Eight		50.00	%		8,922,869
Merriam Town Center		50.00	%		16,765,225
DDRA Kildeer, LLC		10.00	%		1,950,000
Lennox Town Center		50.00	%		9,681,690
Sun Center		79.45	%		17,110,274
Continental Sawmill		80.012	%		15,195,654
Liberty Fair		50.00	%		10,082,615
DOTRS LLC		50.00	%		5,727,050
Town Center Plaza		50.00	%		26,601,705
DDR P&M Aspen Grove		50.00	%		21,931,597
DDRC PDK Salisbury		50.00	%		934,727
CRRV Perimeter One & Two		25.00	%		10,500,000
KLA/SM LLC		25.00	%		19,639,173
Jefferson County Plaza		50.00	%		1,144,186
Paradise Village Gateway		67.00	%		11,942,053
Paseo Colorado Holdings		25.00	%		21,250,000
Metro Station		50.00	%		598,112
Suwanee, GA		49.00	%		14,026,348
RVIP I		79.57	%		1,793,432
Total				$	413,344,702

Summary of Pro Rata Joint Venture Debt   5.4

66

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the three months ended March 31, 2003

Summary of Joint Venture Mortgage Principal Payments
as of March 31, 2003

JOINT VENTURE			2003 Payments		2004 Payments		2005 Payments		2006 Payments		2007 Payments		2008 Payments
RVIP III (Long Beach, CA)						29,393,156
RVIP III B (Deer Park)				47,659,479
RVIP VI (Kansas City)								1,311,414				18,859,746
RVIP VII				1,463,192		73,602,633		1,748,770		1,898,412		8,761,556		1,916,490
Community Centers						104,933,879		156,300,000
DDRA Community Centers Four								30,000,000
DDRA Community Centers Five								156,000,000
DDRA Community Centers Six				101,939		107,936		120,896		131,816		143,722		153,623
DDRA Community Centers Seven				75,262		88,687		9,836,051
DDRA Community Centers Eight				157,116		166,174		184,371		199,915		216,768		231,039
Merriam Town Center				24,455,000
Merriam TIF
DDRA Kildeer, LLC (Kildeer, IL)												19,500,000
Lennox Town Center Limited				423,564		459,221		497,880		539,794		585,235		634,502
Sun Center Limited
	Principal Mutual Life Ins Co			372,864		405,741		441,517		480,448		522,811		568,910
	W. Lyman Case & Co			143,955		156,352		169,818		184,445		5,327,788
Continental Sawmill Ltd.				860,113		927,347		999,836		16,413,421
Liberty Fair Mall Associates				171,700		181,849		203,092		221,213		240,952		257,650
DOTRS LLC
	National City Bank			414,280		427,660		453,000		10,251,560
Town Center Plaza LLC				965,253		1,038,225		1,116,715		1,201,138		1,291,944		1,389,614
DDR P&M Aspen Grove (Littleton)				43,617,893
DDRC PDK Salisbury Phase III										1,874,097
CRRV Perimeter One & Two										42,000,000
KLA/SM LLC						78,556,691
Jefferson County Plaza LLC								2,288,371
Paradise Village Gateway				234,053		276,245		298,487		322,556		16,692,619
Paseo Colorado Holdings				4,655,250		6,207,000		6,207,000		67,930,750
JDN Metro Station				1,196,224
JDN Suwanee, GA				28,625,199
RVIP I (Best Products)						2,253,905
Payments through 03/31/03				-1,096,886
		Total — Debt		154,495,450		299,182,701		368,177,219		143,649,565		72,143,141		5,151,828

JOINT VENTURE			2009 Payments		2010 Payments		2011 Payments		Thereafter		Total
RVIP III (Long Beach, CA)												29,393,156
RVIP III B (Deer Park)												47,659,479
RVIP VI (Kansas City)												20,171,161
RVIP VII				2,092,301		2,272,271		2,467,775		43,657,964		139,881,364
Community Centers												261,233,879
DDRA Community Centers Four												30,000,000
DDRA Community Centers Five												156,000,000
DDRA Community Centers Six				170,580		11,839,094						12,769,606
DDRA Community Centers Seven												10,000,000
DDRA Community Centers Eight				254,521		16,478,828						17,888,732
Merriam Town Center												24,455,000
Merriam TIF										9,075,450		9,075,450
DDRA Kildeer, LLC (Kildeer, IL)												19,500,000
Lennox Town Center Limited				687,917		745,828		808,615		14,083,527		19,466,083
Sun Center Limited
	Principal Mutual Life Ins Co			619,074		673,660		11,593,684				15,678,709
	W. Lyman Case & Co											5,982,358
Continental Sawmill Ltd.												19,200,717
Liberty Fair Mall Associates				18,936,140								20,212,596
DOTRS LLC
	National City Bank											11,546,500
Town Center Plaza LLC				46,435,280								53,438,169
DDR P&M Aspen Grove (Littleton)												43,617,893
DDRC PDK Salisbury Phase III												1,874,097
CRRV Perimeter One & Two												42,000,000
KLA/SM LLC												78,556,691
Jefferson County Plaza LLC												2,288,371
Paradise Village Gateway												17,823,960
Paseo Colorado Holdings												85,000,000
JDN Metro Station												1,196,224
JDN Suwanee, GA												28,625,199
RVIP I (Best Products)												2,253,905
Payments through 03/31/03												-1,096,886
		Total — Debt		69,195,813		32,009,681		14,870,074		66,816,941		1,225,692,414

Summary of Joint Venture Mortgage Principal Payments  5.5

67

Portfolio Statistics

68

Company Features(1)

391	Shopping Centers (and interests in Retail Assets)(2)
4	Managed Shopping Centers
44	States (including managed properties)(2)
54.7	Million Sq. Ft. Owned
85.1	Million Sq. Ft. Owned and Managed(2)(3)
95.4%/94.7%	% Leased / % Occupied(4)
421	Total Employees

(1)	Includes Service Merchandise portfolio. Does not include 35 Industrial and office properties.
(2)	Includes development projects.
(3)	Includes unowned anchors at company owned operating and development retail properties.
(4)	Core retail portfolio.

69

     

70

71

72

Average Annualized
Base Rental Rates

			Annualized Base Rent/S.F.
	NUMBER OF				SHOP
PERIOD ENDING	PROPERTIES		TOTAL		SPACE
Mar. 31, 2003		287	$	10.39	$	15.02
Dec. 31, 2002		189	$	10.58	$	15.18
Dec. 31, 2001		192	$	10.03	$	14.02
Dec. 31, 2000		190	$	9.66	$	13.66
Dec. 31, 1999		186	$	9.20	$	12.69
Dec. 31, 1998		159	$	8.99	$	12.39
Dec. 31, 1997		123	$	8.49	$	11.69
Dec. 31, 1996		112	$	7.85	$	10.87
Dec. 31, 1995		106	$	7.60	$	10.54
Dec. 31, 1994		84	$	5.89	$	9.02
Dec. 31, 1993		69	$	5.60	$	8.56
Dec. 31, 1992		53	$	5.37	$	8.37
Dec. 31, 1991		53	$	5.35	$	8.29
Dec. 31, 1990		52	$	5.27	$	8.25
Dec. 31, 1989		45	$	4.93	$	7.87
Dec. 31, 1988		40	$	4.81	$	7.41
Dec. 31, 1987		37	$	4.38	$	7.09

(1) Excluding the impact of properties acquired through the merger with JDN Realty, total rents per square foot were $10.79 and shop rents were $15.51.

73

74

Lease Expirations by Year⁽¹⁾

		Anchor Base Rent						Shop Space Base Rent
Year		Leases		Revenue (millions)		Average/S.F.		Leases		Revenue (millions)		Average/S.F.
	2003		12	$	1.5	$	3.51		585	$	18.9	$	12.41
	2004		28	$	6.3	$	6.25		698	$	25.1	$	13.30
	2005		36	$	7.7	$	5.79		708	$	27.3	$	13.67
	2006		27	$	6.3	$	6.29		567	$	27.5	$	14.96
	2007		48	$	13.8	$	6.65		519	$	26.4	$	15.00
	2008		39	$	10.1	$	6.56		268	$	16.4	$	13.78
	2009		41	$	13.3	$	7.39		114	$	10.4	$	15.96
	2010		52	$	17.4	$	7.93		125	$	12.1	$	16.92
	2011		86	$	33.0	$	9.66		177	$	19.9	$	20.41
	2012		75	$	28.0	$	8.98		130	$	15.7	$	21.53
2003-2012 Subtotal			444	$	137.4	$	7.67		3,891	$	199.7	$	15.05
Total Rent Roll at March 31, 2003			784	$	283.0	$	8.31		4,078	$	219.5	$	15.02

(1) Does not include Service Merchandise portfolio.

75

1Q03 Largest Tenants
by SF — Owned & Unowned⁽¹⁾⁽²⁾

		Total		Owned		Unowned
Rank	Tenant	Units	GLA	Units	GLA	Units	GLA
1	Wal-Mart/Sam’s	83	12,078,062	28	3,195,248	55	8,882,814
2	Lowe’s Home Improvement	27	3,362,660	13	1,579,209	14	1,783,451
3	Target/Mervyn’s	25	2,907,809	5	590,765	20	2,317,044
4	Home Depot	23	2,323,345	6	550,150	17	1,773,195
5	Kohl’s	25	2,085,693	24	2,003,643	1	82,050
6	T.J.Maxx/Marshall’s	51	1,702,721	51	1,702,721	0	0
7	PETsMART	41	1,496,100	41	1,496,100	0	0
8	K-Mart	15	1,319,976	14	1,236,678	1	83,298
9	Bed Bath & Beyond	31	1,019,896	31	1,019,896	0	0
10	Best Buy/Musicland	29	1,000,445	28	905,516	1	94,929

(1)	Includes Service Merchandise portfolio.
(2)	Assumes 100% ownership of joint ventures.

76

Reliance on Major Tenants^{(1) (2)}
(Owned shopping center GLA only)

		Total Base Rent	Percent	Credit
Tenant	Units	(millions)	of Totals	Ratings
Wal-Mart/Sam’s Club	28	$15.90	4.08%	AA/Aa2
Kohl’s	24	$12.31	3.16%	A-/A3
Lowe’s Home Improvement	13	$11.59	3.07%	A/A3
T.J. Maxx/Marshalls	51	$9.57	2.46%	A/A3
PETsMART	41	$8.51	2.18%	B+/Ba3
Bed Bath & Beyond	31	$8.39	2.15%	BBB-/NR
Best Buy / Musicland Group	29	$7.94	2.04%	BBB-/Baa3
Officemax	37	$7.51	1.93%	NR/NR
AMC Theater	5	$5.90	1.51%	NR/B2
Gap/Old Navy/Banana Republic	33	$5.24	1.34%	BB+/Ba3
Michael’s	30	$5.23	1.34%	BB/Ba1
Barnes & Noble	39	$5.02	1.29%	BB/Ba3
Kroger	15	$5.00	1.28%	BBB-/Baa3
Cinemark Theatre	8	$4.53	1.16%	BB-/B2
Toys “R” Us	21	$4.29	1.10%	BBB-/Baa3
Linens 'N Things	13	$4.19	1.08%	NR/NR
Subtotal	418	$121.48	31.17%
Portfolio Total	4,862	$389.72	100.0%

(1) Includes Service Merchandise portfolio.

(2) Based on actual pro rata ownership of real estate assets

77

Reliance on Major Tenants^{(1) (2)}
by GLA and by Base Rental Revenue

						Base
		Owned	% Total			Rental	% Total
Rank	Major Tenant (units)	GLA	GLA	Rank	Major Tenant (units)	Revenue	Base Rent
						($ Millions)
1	Wal-Mart / Sam’s Club (28)	3.00	6.86%	1	Wal-Mart/Sam’s Club (28)	$15.90	4.08%
2	Kohl’s (24)	1.72	3.94%	2	Kohl’s (24)	$12.31	3.16%
3	Lowe’s Home Improvement (13)	1.58	3.61%	3	Lowe’s Home Improvement (13)	$11.95	3.07%
4	T.J. Maxx / Marshalls (51)	1.26	2.88%	4	T.J. Maxx / Marshalls (51)	$9.57	2.46%
5	K-mart (14)	1.16	2.65%	5	PetsMart (41)	$8.51	2.18%
6	Petsmart (41)	0.89	2.03%	6	Bed Bath & Beyond (31)	$8.39	2.15%
7	Best Buy/ Musicland Group (29)	0.78	1.79%	7	Best Buy / Musicland Group (29)	$7.94	2.04%
8	OfficeMax (37)	0.77	1.75%	8	OfficeMax (37)	$7.51	1.93%
9	Bed Bath & Beyond (31)	0.75	1.71%	9	AMC Theater (5)	$5.90	1.51%
10	Kroger (15)	0.73	1.66%	10	Gap/Old Navy/Banana Republic (33)	$5.24	1.34%
11	JC Penney/Eckards (26)	0.68	1.55%	11	Michael’s (30)	$5.23	1.34%
12	Toys “R” Us (21)	0.56	1.27%	12	Barnes & Noble (39)	$5.02	1.29%
13	Target (5)	0.52	1.20%	13	Kroger (15)	$5.00	1.28%
14	Goody’s Family Clothing (19)	0.52	1.18%	14	Cinemark Theatre (8)	$4.53	1.16%
15	Michael’s (30)	0.49	1.11%	15	Toys “R” Us (21)	$4.29	1.10%
16	Winn Dixie (11)	0.45	1.02%	16	Linens `N Things (13)	$4.19	1.08%
17	Gap/Old Navy/Banana Republic (33)	0.40	0.91%	17	Goody’s (19)	$3.96	1.02%
18	Beall’s (13)	0.39	0.89%	18	Circuit City (17)	$3.85	0.99%
19	Joann Stores (21)	0.38	0.88%	19	Staples (19)	$3.61	0.93%
20	Home Depot (6)	0.38	0.87%	20	Ross Stores (18)	$3.55	0.91%
	Subtotal: 1-20	17.39	39.76%		Subtotal: 1-20	$136.45	35.01%
	Total Portfolio:	43.73	100.0%		Total Portfolio:	$389.72	100.00%

(1)	Includes Service Merchandise portfolio.
(2)	Based on actual pro rata ownership of real estate assets.

