SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K (MARK ONE) [X] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 for the fiscal year ended December 31, 2002 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 1-11656 GENERAL GROWTH PROPERTIES, INC. ------------------------------- (Exact name of registrant as specified in its charter) Delaware 42-1283895 -------- ---------- (State or other jurisdiction of (I.R.S. Employer incorporation or organization) Identification Number) 110 N. Wacker Dr., Chicago, IL 60606 ------------------------------ ----- (Address of principal executive offices) (Zip Code) (312) 960-5000 -------------- (Registrant's telephone number, including area code) Securities Registered Pursuant to Section 12(b) of the Act: TITLE OF EACH CLASS NAME OF EACH EXCHANGE ON WHICH REGISTERED ------------------- ----------------------------------------- Common Stock, $.10 par value New York Stock Exchange Depositary Shares, each representing New York Stock Exchange 1/40 of a share of 7.25% Preferred Income Equity Redeemable Stock, Series A Preferred Stock Purchase Rights New York Stock Exchange Securities Registered Pursuant to Section 12(g) of the Act: None 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 X NO ---- ---- [X] Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (ss. 229.405 of this chapter) is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K. Indicate by check mark whether the registrant is an accelerated filer (as defined in Rule 12b-2 of the Act). YES X NO ---- ---- On June 28, 2002, the last business day of the registrant's most recently completed second quarter, the aggregate market value of the shares of Common Stock held by non-affiliates of the registrant was approximately $3.03 billion based upon the closing price of the Common Stock on the New York Stock Exchange composite tape on such date. As of March 13, 2003, there were 62,748,198 shares of Common Stock outstanding. DOCUMENTS INCORPORATED BY REFERENCE Portions of the proxy statement for the annual stockholders meeting to be held on May 7, 2003 are incorporated by reference into Part III. PART I All references to numbered Notes are to specific ITEM 1. BUSINESS footnotes to the Consolidated Financial Statements of the Company (as defined below) included in this Annual Report on Form 10-K ("Annual Report") and the descriptions included in such Notes are incorporated into the applicable Item response by reference. The following discussion should be read in conjunction with such Consolidated Financial Statements and related Notes. GENERAL General Growth Properties Inc. ("General Growth") was formed in 1986 by Martin Bucksbaum and Matthew Bucksbaum (the "Original Stockholders"). On April 15, 1993, an initial public offering of the common stock (the "Common Stock") of General Growth and certain related transactions were completed. Concurrently, General Growth (as general partner) and the Original Stockholders (as limited partners) formed GGP Limited Partnership (the "Operating Partnership"). General Growth has elected to be taxed as a real estate investment trust (a "REIT") for federal income tax purposes. As of December 31, 2002, General Growth either directly or through the Operating Partnership and subsidiaries (collectively, the "Company") owned 100% of fifty-seven regional mall shopping centers, 100% of the Victoria Ward Assets (as defined in Note 3) and 100% of the JP Realty Assets (as defined in Note 3) (collectively, the "Wholly-Owned Centers"); 100% of the common stock of General Growth Management, Inc. ("GGMI"); 50% of the common stock of GGP/Homart, Inc. ("GGP/Homart"), 50% of the membership interests of GGP/Homart II, L.L.C. ("GGP/Homart II"), 50% of the membership interests in GGP-TRS L.L.C. ("GGP/Teachers"), 51% of the common stock of GGP Ivanhoe, Inc. ("GGP Ivanhoe"), 51% of the common stock of GGP Ivanhoe III, Inc. ("GGP Ivanhoe III"), 50% of each of two regional mall shopping centers, Quail Springs Mall and Town East Mall, and a 50% general partnership interest in Westlake Retail Associates, Ltd ("Circle T") (collectively, the "Unconsolidated Real Estate Affiliates"). The 50% interest in the twenty-two centers owned by GGP/Homart, the 50% interest in the ten centers owned by GGP/Homart II, the 50% interest in the five centers owned by GGP/Teachers, the 51% ownership interest in the two centers owned by GGP Ivanhoe, the 51% ownership interest in the eight centers owned by GGP Ivanhoe III, the 50% ownership interest in the center owned and being developed by Circle T, and the 50% ownership interest in both Quail Springs Mall and Town East Mall comprise the "Unconsolidated Centers". Together, the Wholly-Owned Centers and the Unconsolidated Centers comprise the "Company Portfolio". However, as the center being developed by Circle T is not yet operational, it has been excluded from the definition of, and the operational statistics for, the Company Portfolio. On December 31, 2002, General Growth owned an approximate 76% general partnership interest in the Operating Partnership, and various minority holders, including the Original Stockholders and subsequent contributors of properties to the Operating Partnership, owned the remaining 24% limited partnership interest. See Item 7 and the Consolidated Financial Statements and Notes included in Item 8 of this Annual Report on Form 10-K for certain financial and other information required by this Item 1. On December 22, 1995, the Company, jointly with four other investors, acquired 100% of the common stock of GGP/Homart which owned substantially all of the regional mall assets and liabilities of Homart Development Co., an indirect wholly-owned subsidiary of Sears, Roebuck & Co. The Company acquired approximately 38.2% of GGP/Homart for approximately $178 million including certain transaction costs. All of the stockholders of GGP/Homart committed to contribute up to $80.0 million of additional capital and, as of December 31, 1997, this commitment had been fulfilled. During 1999, three of the original four other investors, in independent transactions and pursuant to their respective exchange rights, exchanged their interests in GGP/Homart for Common Stock of General Growth. As a result of these transactions, the Company currently owns a 50% interest in GGP/Homart, which has 2 of 47 elected to be taxed as a REIT. On December 22, 1995, GGP Management, Inc. ("GGP Management") was formed to manage, lease, develop and operate enclosed malls. The Operating Partnership owned 100% of the non-voting preferred stock ownership interest in GGP Management representing 95% of the equity interest. Key employees of the Company held the remaining 5% equity interest in the form of common stock entitled to all of the voting rights in GGP Management. In August of 1996, GGP Management acquired GGMI for approximately $51.5 million with GGP Management being merged into GGMI with GGMI as the surviving entity. On January 1, 2001, the REIT provisions of the Tax Relief Extension Act of 1999 became effective. Among other things, the law permits a REIT to own up to 100% of the stock of a taxable REIT subsidiary (a "TRS"). A TRS, which must pay corporate income tax, can provide services to REIT tenants and others without disqualifying the rents that a REIT receives from its tenants. Accordingly, on January 1, 2001 the Company acquired for nominal consideration 100% of the common stock of GGMI and has subsequently elected to have GGMI treated as a TRS. In connection with the acquisition, the GGMI preferred stock owned by the Company was cancelled. The Company and GGMI concurrently terminated the management contracts for the Wholly-Owned Centers as the management activities would thereafter be performed directly by the Company. GGMI has continued to manage, lease, and perform various other services for the Unconsolidated Centers and other properties owned by unaffiliated third parties. On September 17, 1997, GGP Ivanhoe acquired The Oaks Mall in Gainesville, Florida and Westroads Mall in Omaha, Nebraska. The purchase price for the two properties was approximately $206 million of which $125 million was financed through property level indebtedness. The Company contributed approximately $43 million for its 51% ownership interest in GGP Ivanhoe. Ivanhoe Cambridge Inc. of Montreal, Canada ("Ivanhoe") owns the remaining 49% ownership interest in GGP Ivanhoe. GGP Ivanhoe has elected to be taxed as a REIT. On June 30, 1998, GGP Ivanhoe III acquired the U.S. Prime Property, Inc. real estate portfolio for an aggregate consideration of approximately $625 million. The common stock of GGP Ivanhoe III, which has elected to be taxed as a REIT, is owned 51% by the Company and 49% by Ivanhoe. The properties acquired were Landmark Mall in Alexandria, Virginia; Mayfair Mall and adjacent office buildings in Wauwatosa (Milwaukee), Wisconsin; Meadows Mall in Las Vegas, Nevada; Northgate Mall in Chattanooga, Tennessee; Oglethorpe Mall in Savannah, Georgia; and Park City Center in Lancaster, Pennsylvania. During 1999, GGP Ivanhoe III acquired Oak View Mall in Omaha, Nebraska and Eastridge Mall in San Jose, California for an aggregate purchase price for both properties of approximately $160 million, including a new $83 million long-term mortgage loan. In November 1999, the Company formed GGP/Homart II, a new joint venture with the New York State Common Retirement Fund ("NYSCRF"), the Company's venture partner in GGP/Homart. Upon formation, GGP/Homart II owned three regional malls contributed by the NYSCRF (Alderwood Mall in Lynnwood (Seattle), Washington; Carolina Place in Charlotte, North Carolina; and Montclair Plaza in Montclair (Los Angeles), California), and four regional malls (Altamonte Mall in Orlando, Florida; Natick Mall in Natick, Massachusetts; Northbrook Court in Northbrook, Illinois; Stonebriar Centre in Frisco (Dallas), Texas) contributed by the Company. During 2001, GGP/Homart II acquired the Willowbrook Mall in Houston, Texas for approximately $145 million, approximately $102 million of which consisted of new, non-recourse mortgage financing collateralized by the property. During November 2002, GGP/Homart II acquired Glendale Galleria, in Glendale, (Los Angeles) California, for approximately $415 million including approximately $170 million of 3 of 47 first mortgage financing assumed at closing and approximately $41 million of newly issued preferred units of the Operating Partnership and the remainder in cash (primarily from new financing proceeds from new mortgage debt collateralized by Glendale Galleria and other GGP/Homart II properties). In addition, GGP/Homart II acquired First Colony Mall in Sugar Land, (Houston) Texas in December 2002 for approximately $105 million, including approximately $67 million in new, non-recourse first mortgage financing. During May 2000, the Operating Partnership formed GGPLP L.L.C., a Delaware limited liability company (the "LLC"), by contributing its interest in a portfolio of Wholly-Owned Centers to the LLC in exchange for all of the common units of membership interest in the LLC. On May 25, 2000, a total of 700,000 redeemable preferred units of membership interest in the LLC (the "RPUs") were issued to an institutional investor by the LLC, which yielded approximately $170.6 million in net proceeds to the Company. The net proceeds of the sale of the RPUs were used to repay a portion of the Company's unsecured debt. During 2002, the LLC issued additional preferred units of membership interest to various other investors as described in Note 1, yielding approximately $63 million in cash proceeds. At December 31, 2002, the LLC owned interests in 47 Wholly-Owned Centers, the Victoria Ward Assets and JP Realty Assets. On August 26, 2002, the Company formed GGP/Teachers, a new joint venture owned 50% by the Company and 50% by Teachers' Retirement System of the State of Illinois ("Illinois Teachers"). Upon formation of GGP/Teachers, Clackamas Town Center in Portland, Oregon, which was 100% owned by Illinois Teachers, was contributed to GGP/Teachers. In addition, concurrent with its formation, GGP/Teachers acquired Galleria at Tyler in Riverside, California, Kenwood Towne Centre in Cincinnati, Ohio, and Silver City Galleria in Taunton, Massachusetts, as described in Note 4. The Company's share (approximately $112,000) of the equity of GGP/Teachers was funded by a portion of new unsecured loans. During December 2002, GGP/Teachers acquired the Florence Mall in Florence, Kentucky for approximately $97 million, including approximately $60 million in new first mortgage, non-recourse, financing obtained at acquisition. BUSINESS OF THE The Company is primarily engaged in the ownership, COMPANY operation, management, leasing, acquisition, development and expansion of regional mall and community shopping centers in the United States. Most of the shopping centers in the Company Portfolio are strategically located in major and middle markets where they have strong competitive positions. A detailed listing starting on page 14 of this report contains information on each significant property in the Company Portfolio including location, year opened, square footage, anchors/significant tenants, and anchor vacancies. The Company Portfolio's geographic diversification should mitigate the effects of regional economic conditions and local factors. The Company makes all key strategic decisions for the properties in the Company Portfolio. However, in connection with the Unconsolidated Centers and Circle T, such strategic decisions are made jointly with the respective stockholders or joint venture partners. The Company is also the asset manager of the properties in the Company Portfolio, executing the strategic decisions and overseeing the day-to-day activities performed directly by the Operating Partnership or, with respect to the Unconsolidated Centers, by GGMI. GGMI performs day-to-day property management functions including leasing, construction management, data processing, maintenance, accounting, marketing, promotion and security pursuant to the management agreements with the Unconsolidated Centers. As of December 31, 2002, GGMI was the property manager for forty-seven of the Unconsolidated Centers. The remaining two centers, owned by GGP/Homart through joint ventures, are managed 4 of 47 by certain joint venture partners of GGP/Homart. GGMI also performs and receives fees for similar property management functions for forty-four regional malls owned by unaffiliated third parties. The majority of the income from the properties in the Company Portfolio is derived from rents received through long-term leases with retail tenants. The long-term leases require the tenants to pay base rent which is a fixed amount specified in the lease. The base rent is often subject to scheduled increases defined in the lease. Another component of income is overage rent. Overage rent is paid by a tenant generally if their sales exceed an agreed upon minimum amount. Overage rent is calculated by multiplying the sales in excess of the minimum amount by a percentage defined in the lease. Long-term leases generally contain a provision for the lessor to recover certain expenses incurred in the day-to-day operations including common area maintenance and real estate taxes. The recovery is generally related to the tenant's pro-rata share of space in the property. The shopping center business is continually evolving with competitive pressures requiring the ongoing re-evaluation of approaches to shopping center management and leasing. Management's strategies to increase shareholder value and cash flow include the integration of mass merchandise retailers with traditional department stores, specialty leasing, entertainment-oriented tenants, proactive property management and leasing, operating cost reductions including those resulting from economies of scale, strategic expansions and acquisitions, and selective new shopping center developments. Management believes that these approaches should enable the Company to operate and grow successfully in today's value-oriented and technological environment. Following is a summary of recent acquisition, development and expansion and redevelopment activity. As used in this Annual Report on Form 10-K, the term "GLA" refers to gross leaseable retail space, including Anchors and all other areas leased to tenants; the term "Mall GLA" refers to gross leaseable retail space, excluding Anchors; the term "Anchor" refers to a department store or other large retail store; the term "Mall Stores" refers to stores (other than Anchors) that are typically specialty retailers who lease space in the structure including, or attached to, the primary complex of buildings that comprise the shopping center; the term "Freestanding GLA" means gross leaseable area of freestanding retail stores in locations that are not attached to the primary complex of buildings that comprise a regional mall or community shopping center; and the term "total Mall Stores sales" means the gross revenue from product sales to customers generated by the Mall Stores. ACQUISITIONS The Company continues to seek to selectively acquire properties that provide opportunities for enhanced profitability and appreciation in value and corresponding increases in shareholder value. In 2002, the Company acquired: a 100% ownership interest in the stock of Victoria Ward, Limited, a privately held real estate corporation whose assets included 65 fee simple acres in Kakaako, Central Honolulu, Hawaii, currently improved with, among other uses, an entertainment, shopping and dining district, for approximately $250 million; a 100% ownership interest in JP Realty, Inc. ("JP Realty"), a publicly held real estate investment trust, and its operating partnership subsidiary, Price Development Company, Limited Partnership ("PDC") which owned or had an interest in 51 properties, for approximately $1.1 billion; a 100% ownership interest in Prince Kuhio Plaza, a regional mall in Hilo, Hawaii formerly owned by GGP/Homart, for approximately $39 million; a 100% ownership interest in Pecanland Mall, a regional mall in Monroe, Louisiana, for approximately $72 million; and a 100% ownership interest in Southland Mall, a regional mall in the East Bay area of San Francisco, California, for approximately $89 million. The Company, through GGP/Homart II, also acquired in 2002 a 100% ownership interest 5 of 47 in Glendale Galleria in Glendale (Los Angeles), California for approximately $415 million and First Colony Mall in Sugar Land (Houston), Texas for approximately $105 million. Additionally, the Company, through GGP/Homart, purchased the 50% interest it did not own in the Woodlands Mall in Houston, Texas for approximately $50 million. Also in 2002, the Company formed GGP/Teachers, a new joint venture owned 50% by the Company and 50% by Teachers' Retirement System of the State of Illinois. As of December 31, 2002, GGP/Teachers owned Clackamas Town Center in Portland Oregon; Galleria at Tyler in Riverside, California; Kenwood Towne Centre in Cincinnati, Ohio; Silver City Galleria in Taunton, Massachusetts; and Florence Mall in Florence, Kentucky representing an aggregate purchase or contributed value of approximately $731 million. The Company's management feels that it has a competitive advantage with respect to the acquisition of retail properties for the following reasons: o The funds necessary for a cash acquisition of a shopping center may be available to the Company from a combination of sources, including mortgage or unsecured financing or the issuance of public or private debt or equity. o The Company has the flexibility to pay for an acquisition with a combination of cash, Preferred or Common Stock or common or preferred units of limited partnership interest in the Operating Partnership (the "Units"). This creates the opportunity for a tax-advantaged transaction for the seller. o Management's expertise allows it to evaluate proposed acquisitions for their increased profit potential. Additional profit can originate from many sources including expansions, remodeling, re-merchandising, and more efficient management of the property. DEVELOPMENT The Company intends to pursue development when warranted by the potential financial returns. GGP/Homart II completed and opened in August 2000 the Stonebriar Centre, an enclosed shopping center in Frisco (Dallas), Texas. Also as described below, the Company has commenced construction of the Jordan Creek Town Center in West Des Moines, Iowa and, through Circle T, is preparing to develop (with a joint venture partner) an enclosed regional mall in Westlake (Dallas), Texas. In addition, the Company is investigating certain other development sites (representing a net investment of approximately $20.2 million), including Toledo, Ohio and South Sacramento, California. However, there can be no assurance that development of these sites will proceed. During 1999, the Company formed the Circle T joint venture to develop an enclosed mall in Westlake (Dallas), Texas. As of December 31, 2002, the Company had invested approximately $17.4 million in the joint venture. The Company is currently obligated to fund additional pre-development costs of approximately $.7 million. The retail site, part of a planned community which is expected to contain a resort hotel, a golf course, luxury homes and corporate offices, is currently planned to contain up to 1.3 million square feet of tenant space including up to six anchor stores, an ice rink and a multi-screen theater. A mid-2005 opening is currently scheduled. Construction commenced on the Jordan Creek Town Center in West Des Moines, Iowa in September 2002. As of December 31, 2002, the Company had invested approximately $30.4 million in the project. Upon its projected completion in August 2004, this approximately two million square foot enclosed regional mall shopping center is planned to contain up to three anchor stores, a hotel and an amphitheater. 6 of 47 EXPANSIONS AND As of December 31, 2002, 12 major redevelopment RENOVATIONS projects were underway. The expansion and renovation of a Portfolio Center often increases customer traffic, trade area penetration and typically improves the competitive position of the property. Four of the larger renovation and expansion projects under construction in 2002 are described below. The renovation of Alderwood Mall, a 1,039,264 square foot center located in Lynnwood (Seattle), Washington, began in 2001. This two-phase project includes the addition of 180,000 square feet of Mall Stores, a theatre and a new relocated Nordstrom's. The first phase of the project is expected to be completed in the summer of 2003 with Phase II to be completed in mid-2004. Altamonte Mall, located in Altamonte Springs, Florida, in the Orlando metro area, contains approximately 1,099,000 square feet of GLA. The renovation, consisting of the addition of an 18-screen AMC megaplex theatre, Center Court remodeling, and food court improvements including two new restaurants, commenced in early 2002. Construction of the project is expected to be completed in the summer or early fall of 2003. The redevelopment of the Tucson Mall, a 1,304,968 square foot center located in Tucson, Arizona, began in July 2002. The project includes an already completed center court remodeling, as well as new floor tiling, lighting, vertical transportation and soft seating areas. Additional scheduled improvements are a children's play area and a food court renovation, with the entire project scheduled to be completed in November 2003. Fallbrook Mall is a 788,437 square foot enclosed mall located in West Hills, (Los Angeles) California. The renovation of the mall commenced in 2000 and will consist of merchandising and converting the mall to an outdoor, 1,100,000 square foot power center with the addition of Ross, DSW Shoe Warehouse and Home Depot. Completion of the project is anticipated for early summer of 2003. THE COMPANY The Company Portfolio is comprised primarily of 153 retail properties (regional malls PORTFOLIO or community centers) as detailed below. The Company also has certain office space associated with the Company's retail properties and approximately 1.4 million square feet of commercial/industrial space at 6 former JP Realty properties (Note 3). Except for two free-standing single tenant stores, the remaining 151 retail properties are shopping centers with a variety of smaller Mall Stores and most of which contain at least one major department store as an Anchor. Each property provides ample parking for shoppers. Excluding the free-standing stores mentioned above, the retail properties: o Range in size between approximately 11,900 and 1,850,000 square feet of total GLA and between approximately 11,900 and 836,000 square feet of Mall and Freestanding GLA. The smallest retail property has 5 stores, and the largest has over 320 stores; o Have approximately 498 Anchors, operating under approximately 68 trade names; and o Have approximately 12,700 Mall and Freestanding Stores. The average size of the 151 retail properties is approximately 757,300 square feet of GLA, including all Anchors, Mall Stores and Freestanding Stores. The average Mall and Freestanding GLA per Portfolio Center is approximately 319,600 square feet. 7 of 47 As of December 31, 2002, the Wholly-Owned Centers contained approximately 62.6 million square feet of GLA consisting of Anchors (whether owned or leased), Mall Stores and Freestanding Stores. The Unconsolidated Centers contained approximately 51.8 million square feet of GLA. The Company's share of total revenues from the properties in the Company Portfolio and GGMI increased to $1.4 billion in 2002 from $1.2 billion in 2001. No single retail property generated more than 7.7% of the Company's total 2002 pro rata revenues. In 2002, total Mall Store sales from the properties in the Company Portfolio increased by approximately 4.0% in comparison to the total Mall Store sales in 2001. The table below shows the top 25 tenants, by trade name, ranked by percentage of aggregate annualized effective rents as compared to consolidated effective rents on an annualized basis in the Wholly-Owned Centers at December 31, 2002. In addition, similar percentages existed in the Unconsolidated Centers as of December 31, 2002. <Table> <Caption> % OF TOTAL TENANT NAME ANNUALIZED RENTS - ------------ ---------------- JCPenney 1.91% Sears 1.59% Old Navy (2) 1.45% Foot Locker 1.26% Cinemark 1.16% Victoria's Secret (1) 1.03% Express (1) 0.99% The Gap (2) 0.96% American Eagle Outfitters 0.96% Zales Jewelers 0.84% Abercrombie & Fitch 0.81% Kaye Bee Toys 0.80% Sam Goody 0.76% Barnes & Noble 0.69% Payless Shoe Source 0.68% Lane Bryant 0.66% Consolidated Amusement Theatres 0.65% Lerner New York 0.63% Kay Jewelers 0.63% Finish Line 0.63% Macy's 0.61% GNC 0.59% Radio Shack 0.59% Banana Republic (2) 0.59% The Buckle 0.58% </Table> (1) Under common ownership by The Limited, Inc. (2) Under common ownership by Gap, Inc. 8 of 47 MALL AND FREESTANDING STORES The retail properties in the Company Portfolio have a total of approximately 12,700 Mall and Freestanding Stores. The following table reflects the tenant representation by category in the retail properties in the Company Portfolio as of December 31, 2002. <Table> <Caption> % OF SQ. FT. IN THE RETAIL TENANT CATEGORIES PROPERTIES TYPES OF TENANTS/PRODUCTS SOLD ----------------- --------------- -------------------------------------------------- Specialty 21% Photo studios, beauty and nail salons, pharmacy and sundries, variety stores, pet stores, newsstands, jewelry repair, shoe repair, tailor, video games, shops for home/bath/kitchen, rugs, fabric stores, beds/waterbeds, luggage, perfume, tobacco, toys, arcades, cameras, sunglasses, books -------------------------------------------------------------------------------------- Women's Apparel 17% Women's apparel -------------------------------------------------------------------------------------- Apparel 20% Unisex apparel, children's apparel, lingerie, and formal wear -------------------------------------------------------------------------------------- Shoes 11% Shoes -------------------------------------------------------------------------------------- Food 8% Restaurant, food court, fast food -------------------------------------------------------------------------------------- Gifts 6% Cards, candles, engraving stores, other gift or novelty -------------------------------------------------------------------------------------- Music/Electronics 6% Music, electronics, computer and software, video rental -------------------------------------------------------------------------------------- Sporting Goods 3% Sports apparel, sports and exercise equipment -------------------------------------------------------------------------------------- Jewelry 4% Fine jewelry and costume jewelry -------------------------------------------------------------------------------------- Men's Apparel 2% Men's apparel -------------------------------------------------------------------------------------- Specialty Food 2% Candy, coffee, nuts, chocolate, health food/vitamins -------------------------------------------------------------------------------------- Total 100% </Table> Specialty tenants include Mastercuts, One Hour Photo, California Nails, Kay-Bee Toys, Dollar Tree, Pottery Barn and many others. Typical tenants in the Women's Apparel category include The Limited, Casual Corner, Lane Bryant and Victoria's Secret. The Apparel category typically includes tenants such as The Gap, American Eagle, Old Navy and J.Crew. The Shoes category includes tenants such as Footlocker, Journeys and Payless Shoesource. The Food category includes restaurants such as Ruby Tuesday, Cheesecake Factory, PF Chang's and Max and Erma's, fast food restaurants such as Arby's, and food court tenants such as Sbarro. Typical tenants in the Gifts category include Things Remembered, Kirlin's Hallmark and Spencer Gifts. The Music/Electronics category includes tenants such as Camelot Music, Radio Shack, and Suncoast Pictures. Sporting Goods include tenants such as Champs, Big 5 Sports and Scheel's Sports. Jewelry tenants typically include Zales Jewelers, Helzberg Diamonds and Kay Jewelers. The Men's Apparel category includes tenants such as The Men's Warehouse and Nicks for Men. Specialty Food tenants include General Nutrition Center, Mr. Bulky, and Barnie's Coffee and Tea Company. COMPETITION The retail properties in the Company Portfolio compete with numerous shopping alternatives in seeking to attract retailers to lease space as retailers themselves face increasing competition from discount shopping centers, outlet malls, strip, power and lifestyle centers, discount shopping clubs, direct mail, internet sales and telemarketing. 9 of 47 The nature and extent of competition varies from property to property within the Company Portfolio. Below is a description of the type of competition that three of the Portfolio Centers face from other retail locations within their trade area. These examples are representative of the competitive environment in which the Company operates. Boise Towne Square is a 1,166,000 square foot, enclosed regional shopping center which is centrally located adjacent to the main thoroughfare of Boise, Idaho. The mall was opened in October 1988 and is the dominant regional mall in its trade area which includes the headquarters of five major Fortune 500 corporations. The mall contains five anchor department stores: Dillard's, JC Penney, Mervyn's, Sears and The Bon Marche as well as 185 mall shops with national retailers such as Abercrombie & Fitch, American Eagle Outfitters, B. Dalton and Old Navy. Boise Towne Square's primary competition consists of power, big box and discount centers located in the immediate area which include retail stores such as Barnes & Noble, Bath & Body Works, Borders, Ross, Target and TJ Maxx. The Parks at Arlington is a 1,520,000 square foot, two-level enclosed regional mall located in Arlington, Texas. The merchandise mix consists of seven anchor stores and 190 mall shops. It was built in 1988 and recently completed an extensive expansion, which added a Galyans and a Great Indoors to the existing anchors (Dillard's, Foley's, Mervyn's, JC Penney and Sears). The project also included a multiplex theatre and an NHL-sized ice rink. The Parks at Arlington's trade area is very large and densely populated with household income levels above the national average and with a wide range of ages, incomes and ethnic backgrounds. The Parks at Arlington dominates portions of the southwest Dallas market, the southeast Fort Worth market and the Arlington markets. The mall's principal competition is from three enclosed regional malls (Six Flags Mall, a 1,022,000 square foot mall currently only anchored by Foley's, located approximately 7 miles from The Parks at Arlington; Fort Worth Town Center, a 1,023,000 square foot mall anchored by Dillard's, Sears and Bealls, located approximately 12 miles from The Parks at Arlington; Southwest Center Mall, a 1,084,500 square foot mall anchored by Dillard's, Foley's and Sears, located approximately 14 miles from The Parks at Arlington). Clackamas Towne Center is a 1,209,000 square foot, two-level, regional shopping center strategically located southeast of Portland, Oregon. Opened in 1981 and renovated in 1994, Clackamas Town Center is anchored by JC Penney, Meier and Frank, Meier and Frank Home Store, Nordstrom and Sears and has 185 Mall Shops. The mall's trade area includes over 1 million people. Clackamas Town Center's principal competition is from the three enclosed regional malls (the Washington Square Mall, a 1,350,000 square foot mall anchored by JC Penney, Meier & Frank, Mervyn's, Nordstrom and Sears, located 30 miles from the center; Lloyd Center, a 1,400,000 square foot center anchored by Marshall's, Meier & Frank, Nordstrom's and Sears, located 12 miles from the center and Pioneer Place, a 347,000 square foot center anchored by Saks Fifth Avenue and Tiffany & Company, located in downtown Portland which is approximately 20 miles from the center), all owned by national-scope, mall-oriented real estate investment trusts. ENVIRONMENTAL Under various federal, state and local laws MATTERS and regulations, an owner of real estate is liable for the costs of removal or remediation of certain hazardous or toxic substances on such property. These laws often impose such liability without regard to whether the owner knew of, or was responsible for, the presence of such hazardous or toxic substances. The costs of remediation or removal of such substances may be substantial, and the presence of such substances, or the failure to promptly remediate such substances, may adversely affect the owner's ability to sell such real estate or to borrow using such real estate as collateral. In connection with its ownership and 10 of 47 operation of the Portfolio Centers, General Growth, the Operating Partnership or the relevant property venture through which the property is owned, may be potentially liable for such costs. All of the Portfolio Centers have been subject to Phase I environmental assessments, which are intended to discover information regarding, and to evaluate the environmental condition of, the surveyed and surrounding properties. The Phase I assessments included a historical review, a public records review, a preliminary investigation of the site and surrounding properties, screening for the presence of asbestos, polychlorinated biphenyls ("PCBs") and underground storage tanks and the preparation and issuance of a written report, but do not include