1
UNITED STATES SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q
(Mark One)
/X/ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended September 30, 1996
OR
/ / TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For the transition period from ______ to ______
Commission file number 1-12560
JP REALTY, INC.
---------------
(Exact name of registrant as specified in its charter)
Maryland 87-0515088
- -------------------------------------------------------------------
(State of organization) (I.R.S. Employer
Identification No.)
35 Century Park-Way
Salt Lake City, Utah
84115
- -------------------------------------------------------------------
(Address of Principal Executive Offices)
(Zip Code)
(801) 486-3911
- -------------------------------------------------------------------
(Registrant's telephone number, including area code)
Indicate by check mark whether the registrant (1) has filed
all reports required to be filed by Section 13 or 15(d) of the
Securities Exchange Act of 1934 during the preceding 12 months (or
for such shorter period that the registrant was required to file
such reports), and (2) has been subject to such filing requirements
for the past 90 days. Yes No
/X/ / /
16,068,156 Shares of Common Stock were outstanding as of November
7, 1996
2
JP REALTY, INC.
FORM 10-Q
INDEX
-----
PART I: FINANCIAL INFORMATION PAGE
- ------------------------------ ----
Item 1. Financial Statements 4
Condensed Consolidated Balance Sheets of
JP Realty, Inc. as of September 30, 1996
and December 31, 1995. 5
Condensed Consolidated Statements of
Operations of JP Realty, Inc. for the Nine
Months Ended September 30, 1996 and 1995. 6
Condensed Consolidated Statements of
Operations of JP Realty, Inc. for the
Three Months Ended September 30, 1996
and 1995. 7
Condensed Consolidated Statements of Cash
Flows of JP Realty, Inc. for the Nine
Months Ended September 30, 1996 and 1995. 8
Notes to Financial Statements 9 to 10
Item 2. Management's Discussion and Analysis of
Financial Condition and Results of Operations 11 to 12
3
JP REALTY, INC.
FORM 10-Q
INDEX
-----
PART II: OTHER INFORMATION PAGE
- --------------------------- ----
Item 1. Legal Proceedings 13
Item 2. Changes in Securities 13
Item 3. Defaults Upon Senior Securities 13
Item 4. Submission of Matters to a Vote of
Security Holders 13
Item 5. Other Information 13
Item 6. Exhibits and Reports on Form 8-K 14
4
PART I
Item 1. FINANCIAL STATEMENTS
--------------------
The information furnished in the accompanying financial statements
listed in the index on page 2 consists only of normal recurring
adjustments which are, in the opinion of management, necessary for
a fair presentation of the aforementioned financial statements for
the interim periods.
The aforementioned financial statements should be read in
conjunction with the notes to the aforementioned financial
statements and Management's Discussion and Analysis of Financial
Condition and Results of Operations.
5
JP REALTY, INC.
CONDENSED CONSOLIDATED BALANCE SHEETS
(DOLLARS IN THOUSANDS)
(Unaudited)
September 30, December 31,
1996 1995
------------ ------------
ASSETS:
Real Estate Assets, Including
Assets under development of $15,912
and $3,694. . . . . . . . . . . . . . $ 440,009 $ 388,205
Less: Accumulated Depreciation. . . (84,750) (77,462)
---------- ----------
Net Real Estate Assets 355,259 310,743
Cash . . . . . . . . . . . . . . . . . 7,772 1,827
Restricted Cash. . . . . . . . . . . . 2,864 2,464
Other Assets . . . . . . . . . . . . . 11,388 12,027
---------- ----------
$ 377,283 $ 327,061
========== ==========
LIABILITIES:
Borrowings . . . . . . . . . . . . . . $ 149,856 $ 106,406
Accounts Payable and Accrued Expenses. 11,125 7,837
Dividends Payable. . . . . . . . . . . 6,729 --
Accumulated Losses in Excess of
Equity Investment . . . . . . . . . . 1,555 1,555
Other Liabilities. . . . . . . . . . . 573 923
---------- ----------
169,838 116,721
---------- ----------
Minority Interest . . . . . . . . . . 34,632 34,586
---------- ----------
SHAREHOLDERS' EQUITY:
Common Stock, $.0001 par value,
124,800,000 shares authorized,
15,861,156 shares and 15,835,500
shares issued and outstanding at
September 30, 1996 and December 31,
1995, respectively. . . . . . . . . . 2 2
Price Group Stock, $.0001 par value,
200,000 shares authorized, issued
and outstanding . . . . . . . . . . . -- --
Excess Stock, 75,000,000 shares
authorized. . . . . . . . . . . . . . -- --
Additional Paid-in Capital . . . . . . 192,809 192,658
Accumulated Dividends in Excess of
Net Income. . . . . . . . . . . . . . (19,998) (16,906)
---------- ----------
172,813 175,754
---------- ----------
$ 377,283 $ 327,061
========== ==========
See accompanying notes to financial statements
6
JP REALTY, INC.