78

Appendix

79

Run Date: 04/23/2003
Page 1 of 21
Time: 2:12:04PM

Property List *

							DDR	Owned	Total
			Zip	Type of	Year	Year	OwnerShip	Gross	Annualized	Average	Percent	Anchor Tenants
Center/Property		Location	Code	Property	Developed	Acquired	Interest	Leasable	Base Rent	Base Rent	Occupied	(Lease Expiration)
Alabama
1	BIRMINGHAM, AL (BROOK)	BROOK HIGHLAND PLAZA 5291 HWY 280 SOUTH	35242	SC	1994	1994	100.00 %	406,393	$3,611,786	$8.99	98.8%	WINN DIXIE STORES #417(2014), RHODES#3029/MARKS FITZGERALD(2004), GOODY’S #165(2004), REGAL CINEMAS, INC.(2014), STEIN MART#67(2011), OFFICEMAX #588(2011), MICHAEL’S #9986(2009), BOOKS-A-MILLION-4(2005), ROSS STORES, INC.(2014), LOWES HOME CENTERS(NOT OWNED)
2	BIRMINGHAM, AL (EASTWOOD)	EASTWOOD FESTIVAL CENTER 7001 CRESTWOOD BLVD	35210	SC	1989	1995	100.00 %	301,074	$1,679,630	$8.05	69.3%	OFFICE DEPOT #43(2004), BURLINGTON COAT FACTORY #297(2008), REGAL CINEMAS, INC.(2006), HOME DEPOT(NOT OWNED), WESTERN SUPERMARKETS(NOT OWNED)
3	BIRMINGHAM, AL (RIVERCHASE)	RIVERCHASE PROMENADE MONTGOMERY HIGHWAY	35244	SC	1989	2002	100.00 %	98,016	$1,217,292	$14.66	84.7%	MARSHALL’S #411(2006), GOODY’S(NOT OWNED), TOY’S R US(NOT OWNED), KID’S R US(NOT OWNED)
4	DECATUR, AL	SOUTHLAND PLAZA 2019 US HWY. 31 SOUTH	35601	SC	1996	2003	100.00 %	122,956	$676,183	$6.17	89.1%	Food World #233(2021)
5	GADSDEN, AL	EAST SIDE PLAZA 3010-3036 E. MEIGHAN BOULEVARD	35903	SC	1979	2003	100.00 %	85,340	$214,024	$2.59	97.0%	Public Wholesale(2050), FOOD WORLD(NOT OWNED)
6	OPELIKA, AL	PEPPERELL CORNERS 2300-2600 PEPPERELL PARKWAY OP	36801	SC	1995	2003	100.00 %	306,224	$1,744,419	$5.95	95.7%	Lowe’s (Dark) #0398(2012), Winn-Dixie #409(2013), Wal-Mart (Dark) #355(2013), Goody’s 20921 - #121(2010)
7	SCOTTSBORO, AL	SCOTTSBORO MARKETPLACE 24833 JOHN P REID PARKWAY	35766	SC	1999	2003	100.00 %	40,560	$421,596	$10.39	100.0%	Goody’s #55(2011), WAL-MART(NOT OWNED)
Arizona
8	AHWATUKEE, AZ	FOOTHILLS TOWNE CTR (II) 4711 EAST RAY ROAD	85044	SC	1996	1997	50.00 %	647,904	$9,318,435	$14.46	99.5%	BASSETT FURNITURE(2010), ASHLEY HOMESTORES(2011), STEIN MART #106(2011), AMC THEATRE(2021), BARNES & NOBLE #2781(2012), BABIES ‘R US #5670(2007), ROSS STORES, INC. #369(2007), OFFICEMAX #743(2012), JOANN, ETC. #1917(2010), BEST BUY #177(2014)
9	PHOENIX, AZ	PARADISE VILLAGE GATEWAY TATUM & SHEA BLVDS	85028	SC	1997	2003	67.00 %	223,243	$3,571,351	$16.59	96.4%	BED BATH & BEYOND(2011), ROSS(2007), PETSMART(2015), STAPLES #0395(2005), ALBERTSONS-OSCO DRUG(NOT OWNED)
10	PHOENIX, AZ (DEER VALLEY)	DEER VALLEY TOWNE CENTER 2805 WEST AGUA FRIA FREEWAY	85027	SC	1996	1999	50.00 %	197,009	$2,789,251	$14.16	100.0%	ROSS STORES #412(2009), OFFICEMAX #739(2013), PETSMART #1333(2014), MICHAELS #9922(2009), TARGET(NOT OWNED), AMC THEATRES(NOT OWNED)
11	PHOENIX, AZ (PEORIA)	ARROWHEAD CROSSING 7553 WEST BELL ROAD	85382	SC	1995	1996	50.00 %	346,430	$4,046,156	$11.97	97.6%	STAPLES #289(2009), COMP USA#318(2013), MAC FRUGAL’S #333 -1(2010), BARNES & NOBLE #2746-1(2011), T.J. MAXX #162 -1(2005), CIRCUIT CITY — #3362-1(2016), OSHMAN’S SPORTING GOODS, #690(2017), BASSETT FURNITURE(2009), LINENS ‘N THINGS #427-1(2011), FRY’S(NOT OWNED)
Arkansas
12	FAYETTEVILLE, AR	SPRING CREEK CENTRE 464 E. JOYCE BOULEVARD	72703	SC	1997	1997	100.00 %	262,827	$2,938,445	$11.18	100.0%	T.J. MAXX #159(2005), BEST BUY(2017), GOODY’S #231(2013), OLD NAVY #6169(2005), BED, BATH & BEYOND #278(2009), WAL-MART SUPER CENTER(NOT OWNED), HOME DEPOT(NOT OWNED)

* 1. Property Developed by the Company
* 2. Original IPO Property


* Does Not Include Service Merchandise Interests * SC — Shopping Center
* MM — Mini-Mall
* BC — Business Center
* LC — Lifestyle Center Property Listing 7.1

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Page 2 of 21

Property List *

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
Center/Property		Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
13	FAYETTEVILLE, AR (STEELE)	STEELE CROSSING 3533-3595 N. SHILOH DR		72703	SC		2001		2003	100.00 %		34,349	$	433,006	$	12.61		100.0	%	KOHL’S(NOT OWNED), TARGET(NOT OWNED)
14	N. LITTLE ROCK, AR	MCCAIN PLAZA 4124 EAST MCCAIN BOULEVARD		72117	SC		1991		1994	100.00 %		233,378	$	1,281,411	$	5.97		91.9	%	BED BATH & BEYOND #517(2013), T.J. MAXX #721(2007), CINEMARK THEATRE-TANDY 10(2011), BURLINGTON COAT FACTORY WHSE(2014)
15	RUSSELLVILLE, AR	VALLEY PARK CENTRE 3093 EAST MAIN STREET		72801	SC		1992		1994	100.00 %		272,245	$	1,625,434	$	6.41		93.1	%	WAL-MART STORES #58(2011), STAGE #301(2005), J.C. PENNEY #351(2012)
California
16	CAMERON PARK, CA	CAMERON PARK 4082-4092 CAMERON PARK DRIVE		95682	SC		1999		2001	20.00 %		103,414	$	1,443,444	$	14.93		93.5	%	SAFEWAY #1618(2020)
17	CITY OF INDUSTRY, CA	PLAZA AT PUENTE HILLS 17647-18271 GALE AVENUE		91748	SC		1987		2001	20.00 %		518,938	$	6,297,595	$	13.86		87.5	%	MILLER’S OUTPOST/HUB DIST#334(2008), OFFICE DEPOT, INC.(2012), IKEA(2007), CIRCUIT CITY #3301(2009)
18	FULLERTON, CA	LA MANCHA NORTH HARBOR BLVD		92632	SC		1973		2001	20.00 %		109,358	$	970,834	$	9.43		94.1	%	RALPHS GROCERY STORE(2020), BALLARD WIMER BROCKETT&EDWARDS(2004)
19	LANCASTER, CA	VALLEY CENTRAL — DISCOUNT 44707-44765 VALLEY CENTRAL WAY		93536	SC		1990		2001	20.00 %		459,529	$	3,731,934	$	11.15		72.8	%	WAL-MART #1563(2010), MOVIES 12/CINEMARK(2017), WAL-MART #1563(STORAGE)(2000), MICHAEL’S #3541(2004), MARSHALLS #375(2007), CIRCUIT CITY #411(2011), STAPLES #88(2008), COSTCO(NOT OWNED)
20	LONG BEACH, CA	CITY PLACE 451 LONG BEACH BLVD		90802	SC		2002		1 *	24.75 %		222,846	$	2,646,499	$	11.88		100.0	%	NORDSTROM, INC.(2012), ROSS STORES, INC(2013), WAL-MART #2949(2022), ALBERTSON’S(NOT OWNED)
21	MISSION VIEJO, CA	OLYMPIAD PLAZA 23002-23072 ALICIA PARKWAY		92691	SC		1989		2001	20.00 %		45,600	$	1,253,700	$	27.95		98.4	%
22	OCEANSIDE, CA	OCEAN PLACE CINEMAS 401-409 MISSION AVENUE		92054	SC		2000		1 *	100.00 %		75,345	$	1,037,611	$	15.39		89.5	%	REGAL CINEMAS(2014)
23	PASADENA, CA	PASEO COLORADO EAST COLORADO BOULEVARD		91101	LC		2001		2003	25.00 %		556,163	$	11,747,689	$	22.27		94.9	%	GELSON’S MARKET(2021), EQUINOX(2017), MACY’S(2010), PACIFIC THEATRES EXHIB. CORP(2016), DSW SHOE WAREHOUSE(2011)
24	PLEASANT HILL, CA	DOWNTOWN PLEASANT HILL TRELAHY AND CRESCENT ROADS		94523	SC		1999			20.00 %		348,291	$	6,057,410	$	18.99		91.6	%	ALBERTSON’S(2020), MICHAEL’S #2109(2010), BORDERS BOOK & MUSIC(2015), CENTURY THEATRES, INC(2016), BED,BATH & BEYOND(2010), ROSS STORES, INC(2010)
25	RICHMOND, CA (HILLTOP)	HILLTOP PLAZA 3401 BLUME DRIVE		94806	SC		1997		2002	100.00 %		248,474	$	3,649,574	$	14.85		98.9	%	OFFICEMAX #558(2011), PETSMART #062(2012), ROSS DRESS FOR LESS(2008), BARNES & NOBLE BOOKSELLERS(2011), CIRCUIT
																				CITY#3374(2017), CENTURY THEATRE(2016)
26	RICHMOND, CA	RICHMOND CITY CENTER MACDONALD AVENUE		94801	SC		1993		2001	20.00 %		76,692	$	1,124,353	$	14.66		100.0	%	WALGREENS#2506(2033), FOOD 4 LESS/FOODSCO(2013)

* 1. Property Developed by the Company
* 2. Original IPO Property


* Does Not Include Service Merchandise Interests * SC — Shopping Center
* MM — Mini-Mall
* BC — Business Center
* LC — Lifestyle Center Property Listing 7.1

81

Run Date: 04/23/2003
Time: 2:12:04PM
Page 3 of 21

Property List *

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
Center/Property		Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
27	SAN FRANCISCO, CA (RETAIL)	VAN NESS PLAZA 215 1000 VAN NESS AVENUE		94109	SC		1998		2002	100.00 %		123,755	$	4,352,531	$	35.17		100.0	%	CRUNCH FITNESS INT’L, INC.(2008), AMC VAN NESS 14 THEATRES(2018)
28	SAN YSIDRO, CA	SAN YSIDRO VILLAGE CAMINO DE LA PLAZA		92173	SC		1988		2000	20.00 %		258,003	$	1,371,148	$	8.73		60.9	%	K-MART #7418(2006)
Colorado
29	ALAMOSA, CO	ALAMOSA PLAZA 145 CRAFT DRIVE		81101	SC		1986		2 *	100.00 %		19,875	$	110,320	$	9.23		60.1	%	CITY MARKET, INC.(NOT OWNED), BIG “R”(NOT OWNED)
30	AURORA, CO	PIONEER HILLS 5400-5820 SOUTH PARKER		80012	SC		2002		2003	100.00 %		83,905	$	1,044,606	$	12.45		100.0	%	BED BATH & BEYOND(2012), OFFICE DEPOT #2184(2017)
31	DENVER, CO	TAMARAC SQUARE 7777 E. HAMPDEN		80231	SC		1976		2001	100.00 %		165,768	$	1,595,544	$	12.60		76.4	%	MADSTONE THEATRES(2007), The Gap, Inc.(2003)
32	DENVER, CO (CENTENNIAL)	CENTENNIAL PROMENADE 9555 E. COUNTY LINE ROAD		80223	SC		1997		1997	100.00 %		408,515	$	6,430,928	$	15.74		100.0	%	GOLFSMITH GOLF CENTER(2007), SOUNDTRACK(2017), ROSS DRESS FOR LESS #388(2008), OFFICEMAX #686(2012), MICHAEL’S #9710(2007), TOYS R US#9540(2011), BORDERS #163(2017), LOEHMANN’S R.E. HOLDINGS, INC.(2012), AMERICAN FURNITURE WARHOUSE(NOT OWNED), RECREATIONAL EQUIPMENT(NOT OWNED)
33	DENVER, CO (UNIVERSITY)	UNIVERSITY HILLS 2730 SOUTH COLORADO BOULEVARD		80222	SC		1997		2003	100.00 %		244,383	$	3,984,492	$	16.30		100.0	%	Linens N Things(2013), Pier One Imports(2014), Officemax(2012), King Soopers(2017)
34	LITTLETON, CO (DEV)	ASPEN GROVE 7301 SOUTH SANTAFE		80120	LC		2002		2001	50.00 %		229,830	$	6,261,340	$	27.24		100.0	%
35	PARKER, CO	PARKER PAVILIONS 11153-11183 SOUTH PARKER ROAD		80134	SC		2001		2003	100.00 %		75,956	$	1,252,056	$	16.48		100.0	%	Office Depot #2165(2016), Ihop(2022), HOME DEPOT(NOT OWNED), WAL-MART(NOT OWNED)
36	TRINIDAD, CO	TRINIDAD PLAZA HWY 239 @ 125 FRONTAGE ROAD		81082	SC		1986		2 *	100.00 %		63,836	$	133,494	$	5.17		40.4	%	BIG “R”(NOT OWNED)
Connecticut
37	PLAINVILLE, CT	CONNECTICUT COMMONS I-84 & RTE 9		06062	SC		1999		1 *	100.00 %		465,453	$	5,144,686	$	11.05		100.0	%	LOWE’S OF PLAINVILLE #650(2019), KOHL’S #461(2022), K MART CORPORATION #7790(2019), A.C. MOORE(2014), OLD NAVY #6187(2011), LEVITZ FURNITURE(2015), LINENS ‘N THINGS(2017), LOEW’S THEATRE(NOT OWNED)
38	WATERBURY, CT	KMART PLAZA 899 WOLCOTT STREET		06705	SC		1973		2 *	100.00 %		124,310	$	417,500	$	3.36		100.0	%	K MART #3152(2003), JO-ANN STORES #0254(2010)
Florida
39	BAYONET POINT, FL	POINT PLAZA US 19 & SR 52		34667	SC		1985		2 *	100.00 %		193,948	$	1,129,620	$	5.82		100.0	%	PUBLIX SUPER MARKETS #295(2005), BEALL’S #11(2002), T.J. MAXX #794(2010)