soil sampling or subsurface investigations. Where the Phase I assessment so recommended, a Phase II assessment was conducted to further investigate any issues raised by the Phase I assessment. In each case where Phase I and/or Phase II assessments resulted in specific recommendations for remedial actions, management has either taken or scheduled the recommended action. Neither the Phase I nor the Phase II assessments have revealed any environmental liability that the Company believes would have a material effect on the Company's business, assets or results of operations, nor is the Company aware of the existence of any such liability. Nevertheless, it is possible that these assessments do not reveal all environmental liabilities or that there are material environmental liabilities of which the Company is unaware. Moreover, no assurances can be given that (i) future laws, ordinances or regulations will not impose any material environmental liability or (ii) the current environmental condition of the Portfolio Centers will not be adversely affected by tenants and occupants of the Portfolio Centers, by the condition of properties in the vicinity of the Portfolio Centers (such as the presence of underground storage tanks) or by third parties unrelated to the Company. EMPLOYEES As of March 13, 2003, the Company had 3,810 full-time employees. Certain employees at three of the Portfolio Centers are subject to collective bargaining agreements. The Company's management believes that its employee relations are satisfactory and there has not been a labor-related work stoppage at any of its Portfolio Centers. INSURANCE The Company has comprehensive liability, fire, flood, earthquake, terrorist, extended coverage and rental loss insurance with respect to the Portfolio Centers. The Company's management believes that all of the Portfolio Centers are adequately covered by insurance. QUALIFICATION AS A General Growth currently qualifies as a real estate REAL ESTATE investment trust pursuant to the requirements INVESTMENT TRUST AND contained in Sections 856-858 of the Internal TAXABILITY OF Revenue Code of 1986, as amended (the "Code"). If, DISTRIBUTIONS as General Growth contemplates, such qualification continues, General Growth will not be taxed on its real estate investment trust taxable income. During 2002, General Growth distributed (or was deemed to have distributed) 100% of its taxable income to its preferred and common stockholders. Cash distributions in the amount of $2.67 per share of Common Stock were paid in 2002, of which $2.13 (79.8%) was ordinary income, $0.01 (0.4%) was Unrecaptured Section 1250 Gain and $0.53 (19.8%) was a return of capital based on the taxable income of General Growth. AVAILABLE General Growth makes available free of charge INFORMATION through its website at www.generalgrowth.com all reports it electronically files with, or furnishes to, the Securities and Exchange Commission (the "SEC"), including its Annual Report on Form 10-K, Quarterly Reports on Form 10-Q and Current Reports on Form 8-K, as well as any amendments to those reports, as soon as reasonably practicable after those 11 of 47 documents are filed with, or furnished to, the SEC. These filings are also accessible on the SEC's website at www.sec.gov. ITEM 2. The Company's investment in real PROPERTIES estate as of December 31, 2002 consisted of its interests in the properties in the Company Portfolio, developments in progress and certain other real estate. In most cases, the land underlying the retail properties in the Company Portfolio is also owned by the Company; however, at a few of the centers, all or part of the underlying land is owned by a third party that leases the land to the Company pursuant to a long-term ground lease. LEASING The retail properties in the Company Portfolio average Mall Store rent per square foot from leases that expired in 2002 was $29.90. As a result of market rents being higher than the rents under many of the expiring leases, the average Mall Store rent per square foot on new and renewal leases during 2002 was $36.00, or $6.10 per square foot more than the average for expiring leases. The following schedule shows Mall Store scheduled lease expirations over the next five years. PORTFOLIO CENTERS FIVE YEAR LEASE EXPIRATION SCHEDULE (1) <Table> <Caption> ALL EXPIRATIONS EXPIRATIONS @ SHARE (2) -------------------------------------------- ----------------------------------------- BASE RENT FOOTAGE RENT/PSF BASE RENT FOOTAGE RENT/PSF --------------- ---------- --------- ------------- ---------- -------- WHOLLY-OWNED 2003 $ 33,986,243 1,693,616 $ 20.07 $ 33,986,243 1,693,616 $ 20.07 2004 38,549,091 1,685,679 22.87 38,549,091 1,685,679 22.87 2005 52,788,924 2,119,326 24.91 52,788,924 2,119,326 24.91 2006 47,139,398 1,830,597 25.75 47,139,398 1,830,597 25.75 2007 41,922,215 1,641,519 25.54 41,922,215 1,641,519 25.54 --------------- ---------- -------- ------------- ---------- ------- PORTFOLIO TOTAL $ 214,385,871 8,970,737 $ 23.90 $ 214,385,871 8,970,737 $ 23.90 UNCONSOLIDATED 2003 $ 44,081,696 1,408,908 $ 31.29 $ 19,912,355 644,441 $ 30.90 2004 41,151,224 1,299,907 31.66 20,045,758 636,237 31.51 2005 36,337,959 1,201,770 30.24 17,703,001 584,209 30.30 2006 42,694,795 1,443,370 29.58 20,522,298 690,178 29.73 2007 43,149,806 1,415,855 30.48 21,276,378 698,504 30.46 --------------- ---------- -------- ------------- ---------- ------- PORTFOLIO TOTAL $ 207,415,480 6,769,810 $ 30.64 $ 99,459,790 3,253,569 $ 30.57 GRAND TOTAL $ 421,801,351 15,740,547 $ 26.80 $ 313,845,661 12,224,306 $ 25.67 =============== ========== ======== ============= ========== ======= </Table> (1) Excludes leases on Mall Stores over 40,000 square feet. (2) Expirations at share reflect the Company's direct or indirect ownership interest in a joint venture. 12 of 47 COMPANY PORTFOLIO At December 31, 2002, the Company had direct or DEBT indirect ("pro rata") mortgage and other debt of approximately $6,762.4 million (excluding a market value purchase price adjustment of debt of approximately $6.9 million related to the JP Realty acquisition). The ratio of pro rata variable rate debt to total pro rata debt and preferred stock and preferred Operating Partnership Units was 32.2% at December 31, 2002. The following table reflects the maturity dates of the Company's pro rata debt and the related interest rates, after the effect of the current swap agreements of the Company as described in Notes 5 and 13. COMPANY PORTFOLIO DEBT MATURITY AND CURRENT AVERAGE INTEREST RATE SUMMARY (a) AS OF DECEMBER 31, 2002 (Dollars in Thousands) <Table> <Caption> WHOLLY-OWNED UNCONSOLIDATED COMPANY CENTERS CENTERS (b) PORTFOLIO DEBT ----------------------- ---------------------- ---------------------- CURRENT CURRENT CURRENT AVERAGE AVERAGE AVERAGE MATURING INTEREST MATURING INTEREST MATURING INTEREST YEAR AMOUNT (a) RATE (c) AMOUNT (a) RATE (c) AMOUNT (a) RATE (c) ---------- ----------- -------- ----------- -------- ------------ -------- 2003 $ 752,735 3.20% $ 201,131 5.73% $ 953,866 3.73% 2004 487,984 4.81% 87,971 4.96% 575,955 4.84% 2005 387,000 4.93% 122,413 5.70% 509,413 5.11% 2006 630,942 5.93% 406,898 4.60% 1,037,840 5.41% 2007 486,816 5.04% 663,365 3.36% 1,150,181 4.07% Subsequent $ 1,839,933 6.43% 695,246 5.24% $ 2,535,179 6.09% ----------- ---- ------- ---- ------------ ---- Totals $ 4,585,410 5.39% $ 2,177,024 4.61% $ 6,762,434 5.14% =========== ==== =========== ==== ============ ==== Variable Rate $ 1,402,820 3.04% $ 1,050,751 2.92% $ 2,453,571 2.99% Fixed Rate 3,182,590 6.42% 1,126,273 6.18% 4,308,863 6.36% ----------- ---- ----------- ---- ----------- ---- Totals $ 4,585,410 5.39% $ 2,177,024 4.61% $ 6,762,434 5.14% =========== ==== =========== ==== ============ ==== </Table> (a) Excludes principal amortization. (b) Unconsolidated properties debt reflects the Company's share of debt (either retained (Note 4) or based on its respective equity ownership interests in the Unconsolidated Real Estate Affiliates) relating to the properties owned by the Unconsolidated Real Estate Affiliates. (c) For variable rate loans, the interest rate reflected is the actual annualized weighted average rate for the variable rate debt outstanding during the year ended December 31, 2002. 13 of 47 PROPERTY DATA The following tables set forth certain information regarding the Wholly-Owned Centers and the Unconsolidated Centers as of December 31, 2002. The first table depicts the Wholly-Owned Centers and the second table depicts the Unconsolidated Centers. WHOLLY-OWNED CENTERS <Table> <Caption> TOTAL GLA/MALL YEAR AND FREESTANDING NAME OF CENTER/ OPENED/REMODELED GLA ANCHOR LOCATION (1) OR EXPANDED (SQUARE FEET) (2) ANCHORS/SIGNIFICANT TENANTS VACANCIES (3) - --------------------- ----------- ----------------- ---------------------------------------- ------------- Ala Moana Center 1959/ 1,847,908/ JCPenney (10), Macy's, None Honolulu, Hawaii 1966,1987,1989,1999 836,443 Neiman Marcus, Sears Alameda Plaza 1973/1978 190,341/ Albertsons N/A Pocatello, Idaho 190,341 Anaheim Crossing (4) 1980 92,170/ Fullerton Toyota N/A Anaheim, California 92,170 Animas Valley Mall 1982/2001 515,752/ Dillard's, JCPenney, Kaye Home None Farmington, New Mexico 244,535 Furnishings, Ross Dress for Less, Sears Apache Mall 1969/ 747,195/ Herberger's, JCPenney, None Rochester, Minnesota 1985,1992,2002 264,203 Marshall Field's, Sears Austin Bluffs Plaza 1985 114,524/ Albertsons, Longs Drugs N/A Colorado Springs, Colorado 114,524 Bailey Hills Plaza 1988 11,887/ Safeway, ShopKo N/A Eugene, Oregon 11,887 Baybrook Mall 1978/ 1,082,679/ Dillard's, Dillard's Men's and Home None Friendswood (Houston), 1984,1985,1995 342,341 Store, Foley's, Mervyn's, Sears Texas Bayshore Mall 1987/ 615,318/ Gottschalks, Mervyn's, Sears One (5) Eureka, California 1989 395,060 Bellis Fair 1988 772,395/ The Bon Marche, JCPenney, None Bellingham (Seattle), 353,465 Mervyn's, Sears, Target, Washington Birchwood Mall 1990/ 780,541/ JCPenney, Marshall Field's, None Port Huron (Detroit), 1991,1997 354,407 Sears, Target, Younkers Michigan Boise Plaza 1979/ 108,464/ Albertsons, Burlington Coat Factory N/A Boise, Idaho 1984 108,464 Boise Towne Plaza (4) 1999 116,677/ Circuit City, Linens' n Things, N/A Boise, Idaho 116,677 Old Navy Boise Towne Square 1988 1,177,944/ The Bon Marche, Dillard's, None Boise, Idaho 482,506 JCPenney, Mervyn's, Sears The Boulevard Mall 1968/ 1,186,185/ Dillard's, JCPenney, Macy's, Sears None Las Vegas, Nevada 1992 398,149 Cache Valley Mall 1976 305,965/ Dillard's, Dillard's Men's and Home None Logan, Utah 160,133 Store, JCPenney Cache Valley Marketplace 1976 157,713/ Home Depot N/A Logan, Utah 157,713 Capital Mall 1978/ 530,964/ Dillard's, JCPenney, Sears None Jefferson City, Missouri 1985,1992 301,279 </Table> 14 of 47 <Table> <Caption> TOTAL GLA/MALL YEAR AND FREESTANDING NAME OF CENTER/ OPENED/REMODELED GLA ANCHOR LOCATION (1) OR EXPANDED (SQUARE FEET) (2) ANCHORS/SIGNIFICANT TENANTS VACANCIES (3) - --------------------- ----------- ----------------- ---------------------------------------- ------------- Century Plaza 1975/ 743,596/ JCPenney, McRae's, Rich's, Sears None Birmingham, Alabama 1990,1994 255,120 Chapel Hills Mall 1982/ 1,174,070/ Dillard's, Foley's, JCPenney, Kmart, None Colorado Springs, Colorado 1986,1997,1998 428,581 Mervyn's, Sears Coastland Center 1977/ 924,139/ Burdines, Dillard's, JCPenney, Sears None Naples, Florida 1985,1996 333,749 Colony Square Mall 1981/ 552,166/ Elder-Beerman, JCPenney, Sears One Zanesville, Ohio 1985,1987 294,162 Columbia Mall 1985/ 744,676/ Dillard's, JCPenney, Sears, Target None Columbia, Missouri 1986 329,232 Coral Ridge Mall 1998 1,046,629/ Dillard's, JCPenney, Scheel's All Sports, None Coralville (Iowa City), 409,591 Sears, Target, Younkers Iowa Cottonwood Mall 1962/ 737,716/ JCPenney, Meier & Frank None Salt Lake City, Utah 1984 358,208 Cottonwood Square 1984 77,079/ Albertsons N/A Salt Lake City, Utah 77,079 Country Hill Plaza 1978 246,337/ Smith's Food & Drug N/A Ogden (Salt Lake City), 246,337 Utah Crossroads Center 1966/ 784,707/ JCPenney, Marshall Field's, None St. Cloud, Minnesota 1995 282,378 Sears, Target The Crossroads 1980/ 766,629/ JCPenney, Marshall Field's, Mervyn's, None Portage (Kalamazoo), 1992 263,669 Sears Michigan Cumberland Mall 1973/ 1,171,495/ JCPenney, Macy's, Rich's, Sears None Atlanta, Georgia 1989 337,380 Division Crossing 1990 93,390/ Rite Aid, Safeway N/A Portland, Oregon 93,390 Eagle Ridge Mall 1996/ 625,125/ Dillard's, JCPenney, Sears None Lake Wales (Orlando), 2000 313,873 Florida Eastridge Mall 1982/ 571,842/ The Bon Marche, JCPenney, Sears, None Casper, Wyoming 1997 282,046 Target Eden Prairie Mall 1976/ 1,127,058/ Kohl's, Mervyn's, Sears, None Eden Prairie (Minneapolis), 1989,1994,2001 394,851 Target, Von Maur Minnesota Fallbrook Mall 1966/ 1,010,427/ Home Depot, Kohl's, One (4) West Hills (Los Angeles), 1985,2002,2003 445,615 Mervyn's, Target California Fort Union Plaza 1978/ 32,969/ Bucca Di Beppo N/A Salt Lake City, Utah 1982-1987 32,969 Fox River Mall 1984/ 1,221,520/ JCPenney, Marshall Field's, Scheel's None Appleton, Wisconsin 1985,1991,1997,2002,2003 532,883 All Sports, Sears, Target, Younkers Fremont Village 1977 103,538/ Sav-On Drug, N/A Las Vegas, Nevada 103,538 Smith's Food & Drug </Table> 15 of 47 <Table> <Caption> TOTAL GLA/MALL YEAR AND FREESTANDING NAME OF CENTER/ OPENED/REMODELED GLA ANCHOR LOCATION (1) OR EXPANDED (SQUARE FEET) (2) ANCHORS/SIGNIFICANT TENANTS VACANCIES (3) - --------------------- ----------- ----------------- ---------------------------------------- ------------- Gateway Crossing 1992 183,659/ Michaels', Ross, N/A Bountiful, Utah 183,659 ShopKo, TJ Maxx Gateway Mall 1990/ 724,885/ The Emporium (9), Sears, Target None Springfield, Oregon 1999 441,620 Grand Teton Mall 1984 541,746/ The Bon Marche, Dillard's, JCPenney None Idaho Falls, Idaho 271,821 Sears Grand Traverse Mall 1992 577,632/ JCPenney, Marshall Field's, Target None Traverse City, Michigan 312,283 Greenwood Mall 1979/ 829,239/ Dillard's, Famous Barr, None Bowling Green, Kentucky 1987,1996,2002 400,186 JCPenney, Sears Halsey Crossing 1990/ 96,038/ Safeway N/A Gresham (Portland), 2000 96,038 Oregon KIDK/Baskin Robbins 1980 1,814/ Baskin Robbins N/A Idaho Falls, Idaho 1,814 Knollwood Mall 1955/ 403,802/ Cub Foods, Kohl's None St. Louis Park, 1981,1999 193,202 (Minneapolis), Minnesota Lakeview Square Mall 1983/ 607,095/ JCPenney, Marshall Field's, Sears None Battle Creek, Michigan 1998,2001 315,502 Lansing Mall 1969/ 838,502/ JCPenney, Marshall Field's, Mervyn's, None Lansing, Michigan 2001 447,332 Younkers Lockport Mall 1975/ 336,075/ The Bon Ton, Rosa's Homestore One Lockport, New York 1984 122,994 Mall of the Bluffs 1986/ 678,397/ Dillard's, JCPenney, Sears, Target None Council Bluffs 1988,1998 352,523 (Omaha, Nebraska), Iowa Mall St. Vincent 1976/ 545,687/ Dillard's, Sears None Shreveport, Louisiana 1991 197,687 Mall at Sierra Vista 1999 338,875/ Dillard's, Sears None Sierra Vista, Arizona 142,383 Market Place Shopping Center 1976/1984 1,105,843/ Bergners, Famous Barr, One Champaign, Illinois 1987,1990,1994,1999 492,712 Sears McCreless Mall (6) 1962/ 477,646/ Beall's One San Antonio, Texas 1985,1997 291,788 North Plains Mall 1985/ 298,993/ Beall's, Dillard's, JCPenney, None Clovis, New Mexico 1988 103,449 Sears Northridge Fashion Center 1971/ 1,516,383/ JCPenney, Macy's, Robinsons-May, None Northridge (Los Angeles), 1995,1997 691,940 Sears California North Temple Plaza 1970 10,085/ Albertsons, Rite Aid N/A Salt Lake City, Utah 10,085 North Town Mall 1955/ 1,056,391/ The Bon Marche, The Emporium (9), None Spokane, Washington 1961,1977,1984,1989, 503,140 JCPenney, Mervyn's, Sears 1992,1999-2000 </Table> 16 of 47 <Table> <Caption> TOTAL GLA/MALL YEAR AND FREESTANDING NAME OF CENTER/ OPENED/REMODELED GLA ANCHOR LOCATION (1) OR EXPANDED (SQUARE FEET) (2) ANCHORS/SIGNIFICANT TENANTS VACANCIES (3) - --------------------- ----------- ----------------- --------------------------------------- ------------- Oakwood Mall 1986/ 823,004/ JCPenney, Marshall Field's, None Eau Claire, Wisconsin 1991,1995,1997 337,928 Scheel's All Sports, Sears, Younkers Orem Plaza-Center Street 1977/ 85,221/ Savers, Showbiz Pizza N/A Orem, Utah 1989 85,221 Orem Plaza-State Street 1975 27,497/ Rite Aid, Staples N/A Orem, Utah 27,497 Park Place 1974/ 1,037,013/ Dillard's, Macy's, Sears None Tucson, Arizona 1998,2001 455,556 Pecanland Mall 1985 946,995/ Dillard's, JCPenney, None Monroe, Louisiana 328,999 McRae's, Mervyn's, Sears Piedmont Mall 1984/ 662,248/ Belk, Belk Men's, JCPenney, One Danville, Virginia 1995 199,628 Sears Pierre Bossier Mall 1982/ 612,580/ Dillard's, JCPenney, One Bossier City (Shreveport), 1985,1993 230,676 Sears, Stage Louisiana Pine Ridge Mall 1981 610,305/ The Bon Marche, Dillard's, JCPenney None Pocatello, Idaho 172,318 Sears, ShopKo The Pines 1986/ 604,989/ Dillard's, JCPenney, None Pine Bluff, Arkansas 1990 265,282 Sears, Wal-Mart Plaza 800 1975 176,431/ Albertsons, ShopKo N/A Reno, Nevada 176,431 Plaza 9400 1979 207,980/ Albertsons, Fred Meyer N/A Sandy, Nevada 207,980 Prince Kuhio Plaza 1985/ 504,427/ JCPenney (5), Macy's, Sears One Hilo, Hawaii 1994,1999 271,805 Provo Towne Center (7) 1998 801,597/ Dillard's, JCPenney, Sears None Provo, Utah 309,878 Red Cliffs Mall 1990 385,476/ Dillard's, JCPenney, Sears One St. George, Utah 108,419 Red Cliffs Plaza 1994 57,304/ America's Best Furniture N/A St. George, Utah 57,304 Warehouse Regency Square Mall 1968/ 1,455,865/ Belk, Dillard's, JCPenney, One Jacksonville, Florida 1992,1998,2001 576,864 Sears Rio West Mall 1981/ 445,076/ Beall's, JCPenney, Kmart None (8) Gallup, New Mexico 1991,1998 263,943 River Falls Mall 1990 754,974/ Dillard's, Toys 'R' Us, Wal-Mart None Clarksville, Indiana 409,936 River Hills Mall 1991/ 646,113/ Herberger's, JCPenney, None Mankato, Minnesota 1996 