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
FOR THE NINE MONTHS ENDED SEPTEMBER 30,
---------------------------------------
1996 1995
---------- ----------
Revenues:
Minimum Rents. . . . . . . . $ 38,440 $ 31,276
Percentage and Overage
Rents . . . . . . . . . . . 3,190 2,507
Recoveries from Tenants. . . 11,526 8,047
Interest . . . . . . . . . . 451 982
Other. . . . . . . . . . . . 239 281
---------- ----------
53,846 43,093
---------- ----------
Expenses:
Operating and Maintenance. . 8,380 6,071
Real Estate Taxes and
Insurance . . . . . . . . . 6,053 4,385
General and Administrative . 3,780 3,471
Depreciation . . . . . . . . 7,580 6,626
Amortization of Deferred
Financing Costs . . . . . . 821 917
Amortization of Deferred
Leasing Costs. . . . . . . . 522 452
Interest . . . . . . . . . . 5,695 5,111
---------- ----------
32,831 27,033
---------- ----------
21,015 16,060
Minority Interest in Income of
Consolidated Partnerships. . (211) (242)
Equity in Net (Loss) of
Partnership Investment . . . -- (71)
Gain on Sale of Real Estate. . 94 --
---------- ----------
Income Before Minority
Interest of PDC Unitholders. 20,898 15,747
Minority Interest of PDC
Unitholders. . . . . . . . . (3,823) (3,335)
---------- ----------
Net Income . . . . . . . . . . $ 17,075 $ 12,412
========== ==========
Earnings Per Share:
Net Income . . . . . . . . . $ 1.06 $ .90
========== ==========
Weighted Average Number of 16,042 13,776
========== ==========
See accompanying notes to financial statements.
7
JP REALTY, INC.
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
FOR THE THREE MONTHS ENDED SEPTEMBER 30,
----------------------------------------
1996 1995
---------- ----------
Revenues:
Minimum Rents. . . . . . . $ 13,051 $ 11,391
Percentage and Overage
Rents . . . . . . . . . . 1,029 839
Recoveries from Tenants. . 4,192 3,102
Interest . . . . . . . . . 145 308
Other. . . . . . . . . . . 80 --
---------- ----------
18,497 15,640
---------- ----------
Expenses:
Operating and Maintenance. 2,923 2,393
Real Estate Taxes and
Insurance . . . . . . . . 2,102 1,606
General and
Administrative. . . . . . 1,190 1,021
Depreciation . . . . . . . 2,637 2,413
Amortization of Deferred
Financing Costs . . . . . 264 301
Amortization of Deferred
Leasing Costs . . . . . . 159 158
Interest . . . . . . . . . 2,134 1,983
---------- ----------
11,409 9,875
---------- ----------
7,088 5,765
Minority Interest in Income
of Consolidated
Partnerships . . . . . . . (65) (64)
Equity in Net (Loss) of
Partnership Investment -- (39)
---------- ----------
Income Before Minority
Interest of PDC
Unitholders. . . . . . . . 7,023 5,662
Minority Interest of PDC
Unitholders. . . . . . . . (1,274) (1,134)
---------- ----------
Net Income . . . . . . . . . $ 5,749 $ 4,528
========== ==========
Earnings Per Share:
Net Income . . . . . . . . $ .36 $ .30
========== ==========
Weighted Average Number of
Common Shares 16,052 14,847
========== ==========
See accompanying notes to financial statement.
8
JP REALTY, INC.