* 1. Property Developed by the Company
* 2. Original IPO Property


* Does Not Include Service Merchandise Interests * SC — Shopping Center
* MM — Mini-Mall
* BC — Business Center
* LC — Lifestyle Center Property Listing 7.1

82

Run Date: 04/23/2003
Time: 2:12:04PM
Page 4 of 21

Property List *

									DDR	Owned		Total
			Zip		Type of	Year		Year	OwnerShip	Gross		Annualized		Average		Percent
Center/Property		Location	Code		Property	Developed		Acquired	Interest	Leasable		Base Rent		Base Rent		Occupied			Anchor Tenants(Lease Expiration)
40	BRANDON, FL	KMART SHOPPING CENTER 1602 BRANDON BL		33511	SC		1972	2 *	100.00 %		161,900	$	513,665	$	3.23		98.4	%	K MART #4311(2007), SCOTTY’S(NOT OWNED)
41	BRANDON, FL (PLAZA)	LAKE BRANDON PLAZA CAUSEWAY BOULEVARD		33511	SC		1999	2003	100.00 %		148,267	$	1,670,488	$	11.27		100.0	%	Compusa #603(2017), Jo-Ann Fabrics #1959(2017), Publix(2019), BABIES R US(NOT OWNED)
42	BRANDON, FL (VILLAGE)	LAKE BRANDON VILLAGE CAUSEWAY BOULEVARD		33511	SC		1997	2003	100.00 %		113,548	$	1,387,510	$	12.22		100.0	%	Linens ‘N Things #496(2014), The Sports Authority #213(2018), LOWE’S(NOT OWNED)
43	CRYSTAL RIVER, FL	CRYSTAL RIVER PLAZA 420 SUN COAST HWY		33523	SC		1986	2 *	100.00 %		160,359	$	813,141	$	5.26		96.4	%	BEALL’S #38 -4(2012), BEALL’S OUTLET(2006), SCOTTY’S #130(2008)
44	DAYTONA BEACH, FL	VOLUSIA 1808 W. INTERNATIONAL SPEEDWAY		32114	SC		1984	2001	100.00 %		75,366	$	924,762	$	12.27		100.0	%	TJMF, Inc.(2004), Marshalls of MA, Inc.(2005)
45	FERN PARK, FL	FERN PARK SHOPPING CENTER 6735 US #17-92 SOUTH		32720	SC		1970	2 *	100.00 %		16,000	$	131,000	$	8.19		100.0	%
46	GULF BREEZE, FL	GULF BREEZE MARKETPLACE 3749-3767 GULF BREEZE PARKWAY		32561	SC		1998	2003	100.00 %		44,317	$	744,954	$	16.81		100.0	%	LOWE’S(NOT OWNED), WAL-MART(NOT OWNED)
47	JACKSONVILLE, FL	JACKSONVILLE REGIONAL 3000 DUNN AVENUE		32218	SC		1988	1995	100.00 %		219,735	$	1,290,602	$	6.42		91.5	%	J.C. PENNEY #1033-4(2007), WINN DIXIE STORES #167(2009)
48	MARIANNA, FL	THE CROSSROADS 2814-2822 HIGHWAY 71		32446	SC		1990	2 *	100.00 %		63,894	$	417,344	$	7.11		91.9	%	BEALL’S #54 -4(2005), WAL-MART(NOT OWNED)
49	MELBOURNE, FL	MELBOURNE SHOPPING CENTER 750-850 APOLLO BOULEVARD		32935	SC		1978	2 *	100.00 %		121,913	$	150,253	$	4.16		29.6	%
50	NAPLES, FL	CARILLON PLACE 5010 AIRPORT ROAD NORTH		33942	SC		1994	1995	20.00 %		267,808	$	2,967,231	$	11.23		98.7	%	WINN DIXIE #739(2014), T.J. MAXX #084(2009), CIRCUIT CITY(2015), ROSS DRESS FOR LESS #305(2005), CIRCUIT CITY #3205(2015), OFFICEMAX #159(2010)
51	OCALA, FL	OCALA WEST 2400 SW COLLEGE ROAD		32674	SC		1991	2003	100.00 %		101,438	$	667,423	$	7.05		93.4	%	The Sports Authority(2012), Winn-Dixie #2284(2004)
52	ORMOND BEACH, FL	ORMOND TOWNE SQUARE 1458 WEST GRANADA BLVD		32174	SC		1993	1994	100.00 %		234,045	$	1,957,170	$	8.36		100.0	%	K MART #3783-2(2018), BEALL’S #60 -4(2004), PUBLIX SUPER MARKETS #446(2013)
53	OVIEDO, FL	OVIEDO PARK CROSSING RTE 417 & RED BUG LAKE ROAD		32765	SC		1999	1 *	100.00 %		186,212	$	1,908,262	$	10.25		100.0	%	OFFICEMAX #531(2014), ROSS DRESS FOR LESS(2010), MICHAEL’S #9941(2009), T.J. MAXX #802(2010), LINENS ‘N THINGS(2011), LOWE’S(NOT OWNED)
54	PALM HARBOR, FL	THE SHOPPES OF BOOT RANCH 300 EAST LAKEROAD		34685	SC		1990	1995	100.00 %		52,395	$	835,258	$	16.72		95.4	%	TARGET(NOT OWNED), ALBERTSON’S(NOT OWNED)

* 1. Property Developed by the Company
* 2. Original IPO Property


* Does Not Include Service Merchandise Interests * SC — Shopping Center
* MM — Mini-Mall
* BC — Business Center
* LC — Lifestyle Center Property Listing 7.1

83

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 5 of 21
	Property List *

									DDR	Owned		Total
			Zip		Type of	Year		Year	OwnerShip	Gross		Annualized		Average		Percent
	Center/Property	Location	Code		Property	Developed		Acquired	Interest	Leasable		Base Rent		Base Rent		Occupied			Anchor Tenants (Lease Expiration)
55	PENSACOLA, FL	PALAFOX SQUARE		32534	SC		1988	1 *	100.00 %		17,150	$	219,957	$	12.83		100.0	%
		8934 PENSACOLA BLVD
56	PENSACOLA, FL (MARKET)	PENSACOLA MARKETPLACE		32505	SC		2000	2003	100.00 %		55,795	$	0	$	0.00		0.0	%
		W. FAIRFIELD DRIVE
57	SPRING HILL, FL	MARINER SQUARE 13050 CORTEZ BLVD.		34613	SC		1988	2 *	100.00 %		146,856	$	1,041,811	$	7.55		93.9	%	BEALL’S #28(2006), WAL-MART (NOT OWNED)
58	TALLAHASSEE, FL	CAPITAL WEST 4330 WEST TENNESSEE STREET		32312	SC		1994	2003	100.00 %		109,050	$	742,650	$	7.21		94.5	%	Lowe’s (Dark) #076(2010), WAL-MART (NOT OWNED)
59	TAMPA, FL (DALE)	NORTH POINTE PLAZA 15001-15233 NORTH DALE MABRY		33618	SC		1990	2 *	100.00 %		104,473	$	1,210,798	$	11.77		98.5	%	PUBLIX SUPER MARKETS #398(2010), WAL-MART(NOT OWNED)
60	TAMPA, FL (WATERS)	TOWN N’ COUNTRY 7021-7091 WEST WATERS AVENUE		33634	SC		1990	2 *	100.00 %		134,366	$	1,048,392	$	8.40		92.8	%	BEALL’S #56 -4(2005), KASH ‘N KARRY-2 STORE #1745(2010), WAL-MART(NOT OWNED)
61	TARPON SPRINGS, FL	TARPON SQUARE 41232 U.S. 19, NORTH		34689	SC		1974	2 *	100.00 %		198,797	$	1,360,097	$	6.84		100.0	%	K MART #3257-2(2009), BIG LOTS #564(2007), STAPLES #882 SUPERSTORE(2013)
62	WEST PASCO, FL	PASCO SQUARE 7201 COUNTY ROAD 54		34653	SC		1986	2 *	100.00 %		135,421	$	1,037,051	$	7.86		97.5	%	BEALL’S OUTLET#430(2013), PUBLIX SUPER MARKETS #307(2006), PLYMOUTH BLIMPIE, INC.-4(2006), BEALL’S(NOT OWNED)
	Georgia
63	ATHENS, GA	ATHENS EAST 4375 LEXINGTON ROAD		30605	SC		2000	2003	100.00 %		24,000	$	340,416	$	14.18		100.0	%	WAL MART(NOT OWNED)
64	ATLANTA, GA (DULUTH)	PLEASANT HILL PLAZA 1630 PLEASANT HILL ROAD		30136	SC		1990	1994	100.00 %		99,025	$	1,364,387	$	14.36		96.0	%	OFFICE DEPOT #076-2(2005), WAL-MART(NOT OWNED)
65	ATLANTA, GA (PERIMETER)	PERIMETER POINTE 1155 MT. VERNON HIGHWAY		30136	SC		1995	1995	20.00 %		343,155	$	4,768,830	$	14.59		95.3	%	MICHAEL’S #1004(2010), STEIN MART #092(2010), BABIES R US, #8892(2007), THE SPORTS AUTHORITY(2012), L.A. FITNESS SPORTS CLUBS(2016), OFFICE DEPOT #434(2012), ST.
																			JOSEPH’S HOSPITAL/ATLANTA(2006), UNITED ARTISTS THEATRE #33272(2015)
66	BUFORD, GA	MILLCREEK CROSSING 1935-1950 BUFORD MILL DRIVE		30519	SC		1998	2003	100.00 %		27,806	$	266,496	$	9.58		100.0	%
67	CANTON, GA (RIVERPLACE)	RIVERPLACE 104-150 RIVERSTONE PARKWAY		30114	SC		1983	2003	100.00 %		127,853	$	992,473	$	7.76		100.0	%	Staples #796(2014), Ingles(2019)
68	CANTON, GA (RIVERPOINTE)	RIVER POINTE 1550-1558 RIVERSTONE PARKWAY		30114	SC		1996	2003	100.00 %		39,000	$	537,642	$	14.30		96.4	%	WALMART(NOT OWNED)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

84

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 6 of 21
	Property List*

																				��
										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
69	CARTERSVILLE, GA	FELTON’S CROSSING 877 JOE FRANK HARRIS PARKWAY S		30120	SC		1984		2003	100.00 %		112,240	$	844,180	$	7.62		98.8	%	Ross Dress For Less(2013), Ingles #76(2019)
70	CHAMBLEE, GA	CHAMBLEE PLAZA PEACHTREE INDUSTRIAL BOULEVARD		30341	SC		1976		2003	100.00 %		175,969	$	1,352,909	$	8.90		86.4	%	Save Rite #1845(2006)
71	COLUMBUS, GA	BRADLEY PARK CROSSING 1591 BRADLEY PARK DRIVE COLUMB		31904	SC		1999		2003	100.00 %		119,786	$	1,284,687	$	10.72		100.0	%	Goody’s #296(2011), Petsmart #0294(2015), Michael’s # 9929(2009), TARGET(NOT OWNED)
72	CUMMING, GA	CUMMING MARKETPLACE MARKETPLACE BOULEVARD		30041	SC		1997		2003	100.00 %		317,195	$	3,421,651	$	10.79		100.0	%	Goody’s #219(2012), Lowe’s(2019), Michael’s(2010), Officemax #928(2012), HOME DEPOT(NOT OWNED), WAL MART(NOT OWNED)
73	CUMMING, GA (PINETREE)	PINETREE VILLAGE 2350 ATLANTA HIGHWAY		30040	SC		1999		2003	100.00 %		27,600	$	490,289	$	17.76		100.0	%
74	DOUGLASVILLE, GA	DOUGLASVILLE MARKETPLACE 6875 DOUGLAS BOULEVARD		30135	SC		1999		2003	100.00 %		128,506	$	1,370,317	$	10.66		100.0	%	Best Buy(2015), Babies ‘R Us(2006), LOWES(NOT OWNED)
75	FAYETTEVILLE, GA	FAYETTEVILLE RETAIL CENTER-LOW 1030 GLYNN STREET NORTH		30214	SC		2000		2003	100.00 %		15,335	$	241,992	$	15.78		100.0	%
76	FT. OGLETHORPE, GA	FORT OGLETHORPE MARKETPLACE 101 BATTLEFIELD PARKWAY FORT		30742	SC		1992		2003	100.00 %		176,903	$	463,425	$	3.71		70.6	%	Kmart #3083(2007)
77	GRIFFIN, GA	ELLIS CROSSING 649-687 NORTH EXPRESSWAY		30223	SC		1986		2003	100.00 %		64,770	$	393,896	$	6.53		93.2	%	Winn-Dixie (Dark) #1811(2006), WALMART(NOT OWNED)
78	LAFAYETTE, GA	LAFAYETTE CENTER 1109 NORTH MAIN STREET		30728	SC		1990		2003	100.00 %		78,422	$	449,429	$	8.26		69.4	%	Food Lion #890(2019)
79	LAGRANGE, GA	LAGRANGE — GA 299 COMMERCE AVENUE		30240	SC		2001		2003	100.00 %		62,990	$	76,848	$	1.22		100.0	%	Lagrange Expo Center(2003)
80	LAWRENCEVILLE, GA	FIVE FORKS VILLAGE 850 DOGWOOD ROAD		30044	SC		1990		2003	100.00 %		89,064	$	915,061	$	10.55		97.4	%	Winn-Dixie (Save-Rite) #1990(2010)
81	LILBURN, GA (FIVE FORKS)	FIVE FORKS CROSSING 3055 FIVE FORKS TRICKUM ROAD		30047	SC		1990		2003	100.00 %		73,950	$	687,015	$	9.29		100.0	%	Kroger #394(2012)
82	LILBURN, GA (LOWES)	LILBURN — GA — LOWE’S 733 PLEASANT HILL ROAD		30048	SC		1997		2003	100.00 %		132,847	$	1,279,149	$	9.63		100.0	%	Lowe’s #544(2017)
83	LITHONIA, GA	TURNER HILL I-20 & TURNER HILL ROAD		30038	SC		2001		2003	100.00 %		120,775	$	880,000	$	7.29		100.0	%	Best Buy #389(2018), Bed Bath & Beyond(2012), Toys ‘R Us #8812(2012)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