284,064 Sears, Target Riverlands Shopping Center 1965/ 187,718/ Big Lots N/A LaPlace (New Orleans), 1984,1990 187,718 Louisiana River Pointe Plaza 1988 224,147/ Albertsons, ShopKo N/A West Jordan, Utah 224,147 </Table> 17 of 47 <Table> <Caption> TOTAL GLA/MALL YEAR AND FREESTANDING NAME OF CENTER/ OPENED/REMODELED GLA ANCHOR LOCATION (1) OR EXPANDED (SQUARE FEET) (2) ANCHORS/SIGNIFICANT TENANTS VACANCIES (3) - --------------------- ----------- ----------------- --------------------------------------- ------------- Riverside Plaza 1977/ 174,655/ Big Lots, Macy's, Rite Aid N/A Provo, Utah 1993 174,655 RiverTown Crossings 1999 1,256,814/ Galyans, JCPenney, Kohl's, None Grandville (Grand Rapids), 529,843 Marshall Field's, Sears, Younkers Michigan Salem Center 1979/ 648,556/ JCPenney, Meier & Frank, Mervyn's, None Salem, Oregon 1987,1995 210,556 Nordstrom Silver Lake Mall 1989/ 333,755/ The Bon Ton, The Emporium (9), JCPenney, None Coeur d'Alene, Idaho 1995 116,262 Sears Sooner Mall 1976/ 508,585/ Dillard's, JCPenney, Old Navy, None Norman, Oklahoma 1989,1999 168,513 Sears, Stein Mart Southlake Mall 1976/ 1,017,347/ JCPenney, Macy's, Rich's, Sears None Morrow (Atlanta), 1995,1999 278,847 Georgia Southland Mall 1964/ 1,312,159/ JCPenney, Macy's, Mervyn's, Sears None Hayward, California 1968,1972,1984 571,895 SouthShore Mall 1981 284,088/ JCPenney, Sears None Aberdeen, Washington 150,313 Southwest Plaza 1983/ 1,285,095/ Dillard's, Foley's, JCPenney, Sears One Littleton (Denver), 1994,1995,2001 647,918 Colorado Spokane Valley Mall (7) 1997 739,140/ The Bon Marche, JCPenney, Sears None Spokane, Washington 360,056 Spokane Valley Plaza 2001 132,048/ Linens 'n Things, Old Navy, N/A Spokane, Washington 132,048 Sportsman's Warehouse Spring Hill Mall 1980/ 1,108,992/ Carson Pirie Scott, JCPenney, Kohl's, None West Dundee (Chicago), 1992,1997 376,196 Marshall Field's, Sears, Wickes Furniture Illinois Three Rivers Mall 1987 527,028/ The Bon Marche, The Emporium (9), None Kelso, Washington 330,693 JCPenney, Sears Tucson Mall 1982/ 1,304,899/ Dillard's, JCPenney, Macy's, None Tucson, Arizona 1991,1993 446,635 Mervyn's, Robinsons-May, Sears Twin Falls Crossing 1976 37,680/ Kalic Investors N/A Twin Falls, Idaho 37,680 University Crossing 1971/ 199,136/ Barnes & Noble, Burlington Coat Factory, N/A Orem, Utah 1975,1995 199,136 CompUSA, OfficeMax Valley Hills Mall 1978/ 904,542/ Belk, Dillard's, JCPenney, Sears None Hickory, North Carolina 1988,1990,1996 293,026 Valley Plaza Shopping Center 1967/ 1,162,335/ Gottschalks, JCPenney, None Bakersfield, California 1988,1997,1998 435,646 Macy's, Robinsons-May, Sears Victoria Ward 1972/1982,1988,1995, 695,473/ Borders Books, Consolidated Amusement N/A Honolulu, Hawaii 1997,1999,2001 538,290 Theatres, Dave & Busters, Nordstrom Rack, Office Depot, Ross Dress for Less, Sports Authority Visalia Mall 1964/ 439,833/ Gottschalks, JCPenney None Visalia, California 1997 182,833 </Table> 18 of 47 <Table> <Caption> TOTAL GLA/MALL YEAR AND FREESTANDING NAME OF CENTER/ OPENED/REMODELED GLA ANCHOR LOCATION (1) OR EXPANDED (SQUARE FEET) (2) ANCHORS/SIGNIFICANT TENANTS VACANCIES (3) - --------------------- ----------- ----------------- ------------------------------------------ ------------- West Valley Mall 1995/ 851,361/ Gottschalks, JCPenney, Ross Dress for Less, None Tracy (San Francisco), 1997 490,886 Sears, Target California Westwood Mall 1972/ 454,984/ Elder-Beerman, JCPenney One Jackson, Michigan 1978,1993 136,890 White Mountain Mall 1978 341,274/ Harley Davidson, Herberger's, JCPenney One Rock Springs, Wyoming 174,766 Woodlands Village 1989 91,858/ Bashas', Wal-Mart N/A Flagstaff, Arizona 91,858 Yellowstone Square 1973/ 222,075/ Albertsons N/A Idaho Falls, Idaho 1977,1988 222,075 </Table> (1) In certain cases, where a Center's location is part of a larger metropolitan area, the metropolitan area is identified in parentheses. (2) Includes square footage added in redevelopment/expansion projects. (3) Anchor vacancy is not applicable for certain smaller strip mall, community center or free-standing properties. (4) Owned in a joint venture with independent, non-controlling minority investors. (5) Contract pending for replacement. (6) Property subject to a contract for sale at January 21, 2003 and scheduled to be sold by March 31, 2003. (7) Owned in a joint venture with affiliate of one of the anchor stores with a 25% minority ownership interest. (8) One anchor has announced plans to close but is operating at the property at December 31, 2002. (9) Operating at December 31, 2002 but parent company has declared bankruptcy. (10) Operating at December 31, 2002 but scheduled for redevelopment into Mall Stores in 2003 and 2004. 19 of 47 UNCONSOLIDATED CENTERS <Table> <Caption> OWNERSHIP TOTAL GLA/MALL YEAR OPENED/ INTEREST % AND FREESTANDING NAME OF CENTER/ REMODELED OPERATING GLA ANCHOR LOCATION (1) OR EXPANDED PARTNERSHIP SQUARE FEET(2) ANCHORS/SIGNIFICANT TENANTS VACANCIES - ------------------------- ----------- ----------- -------------- --------------------------- --------- Alderwood Mall 1979/ 50 980,934/ The Bon Marche, JCPenney, None Lynnwood (Seattle), 1995 308,646 Nordstrom, Sears Washington Altamonte Mall 1974/ 50 1,088,479/ Burdines, Dillard's, None Altamonte Springs (Orlando), 1990,2002,2003 409,931 JCPenney, Sears Florida Arrowhead Towne Center 1993 16.7 1,131,276/ Dillard's, JCPenney,Mervyn's, None Glendale, Arizona 393,329 Robinsons-May, Sears Bay City Mall 1991/ 50 525,019/ JCPenney, Sears, None Bay City, Michigan 1994,1997 209,368 Target, Younkers Brass Mill Center and Commons 1997 50 1,181,596/ Filene's, JCPenney, One Waterbury, Connecticut 598,958 Sears Carolina Place 1991/ 50 1,099,981/ Belk, Dillard's, Hecht's, None Pineville (Charlotte), 1994 326,479 JCPenney, Sears North Carolina Chula Vista Center 1962/ 50 885,739/ JCPenney, Macy's, None Chula Vista (San Diego), 1988,1993,1994 324,479 Mervyn's, Sears California Clackamas Town Center 1981/ 50 1,184,448/ JCPenney, Meier & Frank, Meier None Portland, Oregon 1993,1994 409,606 & Frank Home Store, Nordstrom, Sears Columbiana Centre 1990/ 50 831,515/ Belk, Dillard's, None Columbia, South Carolina 1993 272,538 Parisian, Sears Deerbrook Mall 1984/ 50 1,200,052/ Dillard's, Foley's, JCPenney, None Humble (Houston), Texas 1996,1997 460,459 Mervyn's, Sears Eastridge Mall 1970/ 51 1,358,744/ JCPenney, Macy's, Sears One (3) San Jose, California 1982,1988,1995 501,263 First Colony Mall 1996 50 1,005,393/ Dillard's, Foley's, JCPenney, None Sugar Land (Houston), Texas 386,345 Mervyn's Florence Mall 1976/ 50 924,341/ JCPenney, Lazarus, Lazarus None Florence 1994 371,934 Home Store, Sears (Cincinnati, Ohio), Kentucky Galleria at Tyler 1970/ 50 1,055,184/ JCPenney, Macy's, None Riverside, California 1991,1996 441,724 Nordstrom, Robinsons-May Glendale Galleria 1976/ 50 1,322,040/ JCPenney, Macy's, Mervyn's, None Glendale, California 1983,1987 517,040 Nordstrom, Robinsons-May Kenwood Towne Center 1959/1988 50 1,082,681/ Dillard's, Lazarus, Parisian None Cincinnati, Ohio 481,089 Lakeland Square Mall 1988/ 50 901,214/ Belk, Burdines, Dillard's, None Lakeland (Orlando), Florida 1990,1994 291,176 Dillard's Men's and Home Store, JCPenney, Sears Landmark Mall 1965/ 51 969,989/ Hecht's, Lord & Taylor, Sears One Alexandria (Washington, D.C.), 1989,1990 359,052 Virginia </Table> 20 of 47 <Table> <Caption> OWNERSHIP TOTAL GLA/MALL YEAR OPENED/ INTEREST % AND FREESTANDING NAME OF CENTER/ REMODELED OPERATING GLA ANCHOR LOCATION (1) OR EXPANDED PARTNERSHIP SQUARE FEET(2) ANCHORS/SIGNIFICANT TENANTS VACANCIES - ------------------------- ----------- ----------- -------------- --------------------------- --------- Mayfair 1958/ 51 1,060,273/ The Boston Store, None Wauwatosa (Milwaukee), 1973,1986,1994, 2001 560,963 Marshall Field's Wisconsin Meadows Mall 1978/ 51 947,370/ Dillard's, JCPenney, Macy's, None Las Vegas, Nevada 1987,1997 310,517 Sears Montclair Plaza 1968/ 50 1,372,095/ JCPenney, Macy's, None Montclair (San Bernadino), 1985 569,080 Nordstrom, Robinsons-May, California Sears Moreno Valley Mall 1992 50 1,035,273/ Gottschalks, JCPenney, None Moreno Valley (Riverside), 429,739 Robinsons-May, Sears California Natick Mall 1966/ 50 1,155,711/ Filene's, Lord & Taylor, None Natick (Boston), 1994 431,711 Macy's, Sears Massachusetts Neshaminy Mall 1968/ 25 1,043,011/ Boscov, Sears, None Bensalem, Pennsylvania 1995,1998 439,416 Strawbridge and Clothiers Newgate Mall 1981/ 50 686,060/ Dillard's, Gart Bros., Mervyn's, None Ogden (Salt Lake City), 1994,1998 275,896 Sears Utah NewPark Mall 1980/ 50 1,137,559/ JCPenney, Macy's, Mervyn's, None Newark (San Francisco), 1993 394,095 Sears, Target California Northbrook Court 1976/ 50 1,017,066/ Lord & Taylor, Marshall Field's, None Northbrook (Chicago), 1995,1996 480,789 Neiman Marcus Illinois Northgate Mall 1972/ 51 824,430/ JCPenney, Proffitt's, Sears None Chattanooga, Tennessee 1991,1997 381,810 North Point Mall 1993 50 1,365,903/ Dillard's, JCPenney, Lord & None Alpharetta (Atlanta), Georgia 395,803 Taylor, Parisian, Rich's, Sears The Oaks Mall 1978/ 51 906,009/ Belk, Burdines, Dillard's, None Gainesville, Florida 1995 348,142 JCPenney, Sears Oak View Mall 1991 51 866,595/ Dillard's, JCPenney, None Omaha, Nebraska 262,335 Sears, Younkers Oglethorpe Mall 1969/ 51 951,059/ Belk, JCPenney, Rich's, Sears None Savannah, Georgia 1974,1982,1990,1992,2002 414,475 Park City Center 1970/ 51 1,368,029/ The Bon Ton, Boscov, JCPenney, None Lancaster (Philadelphia), 1988,1997 504,840 Kohl's, Sears Pennsylvania The Parks at Arlington 1988/ 50 1,520,316/ Dillard's, Foley's, Galyans, None Arlington (Dallas), Texas 1996,2002 472,371 The Great Indoors, JCPenney, Mervyn's, Sears Pavilions at Buckland Hills 1990/ 50 1,009,489/ Dick's Sporting Goods, Filene's, None Manchester, Connecticut 1994 416,845 JCPenney, Lord & Taylor, Sears Pembroke Lakes Mall 1992/ 50 1,106,467/ Burdines, Dillard's, None Pembroke Pines 1997 395,192 Dillard's Men's and Home Store, (Fort Lauderdale), Florida JCPenney, Sears Quail Springs Mall 1980/ 50 1,130,633/ Dillard's, Foley's, None Oklahoma City, Oklahoma 1992,1998,1999 442,780 JCPenney, Sears </Table> 21 of 47 <Table> <Caption> OWNERSHIP TOTAL GLA/MALL YEAR OPENED/ INTEREST % AND FREESTANDING NAME OF CENTER/ REMODELED OPERATING GLA ANCHOR LOCATION (1) OR EXPANDED PARTNERSHIP SQUARE FEET(2) ANCHORS/SIGNIFICANT TENANTS VACANCIES - ------------------------- ----------- ----------- -------------- --------------------------- --------- Silver City Galleria 1992/ 50 1,015,314 Filene's, JCPenney, Sears Two Taunton (Boston), 1999 433,628 Massachusetts Steeplegate Mall 1990 50 488,450/ The Bon Ton, JCPenney, Sears None Concord, New Hampshire 232,103 Stonebriar Centre 2000 50 1,652,840/ Foley's, Galyans, JCPenney, None Frisco (Dallas), Texas 706,423 Macy's, Nordstrom, Sears Superstition Springs 1990/ 16.7 1,084,607/ Dillard's, JCPenney, Mervyn's, None East Mesa (Phoenix), 1994 377,913 Robinsons-May, Sears Arizona Town East Mall 1971/ 50 1,249,506/ Dillard's, Foley's, JCPenney, None Mesquite (Dallas), 1986,1996,1998,2000 440,020 Sears Texas Tysons Galleria 1988/ 50 814,456/ Macy's, Neiman Marcus, None McLean (Washington, D.C.), 1994,1997 302,523 Saks Fifth Avenue Virginia Vista Ridge Mall 1989/ 50 1,054,865/ Dillard's, Foley's, None Lewisville (Dallas), Texas 1991 381,803 JCPenney, Sears Washington Park Mall 1984/ 50 351,457/ Dillard's, JCPenney, None Bartlesville, Oklahoma 1986 157,161 Sears West Oaks Mall 1996/ 50 1,071,973/ Dillard's, JCPenney, None Ocoee (Orlando), Florida 1998 428,491 Parisian, Sears Westroads Mall 1968/ 51 1,119,719/ Galyans, JCPenney, The Jones None Omaha, Nebraska 1990,1995,1999 354,419 Store, Von Maur, Younkers Willowbrook Mall 1981/ 50 1,510,909/ Dillard's, Foley's, Foley's Home None Houston, Texas 1992 404,325 Store, JCPenney, Lord & Taylor, Sears The Woodlands Mall 1994/ 50 1,177,713/ Dillard's, Foley's, JCPenney, None The Woodlands 1998 349,645 Mervyn's, Sears (Houston), Texas </Table> (1) In certain cases where a Center's location is part of a larger metropolitan area, the metropolitan area is identified in parenthesis. (2) Includes square footage added in redevelopment/expansion projects. (3) Location scheduled for demolition and renovation. ANCHORS Anchors have traditionally been a major factor in the public's image of an enclosed shopping center. Anchors are generally department stores whose merchandise appeals to a broad range of shoppers. Anchors either own their stores, the land under them and adjacent parking areas, or enter into long-term leases at rates that are generally lower than the rents charged to Mall Store tenants. Although the Portfolio Centers receive a smaller percentage of their operating income from Anchors than from Mall Stores, strong Anchors play an important part in maintaining customer traffic and making the Portfolio Centers desirable locations for Mall Store tenants. The following table indicates the parent company of each Anchor and sets forth the number of stores and square feet owned or leased by each Anchor at the Portfolio Centers as of December 31, 2002. 22 of 47 GENERAL GROWTH PROPERTIES, INC. PORTFOLIO ANCHORS AS OF DECEMBER 31, 2002 <Table> <Caption> TOTAL SQUARE FEET NAME STORES (000'S) ---- ------ ------- Sears Sears 100 14,351 The Great Outdoors 1 133 --- ------ Sub-Total Sears 101 14,484 JCPenney 101 11,756 Dillard's Inc. Dillard's 53 8,512 Dillard's Men's and Home Store 4 340 --- ------ Sub-Total Dillard's Inc. 57 8,852 === ====== Target Corporation Mervyn's 24 1,992 Target 16 1,792 Marshall Field's 13 1,917 --- ------ Sub-Total Target Corporation 53 5,701 === ====== May Department Stores Company Foley's 12 2,180 Robinsons-May 9 1,465 Lord & Taylor 6 701 Filene's 4 667 Meier & Frank 3 597 Hecht's 2 345 Famous Barr 2 272 Strawbridge and Clothiers 1 218 Meier & Frank Home Store 1 166 Foley's Home Store 1 156 The Jones Store 1 153 --- ------ Sub-Total May Department Stores Company 42 6,920 === ====== Federated Department Stores, Inc. Macy's 20 3,549 The Bon Marche 9 956 Rich's 5 937 Burdines 5 676 Lazarus 2 361 Lazarus Home Store 1 112 --- ------ Sub-Total Federated Department Stores, Inc. 42 6,591 === ====== </Table> 23 of 47 GENERAL GROWTH PROPERTIES, INC. PORTFOLIO ANCHORS AS OF DECEMBER 31, 2002 (continued) <Table> <Caption> TOTAL SQUARE FEET NAME STORES (000'S) ---- ------ ------- Saks Holdings Incorporated Younkers 9 1,030 Parisian 4 542 Herberger's 3 187 McRae's 2 250 Boston Store 1 211 Bergner's 1 154 Carson Pirie Scott 1 138 Saks Fifth Avenue 1 120 Proffitt's 1 90 ----- ------ Sub-Total Saks Holdings Incorporated 23 2,722 ===== ====== Belk Belk 8 1,172 Belk Men's 1 34 ----- ------ Sub-Total Belk 9 1,206 ===== ====== Nordstrom 7 855 Kohl's 6 556 Gottschalks 5 568 The Bon Ton 4 356 Galyans 4 337 The Emporium 4 205 Neiman-Marcus 3 423 Scheel's All Sports 3 268 Beall's 3 81 Ross Dress for Less 3 81 Boscov 2 412 Kmart 2 171 Wal-Mart 2 196 Von Maur 2 329 Elder-Beerman 2 141 Cub Foods 1 130 Dick's Sporting Goods 1 80 Rosa's Home Store 1 50 Toys 'R' Us 1 48 Stein Mart 1 39 Stage 1 35 Old Navy 1 34 Home Depot 1 135 Shopko 1 112 Gart Bros. 1 64 Wicks Furniture 1 51 Kaye Home Furnishings 1 51 Harley Davidson 1 45 Dave & Buster's 1 44 Nordstrom Rack 1 31 Office Depot 1 31 Borders 1 30 ----- ------ 69 5,989 ===== ====== </Table> 24 of 47 GROUND LEASES The Company currently leases the land under Rio West Mall, Prince Kuhio Plaza, Tucson Mall and the office building owned and used by the Company as its headquarters, a portion of the land under Lansing Mall, Mall St. Vincent and Ala Moana malls, a portion of the land at certain retail centers included in the JP Realty Assets, and a portion of the land under the Apache, SouthShore and Bayshore parking areas. In addition, a portion of the land underlying Kenwood Towne Center, owned by GGP/Teachers, is subject to a long-term ground lease. The leases generally contain various purchase options available to the Company and typically provide for a right of first refusal in favor of the Company in the event of a proposed sale of the property by the landlord. For other information concerning the properties in the Company Portfolio see "Item 1 - Business - Business of the Company" and for additional information concerning the mortgage debt encumbering the Wholly-Owned Centers, see Note 5. As stated in Item 1 above, management of the Company believes that each of the properties in the Company Portfolio is adequately insured. ITEM 3. LEGAL The Company is not currently involved in any PROCEEDINGS material litigation nor, to the Company's knowledge, is any material litigation currently threatened against the Company, the properties or any of the Unconsolidated Real Estate Affiliates. For information about certain environmental matters, see "Item 1 - Business - Environmental Matters." ITEM 4. SUBMISSION OF No matters were submitted to a vote of General MATTERS TO A Growth's stockholders during the fourth quarter of VOTE OF SECURITY fiscal 2002. HOLDERS 25 of 47 PART II The Common Stock is listed on the New York Stock ITEM 5. MARKET Exchange ("NYSE") and trades under the symbol FOR REGISTRANT'S "GGP". As of March 13, 2003, the 62,748,198 COMMON EQUITY outstanding shares of Common Stock were held by AND RELATED approximately 1,777 stockholders of record. The STOCKHOLDER closing price per share of the Common Stock on the MATTERS NYSE on such date was $52.63 per share. Set forth below are the high and low sales prices per share of Common Stock for each such period as reported by the NYSE, and the distributions per share of Common Stock declared for each such period. <Table> <Caption> PRICE 2002 ------------------- DECLARED QUARTER ENDED HIGH LOW DISTRIBUTION --------------------- -------- -------- --------------- March 31 $ 44.74 $ 38.00 $ .65 June 30 $ 51.00 $ 44.18 $ .65 September 30 $ 51.80 $ 41.35 $ .72 