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
(UNAUDITED)
(DOLLARS IN THOUSANDS)
FOR THE NINE MONTHS ENDED SEPTEMBER 30,
---------------------------------------
1996 1995
---------- ----------
NET CASH PROVIDED BY
OPERATING ACTIVITIES . . . $ 31,575 $ 24,935
---------- ----------
CASH FLOWS FROM INVESTING
ACTIVITIES:
Real Estate Assets,
Developed or Acquired,
Net of Payables. . . . . . (51,395) (58,990)
(Increase) Decrease in
Restricted Cash. . . . . . (400) 16
---------- ----------
Net Cash (Used in)
Investing Activities . . (51,795) (58,974)
---------- ----------
CASH FLOWS FROM FINANCING
ACTIVITIES:
Proceeds from Borrowings . . 52,890 47,009
Repayments of Borrowings . . (9,440) (49,313)
Net Proceeds from Sale of
Common Stock . . . . . . . -- 52,923
Acquisition of Partnership
Interest . . . . . . . . . (705) --
Proceeds from Stock Option
Exercise . . . . . . . . . 175 --
Distributions to Minority
Interests. . . . . . . . . (3,317) (3,207)
Dividends Paid . . . . . . . (13,438) (10,684)
---------- ----------
Net Cash Provided by
Financing Activities . . 26,165 36,728
---------- ----------
Net Increase (Decrease) in
Cash . . . . . . . . . . . 5,945 2,689
Cash, Beginning of Period. . 1,827 15,152
---------- ----------
Cash, End of Period. . . . . $ 7,772 $ 17,841
========== ==========
SUPPLEMENTAL DISCLOSURE OF NON-CASH TRANSACTIONS:
The following non-cash transactions occurred:
Dividends Accrued not Paid . $ 6,729 $ --
See accompanying notes to financial statements.
9
JP REALTY, INC.
NOTES TO FINANCIAL STATEMENTS
(UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA)
1. BUSINESS SUMMARY AND SIGNIFICANT ACCOUNTING POLICIES
BUSINESS
JP Realty, Inc. (the "Company") is primarily engaged in the
business of owning, leasing, managing, operating, developing and
redeveloping malls, community centers and other commercial
properties. The tenant base includes primarily national retail
chains and local retail companies. Consequently, the Company's
credit risk is concentrated in the retail industry. The Company's
properties are owned and controlled by the Company through its
81.6% general partner interest in Price Development Company,
Limited Partnership ("PDC").
EQUITY IN NET LOSS OF PARTNERSHIP INVESTMENT
Beginning January 1996, the Company discontinued picking up
losses from its 30% investment of Silver Lake Mall, as the Company
is not obligated to fund such losses.
2. RELATED PARTY TRANSACTIONS
On January 2, 1996, PDC acquired, for $1.2 million, a 26.25
percent interest in an affiliated limited partnership that owned a
minority interest unitholder position in PDC. In June 1996 that
affiliated limited partnership was liquidated and PDC units were
distributed to its various partners. The 66,099 PDC units,
representing PDC's 26.25 percent partner interest in the affiliate,
were effectively retired.
3. BORROWINGS
On January 22, 1996, PDC entered into a $25 million unsecured
credit facility agreement. This credit facility bears interest at
a floating rate equal to 175 basis points over LIBOR, and provides
a two-year credit line with provision for a one-year extension.
The facility also provides for commitment fees equal to .375% on
the unused credit amount. At September 30, 1996 there were no
advances under this agreement.
In January 1996, the Company repaid a $9 million note payable
with borrowings of $10 million against the Company's $50 million
credit facility.
In April, 1996 the Company borrowed an additional $34 million
against the Company's $50 million credit facility to facilitate the
acquisition of the Grand Teton Mall (See Note 4).
On July 30, 1996, Spokane Mall Development Company, a
consolidated partnership, of which PDC is the General Partner,
entered into a $50 million construction facility. The construction
facility will be used to fund the development and construction of
the Spokane Valley Mall in Spokane, Washington. The construction
loan has a 3 year term with an optional 2 year extension and is
secured by the Spokane Valley Mall and guaranteed by PDC. As of
September 30, 1996, borrowings on the loan were $8,591.
10
JP REALTY, INC.