85

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 7 of 21
	Property List*

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
84	LOGANVILLE, GA	MIDWAY PLAZA 910 ATHENS HWY		30052	SC		1995		2003	100.00 %		91,196	$	935,504	$	10.54		97.4	%	Kroger #443(2016)
85	MADISON, GA	BEACON HEIGHTS 1462-1532 EATONTON ROAD		30650	SC		1989		2003	100.00 %		106,100	$	474,706	$	4.59		97.5	%	Ingles (Dark) #444(2010), Wal-Mart #1363(2009)
86	MARIETTA, GA	TOWN CENTER PRADO 2609 BELLS FERRY ROAD		30066	SC		1995		1995	20.00 %		295,468	$	3,658,927	$	12.38		100.0	%	STEIN MART #141(2007), ROSS DRESS FOR LESS(2013), PUBLIX #548(2015), CRUNCH FITNESS INTERNATIONAL(2011)
87	MARIETTA, GA (GARRISON)	GARRISON RIDGE CROSSING 2650 DALLAS HIGHWAY		30064	SC		1997		2003	100.00 %		18,200	$	308,917	$	16.97		100.0	%	LOWES(NOT OWNED)
88	MCDONOUGH, GA	MCDONOUGH MARKETPLACE NE CORNER I75 & HIGHWAY 20		30253	SC		1999		2003	100.00 %		4,670	$	133,000	$	28.48		100.0	%
89	NEWNAN, GA	NEWNAN CROSSING 955-1063 BULLSBORO DRIVE NEWNA		30264	SC		1995		2003	100.00 %		156,497	$	1,260,004	$	8.05		100.0	%	Lowe’s #0033(2015), BELK(NOT OWNED), WAL MART(NOT OWNED)
90	PEACHTREE CITY, GA	PEACHTREE CITY MARKETPLACE MARKETPLACE CONNECTOR PEACHT		30269	SC		1999		2003	100.00 %		50,367	$	633,585	$	12.94		97.2	%	Staples(2015)
91	STOCKBRIDGE, GA (FREEWAY)	FREEWAY JUNCTION 3797-3879 HIGHWAY 138 SE STOCK		30281	SC		1988		2003	100.00 %		162,778	$	452,285	$	6.21		44.7	%	Ingles (Dark) #1466(2009)
92	STOCKBRIDGE, GA (PIKE)	PIKE NURSERIES-STOCKBRIDGE 599 HIGHWAY 138W		30281425	SC		1997		2003	100.00 %		10,800	$	244,145	$	22.61		100.0	%
93	STONE MOUNTAIN, GA (RIVER)	RIVERCLIFF VILLAGE STONE MOUNTAIN HIGHWAY STONE M		30047	SC		1999		2003	100.00 %		2,000	$	42,000	$	21.00		100.0	%
94	SUWANEE, GA (JOHNS)	JOHNS CREEK TOWNE CENTER 3630 PEACHTREE PARKWAY SUWANE		30024	SC		2001		2003	49.00 %		306,206	$	3,625,401	$	12.00		98.7	%	Kohl’s #447(2022), Michael’s #1587(2011), Staples #1162(2016), Kmart #9396(2026)
95	SUWANEE, GA (NOBLE)	THE VILLAGE AT NOBLE FARMS 1145 PEACHTREE INDUSTRIAL BOUL		30024	SC		1997		2003	100.00 %		43,393	$	808,579	$	18.63		100.0	%
96	TUCKER, GA	COFER CROSSING 4349-4375 LAWRENCEVILLE HWY		30084	SC		1998		2003	100.00 %		120,332	$	932,152	$	7.75		100.0	%	Goody’s #299(2014), Kroger #482(2019), WALMART(NOT OWNED)
97	UNION CITY, GA	SHANNON SQUARE 4720 JONESBORO ROAD		30291	SC		1986		2003	100.00 %		100,002	$	799,533	$	8.24		97.0	%	Ingles #407(2006), WAL MART(NOT OWNED)
98	WARNER ROBBINS, GA	WARNER ROBINS PLACE 2724 WATSON BOULEVARD		31093	SC		1997		2003	100.00 %		107,941	$	1,175,205	$	10.89		100.0	%	Tj Maxx #032(2010), Staples(2016), LOWE’S(NOT OWNED), WAL MART(NOT OWNED)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

86

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 8 of 21
	Property List*

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
99	WOODSTOCK, GA	WOODSTOCK PLACE 10029 HIGHWAY 928		30188	SC		1995		2003	100.00 %		170,940	$	1,493,157	$	8.73		100.0	%	Wal-Mart #575(2020)
	Idaho
100	IDAHO FALLS, ID	COUNTRY CLUB MALL 1515 NORTHGATE MILE		83401	SC		1976		1998	100.00 %		145,985	$	820,166	$	6.55		85.7	%	OFFICE MAX #666(2011), ALAMO GROUP(2006), FRED MEYER, INC.(NOT OWNED)
101	MERIDIAN, ID	MERIDIAN CROSSROADS EAGLE AND FAIRVIEW ROAD		83642	SC		1999		1 *	100.00 %		399,137	$	4,308,204	$	10.93		98.8	%	BED BATH & BEYOND #333(2011), OLD NAVY #6046(2005), SHOPKO STORES, INC.(2020), OFFICE DEPOT # 02087(2010), ROSS DRESS FOR LESS # 530(2012), MARSHALLS(2012), SPORTSMAN’S WAREHOUSE(2015)
	Illinois
102	DECATUR, IL	DECATUR MARKETPLACE MARYLAND STREET		62521	SC		1999		2003	100.00 %		26,375	$	270,024	$	11.86		86.4	%	WAL MART(NOT OWNED)
103	DEER PARK, IL	DEER PARK TOWN CENTER 20503 NORTH RAND ROAD		60074	LC		2000		1 *	24.75 %		262,716	$	6,772,265	$	26.48		97.3	%	GAP # 581(2010), BARNES & NOBLE(NOT OWNED)
104	HARRISBURG, IL	ARROWHEAD POINT 701 NORTH COMMERCIAL		62946	SC		1991		1994	100.00 %		167,074	$	879,805	$	5.48		96.2	%	WAL-MART STORES #237(2011), MAD-PRICER STORE/ROUNDY’S(2011)
105	KILDEER, IL	THE SHOPS AT KILDEER 20505 NORTH HIGHWAY 12		60047	SC		2001		2001	10.00 %		155,490	$	2,841,563	$	18.27		100.0	%	BED BATH & BEYOND(2012), CIRCUIT CITY(2017), OLD NAVY #6574(2006)
106	MOUNT VERNON, IL	TIMES SQUARE MALL 42ND AND BROADWAY		62864	MM		1974		2 *	100.00 %		268,263	$	869,975	$	3.66		88.6	%	SEARS #2181(2013), COUNTRY FAIR MARKET FRESH(2004), J.C. PENNEY #1717(2007)
107	SCHAUMBURG, IL	WOODFIELD VILLAGE GREEN 1430 EAST GOLF ROAD		60173	SC		1993		1995	20.00 %		451,319	$	7,197,865	$	15.95		100.0	%	CIRCUIT CITY #3111(2009), OFF 5TH(2011), OFFICEMAX #203(2010), CONTAINER STORE(2011), SPORTS AUTHORITY STORE #675(2013), MARSHALLS #544(2009), NORDSTROM RACK #224(2009), BORDERS BOOKS#61(2009), EXPO DESIGN CENTER(2019), COSTCO(NOT OWNED), KLA/SM NEWCO SCHAUMBURG, LLC(NOT OWNED), PRAIRIE ROCK RESTAURANT(NOT OWNED)
	Indiana
108	BEDFORD, IN	TOWN FAIR CENTER 1320 JAMES AVENUE		47421	SC		1993		2 *	100.00 %		223,431	$	1,352,497	$	6.05		100.0	%	K MART #7455(2008), GOODY’S #119 -4(2003), J. PENNEY #1324-4(2008), BUEHLER’S BUY LOW #4163(2010)
109	CONNERSVILLE, IN	WHITEWATER TRADE CENTER 2100 PARK ROAD		47331	SC		1991		2 *	100.00 %		141,791	$	845,486	$	6.12		97.5	%	COX NEW MARKET-4(2011), WAL-MART STORES #1729(2011)
110	HIGHLAND, IN	HIGHLAND GROVE SHOPPING CENTER HIGHWAY 41 & MAIN STREET		46322	SC		1995		1996	100.00 %		295,193	$	3,268,843	$	11.15		99.3	%	MARSHALL’S#663-1(2011), KOHL’S #229-1(2016), CIRCUIT CITY-1(2016), OFFICE MAX #590(2012), TARGET(NOT OWNED), JEWEL(NOT OWNED), BORDERS(NOT OWNED)
111	LAFAYETTE, IN	PARK EAST MARKETPLACE 4205 — 4315 COMMERCE DRIVE		47905	SC		2000		2003	100.00 %		35,100	$	448,910	$	13.32		96.0	%	WAL MART(NOT OWNED)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

87

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 9 of 21
	Property List

							DDR	Owned	Total
			Zip	Type of	Year	Year	OwnerShip	Gross	Annualized	Average	Percent
	Center/Property	Location	Code	Property	Developed	Acquired	Interest	Leasable	Base Rent	Base Rent	Occupied	Anchor Tenants (Lease Expiration)
	Iowa
112	CEDAR RAPIDS, IA	NORTHLAND SQUARE 303 -367 COLLINS ROAD, NE	52404	SC	1984	1998	100.00 %	187,068	$1,760,537	$9.41	100.0%	TJ MAXX #119(2004), OFFICE MAX #211(2010), BARNES & NOBLE #2587(2010), KOHL’S #217(2021)
113	OTTUMWA, IA	QUINCY PLACE MALL 819 1110 QUINCY AVENUE	52501	MM	1990	2 *	100.00 %	194,703	$1,316,224	$7.27	93.0%	HERBERGER’S #326(2005), J.C. PENNEY #2438(2005), OFFICEMAX #1033(2015), WAL-MART(NOT OWNED), TARGET(NOT OWNED)
	Kansas
114	LEAWOOD, KS	TOWN CENTER PLAZA 5100 W 119TH STREET	66209	LC	1990	1998	50.00 %	412,879	$7,018,379	$26.06	65.2%	BARNES & NOBLE #2668(2011)
115	MERRIAM, KS	MERRIAM TOWN CENTER 5700 ANTIOCH ROAD	66202	SC	1998	1 *	50.00 %	344,009	$3,927,609	$11.42	100.0%	OFFICEMAX #924(2013), #240(2019), PETSMART HEN HOUSE #31(2018), MARSHALLS #8716(2008), DICK’S SPORTING GOODS # 119(2016), CINEMARK/TINSELTOWN 20(2018), HOME
												DEPOT #2202(NOT OWNED)
116	OLATHE, KS (DEVONSHIRE)	DEVONSHIRE VILLAGE 127th STREET & MUR-LEN ROAD	66062	SC	1987	1998	23.75 %	48,732	$382,053	$8.77	89.4%
117	OVERLAND PARK, KS (CHEROKEE	CHEROKEE NORTH SHOPPING CENTE	66212	SC	1987	1998	23.75 %	55,565	$676,416	$12.81	95.0%
		8800-8934 W 95th STREET
118	OVERLAND PARK, KS (POINTE)	OVERLAND POINTE MARKETPLACE INTER 135TH & ANTIOCH RD	66213	SC	2001	2003	100.00 %	5,280	$120,900	$22.90	100.0%
119	SHAWNEE, KS (QUIVIRA PARCEL)	TEN QUIVIRA PARCEL 63rd ST. & QUIVIRA ROAD	66216	SC	1972	1998	23.75 %	12,000	$194,271	$16.19	100.0%
120	SHAWNEE, KS (TEN QUIVIRA)	TEN QUIVIRA SHOPPING CENTER 63rd STREET & QUIVIRA ROAD	66216	SC	1992		23.75 %	162,843	$817,845	$5.57	90.2%	PRICE CHOPPER FOODS(2005), WESTLAKE HARDWARE #17(2005)
121	WICHITA, KS (EASTGATE)	EASTGATE PLAZA SOUTH ROCK ROAD	67207	SC	1955	2002	100.00 %	205,200	$1,833,141	$12.56	71.1%	OFFICEMAX #31(2007), TJ MAXX #316(2006), BARNES & NOBLE #2824(2012), KCBB, INC BURLINGTON(NOT OWNED)
	Kentucky
122	HAZARD, KY	GRAND VUE PLAZA KENTUCKY HIGHWAY 80	41701	SC	1978	2 *	100.00 %	111,492	$376,105	$4.32	78.1%	WRIGHT LUMBER(2007)
123	LEXINGTON, KY (NORTH)	NORTH PARK MARKETPLACE 524 WEST NEW CIRCLE	40511	SC	1998	2003	100.00 %	48,920	$662,871	$14.37	94.3%	Staples(2016), WAL MART(NOT OWNED)
124	LEXINGTON, KY (SOUTH)	SOUTH FARM MARKETPLACE MAN-O-WAR BOULEVARD AND NICHOL	40503	SC	1998	2003	100.00 %	27,643	$569,084	$20.59	100.0%	LOWE’S(NOT OWNED), WAL MART(NOT OWNED)
125	RICHMOND, KY	CARRIAGE GATE 833-847 EASTERN BY-PASS	40475	SC	1992	2003	100.00 %	158,041	$1,002,149	$6.44	98.5%	Food Lion (Dark) #1203(2017), Kmart #4864(2017), BALLARD’S(NOT OWNED)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1 *