December 31 $ 52.29 $ 45.15 $ .72 </Table> <Table> <Caption> PRICE 2001 --------------------- DECLARED QUARTER ENDED HIGH LOW DISTRIBUTION --------------------- --------- -------- ------------- March 31 $ 38.38 $ 33.00 $ .53 June 30 $ 39.36 $ 33.75 $ .53 September 30 $ 39.51 $ 32.80 $ .65 December 31 $ 40.50 $ 34.35 $ .65 </Table> <Table> <Caption> PRICE 2000 -------------------- DECLARED QUARTER ENDED HIGH LOW DISTRIBUTION --------------------- -------- -------- ------------- March 31 $ 30.56 $ 26.38 $ .51 June 30 $ 34.19 $ 29.63 $ .51 September 30 $ 34.50 $ 31.69 $ .51 December 31 $ 36.50 $ 28.69 $ .53 </Table> 26 of 47 ITEM 6. SELECTED FINANCIAL DATA (Dollars in Thousands, except per share amounts) The following table sets forth selected financial data for the Company which is derived from, and should be read in conjunction with, the audited Consolidated Financial Statements and the related Notes and Management's Discussion and Analysis of Financial Condition and Results of Operations contained in this Annual Report. <Table> <Caption> 2002 2001 2000 1999 1998 ----------- ---------- ---------- ----------- ----------- OPERATING DATA Revenue $ 980,466 $ 803,709 $ 698,767 $ 612,342 $ 426,576 Network discontinuance costs -- 66,000 -- -- -- Depreciation and amortization 180,028 145,352 119,663 108,272 75,227 Other operating expenses 369,731 295,843 226,234 206,088 151,784 Interest expense, net 215,246 209,622 212,649 174,104 109,840 Income allocated to minority interests (87,003) (40,792) (52,380) (33,058) (29,794) Equity in income of unconsolidated affiliates 82,118 63,566 50,063 19,689 11,067 Net gain on sales 25 -- 44 4,412 196 ----------- ---------- ---------- ----------- ----------- Income before extraordinary items and cumulative effect of accounting change 210,601 109,666 137,948 114,921 71,194 Extraordinary items (1,343) (14,022) -- (13,796) (4,749) Cumulative effect of accounting change -- (3,334) -- -- -- ----------- ---------- ---------- ----------- ----------- Net income 209,258 92,310 137,948 101,125 66,445 ----------- ---------- ---------- ----------- ----------- Convertible Preferred Stock Dividends (24,467) (24,467) (24,467) (24,467) (13,433) Net income available to common stockholders $ 184,791 $ 67,843 $ 113,481 $ 76,658 $ 53,012 =========== ========== ========== =========== =========== Earnings before extraordinary items and cumulative effect of accounting change per share-Basic $ 2.99 $ 1.61 $ 2.18 $ 1.97 $ 1.60 Earnings before extraordinary items and cumulative effect of accounting change per share-Diluted 2.97 1.61 2.18 1.96 1.59 Earnings per share-Basic 2.97 1.28 2.18 1.67 1.46 Earnings per share-Diluted 2.95 1.28 2.18 1.66 1.46 Distributions Declared Per Share $ 2.74 $ 2.36 $ 2.06 $ 1.98 $ 1.88 CASH FLOW DATA Operating Activities $ 508,363 $ 207,125 $ 287,103 $ 205,705 $84,764 Investing Activities (1,013,640) (367,366) (356,914) (1,238,268) (1,479,607) Financing Activities 398,162 293,767 71,447 1,038,526 1,388,575 FUNDS FROM OPERATIONS (1) Operating Partnership $ 479,971 $ 376,799 $ 330,299 $ 274,234 $192,274 Minority Interest (114,894) (101,844) (90,805) (82,631) (69,182) Funds From Operations-Company 365,077 274,955 239,494 191,603 123,092 BALANCE SHEET DATA Investment in Real Estate Assets-Cost $ 7,724,515 $5,707,967 $5,439,466 $ 5,023,690 $4,063,097 Total Assets 7,280,822 5,646,807 5,284,104 4,954,895 4,027,474 Total Debt 4,592,311 3,398,207 3,244,126 3,119,534 2,648,776 Preferred Units 468,201 175,000 175,000 -- -- Common Units 377,746 380,359 355,158 356,540 299,431 Convertible Preferred Stock 337,500 337,500 337,500 337,500 337,500 Stockholders' Equity $ 1,196,525 $1,183,386 $ 938,418 $ 927,758 $ 585,707 </Table> (1) Funds from Operations (as defined below) does not represent cash flow from operations as defined by Generally Accepted Accounting Principles ("GAAP") and is not necessarily indicative of cash available to fund all cash requirements. 27 of 47 FUNDS FROM Funds from Operations is used by the real estate OPERATIONS industry and investment community as a supplemental measure of the performance of real estate companies. As revised in October 1999, the National Association of Real Estate Investment Trusts ("NAREIT") defines Funds from Operations as net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from debt restructuring and sales of properties, plus real estate related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures. In calculating its Funds from Operations, the Company also excluded $66,000 of network discontinuance costs recognized in 2001 and approximately $6,705 of minimum rent recognized in 2002 pursuant to SFAS No. 141 and No. 142 (Note 13). The Company's Funds from Operations may not be directly comparable to similarly titled measures reported by other real estate investment trusts. Funds from Operations does not represent cash flow from operating activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP) as an indication of the Company's financial performance or to cash flow from operating activities (determined in accordance with GAAP) as a measure of the Company's liquidity, nor is it indicative of funds available to fund the Company's cash needs, including its ability to make cash distributions. In accordance with past practices and consistent with current recommendations of NAREIT, the Company has and will continue to provide GAAP earnings and earnings per share information in its periodic reports to investors and the real estate investment community. RECONCILIATION OF NET INCOME DETERMINED IN ACCORDANCE WITH GENERALLY ACCEPTED ACCOUNTING PRINCIPLES TO FUNDS FROM OPERATIONS: <Table> <Caption> 2002 2001 2000 1999 1998 ---------- ---------- ---------- ---------- ---------- Net Income available to common stockholders $ 184,791 $ 67,843 $ 113,481 $ 76,658 $ 53,012 Extraordinary items - charges related to early retirement 1,343 14,022 -- 13,796 4,749 of debt Cumulative effect of accounting change -- 3,334 -- -- -- Allocations to Operating Partnership unitholders 58,154 25,128 43,026 33,058 29,794 Net (gain) loss on sales (25) -- 1,005 (4,412) (196) Depreciation and amortization 242,413 200,472 172,787 155,134 104,915 Network discontinuance costs -- 66,000 -- -- -- SFAS #141 and #142 below-market lease rent accretion (6,705) -- -- -- -- ---------- ---------- ---------- ---------- ---------- Funds from Operations - Operating Partnership 479,971 376,799 330,299 274,234 192,274 ---------- ---------- ---------- ---------- ---------- Funds from Operations - Minority Interest (114,894) (101,844) (90,805) (82,631) (69,182) ---------- ---------- ---------- ---------- ---------- Funds from Operations - Company $ 365,077 $ 274,955 $ 239,494 $ 191,603 $ 123,092 ========== ========== ========== ========== ========== </Table> 28 of 47 ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS All references to numbered Notes are to specific footnotes to the Consolidated Financial Statements of the Company included in this Annual Report and which descriptions are incorporated into the applicable response by reference. The following discussion should be read in conjunction with such Consolidated Financial Statements and related Notes. Capitalized terms used, but not defined, in this Management's Discussion and Analysis of Financial Condition and Results of Operations have the same meanings as in such Notes. FORWARD-LOOKING Certain statements contained in this Annual Report INFORMATION may include certain forward-looking information statements, within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, including (without limitation) statements with respect to anticipated future operating and financial performance, growth and acquisition opportunities and other similar forecasts and statements of expectation. Words such as "expects", "anticipates", "intends", "plans", "believes", "seeks", "estimates" and "should" and variations of these words and similar expressions, are intended to identify these forward-looking statements. Forward-looking statements made by the Company and its management are based on estimates, projections, beliefs and assumptions of management at the time of such statements and are not guarantees of future performance. The Company disclaims any obligation to update or revise any forward-looking statement based on the occurrence of future events, the receipt of new information or otherwise. Actual future performance, outcomes and results may differ materially from those expressed in forward-looking statements made by the Company and its management as a result of a number of risks, uncertainties and assumptions. Representative examples of these factors include (without limitation) general industry and economic conditions, interest rate trends, cost of capital and capital requirements, availability of real estate properties, inability to consummate acquisition opportunities, competition from other companies and venues for the sale/distribution of goods and services, changes in retail rental rates in the Company's markets, shifts in customer demands, tenant bankruptcies or store closures, changes in vacancy rates at the Company's properties, changes in operating expenses, including employee wages, benefits and training, governmental and public policy changes, changes in applicable laws, rules and regulations (including changes in tax laws), the ability to obtain suitable equity and/or debt financing, and the continued availability of financing in the amounts and on the terms necessary to support the Company's future business. USE OF ESTIMATES The preparation of financial statements in AND CRITICAL conformity with accounting principles generally ACCOUNTING POLICIES accepted in the United States of America requires management to make estimates and assumptions. These estimates and assumptions affect the reported amounts of assets and liabilities and the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Critical accounting policies are those that are both significant to the overall presentation of the Company's financial condition and results of operations and require management to make difficult, complex or subjective judgments. For example, significant estimates and assumptions have been made with respect to useful lives of assets, capitalization of development and leasing costs, recoverable amounts of receivables and deferred taxes and initial valuations and related amortization periods of deferred costs and intangibles, particularly with respect to property acquisitions, as further discussed below. Actual results could differ from those estimates for a variety of reasons, certain of which are discussed below. The Company's critical accounting policies have not changed during 2002, except for the election, during the second quarter of 2002, to adopt the fair value based employee stock-based compensation expense recognition provisions of SFAS 123, as discussed in Note 9. 29 of 47 INITIAL VALUATIONS AND ESTIMATED USEFUL LIVES OR AMORTIZATION PERIODS FOR PROPERTY AND INTANGIBLES: Upon acquisition of an investment property, the Company makes an initial assessment of the initial valuation and composition of the assets and liabilities acquired. These assessments consider fair values of the respective assets and liabilities and are determined based on estimated future cash flows using appropriate discount and capitalization rates. The estimated future cash flows that are used for this analysis reflect the historical operations of the property, known trends and changes expected in current market and economic conditions which would impact the property's operations, and the Company's plans for such property. These estimates of cash flows were particularly important in 2002 given the application of SFAS 141 and 142 (Note 13) for the allocation of purchase price between land, buildings and improvements and other identifiable intangibles. If events or changes in circumstances concerning the property occur, this may indicate that the carrying values or amortization periods of the assets and liabilities may need to be adjusted. The resulting recovery analysis also depends on an analysis of future cash flows to be generated from the property's assets and liabilities. Changes in the Company's overall plans and its views on current market and economic conditions may have a significant impact on the resulting estimated future cash flows of a property that are analyzed for these purposes. As the resulting cash flows are, under current accounting standards, the basis for the carrying values of the assets and liabilities and any subsequent impairment losses recognized, the impact of these estimates on the Company's operations could be substantial. For example, the net consolidated carrying value of the land, buildings and other assets, net of identifiable intangible liabilities, at December 31, 2002 for acquisitions completed by the Company in 2002 was approximately $1.6 billion. RECOVERABLE AMOUNTS OF RECEIVABLES AND DEFERRED TAXES: The Company makes periodic assessments of the collectability of receivables and the recoverability of deferred taxes based on a specific review of the risk of loss on specific accounts or amounts. This analysis places particular emphasis on past-due accounts and considers information such as, among other things, the nature and age of the receivables, the payment history and financial condition of the debtor and the basis for any disputes or negotiations with the debtor. The resulting estimate of any allowance or reserve related to the recovery of these items is subject to revision as these factors change and is sensitive to the effects of economic and market conditions on such debtors. CAPITALIZATION OF DEVELOPMENT AND LEASING COSTS: The Company has historically capitalized the costs of development and leasing activities of its properties. These costs are incurred both at the property location and at the regional and corporate office level. The amount of capitalization depends, in part, on the identification of certain activities to specific projects and lease proposals. The amount of costs capitalized and the recovery of such costs depends upon the ability to make such specific identifications or justifiable allocations. Differences in methodologies of cost identifications and documentation, as well as differing assumptions as to the time incurred on different projects, can yield significant differences in the amounts capitalized. CERTAIN INFORMATION As of December 31, 2002, the Company owns 100% of ABOUT THE COMPANY the Wholly-Owned Centers and GGMI, 50% of the PORTFOLIO common stock of GGP/Homart, 50% of the membership interests in GGP/Homart II, 50% of the membership interests in GGP/Teachers, 51% of the common stock of GGP Ivanhoe, 51% of the common stock of GGP Ivanhoe III and 50% of Quail Springs Mall and Town East Mall. Reference is made to Notes 3 and 4 for a further discussion of such entities owned by the Company. As of December 31, 2002, GGP/Homart owns interests in twenty-two shopping centers, GGP/Homart II owns interests in ten shopping centers, GGP/Teachers owns 30 of 47 interests in five shopping centers, GGP Ivanhoe owns interests in two shopping centers and GGP Ivanhoe III owns interests in eight shopping centers (collectively, with the Wholly-Owned Centers, Quail Springs Mall and Town East Mall, the "Company Portfolio"). As used in this Annual Report, the term "GLA" refers to gross leaseable retail space, including Anchors and mall tenant areas; the term "Mall GLA" refers to gross leaseable retail space, excluding Anchors; the term "Anchor" refers to a department store or other large retail store; the term "Mall Stores" refers to stores (other than Anchors) that are typically specialty retailers who lease space in the structure including, or attached to, the primary complex of buildings that comprise a shopping center; the term "Freestanding GLA" means gross leaseable area of freestanding retail stores in locations that are not attached to the primary complex of buildings that comprise a shopping center; and the term "total Mall Stores sales" means the gross revenue from product sales to customers generated by the Mall Stores. The Mall Store and Freestanding Store portions of the centers in the Company Portfolio which were not undergoing significant redevelopment on December 31, 2002 had an occupancy rate of 91% as of such date. This occupancy percentage remained constant as compared to the December 31, 2001 occupancy percentage of the Mall Store and Freestanding Store portions of the centers in the Company Portfolio which were not undergoing significant redevelopment. Total annualized Mall Store sales averaged $355 per square foot for the Company Portfolio for the year ended December 31, 2002, approximately equal to the comparable amount for 2001. Comparable Mall Store sales are retail sales of those tenants that were open the previous 12 months. Therefore, comparable Mall Store sales in the year ended December 31, 2002 are of those tenants that were also operating in the year ended December 31, 2001. Comparable Mall Store sales in the year ended December 31, 2002 decreased by 2.1% as compared to the same period in 2001. The Company Portfolio (excluding 2002 acquisitions) average Mall Store rent per square foot from leases that expired in the year ended December 31, 2002 was $29.90. The Company Portfolio benefited from increasing rents inasmuch as the average Mall Store rent per square foot on new and renewal leases (excluding 2002 acquisitions) executed during this same period was $36.00, or $6.10 per square foot above the average for expiring leases. RESULTS OF OPERATIONS GENERAL: OF THE COMPANY Company revenues are primarily derived from tenants in the form of fixed minimum rents, overage rents and recoveries of operating expenses. Inasmuch as the Company's consolidated financial statements reflect