NOTES TO FINANCIAL STATEMENTS
(UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA)
4. ACQUISITIONS AND PRO FORMA FINANCIAL INFORMATION
On April 4, 1996 the Company acquired the Grand Teton Mall
located in Idaho Falls, Idaho for a purchase price of $34.4
million. On June 30, 1995, the Company acquired the Eastridge Mall
located in Casper, Wyoming and the Animas Valley Mall located in
Farmington, New Mexico. On August 7, 1995 the Company sold
2,750,000 shares of Common Stock in an underwritten public offering
at an offering price of $20.50 per share. The unaudited pro forma
financial information for the nine months ended September 30, 1996
is presented as if the acquisition of the Grand Teton Mall had
occurred on January 1, 1996. The unaudited pro forma financial
information for the nine months ended September 30, 1995 is
presented as if the acquisition of the Eastridge Mall and Animas
Valley Mall, the August 7, 1995 public offering of Common Stock and
the acquisition of the Grand Teton Mall had occurred on January 1,
1995.
FOR THE NINE MONTHS ENDED SEPTEMBER 30,
---------------------------------------
1996 1995
Pro Forma Pro Forma
---------- ----------
Total Revenues . . . . . . . . $ 54,997 $ 51,422
Net Income . . . . . . . . . . 17,006 15,146
Earnings Per
Share of Common Stock. . . . $ 1.06 $ .95
5. SHAREHOLDERS' EQUITY
The following table summarizes changes in shareholders equity
since December 31, 1994:
Accumulated
Additional Dividends in
Common Paid-in Excess of
Shares Stock Capital Net Income Total
---------- ------- ----------- ------------ ---------
Shareholders' Equity at
December 31, 1994 . . . 13,230,500 $ 1 $ 138,795 $ (11,203) $ 127,593
Stock Option
Compensation. . . . . . -- -- 14 -- 14
Issued Shares Common
Stock - Additional
Offering. . . . . . . . 2,750,000 1 52,887 -- 52,888
Issued Shares Common
Stock - Stock Options
Exercised . . . . . . . 55,000 -- 962 -- 962
Net Income. . . . . . . . -- -- -- 18,178 18,178
Dividends Paid. . . . . . -- -- -- (23,881) (23,881)
---------- ------- ------------ ------------- ---------
Shareholders' Equity at
December 31, 1995 . . . 16,035,500 2 192,658 (16,906) 175,754
Stock Option
Compensation. . . . . . -- -- 10 -- 10
Issued Shares Common
Stock - Stock Options
Exercised . . . . . . . 10,000 -- 175 -- 175
PDC Units Converted . . 15,656 -- (34) -- (34)
Net Income for the
Period. . . . . . . . . -- -- -- 17,075 17,075
Dividends Paid. . . . . . -- -- -- (13,438) (13,438)
Dividends Accrued . . . . -- -- -- (6,729) (6,729)
---------- ------- ----------- ------------ ---------
Shareholders' Equity at
September 30, 1996. . . 16,061,156 $ 2 $ 192,809 $ (19,998) $ 172,813
========== ======= =========== ============ =========
11
Item 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS
OVERVIEW
The Company completed its initial public offering on January
21, 1994, and conducts all of its business operations through its
81.6% controlling general partner interest in, Price Development
Company, Limited Partnership ("PDC").
The Company is a fully integrated, self administered and self-
managed REIT primarily engaged in the ownership, leasing,
management, operation, development, redevelopment and acquisition
of retail properties in the Intermountain Region, as well as in
Oregon, Washington and California. The Company's existing
portfolio consists of 44 properties, including 11 enclosed regional
malls, 24 community centers, three freestanding retail properties
and six mixed-use commercial properties. The Company's financial
condition and results of operations were positively impacted by the
Company's April 1996 acquisition of the Grand Teton Mall, the 1995
acquisition of two regional malls, Eastridge Mall and Animas Valley
Mall, and one community center, Cottonwood Square, as well as its
development activities which added a combined 1,749,034 square feet
of GLA to the retail portfolio and 281,016 square feet of GLA to
the commercial portfolio. The Company also completed an additional
public offering in August 1995, raising approximately $56.4 million
in gross proceeds through the sale of 2,750,000 shares of its
Common Stock.