88

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 10 of 21
	Property List*

							DDR	Owned	Total
			Zip	Type of	Year	Year	OwnerShip	Gross	Annualized	Average	Percent	Anchor Tenants
	Center/Property	Location	Code	Property	Developed	Acquired	Interest	Leasable	Base Rent	Base Rent	Occupied	(Lease Expiration)
	Maine
126	BRUNSWICK, ME	COOK’S CORNERS 172 BATH ROAD	04011	SC	1965	1997	100.00%	305,620	$2,396,656	$7.94	98.8%	HOYTS CINEMAS #445-02 BRUNSWIK(2010), BRUNSWICK BOOKLAND(2004), BIG LOTS (2008), T J MAXX #114(2004), SEARS #2203(2012)
	Maryland
127	SALISBURY, MD	THE COMMONS E. NORTH POINT DRIVE	21801	SC	1999	1*	100.00%	98,635	$1,234,325	$12.51	100.0%	OFFICEMAX #798(2013), MICHAEL’S #9914(2009), TARGET (NOT OWNED), HOME DEPOT (NOT OWNED)
128	SALISBURY, MD (DEV JV)	THE COMMONS(PHASE III) NORTH POINTE DRIVE	21801	SC	2000	1*	50.00%	27,500	$346,500	$12.60	100.0%
	Massachusetts
129	EVERETT, MA	GATEWAY CENTER 1 MYSTIC VIEW ROAD	02149	SC	2001	1*	100.00%	229,682	$3,453,861	$15.54	96.8%	BED BATH AND BEYOND 2011), OLD NAVY #6172(2011), OFFICEMAX # 600(2020), BABIES US #6443(2013), MICHAEL’S #01597(2012), COSTCO(NOT OWNED), TARGET(NOT OWNED), HOME DEPOT(NOT OWNED)
130	FRAMINGHAM, MA	SHOPPER’S WORLD 1 WORCESTER ROAD	01701	SC	1994	1995	20.00%	768,555	$13,019,783	$17.35	97.7%	TOYS R US #7505(2020), JORDON MARSH /FEDERATED(2020), TJ MAXX#147(2010), BABIES “R” US(2013), DSW SHOE WAREHOUSE(2007), A.C. MOORE(2007), MARSHALLS#612(2011), BOBS(2011), LINENS ‘N THINGS#436(2011), SPORTS AUTHORITY#858(2015), OFFICEMAX #121(2011), BEST BUY#532(2014), BARNES & NOBLE #2645(2011), KOHL’S(2005), GENERAL CINEMA #971(2014)
	Michigan
131	BAD AXE, MI	HURON CREST PLAZA 850 NORTH VAN DYKE ROAD	48413	SC	1991	2*	100.00%	63,415	$537,508	$8.70	97.5%	GREAT A & P TEA #55492(2012), WAL-MART(NOT OWNED)
132	CHEBOYGAN, MI	KMART SHOPPING PLAZA 1109 EAST STATE	49721	SC	1988	2*	100.00%	95,094	$428,543	$4.51	100.0%	CARTER’S FOOD CENTER (2004), CARTER’S FOOD CENTER(2004), K MART #9245(2005), KMART(NOT OWNED)
133	DETROIT, MI	BELAIR CENTER 8400 E. EIGHT MILE ROAD	48234	SC	1989	1998	100.00%	343,502	$2,198,460	$9.04	70.8%	PHOENIX THEATERS(2011), BALLY TOTAL FITNESS(2016), BIG LOTS STORES, INC.(2008), KIDS “R” US, INC. #1167(2013), TOYS “R” US, INC.(2021), TARGET(NOT OWNED)
134	GAYLORD, MI	PINE RIDGE SQUARE 1401 WEST MAIN STREET	49735	SC	1991	2*	100.00%	190,482	$1,047,154	$5.50	100.0%	WAL-MART STORES #1542(2010), BUY LOW/ROUNDY’S — 4(2011)
135	GRANDVILLE, MI	GRANDVILLE MARKETPLACE INTERSECT 44TH ST & CANAL AVE	49418	SC	2001	2003	100.00%	160,801	$1,573,351	$9.78	100.0%	Circuit City(2017), Linen ‘N Things #682(2013), Gander Mountain(2016), LOWE’S (NOT OWNED)
136	HOUGHTON, MI	COPPER COUNTRY MALL HIGHWAY M26	49931	MM	1981	2*	100.00%	257,863	$748,914	$4.83	60.2%	J.C. PENNEY #20430(2005), OFFICEMAX #1116(2014)
137	HOWELL, MI	GRAND RIVER PLAZA 3599 EAST GRAND RIVER	48843	SC	1991	2*	100.00%	215,047	$1,305,771	$6.07	100.0%	WAL-MART STORES #1754(2011), KROGER #633(2012)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

89

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 11 of 21
	Property List*

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
138	LANSING, MI	THE MARKETPLACE AT DELTA TOWN 8305 WEST SAGINAW HWY 196 RAMP		48917	SC		2000		2003	100.00%		93,269	$	993,036	$	10.65		100.0	%	Michael’s(2011), Gander Mountain(2015), LOWE’S(NOT OWNED), WAL MART(NOT OWNED)
139	MT. PLEASANT, MI	INDIAN HILLS PLAZA 4208 E BLUE GRASS ROAD		48858	SC		1990		2*	100.00%		248,963	$	1,391,096	$	6.11		91.5	%	WAL-MART STORES #1428(2009), BIG LOTS #377-4(2004), KROGER #889(2011)
140	SAULT ST. MARIE, MI	CASCADE CROSSINGS 4516 I-75 BUSINESS SPUR		49783	SC		1993		1994	100.00%		270,761	$	1,701,542	$	6.33		99.3	%	WAL-MART STORES #1936(2012), J.C. PENNEY #2625(2008), OFFICE MAX #731(2013), GLEN’S MARKET(2013)
141	WALKER, MI	GREEN RIDGE SQUARE 3390-B ALPINE AVE NW		49504	SC		1989		1995	100.00%		133,892	$	1,450,205	$	11.04		98.1	%	T.J. MAXX #160(2005), OFFICE DEPOT #241(2005), TARGET(NOT OWNED), MEDIA PLAY(NOT OWNED), TOYS R US(NOT OWNED), CIRCUIT CITY(NOT OWNED)
	Minnesota
142	BEMIDJI, MN	PAUL BUNYAN MALL 1201 PAUL BUNYAN DRIVE		56601	MM		1977		2*	100.00%		297,586	$	1,404,282	$	4.95		95.4	%	K MART #9204(2007), HERBERGER’S #348(2005), J.C. PENNEY #1091-8(2008)
143	BRAINERD, MN	WESTGATE MALL 1200 HIGHWAY 210 WEST		56401	MM		1985		2*	100.00%		260,319	$	1,963,069	$	7.59		99.3	%	K MART #9525(2004), HERBERGER’S #23(2013), MOVIES 10/WESTGATE MALL/#205(2011)
144	COON RAPIDS, MN	RIVERDALE VILLAGE PERIMETER 12921 RIVERDALE DRIVE		55433	SC		1999		1*	25.00%		470,900	$	4,703,408	$	9.99		100.0	%	KOHL’S #408(2020), JO-ANN STORES #1941(2010), LINENS ‘N THINGS(2016), OLD NAVY # 5958(2007), SEARS, ROEBUCK AND CO.(2017), SPORTSMEN’S WAREHOUSE(2017), BEST BUY STORES, L.P.(2013),
																				COSTCO(NOT OWNED)
145	COON RAPIDS, MN (DEVELOPMENT	RIVERDALE VILLAGE CENTRAL 12921 RIVERDALE DRIVE		55433	SC		203		1*	100.00%		87,703	$	1,609,376	$	18.35		100.0	%	BORDERS(2023)
146	EAGAN, MN	EAGAN PROMENADE 1299 PROMENADE PLACE		55122	SC		1997		1997	50.00%		293,007	$	3,179,299	$	11.86		91.5	%	BYERLY’S(2016), BARNES & NOBLE #2820(2012), OFFICEMAX #604(2013), MICHAEL’S #9841(2008), T J MAXX #379(2007), BED BATH & BEYOND(2012), ETHAN ALLEN FURNITURE(NOT OWNED)
147	HUTCHINSON, MN	HUTCHINSON MALL 1060 SR 15		55350	MM		1981		2*	100.00%		121,001	$	651,632	$	6.05		89.0	%	J.C. PENNEY #1076-9 -4(2006), KMART(NOT OWNED)
148	MINNEAPOLIS, MN (MAPLE GROVE)	MAPLE GROVE CROSSING WEAVER LAKE ROAD & I-94		55369	SC		1995		1996	50.00%		267,029	$	2,837,043	$	10.62		100.0	%	KOHL’S #241(2016), BARNES & NOBLE-#2749(2011), GANDER MOUNTAIN(2011), MICHAELS STORES, INC.(2012), BED, BATH AND BEYOND(2012), CUB FOODS(NOT OWNED)
149	ST. PAUL, MN	MIDWAY MARKETPLACE 1450 UNIVERSITY AVENUE WEST		55104	SC		1995		1997	100.00%		324,354	$	2,622,578	$	8.09		100.0	%	K MART #4803(2022), CUB FOODS(2015), PETSMART #466(2011), MERVYN’S #312(2016), BORDERS BOOKS AND MUSIC(NOT OWNED),
																				HERBERGER’S(NOT OWNED)
150	WORTHINGTON, MN	NORTHLAND MALL 1635 OXFORD STREET		56187	MM		1977		2*	100.00%		185,658	$	633,368	$	5.46		62.5	%	J.C. PENNEY #2271-5 -4(2007), HY VEE FOOD STORES-3(2011)
	Mississippi
151	GULFPORT, MS	CROSSROADS CENTER CROSSROADS PARWAY		39503	SC		1999		2003	100.00%		464,302	$	4,182,667	$	10.52		85.6	%	ACADEMY(2015), GOODY’S FAMILY CLOTHING(2011), T.J. MAXX(2009), TINSELTOWN (INTENDED PER LEASE(2019), OFFICE DEPOT(2014), BARNES & NOBLE(2015),

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

90

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 12 of 21
	Property List*

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
152	JACKSON, MS (JUNCTION)	THE JUNCTION 6351 I-55 NORTH3		39213	SC		1996		2003	100.00 %		107,780	$	1,098,619	$	10.19		100.0	%	Petsmart #520(2012), Office Depot #358(2016), HOME DEPOT(NOT OWNED), TARGET(NOT OWNED)
153	JACKSON, MS (METRO)	METRO STATION 4700 ROBINSON ROAD		39204	SC		1997		2003	50.00 %		52,617	$	374,916	$	8.09		88.0	%	Office Depot #414(2012), HOME DEPOT(NOT OWNED)
154	OXFORD, MS	OXFORD PLACE 2015-2035 UNIVERSITY AVENUE		38655	SC		2000		2003	100.00 %		71,866	$	283,304	$	4.08		96.7	%	Kroger(2020)
155	SALTILLO, MS	CROSS CREEK SHOPPING CENTER 1040-1184 CROSS CREEK DRIVE		38866	SC		1999		2003	100.00 %		65,269	$	586,161	$	8.98		100.0	%	Staples 1172(2016), HOME DEPOT(NOT OWNED)
156	STARKVILLE, MS	STARKVILLE CROSSING 882 HIGHWAY 12 WEST		39759	SC		1990		1994	100.00 %		234,652	$	1,162,886	$	5.17		95.9	%	WAL-MART STORES #112(2015), J.C. PENNEY #2447(2010), KROGER #381(2012)
157	TUPELO, MS	BIG OAKS CROSSING 3850 N GLOSTER ST		38801	SC		1992		1994	100.00 %		348,236	$	1,992,638	$	5.72		100.0	%	SAM’S WHOLESALE CLUB#6329(2012), GOODY’S #39(2002), WAL-MART STORES #258(2012)
	Missouri
158	ARNOLD, MO	JEFFERSON COUNTY PLAZA VOGEL ROAD		63010	SC		2002		1 *	50.00 %		29,127	$	347,604	$	12.81		93.1	%	HOME DEPOT(NOT OWNED), TARGET(NOT OWNED)
159	FENTON, MO	FENTON PLAZA GRAVOIS & HIGHWAY 141		63206	SC		1970		2 *	100.00 %		93,548	$	760,084	$	9.74		83.4	%
160	INDEPENDENCE, MO	INDEPENDENCE COMMONS 900 EAST 39TH STREET		64057	SC		1995		1995	100.00 %		382,955	$	4,408,941	$	11.59		99.3	%	KOHL’S DEPARTMENT #230(2016), BED, BATH BEYOND #107(2012), MARSHALLS #675(2012), RHODES FURNITURE, INC.(2016), BARNES & NOBLE #2732(2011), AMC THEATRE(2015)
161	KANSAS CITY, MO (BRYWOOD)	BRYWOOD CENTER 8600 E. 63rd STREET		64133	SC		1972		1998	23.75 %		208,234	$	910,720	$	5.07		86.3	%	BIG LOTS #489(2004), PRICE CHOPPER(2004)
162	KANSAS CITY, MO (WILLOW)	THE SHOPS @ WILLOW CREEK 101st TERRACE & WORNALL ROAD		64114	SC		1973		1998	23.75 %		15,205	$	255,784	$	16.82		100.0	%
163	SPRINGFIELD,MO (MORRIS)	MORRIS CORNERS 1425 EAST BATTLEFIELD		65804	SC		1989		1998	100.00 %		56,033	$	414,474	$	7.40		100.0	%	TOYS R US #9512(2013)
164	ST. JOHN, MO	ST. JOHN CROSSINGS 9000-9070 ST. CHARLES ROCK ROAD		63114	SC		2002		2003	100.00 %		66,244	$	692,250	$	10.45		100.0	%	Shop ‘N Save(2022)
165	ST. LOUIS (SUNSET), MO	PLAZA AT SUNSET HILL 10980 SUNSET PLAZA		63128	SC		1997		1998	100.00 %		415,435	$	4,751,320	$	11.52		99.3	%	BED BATH AND BEYOND(2012), MARSHALLS OF SUNSET HILLS(2012), HOME DEPOT #1089(2023), PETSMART #260(2012), BORDERS #110(2011), TOYS R US #9565(2013), COMP USA COMPUTER SUPER #1012(2013)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