the use of the equity method to account for its investments in GGP/Homart, GGP/Homart II, GGP/Teachers, GGP Ivanhoe, GGP Ivanhoe III, Quail Springs Mall and Town East Mall, the discussion of results of operations of the Company below relates primarily to the revenues and expenses of the Wholly-Owned Centers and GGMI. In addition, the consolidated results of operations of the Company were impacted by the following acquisitions: in April 2000, the Company purchased a 100% interest in Crossroads Center; on January 1, 2001, the Operating Partnership purchased the common stock of GGMI and the preferred stock of GGMI, which was 100% owned by the Operating Partnership, was cancelled; in August 2001, the Company purchased a 100% interest in Tucson Mall; in May 2002, the Victoria Ward Assets were acquired; in July 2002, the JP Realty Assets were acquired; in August 2002, Prince Kuhio Plaza was acquired; in September 2002, Pecanland Mall was acquired; and in December 2002, Southland Mall was acquired. Such 2002 acquisitions represented a net consolidated carrying 31 of 47 value at December 31, 2002 of approximately $1.6 billion of net property and equipment, or approximately 26% of the Company's consolidated net property and equipment of approximately $6.2 billion. For purposes of the following discussion of the results of operations, the net effect of acquisitions will include the effect of the new acquisitions in 2002, 2001 and 2000 and the consolidation of GGMI's operations in 2001. COMPARISON OF YEAR ENDED DECEMBER 31, 2002 TO YEAR ENDED DECEMBER 31, 2001 Total revenues for 2002 were $980.5 million, which represents an increase of $176.8 million or approximately 22.0% from $803.7 million for the year ended December 31, 2001. New acquisitions accounted for approximately $104.7 million of the increase in total revenues with increases in tenant recoveries and fee income as discussed below representing the majority of the remaining increase. Minimum rent for the year ended December 31, 2002 increased by $118.6 million or 25.3% from $468.6 million for the year ended December 31, 2001 to $587.2 million for the year ended December 31, 2002. The effect of acquisitions comprised $74.9 million of such increase in minimum rents (including approximately $4.6 million related to SFAS 141 and 142 (Notes 2 and 13)), while the remainder of such increase was due primarily to base rents on expansion space and specialty leasing increases at the comparable centers (properties owned for the entire time during the year ended December 31, 2002 and 2001). Tenant recoveries increased by $34.4 million or 15.5% from $221.9 million in 2001 to $256.3 million in 2002. Of the increase in tenant recoveries, approximately $24.6 million was attributable to new acquisitions and the remainder was due to increased recoverable operating costs at the comparable centers. Overage rents increased $5.3 million or 23.2% from $22.8 million in 2001 to $28.1 million in 2002. The increase in overage rents is substantially all due to new acquisitions. Fees and other income increased by $18.5 million or 20.5% from $90.4 million to $108.9 million for the year ended December 31, 2002 primarily due to increases in acquisition, financing, leasing and development fees. Total operating expenses, including depreciation and amortization, increased by approximately $42.6 million or 8.4%, from $507.2 million for the year ended December 31, 2001 to $549.8 million for the year ended December 31, 2002. Excluding the effects of the $66 million of Network discontinuance costs which were incurred in 2001 but not in 2002, total operating expenses increased approximately $108.6 million in 2002. Of the increase, $53.4 million was due to the effect of acquisitions as discussed below. Property operating expenses increased by $60.7 million or 26.0% from $234.2 million for the year ended December 31, 2001 to $294.9 million for the year ended December 31, 2002, approximately $26.0 million of which was attributable to the effect of acquisitions. The remainder was due primarily to approximately $27.5 million in increases in net payroll and professional services costs including approximately $11.8 million of compensation expenses recognized due to the vesting of certain of the Company's threshold vesting stock options as described in Note 9. Interest expense for the year ended December 31, 2002 was $218.9 million, an increase of $4.6 million or 2.1%, from $214.3 million for the year ended December 31, 2001. This increase was primarily due to loans incurred or assumed in conjunction with new acquisitions, partially offset by lower interest rates in 2002. Equity in income of unconsolidated affiliates increased by approximately $18.5 million or 29.1% to earnings of $82.1 million for the year ended December 31, 2002, from $63.6 million for the year ended December 31, 2001. This increase was partially a result of reduced net interest expense for such affiliates in 2002 due to reduced interest rates on their mortgage loans primarily resulting from refinancings in 2001. In addition, the Company's equity in the income of GGP Ivanhoe III increased approximately $8.7 million, primarily caused by increases in minimum rents, tenant recoveries and specialty 32 of 47 leasing revenues at the properties. The Company's equity in the income of GGP/Teachers resulted in an increase in earnings of approximately $6.0 million for 2002. Extraordinary items were approximately $1.3 million in 2002, primarily due to the Company's $0.7 million equity interest in the extraordinary item at Town East, an Unconsolidated Real Estate Affiliate, related to a prepayment penalty incurred in connection with the refinancing of mortgage debt collateralized by Town East Mall. COMPARISON OF YEAR ENDED DECEMBER 31, 2001 TO YEAR ENDED DECEMBER 31, 2000 Total revenues for 2001 were $803.7 million, which represents an increase of $104.9 million or approximately 15.0% from $698.8 million in 2000. Approximately $12.8 million or 12.2% of the increase was from properties acquired or developed after January 1, 2000. Minimum rent during 2001 increased $28.6 million or 6.5% from $440 million in 2000 to $468.6 million. The acquisition and development of properties generated a $7.6 million increase in minimum rents. Expansion space, specialty leasing and a combination of occupancy and rental charges at the comparable centers accounted for the remaining increase in minimum rents. Tenant recoveries increased by $8.4 million or 3.9% from $213.5 million in 2000 to $221.9 million in 2001. The increase in tenant recoveries was generated by a combination of new acquisitions and increased recoverable operating costs at the comparable centers. Overage rents decreased $5.8 million or 20.3 % from $28.6 million in 2000 to $22.8 million in 2001. The majority of the decline in overage rents was due to the conversion of overage rent to minimum rent on the releasing of tenant space and due to general economic conditions as discussed below. Fees for 2001 increased $ 70.3 million or 1004.3% from $7.0 million in 2000 to $77.3 million in 2001. The increase was primarily generated by the acquisition of GGMI as described above and in Notes 1 and 4. Total operating expenses, including depreciation and amortization, increased by approximately 46.6% or $161.3 million, from $345.9 million in 2000 to $507.2 million in 2001. Part of the increase in total operating expenses was attributable to the $66 million provision for the discontinuance of the Company's Network Services development activities as more fully described in Note 11. The Company's Network Services development activities was an effort to create for retailers a suite of broadband applications to support retail tenant operations, on-line sales, and private wide area network services to be delivered by the Broadband System as discussed below. The Network Services development activities were discontinued on June 29, 2001, resulting in a charge to operations of $65 million in the three months ended June 30, 2001, which represented the Company's entire investment in the Network Services development activities. The Company incurred $1 million of net incremental discontinuance costs in the three months ended September 30, 2001 related primarily to payroll and severance costs and expects that any net additional costs related to the discontinuance of the Network Services development activities will not be significant. Depreciation expense increased by approximately $25.7 million, primarily due to increased depreciation on property additions including Broadband System additions which have shorter depreciable lives. An increase of $65.9 million was attributable to the consolidation of GGMI as described above and in Notes 1 and 4. The increase in total operating expenses from the new acquisitions described above consists primarily of approximately $1.2 million of real estate taxes, $3.2 million of property operating costs, and $2.7 million of depreciation and amortization. Interest income decreased approximately $7.8 million or 62.4% from $12.5 million in 2000 to $4.7 million in 2001. The note receivable from GGMI generated $6.8 million of interest income in 2000, whereas no such interest income was recognized in 2001 due to the consolidation of GGMI in 2001 as discussed above. The corresponding interest expense incurred by GGMI in 2000 was reflected as a component of the 33 of 47 equity in the income (loss) of GGMI. Interest expense decreased by $10.8 million or 4.8% from $225.1 million in 2000 to $214.3 million in 2001. Declines in effective interest rates, partially offset by the effect of acquisitions, were the major source of such interest expense decreases. Equity in income (loss) of unconsolidated affiliates during 2001 increased by $13.5 million to $63.6 million from $50.1 million in 2000. GGP/Homart II accounted for an increase of approximately $4 million primarily due to declines in interest rates in 2001 and the acquisition of Willowbrook Mall in March 2001 by GGP/Homart II. The Company's ownership interest in GGMI resulted in a increase of $1.6 million due to the consolidation of GGMI in 2001. Extraordinary items were approximately $14.0 million in 2001, primarily due to the refinancing of debt as a result of the GGP MPTC financing (Note 5) and the 2001 Offering (Note 1). LIQUIDITY AND CAPITAL As of December 31, 2002, the Company held RESOURCES OF THE approximately $54.1 million of unrestricted cash, COMPANY cash equivalents and marketable securities. The Company uses operating cash flow as the principal source of internal funding for short-term liquidity and capital needs such as tenant construction allowances and minor improvements made to individual properties that are not recoverable through common area maintenance charges to tenants. External funding alternatives for longer-term liquidity needs such as acquisitions, new development, expansions and major renovation programs at individual centers include construction loans, mini-permanent loans, long-term project financing, joint venture financing with institutional partners, additional Operating Partnership level or Company level equity investments and unsecured Company level debt or secured loans collateralized by individual shopping centers. In this regard, the Company assumed, in conjunction with the acquisition of JP Realty, a then outstanding $200 million unsecured credit facility (the "PDC Credit Facility") with an outstanding balance of approximately $120 million on acquisition. On September 20, 2002, the Company made a prepayment of approximately $97 million on the PDC Credit Facility. The Company borrowed an additional $110 million in the fourth quarter of 2002. The balance on the PDC Credit Facility was approximately $130 million at December 31, 2002. The PDC Credit Facility is scheduled to mature in July 2003 and bears interest at the option of the Company at (i) the higher of the federal funds rate plus 50 basis points or the prime rate of Bank One, NA, or (ii) LIBOR plus a spread of 85 to 145 basis points. The LIBOR spread is determined by PDC's credit rating. The PDC Credit Facility contains restrictive covenants, including limitations on the amount of outstanding secured and unsecured debt, and requires PDC to maintain certain financial ratios. As of December 31, 2002, the Company believes it is in compliance with these and any other restrictive covenants (Note 5) continued in its various financing arrangements. In addition, the Company considers its Unconsolidated Real Estate Affiliates as potential sources of short and long-term liquidity. In this regard, the Company has net borrowings (in place of distributions) at December 31, 2002 of approximately $21 million and $82 million from GGP/Homart and GGP/Homart II, respectively, which bear interest at 5.5% per annum and of which approximately $63 million is due March 30, 2003 and approximately $39 million is due December 31, 2003. Such loaned amounts are substantially all of the GGP/Homart and GGP/Homart II net proceeds of the GGP MPTC and other recent financings and are expected to be repaid from future operating distributions from GGP/Homart and GGP/Homart II (Notes 4 and 5). To the extent that amounts remain due in March 2003 after the application of available operating distributions, the Company expects to repay such amounts from other financing proceeds as discussed below. Also, in order to maintain its access to the public equity and debt markets, the Company has a currently effective shelf 34 of 47 registration statement under which up to $2 billion in equity or debt securities may be issued from time to time. The Company also believes it could obtain, if necessary, revolving credit facilities similar to those which were fully repaid in December 2001 with a portion of the proceeds of the GGP MPTC financing. As of December 31, 2002, the Company had consolidated debt of approximately $4.6 billion, of which approximately $3.2 billion is comprised of debt bearing interest at fixed rates (after taking into effect certain interest rate swap agreements described below), with the remaining approximately $1.4 billion bearing interest at variable rates. In addition, the Company's pro rata share of the debt of the Unconsolidated Real Estate Affiliates was approximately $2.2 billion, of which approximately $1.1 billion is comprised of debt bearing interest at fixed rates (after taking into effect certain interest rate swap agreements), with the remaining approximately $1.1 billion bearing interest at variable rates. Except in instances where certain Wholly-Owned Centers are cross-collateralized with the Unconsolidated Centers, or the Company has retained a portion of the debt of a property when contributed to an Unconsolidated Real Estate Affiliate (Note 4), the Company has not otherwise guaranteed the debt of the Unconsolidated Real Estate Affiliates. Reference is made to Notes 5 and 12 and Items 2 and 7A of the Company's Annual Report on Form 10-K for additional information regarding the Company's debt and the potential impact on the Company of interest rate fluctuations. The following summarizes certain significant investment and financing transactions of the Company currently planned or completed since December 31, 2001: During April 2002, the Company, through the LLC, issued an additional 240,000 RPUs to an affiliate of the institutional investor to whom the LLC had issued 700,000 RPUs in May 2000 (see Note 1). The issuance of these preferred units yielded approximately $58 million in net proceeds to the Company. During May 2002, the Company, through the LLC, issued 20,000 8.25% Cumulative Preferred Units to an investor yielding $5 million in net proceeds to the Company (see the description of the CPUs-Note 1). On May 28, 2002, the Company acquired the stock of Victoria Ward, Limited, a privately held real estate corporation as described in Note 3. The total Victoria Ward acquisition price was approximately $250 million, including the assumption of approximately $50 million of existing short-term debt, substantially all of which was repaid immediately following the closing. The $250 million total cash requirement was obtained primarily from the sale of the Company's investment in marketable securities and other available cash and cash equivalents. On July 1, 2002, the Company obtained a new mortgage loan collateralized by the Crossroads Center in St. Cloud, Minnesota, which was previously unencumbered. The new $62 million mortgage loan bears interest at LIBOR plus 120 basis points and matures, assuming the exercise of one eighteen-month extension option, in July 2005. On July 9, 2002, the Company obtained a new mortgage loan collateralized by the Eden Prairie Mall in Eden Prairie (Minneapolis), Minnesota. The Eden Prairie Mall was previously subject to a construction loan which was paid in December 2001 with a portion of the proceeds of the GGP MPTC financing (Note 5). The new $55 million mortgage loan bears interest at a rate per annum equal to LIBOR plus 105 basis points, provides for monthly payments of interest only and matures in July 2007, assuming the exercise of all extension options. On July 10, 2002, the Company acquired the JP Realty Assets (Note 3) by merging JP Realty and PDC with wholly-owned subsidiaries of the Company, with PDC 35 of 47 surviving the merger and all of its subsidiaries remaining in existence. The total acquisition price was approximately $1.1 billion which included the assumption of approximately $460 million in existing debt and approximately $116 million of existing preferred operating partnership units. Pursuant to the terms of the merger agreement, each outstanding share of JP Realty common stock was converted into $26.10 in cash. Holders of common units of limited partnership interest in PDC received $26.10 per unit in cash