RESULTS OF OPERATIONS
COMPARISON OF NINE MONTHS ENDED SEPTEMBER 30, 1996 TO NINE
MONTHS ENDED SEPTEMBER 30, 1995
Total revenues for the nine months ended September 30, 1996
increased $10,753 or 25% to $53,846 as compared to $43,093 in 1995.
This increase is primarily attributable to a $7,164 or 23% increase
in minimum rents to $38,440 as compared to $31,276 in 1995.
Additionally, percentage and overage rents increased $683 or 27% to
$3,190 as compared to $2,507 in 1995.
The April 1996 acquisition of the Grand Teton Mall, the June
1995 acquisitions of the Eastridge Mall and the Animas Valley Mall
and the December 1995 acquisition of Cottonwood Square contributed
a combined $5,201 to the minimum rent increase and $433 to the
percentage and overage rent increase.
Recoveries from tenants increased $3,479 or 43% to $11,526 as
compared to $8,047 in 1995. Property operating expenses, including
operating and maintenance and real estate taxes and insurance
increased $2,309 or 38% and $1,668 or 38% respectively. These
increases are mainly due to the 1995 and 1996 property
acquisitions. Recoveries from tenants as a percentage of property
operating expenses were 80% compared to 77% in 1995.
Depreciation increased $954 or 14% to $7,580 as compared to
$6,626 in 1995. This increase is primarily due to the acquisition
of the four properties and the increase in newly developed GLA.
Interest expense increased $584 or 11% to $5,695 as compared
to $5,111 in 1995. This increase resulted from additional
borrowings used to acquire the Grand Teton Mall in April 1996.
COMPARISON OF THREE MONTHS ENDED SEPTEMBER 30, 1996 TO THREE
MONTHS ENDED SEPTEMBER 30, 1995
Total revenues for the three months ended September 30, 1996
increased $2,857 or 18% to $18,497 as compared to $15,640 in 1995.
This increase is primarily attributable to a $1,660 or 15% increase
in minimum rents to $13,051 as compared to $11,391 in 1995.
Additionally, percentage and overage rents increased $190 or 23% to
$1,029 as compared to $839 in 1995.
The April 1996 acquisition of the Grand Teton Mall,
contributed $932 to the quarterly minimum rent increase and $40 to
the quarterly percentage and overage rent increase.
Recoveries from tenants increased $1,090 or 35% to $4,192 as
compared to $3,102 in 1995. Property operating expenses, including
operating and maintenance and real estate taxes and insurance
increased $530 or 22% and $496 or 31% respectively. These
increases are mainly due to the 1995 and 1996 property
acquisitions. Recoveries from tenants as a percentage of property
operating expenses were 83% compared to 78% in 1995.
Depreciation increased $224 or 9% to $2,637 as compared to
$2,413 in 1995. This increase is primarily due to the acquisition
of Grand Teton Mall and the increase in newly developed GLA.
Interest expense increased $151 or 8% to $2,134 as compared to
$1,983 in 1995. This increase resulted from additional borrowings
used to acquire the Grand Teton Mall in April 1996.
12
LIQUIDITY AND CAPITAL RESOURCES
The Company's principal uses of its liquidity and capital
resources have historically been for distributions, property
development, expansion and renovation programs and debt repayment.
To maintain its qualification as a REIT under the Internal Revenue
Code of 1986, as amended (the "Code"), the Company is required to
distribute to its shareholders at least 95% of its "Real Estate
Investment Trust Taxable Income", as defined in the Code. During
the quarter ended September 30, 1996, the Company declared a
distribution of $.42 per share payable October 22, 1996, to the
shareholders of record as of October 4, 1996.
On January 22, 1996, the Company obtained an unsecured
revolving credit facility in an amount up to $25 million (the "1996
Credit Facility"). Loans under the 1996 Credit Facility will bear
interest at LIBOR plus 1.75% per annum, and will mature on January
22, 1998. The maturity date may be extended on each anniversary
date, at the Company's request, for an additional one (1) year
period upon meeting certain requirements contained in the loan
agreements. As of September 30, 1996, there were no sums advanced
under this agreement.
In January 1996, the Company borrowed $10 million under a $50
million credit facility, the major portion of which was used to
repay the $9 million mortgage loan on Gateway Crossing in
Bountiful, Utah. In April 1996, the Company borrowed an additional
$34 million under the $50 million credit facility for the purchase
of the Grand Teton Mall in Idaho Falls, Idaho.