91

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 13 of 21
	Property List*

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
166	ST. LOUIS, MO (CLOCKTOWER)	CLOCKTOWER PLACE 11298 W. FLORISSANT AVE		63033	SC		1998		1998	50.00 %		211,045	$	2,186,325	$	10.52		98.4	%	TJ MAXX #389(2008), OFFICE DEPOT#522(2008), DIERBERG’S MARKETPLACE, INC.(2007)
167	ST.LOUIS, MO (KELLER PLAZA)	KELLER PLAZA 4500 LEMAY FERRY ROAD		63129	SC		1987		1998	100.00 %		52,842	$	178,980	$	7.84		43.2	%	SAM’S(NOT OWNED)
168	ST.LOUIS, MO (BRENTWOOD)	PROMENADE AT BRENTWOOD 1 BRENTWOOD PROMENADE COURT		63144	SC		1998		1998	100.00 %		299,584	$	3,931,703	$	13.12		100.0	%	TARGET #1102(2023), BED BATH & BEYOND #219(2004), PETSMART #255(2014), SPORTS AUTHORITY(2013)
169	ST.LOUIS, MO (GRAVOIS VILLAGE)	GRAVOIS VILLAGE 4523 GRAVOIS VILLAGE PLAZA		63049	SC		1983		1998	100.00 %		110,992	$	630,266	$	5.84		97.2	%	K MART #7543(2008)
170	ST.LOUIS, MO (HOME QUARTERS)	HOME QUARTERS 6303 S. LINBERGH BLVD		63123	SC		1992		1998	100.00 %		91,783	$	321,240	$	3.50		100.0	%	WEEKENDS ONLY FURNITURE(2007)
171	ST.LOUIS, MO (OLYMPIC OAKS)	OLYMPIC OAKS VILLAGE 12109 MANCHESTER ROAD		63121	SC		1985		1998	100.00 %		92,372	$	1,419,500	$	15.37		100.0	%	TJ MAXX #329(2006)
	Nevada
172	LAS VEGAS, NV (DECATUR)	FAMILY CENTER @ LAS VEGAS 14833 WEST CHARLESTON BLVD		89102	SC		1973		1998	100.00 %		49,555	$	476,795	$	10.03		96.0	%	ALBERTSON’S(NOT OWNED)
173	LAS VEGAS, NV (MARYLAND)	FAMILY PLACE @ LAS VEGAS 14833 WEST CHARLESTON BLVD		89102	SC		2003		1 *	100.00 %		21,140	$	304,800	$	14.42		100.0	%
174	RENO, NV	RENO RIVERSIDE EAST FIRST STREET AND SIERRA		89505	SC		2000		2000	100.00 %		52,474	$	33,748	$	0.65		99.6	%	CENTURY THEATRE, INC.(2014)
	New Jersey
175	HAMILTON, NJ	HAMILTON MARKETPLACE NJ STATE HWY 130 & KLOCKNER RD		08691	SC		2002		2003	100.00 %		95,046	$	862,952	$	9.08		100.0	%	Kohl’s(2023), LOWE’S(NOT OWNED)
176	PRINCETON, NJ	NASSAU PARK SHOPPING CENTER ROUTE 1 & QUAKER BRIDGE ROAD		42071	SC		1995		1997	100.00 %		211,649	$	3,696,446	$	19.19		91.0	%	BORDERS #131(2011), BEST BUY #578(2012), LINENS ‘N THINGS #462(2011), PETSMART #577(2011), WAL-MART(NOT OWNED), SAM’S(NOT OWNED), HOME DEPOT(NOT OWNED), TARGET(NOT OWNED)
177	PRINCETON, NJ (PAVILION)	NASSAU PARK PAVILION ROUTE 1 AND QUAKER BRIDGE ROAD		42071	SC		1999		1 *	100.00 %		202,622	$	3,099,250	$	15.30		100.0	%	DICK’S SPORTING GOOD #105(2015), MICHAEL’S(2009), KOHL’S #294(2019), WEGMAN’S MARKET(NOT OWNED)
	New Mexico
178	LOS ALAMOS, NM	MARI MAC VILLAGE 800 TRINITY DRIVE		87533	SC		1978		2 *	100.00 %		97,970	$	609,099	$	6.55		94.9	%	SMITH’S FOOD & DRUG CENTERS(2007), FURR’S PHARMACY #887-4(2003), BEALL’S #0180(2009)
	North Carolina

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

92

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 14 of 21
	Property List *

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
179	ASHEVILLE, NC	RIVER HILLS 299 SWANNANOA RIVER ROAD		28805	SC		1996		2003	100.00 %		190,970	$	1,876,020	$	9.82		100.0	%	Goody’s 20923 — #123(2007), Carmike Cinemas(2017), Circuit City(2017), Dick’s Sporting Goods(2017), Michael’s(2008), Officemax #577(2011)
180	DURHAM, NC	OXFORD COMMONS 3500 OXFORD ROAD		27702	SC		1990		2 *	100.00 %		203,934	$	1,209,110	$	6.33		93.7	%	FOOD LION #747-3(2010), BURLINGTON COAT FACTORY(2007), WAL-MART(NOT OWNED)
181	FAYETTEVILLE, NC	CROSS POINTE CENTRE 5075 MORGANTON ROAD		28314	SC		1985		2003	100.00 %		164,157	$	1,129,841	$	6.88		100.0	%	Dev Rlty(Ac Mre/Circcty/Stpls)(2012), Tj Maxx #354(2006)
182	HENDERSONVILLE, NC	EASTRIDGE CROSSING 200 THOMPSON STREET		28792	SC		1995		2003	100.00 %		170,792	$	600,340	$	3.71		94.8	%	Ingles (Dark) #112(2009), Wal-Mart (Dark) #1242(2008)
183	NEW BERN, NC	RIVERTOWNE SQUARE 3003 CLAREDON BLVD		28561	SC		1989		2 *	100.00 %		68,130	$	592,668	$	8.70		100.0	%	GOODY’S #4(2007), WAL-MART(NOT OWNED)
184	WASHINGTON, NC	PAMLICO PLAZA 536 PAMLICO PLAZA		27889	SC		1990		2 *	100.00 %		93,527	$	493,112	$	5.27		100.0	%	WAL-MART STORES #1354(2009), WAL-MART(NOT OWNED)
185	WAYNESVILLE, NC	LAKESIDE PLAZA 201 PARAGON PARKWAY		28721	SC		1990		2 *	100.00 %		181,894	$	1,152,933	$	6.34		100.0	%	WAL-MART STORE #1663(2011), FOOD LION #957-2(2011)
186	WILMINGTON, NC	UNIVERSITY CENTRE S. COLLEGE RD & NEW CENTRE DR		28403	SC		1989		2 *	100.00 %		410,491	$	3,300,892	$	9.47		84.9	%	BARNES & NOBLE #2762(2007), LOWE’S HOME CENTER #445 -4(2014), OLD NAVY #5471(2006), BED BATH & BEYOND # 418(2012), ROSS DRESS FOR LESS(2012), GOODY’S #175 -4(2005), SAM’S(NOT OWNED)
	North Dakota
187	DICKINSON, ND	PRAIRIE HILLS MALL 1681 THIRD AVENUE		58601	MM		1978		2 *	100.00 %		266,161	$	1,171,621	$	4.58		96.1	%	K MART #9564(2003), HERBERGER’S #30(2005), J.C. PENNEY #1628-7(2008)
188	GRAND FORKS, ND	OFFICE MAX 2500S COLUMBIA ROAD		58201	SC		1978		1999	83.75 %		31,812	$	147,540	$	4.64		100.0	%	OFFICE DEPOT#2082(2010)
	Ohio
189	ASHLAND, OH	CLAREMONT PLAZA US ROUTE 42		44805	SC		1977		2 *	100.00 %		110,656	$	72,773	$	2.68		24.5	%	QUALITY STORES #3116(2005)
190	AURORA, OH	BARRINGTON TOWN SQUARE 70-130 BARRINGTON TOWN SQUARE		44202	SC		1996		1 *	100.00 %		64,700	$	639,967	$	12.78		77.4	%	HEINEN’S(NOT OWNED)
191	BELLEFONTAINE, OH	SOUTH MAIN STREET PLAZA 2250 SOUTH MAIN STREET		43311	SC		1995		1998	100.00 %		52,399	$	432,292	$	8.25		100.0	%	GOODY’S STORE # 314(2010), STAPLES # 1146(2010)
192	BOARDMAN, OH	SOUTHLAND CROSSING I-680 & US ROUTE 224		44514	SC		1997		1 *	100.00 %		506,254	$	4,121,584	$	8.14		100.0	%	LOWE’S COMPANIES #188(2016), BABIES “R” US #9254(2009), STAPLES STORE #817(2012), DICKS CLOTHING & SPORTING(2012), WAL-MART STORES #2211(2017), PETSMART #558(2013), GIANT EAGLE, INC(2018)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

93

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 15 of 21
	Property List *

									DDR	Owned		Total
			Zip		Type of	Year		Year	OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired	Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
193	CANTON, OH (EVERHARD ROAD)	BELDEN PARK CROSSINGS 5496 DRESSLER ROAD		44720	SC		1995	1 *	100.00 %		248,315	$	2,656,803	$	10.84		98.7	%	DICK’S CLOTHING & SPORTING #64(2010), DSW SHOE WAREHOUSE(2011), KOHL’S DEPARTMENT STORE#239(2016)
194	CANTON, OH (PHASE II)	BELDEN PARK CROSSINGS (II) DRESSLER ROAD		44720	SC		1997	1 *	100.00 %		227,431	$	2,136,031	$	9.74		96.4	%	VALUE CITY FURNITURE #55(2011), H.H. GREGG APPLIANCES(2011), JO-ANN STORES #1900(2008), PETSMART #523(2013)
195	CHILLICOTHE, OH	CHILLICOTHE PLACE 867 N BRIDGE STREET		45601	SC		1974	2 *	100.00 %		236,009	$	1,833,737	$	7.77		100.0	%	LOWE’S HOME CENTERS #472-2(2015), KROGER #348(2016), OFFICE MAX #617(2013)
196	CINCINNATI, OH	GLENWAY CROSSING 5100 GLENCROSSING WAY		45238	SC		1990	2 *	100.00 %		235,433	$	1,936,121	$	10.76		76.4	%	WINN DIXIE STORES #1771 -4(2010), MICHAEL’S(2006)
197	CLEVELAND, OH (WEST 65th)	KMART PLAZA — WEST 65TH 3250 WEST 65TH STREET		44102	SC		1977	2 *	100.00 %		49,420	$	265,996	$	5.52		97.6	%	GREAT A & P TEA #23001-4(2007), KMART(NOT OWNED)
198	COLUMBUS, OH (DUBLIN VILLAGE)	DUBLIN VILLAGE CENTER 6561-6815 DUBLIN CENTER DRIVE		43017	SC		1987	1998	80.01 %		326,912	$	1,824,551	$	11.82		47.2	%	AMC THEATRE(2007), B.J.’S WHOLESALE CLUB(NOT OWNED)
199	COLUMBUS, OH (EASTON MARKET	EASTON MARKET 3740 EASTON MARKET		43230	SC		1998	1998	100.00 %		509,611	$	6,062,342	$	11.90		100.0	%	COMPUSA, INC #533(2013), STAPLES, INC. #603(2013), PETSMART, INC. #550(2015), GOLFSMITH GOLF CENTER(2013), MICHAEL’S
																			#9876(2013), GALYAN’S(2013), DSW SHOE WAREHOUSE(2012), KITTLE’S HOME FURNISHINGS(2012), BED BATH & BEYOND, INC.(2014), TJ MAXX#447(2008)
200	COLUMBUS, OH (LENNOX TOWN)	LENNOX TOWN CENTER 1647 OLENTANGY RIVER ROAD		43212	SC		1997	1998	50.00 %		352,913	$	3,344,654	$	9.48		100.0	%	TARGET#1058(2016), BARNES & NOBLE#2860(2007), STAPLES #451(2011), AMC THEATRES LENNOX 24(2021)
201	COLUMBUS, OH (SUN CENTER)	SUN CENTER 3622-3860 DUBLIN GRANVILLE RD		43017	SC		1995	1998	79.45 %		305,428	$	3,218,121	$	10.99		95.9	%	BABIES R US #9242(2011), MICHAEL’S(2013), RHODES FURNITURE(2012), STEIN MART #130(2007), BIG BEAR(2016), STAPLES #403(2010)
202	DUBLIN, OH (PERIMETER CENTER)	PERIMETER CENTER 6644-6804 PERIMETER LOOP ROAD		43017	SC		1996	1998	100.00 %		137,556	$	1,626,489	$	11.82		100.0	%	BIG BEAR(2016)
203	EASTLAKE, OH	KMART PLAZA 33752 VINE STREET		44094	SC		1971	2 *	100.00 %		4,000	$	0	$	0.00		0.0	%	KMART(NOT OWNED)
204	ELYRIA, OH	ELYRIA SHOPPING CENTER 825 CLEVELAND		44035	SC		1977	2 *	100.00 %		150,200	$	521,970	$	7.44		46.7	%	FIRST NAT’L SUPERMARKET #811(2010)
205	GALLIPOLIS, OH	GALLIPOLIS MARKETPLACE 2145 EASTERN AVENUE		45631	SC		1998	2003	100.00 %		25,950	$	276,944	$	12.73		83.8	%	WAL MART(NOT OWNED)
206	GROVE CITY, OH	(DERBY SQUAREDERBY SQUARE SHOPPING CENTER		43123	SC		1992	1998	100.00 %		128,210	$	1,321,967	$	10.31		100.0	%	BIG BEAR(2012)
		2161-2263 STRINGTOWN ROAD