or, at the election of the holder, .522 8.5% Series B Cumulative Preferred Units of the Operating Partnership (convertible into common units of limited partnership interest of the Operating Partnership based on a conversion price of $50 per unit). The cash acquisition price was funded from a combination of the net proceeds from the new Eden Prairie and Crossroads mortgage loans described above, a $350 million acquisition loan obtained from a group of commercial banks, and available cash and cash equivalents. The acquisition loan bears interest at the option of the Company at (i) a rate per annum of LIBOR plus 150 basis points, or (ii) the higher of the reference rate of Dresdner Bank, AG or the federal funds rate plus 50 basis points, provides for periodic principal payments (including from certain refinancing proceeds) and matures in July 2003. On August 5, 2002, the Operating Partnership acquired Prince Kuhio Plaza in Hilo, Hawaii from GGP/Homart for approximately $39 million. The purchase price was comprised of the assumption of approximately $24 million of GGP MPTC financing, a note for $7.5 million and $7.5 million in cash. The $7.5 million note, payable to GGP/Homart, was distributed to the Operating Partnership in conjunction with the distribution of the $7.5 million of cash proceeds to NYSCRF. The Operating Partnership then cancelled the $7.5 million note. On August 23, 2002, the Company obtained a new mortgage loan collateralized by Eagle Ridge Mall in Lake Wales, Florida; Century Plaza in Birmingham, Alabama and Knollwood Mall in St. Louis Park (Minneapolis), Minnesota. The new $76 million mortgage loan bears interest at LIBOR plus 103 basis points and matures, assuming the exercise of four, twelve-month extension options, in October 2007. During August 2002, the Company, through Victoria Ward, arranged for an aggregate of $150 million in loans from two separate groups of banks. On August 23, 2002, the Company borrowed an initial $80 million and, on September 19, 2002, the Company borrowed an additional $70 million. The two-year loans provide for quarterly partial amortization of principal, bear interest at the option of the borrower at a rate per annum of (i) the greater of the administrative agent's reference rate and the federal funds rate plus 50 basis points or (ii) LIBOR plus 100 basis points, and require the remaining balance of approximately $130 million to be paid at maturity (unless extended, under certain conditions, for an additional six months with the LIBOR spread to increase to 125 basis points). On August 26, 2002, the Company formed GGP/Teachers, a joint venture with Illinois Teachers. Upon formation of GGP/Teachers, Clackamas Town Center in Portland, Oregon, which was 100% owned by Illinois Teachers, was contributed to the new joint venture. In addition, concurrent with its formation, GGP/Teachers acquired Galleria at Tyler in Riverside, California, Kenwood Towne Centre in Cincinnati, Ohio, and Silver City Galleria in Taunton, Massachusetts, from an institutional investor for an aggregate purchase price of approximately $477 million. Two existing non-recourse loans on Silver City Galleria, aggregating a total of $75 million and bearing interest at a rate per annum of 7.41%, were assumed and three new non-recourse mortgage loans totaling approximately $337 million were obtained. The new loans bear interest at a weighted average rate per annum of LIBOR plus 76 basis points. The Company's share (approximately $112 million) of the equity of GGP/Teachers was funded by a portion of new secured and unsecured loans as described above. In addition, the Company has approximately $19.5 million of 36 of 47 Retained Debt (Note 4) related to the debt collateralized by the malls owned by GGP/Teachers which remains a contingent obligation of the Company. On September 13, 2002, the Company acquired Pecanland Mall, a 984,000 square foot enclosed regional mall in Monroe, Louisiana, for approximately $72 million. The acquisition was funded by approximately $22 million of cash on hand and the assumption of an existing $50 million loan that bears interest at a rate per annum equal to the sum of 3.0% plus the greater of (i) LIBOR or (ii) 3.5%. The loan is scheduled to mature in January 2005 (subject to a right to extend for one additional year). On December 4, 2002, the Company acquired Southland Mall, a 1,450,000 square foot enclosed regional mall in Hayward, California, for approximately $89 million. The acquisition was funded by approximately $24 million cash on hand and a new 5-year (assuming all extension options are exercised) $65 million mortgage loan that bears interest at a rate per annum of LIBOR plus 75 basis points. Subsequent to year end, the Company refinanced the mortgage loans collateralized by the Provo Mall and the Spokane Mall with a new, long-term non-recourse mortgage loan. The new $95 million loan bears interest at a rate per annum of 4.42% and matures in February 2008. In March 2003, the Company reached a preliminary agreement with a group of banks to establish a new revolving credit facility and term loan. The total amount to be financed is expected to be approximately $700 million, have a term of three years and provide for partial amortization of a portion of the principal balance of the term loan in the second and third years. The proceeds are anticipated to be used to repay and consolidate existing financing including amounts due on the PDC Credit Facility, the Term Loan, the JP Realty acquisition loan, and to certain Unconsolidated Real Estate Affiliates. In addition, certain Unconsolidated Real Estate Affiliates completed significant investment and financing transactions since December 31, 2001, as summarized as follows: On June 24, 2002, GGP/Homart II refinanced the existing $178 million, 6% mortgage loan (with a scheduled maturity of December 2002) collateralized by Natick Mall. Both the refinanced loan and the new loan represent Retained Debt of the Company (Note 4), for which the Company remains contingently responsible for the entire principal balance. The new $168.4 million mortgage loan, bearing interest at a rate per annum equal to LIBOR plus 55 basis points, provides for monthly payments of principal and interest and matures, assuming the exercise of three, twelve-month extension options, in January 2007. On September 18, 2002, the Company, through Town East Mall Partnership, refinanced the existing $44.8 mortgage loan collateralized by the Town East Mall. The new mortgage loan has a principal balance of $87 million, provides for monthly payments of principal and interest, bears interest at LIBOR plus 58 basis points and matures, assuming the exercise of two, twelve-month extension options, in October 2007. On November 27, 2002, the Company, through GGP/Homart II, acquired all of the membership interests in a limited liability company ("Glendale LLC") that owns directly and indirectly Glendale Galleria, an approximately 1,500,000 square foot enclosed regional mall in Glendale (Los Angeles), California (the "Glendale Property"). The purchase price for the membership interests in Glendale LLC was approximately $415 million less the outstanding balance (approximately $170 million) of the then-existing Glendale Property mortgage debt. Approximately $41.1 37 of 47 million of the purchase price, which was paid to one of the former holders of membership interests in Glendale LLC, was paid by issuance of units of a new series of preferred units of limited partnership in the Operating Partnership, and the remainder of the purchase price was paid in cash. The cash portion of the purchase price and the repayment of the then-existing mortgage debt (which repayment occurred at closing) was funded with the proceeds of (i) a new $235 million mortgage loan collateralized by the Glendale Property which bears interest at a rate per annum of LIBOR plus 75 basis points and matures in November 2007, assuming the exercise of all three extension options, and (ii) a new $200 million unsecured term loan obtained jointly and severally by GGP/Homart and GGP/Homart II which bears interest at the option of the borrower at a rate per annum equal to (i) 25 basis points plus the higher of the Deutsche Bank Trust Company of America's prime rate or the federal funds rate plus 50 basis points or (ii) LIBOR plus 125 basis points, and matures in November 2003. In November, 2002, the Company, through GGP/Homart, obtained a $41 million mortgage loan collateralized by the Parks at Arlington in Arlington (Dallas), Texas. The loan bears interest at a rate per annum of 5.59% and matures in September 2009. On December 10, 2002, the Company, through GGP/Homart II, refinanced the existing $135 million mortgage loan collateralized by Stonebriar Centre in Frisco (Dallas), Texas. The new mortgage loan has a principal balance of $185 million, bears interest at a rate per annum of 5.23% and matures in December 2012. On December 19, 2002, the Company, through GGP/Teachers, acquired Florence Mall in Florence, Kentucky for a purchase price of approximately $97 million. The acquisition was funded by additional cash contributions to GGP/Teachers and a new $60 million two-year mortgage loan that bears interest at a rate per annum of LIBOR plus 89 basis points and matures in January 2008 (assuming the exercise of both extension options). The Company's share of the capital contributions to GGP/Teachers for this acquisition was funded from cash on hand. Also on December 19, 2002, the Company, through GGP/Homart, acquired for a purchase price of approximately $50 million the 50% interest that it did not own in The Woodlands Mall in Houston, Texas from the Woodlands Commercial Property Company, LP. An additional $50 million mortgage loan bearing interest at a rate per annum of LIBOR plus 250 basis points was placed at the property on December 31, 2002. This loan is scheduled to mature in December 2006. On December 30, 2002, the Company, through GGP/Homart II, acquired First Colony Mall, an enclosed regional mall in Sugar Land, Texas, for a purchase price of approximately $105 million. The acquisition was funded by cash on hand plus a new $67 million mortgage loan bearing interest at a rate per annum of LIBOR plus 80 basis points with a scheduled maturity of January 2006. Approximately $752.7 million of the Company's consolidated debt is scheduled to mature in 2003 and approximately $488 million of consolidated debt is scheduled to mature in 2004. In addition, the Unconsolidated Real Estate Affiliates have certain mortgage loans maturing in 2003 (the Company's prorata portion of which is approximately $201.1 million). Although agreements to refinance all of such indebtedness have not yet been reached, the Company anticipates that all of its debt will be repaid on a timely basis. Other than as described above or in conjunction with possible future acquisitions, there are no current plans to incur additional debt, increase the amounts available under the Term Loan or raise equity capital. However, the Company currently expects to issue Common Stock to convert its outstanding preferred stock (PIERS - Note 1) when its option to do so becomes exercisable on July 15, 2003. If additional capital is required, the Company believes that it can increase the 38 of 47 amounts available under the Term Loan, obtain new revolving credit facilities, obtain an interim bank loan, obtain additional mortgage financing on under-leveraged or unencumbered assets, enter into new joint venture partnership arrangements or raise additional debt or equity capital. However, there can be no assurance that the Company can obtain such financing on satisfactory terms. The Company will continue to monitor its capital structure, investigate potential investments or joint venture partnership arrangements and purchase additional properties if they can be acquired and financed on terms that the Company reasonably believes will enhance long-term stockholder value. When property operating cash flow has been increased, the Company anticipates the refinancing of portions of its long-term floating rate debt with pooled or property-specific, non-recourse fixed-rate mortgage financing. Net cash provided by operating activities was $460.5 million in 2002, an increase of $253.4 million from $207.1 million in the same period in 2001. Income before gain on sales, extraordinary items and cumulative effect of accounting change increased $100.9 million, which was primarily due to the effect of the $66 million provision for the discontinuance of the Network Services in 2001 as discussed in Note 11 and $69.5 million of 2002 earnings is attributable to properties acquired in 2002. Net cash provided by operating activities was $207.1 million in 2001, a decrease of $80 million from $287.1 million in the same period in 2000. Income before gain on sales, extraordinary items and cumulative effect of accounting change decreased $28.2 million in 2001, which was primarily due to the $66 million provision for the discontinuance of the Network Services development activities in 2001 as described in Note 11. The events of September 11th have had an impact on the Company's insurance coverage. The Company had coverage for terrorist acts in its policies that expired in September 2002. The coverage was excluded from its standard property policies at the time of renewal. Accordingly, the Company obtained a separate policy for terrorist acts. The Company's premiums, including the cost of a separate terrorist policy, increased by a factor of approximately 30% to 40% for property coverage and liability coverage. These increases will impact the Company's annual common area maintenance rates paid in the future by the Company's tenants as well as the Company's net unrecoverable amounts. The Company has over the past year experienced a significant increase in the market price of its Common Stock. Accordingly, certain options granted under its incentive stock plans that vest based on the market price of the Common Stock have vested. Under current accounting standards, such vesting caused the recognition of approximately $11.8 million of additional compensation expense in 2002, as described above and in Note 1. In addition, the Company has adopted SFAS 123 for grants of Common Stock options awarded after January 1, 2002 as more fully discussed in Note 9. SUMMARY OF INVESTING Net cash used by investing activities in 2002 was ACTIVITIES $965.8 million, compared to a use of $367.4 million in 2001. Cash flow from investing activities was affected by the timing of acquisitions, development and improvements to real estate properties, requiring a use of cash of approximately $1.0 billion in 2002 compared to $338.2 million in 2001. In addition, approximately $155.1 million of the use of cash in 2001 and a corresponding source in 2002 for investing activities was the purchase and subsequent sale of the marketable securities discussed in Note 1. Net cash used by investing activities in 2001 was $367.4 million, compared to a use of $356.9 million in 2000. Cash flow from investing activities was affected by the timing of acquisitions, development and improvements to real estate properties, requiring a use of cash of approximately $338.2 million in 2001 compared to $286.7 39 of 47 million in 2000. In addition, approximately $155.1 million of the use of cash for investing activities in 2001 was the purchase of the marketable securities discussed in Note 1. SUMMARY OF Financing activities provided net cash of $398.2 FINANCING ACTIVITIES million in 2002, compared to $293.8 million in 2001. A significant source of funds from financing activities in 2002 was the Company's issuance of additional preferred units in the Operating Partnership yielding net proceeds of approximately $63.3 million as described in Note 1. The 2001 Offering resulted in net proceeds of approximately $348 million which, as described in Note 1, was utilized to reduce outstanding indebtedness and provide for additional working capital. An additional significant contribution of cash from financing activities was financing from mortgages and acquisition debt, which had a positive impact of $792.3 million in 2002 versus approximately $2.1 billion in 2001. The majority of such financing in 2001 was attributable to the GGP MPTC financing described in Note 5. The additional financing in 2002 was used to repay existing indebtedness and to fund the acquisitions and redevelopment of real estate as discussed above. The remaining uses of cash consisted primarily of increased distributions (including dividends paid to preferred stockholders in 2002 and 2001). Financing activities provided cash of $293.8 million in 2001, compared to $71.4 million in 2000. The 2001 Offering resulted in net proceeds of approximately $348 million which, as described in Note 1, was utilized to reduce outstanding indebtedness and provide for additional working capital. An additional significant contribution of cash from financing activities was financing from mortgages and acquisition debt, which had a positive impact of $2.1 billion in 2001 versus approximately $360 million in 2000. The majority of such financing was attributable to the GGP MPTC financing described in Note 5. The additional financing was used to repay existing indebtedness and to fund the acquisitions and redevelopment of real estate as discussed above. The remaining uses of cash consisted primarily of increased distributions (including dividends paid to preferred stockholders in 2001 and 2000). REIT REQUIREMENTS In order to remain qualified as a real estate investment trust for federal income tax purposes, General Growth must distribute or pay tax on 100% of capital gains and at least 90% of its ordinary taxable income to stockholders. The following factors, among others, will affect operating