The Company's principal source of liquidity is its cash flow
from operations generated from its real estate investments. As of
September 30, 1996, the Company's cash and restricted cash amounted
to approximately $10.6 million. In addition, the unused capacity
under the $50 million credit facility and the 1996 Credit Facility
(the "Credit Facilities") was $31 million at September 30, 1996.
The Company expects to meet its short term cash requirements,
including recurring capital expenditures related to maintenance and
improvement of existing properties, through undistributed funds
from operations, cash balances and advances under the Credit
Facilities. Exclusive of construction and development activities,
capital expenditures (both revenue and non-revenue enhancing) for
the existing properties are budgeted in 1996 to be approximately
$2.4 million.
The Company's principal long-term liquidity requirements will
be the repayment of principal on the $95 million mortgage debt,
which matures in 2001 and requires principal payments in an amount
necessary to reduce the debt to $83.1 million as of January 21,
2000, and the retirement of outstanding balances under the Credit
Facilities.
An additional long-term liquidity need of the Company is the
construction of the regional mall in Spokane, Washington. On July
30, 1996, the Company entered into a $50 million construction
facility to meet its development and construction needs regarding
the Spokane project. Completion of the project, which is expected
to contain approximately 700,000 square feet of total GLA, is
anticipated to occur in 1997. The Company estimates the total cost
of this project will be approximately $67 million. The difference
between the estimated cost of the project and the construction
facility has already been incurred by the Company in the form of
land, fees and other development costs. As of September 30, 1996
borrowings on the loan were approximately $8.6 million.
The Company is also planning the development of an enclosed
regional mall in Provo, Utah. The Provo project will also
represent a future long-term liquidity need for the Company. The
Company expects to fund this project through advances under its
Credit Facilities in combination with construction financing. The
availability of financing and the status of other projects will
influence the Company's decision to proceed with, and the pace of,
the proposed Provo project.
The Company is also contemplating the expansion and renovation
of several of its existing properties and additional development
projects and acquisitions as a means to expand its portfolio. The
Company does not expect to generate sufficient funds from
operations to meet such long-term needs and intends to finance
these costs primarily through advances under the Credit Facilities,
together with alternative funding sources.
The Company intends to incur additional borrowings in the
future in a manner consistent with its policy of maintaining a
ratio of debt-to-total market capitalization of less than 50%. The
Company's ratio of debt-to-total market capitalization was
approximately 25.5% at September 30, 1996.
13
PART II
Item 1. Legal Proceedings
-----------------
The Company is not aware of any pending or threatened
litigation at this time that will have a material adverse effect
on the Company or any of its properties.
Item 2. CHANGES IN SECURITIES
---------------------
Not applicable.
Item 3. DEFAULTS UPON SENIOR SECURITIES
-------------------------------
Not applicable.
Item 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
---------------------------------------------------
Not applicable.
Item 5. OTHER INFORMATION
-----------------
Not applicable.
14
Item 6. EXHIBITS AND REPORTS ON FORM 8-K
--------------------------------
(a) Exhibits
EXHIBIT
NUMBER DESCRIPTION
------ -----------
3.1 Amended and Restated Articles of Incorporation the
Company (3(a))*
3.2 Amended and Restated Bylaws of the Company (3(b))*
4.1 Specimen of Common Stock Certificate (4)*
10.1 Amended and Restated Agreement of Limited Partnership
of Price Development Company, Limited Partnership
(10(a))*
10.2 Agreement of Limited Partnership of Price Financing
Partnership, L.P. (10(b))*
10.3 Loan Agreements related to Mortgage Debt and related
documents (10(c))*
i) Deed of Trust, Mortgage, Security Agreement and
Assignment of Leases and Rents of Price Financing
Partnership, L.P.
ii) Intentionally Omitted
iii) Indenture between Price Capital Corp. and a Trustee
iv) Limited Guarantee Agreement (Guarantee of
Collection) for outside investors
v) Limited Guarantee Agreement (Guarantee of
Collection) for Price Group Investors
vi) Cash Collateral Account Security, Pledge and
Assignment Agreement among Price Financing
Partnership, L.P., Price Capital Corp. and
Continental Bank N.A.
vii) Note Issuance Agency Agreement between Price Capital
Corp. and Price Financing Partnership, L.P.
viii) Management and Leasing Agreement among Price
Financing Partnership, L.P. and Price Development
Company, Limited Partnership
ix) Assignment of Management and Leasing Agreement of
Price Financing Partnership, L.P.