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

94

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 16 of 21
	Property List *

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
207	HAMILTON, OH	H.H. GREG 1371 MAIN STREET		43450	SC		1986		1998	100.00 %		40,000	$	230,000	$	5.75		100.0	%	ROUNDY’S(2006)
208	HILLSBORO, OH	HILLSBORO SHOPPING CENTER 1100 NORTH HIGH STREET		45133	SC		1979		2 *	100.00 %		58,564	$	193,611	$	6.54		50.6	%	BOB & CARL’S(NOT OWNED)
209	HUBER HTS., OH	NORTH HEIGHTS PLAZA 8280 OLD TROY PIKE		45424	SC		1990		2 *	100.00 %		163,741	$	1,647,221	$	10.39		96.8	%	CUB FOODS(2011), WAL-MART(NOT OWNED)
210	LEBANON, OH	COUNTRYSIDE PLACE 1879 DEERFIELD ROAD		45036	SC		1990		2 *	100.00 %		17,000	$	109,684	$	8.99		71.8	%	WAL-MART(NOT OWNED), ERB LUMBER(NOT OWNED)
211	MACEDONIA, OH	MACEDONIA COMMONS MACEDONIA COMMONS BLVD		44056	SC		1994		1994	50.00 %		233,639	$	2,440,023	$	10.44		100.0	%	FIRST NATL. SUPERMARKETS #26(2018), KOHL’S #235(2016), WAL-MART(NOT OWNED)
212	MACEDONIA, OH (PHASE II)	MACEDONIA COMMONS (PHASE II)		44056	SC		1999		1 *	100.00 %		169,481	$	1,601,734	$	9.45		100.0	%	CINEMARK(2019), HOME DEPOT #3824(2020)
		8210 MACEDONIA COMMONS
213	NILES, OH	GREAT EAST PLAZA 909 GREAT EAST PLAZA		44446	SC		1980		1999	83.75 %		33,000	$	0	$	0.00		0.0	%
214	NORTH OLMSTED, OH	GREAT NORTHERN PLAZA NORTH 25859-26437 GREAT NORTHERN		44070	SC		1958		1997	100.00 %		625,080	$	7,591,589	$	12.31		98.7	%	KIDS R US #1173(2008), BED BATH & BEYOND, INC.(2012), PETSMART #529(2008), HOME DEPOT USA #3803(2019), K & G MEN’S COMPANY, INC.(2008), JO-ANN STORES #1923(2009), MARC’S(2012), COMP USA INC.
																				#577(2007), BEST BUY #279(2010), MARSHALLS #8267/TJX COMPANY(2005), KRONHEIMS FURNITURE(2012), TOP’S SUPERMARKET(NOT OWNED)
215	NORTH OLMSTED, OH (BABIES)	BABIES R’ US PLAZA 26520 LORAIN AVENUE		44070	SC		1978		1999	83.75 %		64,942	$	419,060	$	7.44		86.7	%	BABIES “R” US #9284(2011)
216	PATASKALA, OH	VILLAGE MARKET/RITE AID CENTER		43062	SC		1980		1998	100.00 %		33,270	$	194,600	$	5.85		100.0	%	CARDINAL (GARDNERS/LANCASTER)(2007)
		78-80 OAK MEADOW DRIVE
217	PICKERINGTON, OH	SHOPPES AT TURNBERRY 1701-1797 HILL ROAD NORTH		43147	SC		1990		1998	100.00 %		59,495	$	650,283	$	14.90		73.4	%
218	SOLON, OH	UPTOWN SOLON KRUSE DRIVE		44139	SC		1998		1 *	100.00 %		183,288	$	2,812,463	$	15.34		100.0	%	MUSTARD SEED MKT & CAFE(2019), BED, BATH AND BEYOND#204(2009), BORDERS #286(2018)
219	STOW, OH	STOW COMMUNITY SHOPPING CENTE		44224	SC		1997		1 *	100.00 %		404,505	$	2,830,849	$	7.18		97.5	%	K MART #4264(2006), BED BATH AND BEYOND
		KENT ROAD																		#360(2011), GIANT EAGLE, INC.
																				#4096(2017), KOHL’S #331(2019), OFFICE MAX #626(2011), BORDERS OUTLET #249(2003), TARGET(NOT OWNED)
220	TIFFIN, OH	TIFFIN MALL 870 WEST MARKET STREET		44883	MM		1980		2 *	100.00 %		148,469	$	663,918	$	4.87		91.8	%	J.C. PENNEY #324-4(2005), AARON RENTS, INC.#C0399(2004)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

95

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 17 of 21
	Property List*

									DDR	Owned		Total
			Zip		Type of	Year		Year	OwnerShip	Gross		Annualized		Average		Percent
	Center/Property	Location	Code		Property	Developed		Acquired	Interest	Leasable		Base Rent		Base Rent		Occupied			Anchor Tenants (Lease Expiration)
221	TOLEDO, OH	SPRINGFIELD COMMONS SHOPPING S. HOLLAND-SYLVANIA ROAD		43528	SC		1999	1 *	100.00 %		241,129	$	2,522,008	$	10.66		98.1	%	KOHL’S #324(2019), GANDER MOUNTAIN, L.L.C.(2014), BED BATH & BEYOND #240(2010), OLD NAVY #6429(2005), BABIES R US(NOT OWNED)
222	WESTLAKE, OH	WEST BAY PLAZA 30100 DETROIT ROAD		44145	SC		1974	2 *	100.00 %		162,330	$	1,282,675	$	7.90		100.0	%	MARC’S #37(2004), K MART #3234(2004)
223	WILMINGTON, OH	SOUTH RIDGE SHOPPING CENTER 1025 S SOUTH STREET		45177	SC		1977	2 *	100.00 %		55,130	$	226,425	$	4.23		97.1	%	SUPER VALU STORES, INC(2003)
224	XENIA, OH	WEST PARK SQUARE 1700 WEST PARK SQUARE		45385	SC		1994	1 *	100.00 %		104,873	$	702,751	$	8.01		83.7	%	KROGER #829(2019), WAL-MART(NOT OWNED)
	Oregon
225	PORTLAND, OR	TANASBOURNE TOWN CENTER NW EVERGREEN PKWY & NW RING RD		97006	SC		1995	1996	50.00 %		309,617	$	5,180,386	$	16.73		100.0	%	BARNES & NOBLE #2748(2011), OFFICE DEPOT-#00954(2010), HAGGAN’S(2021), LINENS N THINGS(2017), ROSS DRESS FOR LESS
																			#399(2008), MICHAEL’S #9887(2009), NORDSTROM(NOT OWNED), TARGET(NOT OWNED), MERVYN’S(NOT OWNED)
	Pennsylvania
226	ALLENTOWN, PA (WEST)	WEST VALLEY MARKETPLACE 1091 MILL CREEK ROAD		18106	SC		2001	2003	100.00 %		241,077	$	2,252,926	$	9.40		99.4	%	Wal-Mart(2021)
227	E. NORRITON, PA	KMART PLAZA 2692 DEKALB PIKE		19401	SC		1975	2 *	100.00 %		174,976	$	1,021,296	$	6.87		85.0	%	K MART #3026(2005), BIG LOTS(2010)
228	ERIE (PEACHSTREET), PA	PEACH STREET SQUARE 1902 KEYSTONE DRIVE		16509	SC		1995	1 *	100.00 %		538,103	$	4,635,655	$	8.61		100.0	%	LOWE’S HOME CTR #226(2015), MEDIA PLAY-4 #8158(2011), KOHL’S-#221-4(2016), WAL-MART STORES #2278(2015), CINEMARK #186(2011), PETSMART #556(2015), CIRCUIT CITY SUPERSTORE 3744(2020), HOME DEPOT(NOT
																			OWNED)
229	ERIE, PA (MARKET)	ERIE MARKETPLACE 6660-6750 PEACH STREET		16509	SC		2000	2003	100.00 %		38,823	$	398,943	$	10.28		100.0	%	Bed Bath & Beyond #447(2013), TARGET(NOT OWNED)
230	MONACA, PA	TOWNSHIP MARKETPLACE 115 WAGNER ROAD		15061	SC		1999	2003	100.00 %		253,110	$	1,929,577	$	7.71		98.9	%	Lowe’s #500(2017), Shop ‘N Save(2019)
	South Carolina
231	ANDERSON, SC	NORTHTOWNE CENTER 3812 LIBERTY HIGHWAY		29621	SC		1993	1995	100.00 %		14,250	$	122,050	$	11.00		77.9	%	WAL-MART(NOT OWNED), SAM’S(NOT OWNED)
232	CAMDEN, SC	SPRINGDALE PLAZA 1671 SPRINGDALE DRIVE		29020	SC		1990	2 *	100.00 %		180,127	$	1,146,606	$	6.61		96.3	%	WINN DIXIE STORES #2174(2011), BELK #227(2015), WAL-MART SUPER CENTER(NOT OWNED)
233	CHARLESTON, SC	ASHLEY CROSSING 2245 ASHLEY CROSSING DRIVE		29414	SC		1991	2003	100.00 %		196,048	$	1,535,407	$	8.06		97.1	%	Food Lion #933(2011), Wal-Mart #1748(2011)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

96

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 18 of 21
	Property List*

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent
	Center/Property	Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			Anchor Tenants (Lease Expiration)
234	COLUMBIA, SC (HARBISON)	HARBISON COURT HARBISON BLVD		29212	SC		1991		2002	100.00 %		252,689	$	2,316,972	$	12.41		73.9	%	Barnes & Noble #2688(2011), Marshall’s #458(2007), OfficeMax #640(2011)
235	MT. PLEASANT, SC	WANDO CROSSING 1500 HIGHWAY 17 NORTH		29465	SC		1992		1995	100.00 %		209,139	$	2,034,224	$	9.89		98.4	%	PIGGLY WIGGLY #29-4(2012), OFFICE DEPOT # 2002(2010), T.J. MAXX #780 -3(2007), MARSHALL’S OF MA, INC.(2011), WAL-MART(NOT
																				OWNED)
236	N. CHARLESTON, SC	NORTH POINTE PLAZA 7400 RIVERS AVENUE		29406	SC		1989		2 *	100.00 %		294,471	$	1,987,520	$	6.83		98.9	%	WAL-MART STORES #1359(2009), OFFICE MAX #342(2007), HELIG MEYERS(NOT OWNED), SERVICE MERCHANDISE(NOT OWNED)
237	ORANGEBURG, SC	NORTH ROAD PLAZA 2795 NORTH ROAD		29115	SC		1994		1995	100.00 %		50,760	$	498,037	$	9.81		100.0	%	GOODY’S #282(2008), WAL-MART(NOT OWNED)
238	S. ANDERSON, SC	CROSSROADS PLAZA 406 HIGHWAY 28 BY-PASS		29624	SC		1990		1994	100.00 %		83,159	$	343,604	$	4.13		100.0	%	WAL-MART STORES #644(2010)
239	SIMPSONVILLE, SC	FAIRVIEW STATION 621 FAIRVIEW ROAD		29681	SC		1990		1994	100.00 %		142,133	$	763,225	$	5.48		98.0	%	INGLES MARKETS #41(2011), KOHL’S DEPARTMENT STORES(2015)
240	SUMTER, SC	MERCHANT’S WALK 837-839 BROAD STREET		29150	SC		1987		2003	100.00 %		19,140	$	126,919	$	9.59		69.2	%	KROGER’S (DARK)(NOT OWNED), WAL MART(NOT OWNED)
241	UNION, SC	WEST TOWNE PLAZA U.S.HWY 176 BY-PASS #1		29379	SC		1990		2 *	100.00 %		184,331	$	979,642	$	5.51		96.5	%	WAL-MART STORES #629(2009), BELK STORES SERVICES, INC.(2010), WINN DIXIE STORES #1255(2010)
	South Dakota
242	WATERTOWN, SD	WATERTOWN MALL 1300 9TH AVENUE		56401	MM		1977		2 *	100.00 %		285,372	$	1,436,779	$	7.26		69.3	%	HERBERGER’S #15(2004), J.C. PENNEY #0495- - -4(2008), HY VEE SUPERMARKET(NOT OWNED)
	Tennessee
243	BRENTWOOD, TN	COOL SPRINGS POINTE I-65 AND MOORE’S LANE		37027	SC		1999		2000	100.00 %		201,516	$	2,271,989	$	11.90		94.7	%	BEST BUY #170(2014), THE SPORTS AUTHORITY(2013), LINENS ‘N THINGS #521(2014), DSW SHOE WAREHOUSE #29103(2008)
244	CHATTANOOGA, TN	OVERLOOK AT HAMILTON PLACE 2288 GUNBARREL ROAD		37421	SC		1992		2003	100.00 %		214,579	$	1,692,961	$	7.89		100.0	%	Best Buy #4720(2014), Kmart #4774(2017)
245	COLUMBIA, TN	COLUMBIA SQUARE 845 NASHVILLE HIGHWAY		38401	SC		1993		2003	100.00 %		68,948	$	485,672	$	7.68		91.7	%	Albertson’s (Dark) #4728(2014)
246	FARRAGUT, TN	FARRAGUT POINTE 11132 KINGSTON PIKE		37922	SC		1991		2003	100.00 %		71,311	$	506,873	$	7.50		94.7	%	Bi-Lo #367(2011)
247	FRANKLIN, TN	ALEXANDER PLAZA 541 ALEXANDER PLAZA		37064	SC		1983		2003	100.00 %		17,999	$	157,369	$	8.74		100.0	%	BIG LOTS(NOT OWNED)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

97

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 19 of 21
	Property List*

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
248	GOODLETTSVILLE, TN	NORTHCREEK COMMONS 101-139 NORTHCREEK BOULEVARD		37072	SC		1987		2003	100.00 %		84,441	$	645,827	$	7.65		100.0	%	Kroger #541(2012)
249	HENDERSONVILLE, TN	HENDERSONVILLE LOWE’S 1050 LOWE’S ROAD		37075	SC		1999		2003	100.00 %		133,144	$	1,214,939	$	9.12		100.0	%	Lowe’s(2019)
250	MEMPHIS, TN	COUNTRY BRIDGE 9020 US HIGHWAY 64		38002	SC		1993		2003	100.00 %		64,223	$	555,564	$	8.65		100.0	%	Kroger(2012)
251	MURFREESBORO, TN (MEMORIAL)	MEMORIAL VILLAGE 710 MEMORIAL BOULEVARD		37130	SC		1993		2003	100.00 %		117,750	$	784,738	$	6.66		100.0	%	Albertson’s (Dark) #4730(2014)
252	MURFREESBORO, TN (TOWNE)	TOWNE CENTRE OLD FORT PARKWAY		37129	SC		1998		2003	100.00 %		108,180	$	1,157,914	$	11.27		95.0	%	Tj Maxx #579(2008), Books-A-Million(2007), LOWE’S(NOT OWNED), TOYS R US(NOT OWNED), TARGET(NOT OWNED)
253	NASHVILLE, TN	THE MARKETPLACE CHARLOTTE PIKE		37209	SC		1998		2003	100.00 %		167,795	$	1,618,020	$	9.64		100.0	%	Lowe’s(2019), WAL MART(NOT OWNED)
	Texas
254	FRISCO, TX	FRISCO MARKETPLACE 7010 PRESTON ROAD,		75035	SC		2001		2003	100.00 %		95,334	$	459,070	$	4.82		100.0	%	Kohl’s(2023)
255	FT. WORTH, TX	EASTCHASE MARKET SWC EASTCHASE PKWY & I-30		76112	SC		1995		1996	50.00 %		205,017	$	2,393,140	$	12.34		94.6	%	UNITED ARTISTS THEATRE #33306(2012), PETSMART #182(2011), MJ DESIGNS #4589(2011), ROSS DRESS FOR LESS #351-1(2006), TARGET(NOT OWNED), OFFICE DEPOT(NOT OWNED), TOYS R US(NOT OWNED)
256	FT. WORTH, TX (FOSSIL CREEK)	FOSSIL CREEK WESTERN CENTER BLVD		76137	SC		1991		2002	100.00 %		68,515	$	992,664	$	15.70		92.3	%
257	IRVING, TX	MACARTHUR MARKETPLACE MARKET PLACE BOULEVARD		75063	SC		1999		2003	100.00 %		217,676	$	1,488,883	$	6.84		100.0	%	Kohl’s #410(2021), Regal Cinemas(2019), SAM’S CLUB(NOT OWNED), WAL MART(NOT OWNED)
258	LEWISVILLE, TX (LAKEPOINTE)	LAKEPOINTE CROSSINGS S STEMMONS FREEWAY		75067	SC		1991		2002	100.00 %		311,039	$	3,139,057	$	11.27		89.6	%	THE ROOMSTORE #1055(2007), PETsMART #176(2009), BEST BUY #258(2010), ACADEMY SPORTS(2016), MARDEL CHRISTIAN BOOKSTORE(2012), TOYS R’ US(NOT OWNED), SERVICE MERCHANDISE(NOT OWNED), GARDEN RIDGE(NOT OWNED)
259	MCKINNEY, TX	MCKINNEY MARKETPLACE US HWY 75 & EL DORADO PKWY		75070	SC		2000		2003	100.00 %		118,967	$	1,124,762	$	10.38		91.1	%	Kohl’s(2021)
260	MESQUITE, TX	THE MARKETPLACE AT TOWN CENTE		75150	SC		2001		2003	100.00 %		114,199	$	1,466,317	$	12.84		100.0	%	Ultimate Electronics(2018), Linen ‘N Things(2013), Michael’s(2012)
		SOUTHBOUND FRONTAGE RD I 635
261	NACOGDOCHES, TX	NACOGDOCHES MARKETPLACE 4604 NORTH STREET		75961	SC		1999		2003	100.00 %		57,413	$	568,630	$	9.90		100.0	%	Goody’s #290(2014), Staples(2014)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