10.4 Employment and Non-Competition Agreement between the
Company and John Price (10(d))*
10.5 Indemnification Agreement for Directors and Officers
(10(f))*
10.6 Registration Rights Agreement among the Company and the
Limited Partners of Price Development Company, Limited
Partnership (10(g))*
10.7 Amendment No. 1 to Registration Rights Agreement, dated
August 1, 1995, among the Company and the Limited
Partners of Price Development Company, Limited
Partnership**
10.8 Exchange Agreement among the Company and the Limited
Partners of Price Development Company, Limited
Partnership (10(g))*
10.9 1993 Stock Option Plan (10(i))*
10.10 Amendment to Groundlease between Price Development
Company and Alvin Malstrom as Trustee and C.F. Malstrom,
dated December 31, 1985. (Groundlease for Plaza
9400) (10(j))*
- -------------------------
*Documents were previously filed with the Registration Statement on
Form S-11, File No. 33-68844, under the exhibit numbered in
parentheticals, and are incorporated herein by reference.
**Documents were previously filed with the Company's Annual Report
of Form 10-K for the year ended December 31, 1995 and are
incorporated herein by reference.
15
EXHIBIT
NUMBER DESCRIPTION
------ -----------
10.11 Lease Agreement between The Corporation of the President
of the Church of Jesus Christ of Latter Day Saints and
Price-James and Assumptions, dated September 24, 1979.
(Groundlease for Anaheim Plaza) (10(k))*
10.12 Indenture of Lease between Ambrose and Zelda Motta and
Cordova Village, dated July 26, 1974, and Amendments and
Transfers thereto. (Groundlease for Fort Union Plaza)
(10(l))*
10.13 Lease Agreement between Advance Management Corporation
and Price Rentals, Inc. and dated August 1, 1975 and
Amendments thereto. (Groundlease for Price Fremont)
(10(m))*
10.14 Groundlease between Aldo Rossi and Price Development
Company, Dated June 1, 1989, and related documents.
(Groundlease for Halsey Crossing) (10(n))*
10.15 Loan Agreements related to 1995 Credit Facility **
i) Credit Agreement, dated March 8, 1995, between Price
Development Company, Limited Partnership and
Lexington Mortgage Company
ii) Note dated March 8, 1995
iii) Guaranty of Payment dated March 8, 1995 between the
Company and Lexington Mortgage Company
iv) Cash Collateral Account Security, Pledge and
Assignment Agreement dated March 8, 1995 between
Price Development Company, Limited Partnership, Bank
One, Utah, N.A. and Lexington Mortgage Company
v) Amended and Restated Credit Agreement dated June 29,
1995 between Price Development Company, Limited
Partnership, Merrill Lynch Mortgage Capital, Inc.
and Capital Market Assurance Corporation
vi) Amendment to Cash collateral Account, Security,
Pledge and Assignment Agreement dated June 29, 1995
vii) Reaffirmation of Guaranty dated June 29, 1995
(b) Reports on Form 8-K - No reports on Form 8-K were filed
by the Company during the three months ended September
30, 1996.
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*Documents were previously filed with the Registration Statement on
Form S-11, File No. 33-68844, under the exhibit numbered in
parentheticals, and are incorporated herein by reference.
**Documents were previously filed with the Company's Annual Report
of Form 10-K for the year ended December 31, 1995 and are
incorporated herein by reference.
16
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of
1934, the Registrant has duly caused this report to be signed on
its behalf by the undersigned thereunto duly authorized.
JP REALTY, INC.
(Registrant)
November 7, 1996 /s/ John Price
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(Date) John Price
CHAIRMAN OF THE BOARD
AND CHIEF EXECUTIVE OFFICER
November 7, 1996 /s/ Paul K. Mendenhall
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(Date) Paul K. Mendenhall
VICE PRESIDENT -- FINANCE
AND SECRETARY
(PRINCIPAL FINANCIAL OFFICER)