98

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 20 of 21
	Property List*

										DDR	Owned		Total
			Zip		Type of	Year		Year		OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired		Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
262	SAN ANTONIO, TX	LA PLAZA DEL NORTE 125 NE LOOP 410		78216	SC		1996		1997	35.00 %		310,470	$	3,816,668	$	12.59		97.7	%	ROSS STORES, INC.(2007), DSW SHOE WAREHOUSE(2007), BEST BUY COMPANY#201(2012), OSHMAN’S SPORTING GOODS #236(2016), OFFICE MAX #406(2012), BEALL’S(2014)
263	SAN ANTONIO, TX (BANDERA PT)	BANDERA POINT NORTH STATE LOOP 1604/BANDERA ROAD		78227	SC		2001		1 *	100.00 %		278,727	$	3,977,075	$	14.35		99.5	%	T.J. MAXX(2011), LINENS ‘N THINGS # 594(2012), OLD NAVY #6499(2006), ROSS DRESS FOR LESS(2012), BARNES & NOBLE # 2055(2011), TARGET(NOT OWNED), LOWE’S(NOT OWNED)
	Utah
264	LOGAN, UT	FAMILY PLACE @ LOGAN 400 NORTH STREET		84321	SC		1975		1998	100.00 %		19,200	$	210,660	$	10.97		100.0	%	RITE AID(NOT OWNED)
265	MIDVALE, UT	FAMILY CENTER AT FORT UNION 50 900 EAST FT UNION BLVD		84047	SC		1973		1998	100.00 %		661,627	$	6,942,892	$	10.64		98.6	%	MERVYN’S #M-0065A(2005), BABIES R US #9568(2013), OFFICE MAX #126(2007), SMITH’S FOOD & DRUGS#85(2024), MEDIA PLAY #8122(2016), BED BATH & BEYOND #198(2014), ROSS DRESS FOR LESS #502(2011), WAL-MART
																				STORES #2207(2015)
266	OGDEN, UT	FAMILY CENTER AT OGDEN 5-POINT		84404	SC		1977		1998	100.00 %		162,316	$	760,307	$	5.54		84.6	%	HARMONS(2012)
		21-129 HARRISVILLE ROAD
267	OREM, UT	FAMILY CENTER AT OREM 1300 SOUTH STREET		84058	SC		1991		1998	100.00 %		150,667	$	1,524,289	$	10.12		100.0	%	KIDS R US # 1347(2011), MEDIA PLAY #8120(2015), OFFICE DEPOT #538(2008), JO-ANN FABRICS AND CRAFTS#1756(2012), R.C.
																				WILLEY(NOT OWNED), TOYS R US(NOT OWNED)
268	RIVERDALE, UT	FAMILY CENTER AT RIVERDALE 510 1050 WEST RIVERDALE ROAD		84405	SC		1995		1998	100.00 %		590,313	$	4,441,517	$	7.84		96.0	%	TARGET SUPERSTORE #1753(2017), MAY COMPANY(2011), OFFICE MAX #76(2008), GART SPORTS #326(2012), SPORTMAN’S WAREHOUSE(2009), MEDIA PLAY(2016), CIRCUIT CITY#3349(2016)
269	SALT LAKE CITY, UT (33RD)	FAMILY PLACE @ 33RD SOUTH 3300 SOUTH STREET		84115	SC		1978		1998	100.00 %		35,459	$	262,502	$	8.55		86.6	%
270	TAYLORSVILLE, UT	FAMILY CENTER AT MIDVALLEY 503 5600 SOUTH REDWOOD		84123	SC		1982		1998	100.00 %		680,527	$	6,953,796	$	10.81		94.5	%	JOLENE’S(2003), MEDIA PLAY #8121(2015), OFFICE MAX #127(2008), CIRCUIT CITY #3353(2016), PETSMART #168(2012), SHOPKO #085(2014), GART SPORTS #324(2017), 24 HOUR FITNESS(2017), BED, BATH & BEYOND #270(2015), HARMONS SUPERSTORE(NOT OWNED)
	Vermont
271	BERLIN, VT	BERLIN MALL 282 BERLIN MALL RD., UNIT #28		05602	MM		1986		2 *	100.00 %		174,731	$	1,544,609	$	8.93		99.0	%	WAL-MART STORES #2682(2014), J.C. PENNEY #2342(2009)
	Virginia
272	CHESTER, VA	BERMUDA SQUARE 12607-12649 JEFFERSON DAVIS		23831	SC		1978		2003	100.00 %		107,660	$	1,008,746	$	9.96		94.1	%	Ukrop’s(2008)
273	FAIRFAX, VA	FAIRFAX TOWNE CENTER 12210 FAIRFAX TOWNE CENTER		22033	SC		1994		1995	20.00 %		253,941	$	4,276,539	$	16.84		100.0	%	SAFEWAY #1431(2019), T.J. MAXX #106(2009), TOWER RECORDS#822(2009), BED, BATH & BEYOND#65(2010), UNITED ARTISTS #33191(2014)
274	LYNCHBURG, VA	CANDLERS STATION 3700 CANDLERS MOUNTAIN ROAD		24502	SC		1990		2003	100.00 %		275,765	$	1,917,502	$	8.19		84.9	%	Goody’s #174(2004), Movies 10 #113(2015), Circuit City(2009), Staples #0319(2013), Tj Maxx #797(2009), TOYS “R” US(NOT OWNED)

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

99

		Run Date: 04/23/2003
		Time: 2:12:04PM
		Page 21 of 21
	Property List*

									DDR	Owned		Total
			Zip		Type of	Year		Year	OwnerShip	Gross		Annualized		Average		Percent			Anchor Tenants
	Center/Property	Location	Code		Property	Developed		Acquired	Interest	Leasable		Base Rent		Base Rent		Occupied			(Lease Expiration)
275	MARTINSVILLE, VA	LIBERTY FAIR MALL 240 COMMONWEALTH BOULEVARD		24112	MM		1989	2 *	50.00 %		435,057	$	2,747,114	$	7.02		89.9	%	GOODY’S #166(2006), BELK/LEGGETTS(2009), J.C. PENNEY #3010(2009), SEARS #2094 - -4(2009), OFFICEMAX #744(2012), KROGER #R-350(2017)
276	MIDLOTHIAN, VA	GENITO CROSSING HULL STREET ROAD		23112	SC		1985	2003	100.00 %		79,407	$	702,377	$	8.85		100.0	%	Food Lion #299(2005)
277	PULASKI, VA	MEMORIAL SQUARE 1000 MEMORIAL DRIVE		24301	SC		1990	2 *	100.00 %		143,299	$	919,503	$	6.42		100.0	%	WAL-MART STORES #1652(2011), FOOD LION #799-2(2011)
278	WINCHESTER, VA	APPLE BLOSSOM CORNERS 2190 S. PLEASANT VALLEY		22601	SC		1990	2 *	100.00 %		240,560	$	2,263,119	$	9.50		99.0	%	MARTIN’S FOOD STORE #78(2040), KOHL’S #283(2018), OFFICE MAX #844(2012), BOOKS-A-MILLION #954(2008)
	Washington
279	BELLINGHAM, WA	MERIDIAN VILLAGE SHOPPING CTR		98226	SC		1979		20.00 %		208,422	$	1,997,232	$	9.91		96.7	%	CIRCUIT CITY #3326(2015), HOME DEPOT INC.,
		NE CORNER G																	#4715(2013), PAYLESS DRUG #05240(2004)
		MERIDIAN/TELEGRAPH
280	EVERETT, WA	PUGET PARK 520 128TH STREET SW		98204	SC		1981	2001	20.00 %		40,958	$	454,138	$	12.50		88.7	%	ALBERTSON’S(NOT OWNED)
	West Virginia
281	BARBOURSVILLE, WV	OFFICE MAX CENTER 5-13 MALL ROAD		25504	SC		1985	1998	100.00 %		70,900	$	288,037	$	4.06		100.0	%	DISCOUNT EMPORIUM(2006), OFFICEMAX #263(2006), VALUE CITY(NOT OWNED)
	Wisconsin
282	BROOKFIELD, WI (SW)	SHOPPERS WORLD OF BROOKFIELD NORTH 124TH STREET AND WEST CA		53005	SC		1967	2003	100.00 %		190,142	$	1,382,899	$	7.27		100.0	%	Tj Maxx #202(2005), Marshall’s Mega Store(2004), Officemax #16(2005), Burlington Coat Factory #112(2007)
283	BROWN DEER, WI (CENTER)	BROWN DEER CENTER & MARKETPLA NORTH GREEN BAY ROAD		53209	SC		1989	2003	100.00 %		143,372	$	1,059,835	$	7.65		96.7	%	Marshall’s Mega Store(2004), Pick ‘N Save(2005)
284	BROWN DEER, WI (MARKET)	MARKET PLACE OF BROWN DEER NORTH GREEN BAY ROAD		53209	SC		1967	2003	100.00 %		266,716	$	1,932,674	$	7.25		100.0	%	Kohl’s #44(2023), Michael’s(2012), Officemax #17(2005), Tj Maxx/Burlington#201(2008), Old Navy(2012)
285	MILWAUKEE, WI	POINT LOOMIS SOUTH 27TH STREET		53221	SC		1962	2003	100.00 %		160,533	$	707,571	$	4.41		100.0	%	Kohl’s #43(2007), Pick ‘N Save(2007)
286	MILWAUKEE, WI (SOUTH)	SOUTHGATE MARKETPLACE SOUTH 27TH STREET		53215	SC		1951	2003	100.00 %		54,913	$	380,753	$	7.85		88.3	%	Always 99C(2011), MOVIES 10(NOT OWNED), WALMART(NOT OWNED)
287	WEST ALLIS, WI (WEST)	WEST ALLIS CENTER WEST CLEVELAND AVE. AND S. 108		53214	SC		1968	2003	100.00 %		383,967	$	1,392,012	$	5.35		67.7	%	Kohl’s #41(2008), Marshall’s Mega Store(2004), Pick ‘N Save(2008)
								Grand Total:	50,607,006			$	490,516,593

* 1.	Property Developed by the Company	* SC — Shopping Center
* 2.	Original IPO Property	* MM — Mini-Mall
		* BC — Business Center
		* LC — Lifestyle Center

* Does Not Include Service Merchandise Interests

      Property Listing 7.1

100

Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Investor Information
Developers Diversified Realty
www.ddrc.com
3300 Enterprise Parkway / Beachwood, Ohio 44122
Phone: (216) 755-5500 Fax: (216) 755-1500

Officers	Board of Directors
Scott A. Wolstein, Chairman of the Board & Chief Executive Officer	Scott A. Wolstein, Chairman of the Board Chief Executive Officer, Developers Diversified Realty
David M. Jacobstein, President and Chief Operating Officer	David M. Jacobstein, President & Chief Operating Officer, Developers Diversified Realty
Daniel B. Hurwitz, Executive Vice President	Daniel B. Hurwitz, Executive Vice President Developers Diversified Realty
James A. Schoff, Senior Investment Officer Joan U. Allgood, Sr. Vice President of Corporate Affairs and Governance Timothy J. Bruce, Sr. Vice President of Development	Albert T. Adams, Director Chairman, Cleveland Office - Baker & Hostetler LLP Dean S. Adler, Director Principal - Lubert-Adler Management, Inc
William H. Schafer, Sr. Vice President & Chief Financial Officer Richard E. Brown, Sr. Vice President of Real Estate Operations Joseph G. Padanilam, Vice President of Acquisitions and Dispositions	Terrance R. Ahern, Director Principal - The Townsend Group Robert Gidel, Director Managing Partner - Liberty Partners, LP
David E. Weiss, Vice President and General Counsel Ralph J. Conti, Vice President and Director of Development Susan Hennessey, Vice President of Human Resources	Victor B. MacFarlane, Founder and Managing Principal MacFarlane Partners, LLC Barry Sholem, Director Chairman, DLJ Real Estate Capital Partners
Steven M. Dorsky, Vice President of Leasing - Northeast Robin Walker-Gibbons, Vice President of Leasing - Southeast	Craig Macnab, Director Managing Partner, Tandem Capital
Anthony L. Vodicka, Vice President of Leasing — West
Michelle A. Mahue, Vice President of Investor Relations

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Developers Diversified Realty
Quarterly Financial Supplement
For the three months ended March 31, 2003

Investor Information (Continued)

Research Coverage		Research Coverage, continued
AG Edwards		Merrill Lynch
Bill Camp	(314) 955-5368	Steve Sakwa	(212) 449-0335
		Craig Schmidt	(212) 449-1944
Credit Suisse First Boston Larry Raiman	(212) 538-2380	Morgan Stanley
Jay Habermann	(212) 538-5250	Matthew Ostrower	(212) 761-6284
		Alan Calderon	(212) 761-8564
Deutsche Bank Alex Brown Lou Taylor	(212) 469-4912	Prudential Securities
		Jim Sullivan	(212) 778-2515
Goldman Sachs David Kostin	(212) 902-6781	Transfer Agent
		National City Bank
JP Morgan		Corporate Trust Operations
Mike Mueller	(212) 622-6689	P.O. Box 92301
		Cleveland, Ohio 44193-0900
		1-800-622-6757
Green Street Advisors Greg Andrews	(949) 640-8780
Barb Hoogland	(949) 640-8780
		Investor Relations
		Michelle A. Mahue
Hilliard Lyons		VP of Investor Relations
Tony Howard	(502) 588-1142	Phone: (216) 755-5455
		Fax:(216) 755-1455 Email: mmahue@ddrc.com
McDonald & Company Richard Moore	(216) 443-2815
Richard Sweigard	(216) 563-2501

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