cash flow and, accordingly, influence the decisions of the Board of Directors regarding distributions: (i) scheduled increases in base rents of existing leases; (ii) changes in minimum base rents and/or overage rents attributable to replacement of existing leases with new or renewal leases; (iii) changes in occupancy rates at existing centers and procurement of leases for newly developed centers; (iv) necessary capital improvement expenditures or debt repayments at existing properties; and (v) General Growth's share of distributions of operating cash flow generated by the Unconsolidated Real Estate Affiliates, less oversight costs and debt service on additional loans that have been or will be incurred. General Growth anticipates that its operating cash flow, and potential new debt or equity from future offerings, new financings or refinancings will provide adequate liquidity to conduct its operations, fund general and administrative expenses, fund operating costs and interest payments and allow distributions to General Growth preferred and common stockholders in accordance with the requirements of the Code. On January 1, 2001, the REIT provisions of the Tax Relief Extension Act of 1999 became effective. Among other things, the law permits a REIT to own up to 100% of the stock of a Taxable REIT Subsidiary ("TRS"). A TRS, which must pay corporate income tax, can provide services to REIT tenants and others without disqualifying the rents that a REIT receives from its tenants. Accordingly, on January 1, 2001 the Operating Partnership acquired for nominal cash consideration 100% of the common stock of GGMI and elected in 2001 to have GGMI treated as a TRS. The Operating Partnership and GGMI concurrently terminated the management contracts for the 40 of 47 Wholly-Owned Centers as the management activities would thereafter be performed directly by the Company. GGMI has continued to manage, lease, and perform various other services for the Unconsolidated Centers and other properties owned by unaffiliated third parties. Although taxable income is expected to be reported for 2002 and subsequent years, GGMI is not expected to be required to pay Federal income taxes in the near term due to its significant net operating loss carry-forwards primarily arising from 2001 operations. RECENTLY ISSUED As described in Note 13, the FASB has issued ACCOUNTING certain statements, which are effective for the PRONOUNCEMENTS current or subsequent year. Although SFAS 141 and AND DEVELOPMENTS SFAS 142 had been generally interpreted at issuance by practitioners to not modify previous accounting practices with respect to real estate acquisitions, the implementation of the statements has resulted in the recognition upon acquisition of additional consolidated intangible assets (acquired in-place lease origination costs) and liabilities (acquired below-market leases) relating to the Company's 2002 real estate purchases of approximately $32.4 million and $52.5 million, respectively. The Company does not expect a significant impact on its annual reported operations due to the application of any of the other new statements as discussed in Note 13. ECONOMIC CONDITIONS Inflation has been relatively low and has not had a significant detrimental impact on the Company. Should inflation rates increase in the future, substantially all of the Company's tenant leases contain provisions designed to partially mitigate the negative impact of inflation. Such provisions include clauses enabling the Company to receive percentage rents based on tenants' gross sales, which generally increase as prices rise, and/or escalation clauses, which generally increase rental rates during the terms of the leases. In addition, many of the leases expire each year which may enable the Company to replace or renew such expiring leases with new leases at higher base and/or percentage rents, if rents under the expiring leases are below the then-existing market rates. Finally, many of the existing leases require the tenants to pay all or substantially all of their share of certain operating expenses, including common area maintenance, real estate taxes and insurance, thereby partially reducing the Company's exposure to increases in costs and operating expenses resulting from inflation. Inflation also poses a potential threat to the Company due to the possibility of future increases in interest rates. Such increases would adversely impact the Company due to the amount of its outstanding floating rate debt. However, in recent years, the Company's ratio of interest expense to cash flow has continued to decrease. Therefore, the relative risk the Company bears due to interest expense exposure has been declining. In addition, the Company has limited its exposure to interest rate increases on a portion of its floating rate debt by arranging interest rate cap and swap agreements as described below. Finally, subject to current market conditions, the Company has a policy of replacing variable rate debt with fixed rate debt. (See Note 5). During 2001 and 2002, the retail sector was experiencing declining growth due to layoffs, eroding consumer confidence, falling stock prices, the September 11, 2001 terrorist attacks and, most recently, the threats of additional terrorism and war. Although the 2002 holiday season was generally stronger than economists' predictions, the retail sector and the economy as a whole remains weak. Such reversals or reductions in the retail market adversely impacts the Company as demand for leaseable space is reduced and rents computed as a percentage of tenant sales declines. In addition, a number of local, regional and national retailers, including tenants of the Company, have voluntarily closed their stores or filed for bankruptcy protection during the last few years. Most of the bankrupt retailers reorganized their operations and/or sold stores to stronger operators. Although some leases were terminated pursuant to the lease cancellation rights afforded by the bankruptcy laws, the impact on Company earnings was negligible. Over the last three years, the provision for doubtful accounts has averaged only $3.1 million per year, which 41 of 47 represents less than 1% of average total revenues of approximately $827.6 million. In addition, the Company historically has generally been successful in finding new uses or tenants for retail locations that are vacated either as a result of voluntary store closing or bankruptcy proceedings. Therefore, the Company does not expect these store closings or bankruptcy reorganizations to have a material impact on its consolidated financial results of operations. The Company and its affiliates currently have interests in 153 operating retail properties in the United States. The Portfolio Centers are diversified both geographically and by property type (both major and middle market properties) and this may mitigate the impact of a potential economic downturn at a particular property or in a particular region of the country. The shopping center business is seasonal in nature. Mall stores typically achieve higher sales levels during the fourth quarter because of the holiday selling season. Although the Company has a year-long temporary leasing program, a significant portion of the rents received from short-term tenants are collected during the months of November and December. Thus, occupancy levels and revenue production are generally highest in the fourth quarter of each year and lower during the first and second quarters of each year. ITEM 7A. The Company has not entered into any transactions QUANTITATIVE AND using derivative commodity instruments. The QUALITATIVE Company is subject to market risk associated with DISCLOSURES changes in interest rates. Interest rate exposure ABOUT MARKET is principally limited to the $2.1 billion of debt RISK of the Company outstanding at December 31, 2002 that is priced at interest rates that vary with the market. However, approximately $665.8 million of such floating rate consolidated debt is comprised of non-recourse commercial mortgage-backed securities which are subject to interest rate swap agreements, the effect of which is to fix the interest rate the Company is required to pay on such debt to approximately 4.84% per annum. Therefore, a 25 basis point movement in the interest rate on the remaining $1.4 billion of variable rate debt would result in an approximately $3.5 million annualized increase or decrease in consolidated interest expense and cash flows. The remaining debt is fixed rate debt. In addition, the Company is subject to interest rate exposure as a result of the variable rate debt collateralized by the Unconsolidated Real Estate Affiliates for which similar interest rate swap agreements have not been obtained. The Company's share (based on the Company's respective equity ownership interests in the Unconsolidated Real Estate Affiliates) of such remaining variable rate debt was approximately $1.1 billion at December 31, 2002. A similar 25 basis point annualized movement in the interest rate on the variable rate debt of the Unconsolidated Real Estate Affiliates would result in an approximately $2.6 million annualized increase or decrease in the Company's equity in the income and cash flows from the Unconsolidated Real Estate Affiliates. The Company is further subject to interest rate risk with respect to its fixed rate financing in that changes in interest rates will impact the fair value of the Company's fixed rate financing. The Company has an ongoing program of refinancing its consolidated and unconsolidated variable and fixed rate debt and believes that this program allows it to vary its ratio of fixed to variable rate debt and to stagger its debt maturities to respond to changing market rate conditions. Reference is made to the above discussions of Liquidity and Capital Resources of the Company and Note 5 for additional debt information. ITEM 8. FINANCIAL Reference is made to the Index to Consolidated STATEMENTS AND Financial Statements and Consolidated Financial SUPPLEMENTARY Statement Schedules on page F-1 for the required DATA information. 42 of 47 ITEM 9. CHANGES IN On March 29, 2001, the Board of Directors of AND General Growth, acting upon the recommendation of DISAGREEMENTS the Audit Committee of the Board, approved the WITH engagement of Deloitte & Touche LLP as its ACCOUNTANTS ON independent accountants for the fiscal year ending ACCOUNTING AND December 31, 2001 to replace the firm of FINANCIAL PricewaterhouseCoopers LLP ("PwC"), who was DISCLOSURE informed on March 29, 2001 that it would no longer serve as the Company's independent accountants. The reports of PwC on the Company's financial statements for the years ended December 31, 2000 and 1999 contained no adverse opinion or a disclaimer of opinion and were not qualified or modified as to uncertainty, audit scope or accounting principle. In connection with its audits for such fiscal years and the subsequent interim period through March 29, 2001, there were no disagreements with PwC on any matter of accounting principles or practices, financial statement disclosure, or auditing scope or procedure, which disagreements, if not resolved to the satisfaction of PwC, would have caused them to make reference thereto in their reports on the financial statements for such years. Also, during such fiscal years and the subsequent interim period through March 29, 2001, there were no reportable events (as defined in Item 304(a)(1)(v) of Regulation S-K). During fiscal years ended December 31, 2000 and 1999 and the subsequent interim period through March 29, 2001, the Company did not consult with Deloitte & Touche LLP regarding either (i) the application of accounting principles to a specified transaction, either completed or proposed; (ii) the type of audit opinion that might be rendered on the financial statements; or (iii) any matter that was either the subject of a disagreement (as defined in Item 304(a)(1)(iv) of Regulation S-K) or a reportable event (as defined in Item 304(a)(1)(v) of Regulation S-K). The Company had reported this change in accountants in a Current Report on Form 8-K, as amended, dated March 29, 2001, and the Company provided PwC with a copy of the disclosures of the Company in response to Item 4 in such Form 8-K. PwC furnished the Company a letter addressed to the Securities and Exchange Commission stating that it agrees with certain statements of the Company made in the Form 8-K. A copy of such letter was incorporated by reference into Exhibit 16 of the Company's Report on Form 10-K for December 31, 2001. PART III ITEM 10. The information which appears under the captions DIRECTORS AND "Election of Directors", "Executive Officers" and EXECUTIVE "Section 16(a) Beneficial Ownership Reporting OFFICERS OF THE Compliance" in the Company's proxy statement for COMPANY its 2003 Annual Meeting of Stockholders is incorporated by reference into this Item 10. ITEM 11. EXECUTIVE The information which appears under the caption COMPENSATION "Executive Compensation" in the Company's proxy statement for its 2003 Annual Meeting of Stockholders is incorporated by reference into this Item 11; provided, however, that the Report of the Compensation Committee of the Board of Directors on Executive Compensation shall not be incorporated by reference herein, in any of the Company's previous filings under the Securities Act of 1933, as amended, or the Securities Exchange Act of 1934, as amended, or in any of the Company's future filings. 43 of 47 ITEM 12. SECURITY The information which appears under the captions OWNERSHIP OF "Stock Ownership" and "Equity Compensation Plan CERTAIN BENEFICIAL Information" in the Company's proxy statement for OWNERS AND its 2003 Annual Meeting of Stockholders is MANAGEMENT incorporated by reference into this Item 12. ITEM 13. CERTAIN The information which appears under the caption RELATIONSHIPS "Certain Relationships and Related Party AND RELATED Transactions" in the Company's proxy statement for TRANSACTIONS its 2003 Annual Meeting of Stockholders is incorporated by reference into this Item 13. ITEM 14. CONTROLS Within the 90-day period prior to the filing of AND PROCEDURES this report, the Company carried out an evaluation, under the supervision and with the participation of the Company's management, including the Chief Executive Officer ("CEO") and Chief Financial Officer ("CFO"), of the effectiveness of the design and operation of the Company's disclosure controls and procedures. Based on that evaluation, the CEO and the CFO have concluded that the Company's disclosure controls and procedures are effective to ensure that information required to be disclosed by the Company in the reports it files under the Securities and Exchange Act of 1934, as amended, is recorded, processed, summarized and reported within the time periods specified in the Securities and Exchange Commission rules and forms. There have been no significant changes in the Company's internal controls or in other factors that could significantly affect internal controls subsequent to the date of the evaluation referred to above. PART IV ITEM 15. EXHIBITS, (a) Financial Statements and Financial Statement FINANCIAL Schedules. STATEMENTS, SCHEDULES AND REPORTS ON FORM 8-K The consolidated financial statements and schedules listed in the accompanying Index to Consolidated Financial Statements and Financial Statement Schedules are filed as part of this Annual Report on Form 10-K. (b) No reports on Form 8-K were filed by the Company during the last quarter of the period covered by this report. (c) Exhibits. See Exhibit Index on page S-1 44 of 47 SIGNATURES Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized. GENERAL GROWTH PROPERTIES, INC. By: /s/ John Bucksbaum - ------------------------------------- John Bucksbaum, Chief Executive Officer March 13, 2003 Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated. <Table> <Caption> SIGNATURE TITLE DATE - --------- ----- ---- /s/ Matthew Bucksbaum - ------------------------------------ Matthew Bucksbaum Chairman of the Board March 13, 2003 /s/ John Bucksbaum - ------------------------------------ John Bucksbaum Chief Executive Officer (Principal Executive Officer) March 13, 2003 /s/ Robert Michaels - ------------------------------------ Robert Michaels Director, President March 13, 2003 and Chief Operating Officer /s/ Bernard Freibaum - ------------------------------------ Bernard Freibaum Executive Vice President and Chief Financial Officer (Principal Financial March 13, 2003 and Accounting Officer) /s/ Anthony Downs - ------------------------------------ Anthony Downs Director March 13, 2003 /s/ Morris Mark - ------------------------------------ Morris Mark Director March 13, 2003 /s/ Beth Stewart - ------------------------------------ Beth Stewart Director March 13, 2003 /s/ Alan Cohen - ------------------------------------ Alan Cohen Director March 13, 2003 </Table> 45 of 47 CERTIFICATIONS I, John Bucksbaum, certify that: 1. I have reviewed this annual report on Form 10-K of General Growth Properties, Inc.; 2. Based on my knowledge, this annual report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this annual report; 3. Based on my knowledge, the financial statements, and other financial information included in this annual report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this annual report; 4. The registrant's other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant and have: a) designed such disclosure controls and procedures to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this annual report is being prepared; b) evaluated the effectiveness of the registrant's disclosure controls and procedures as of a date within 90 days prior to the filing date of this annual report (the "Evaluation Date"); and c) presented in this annual report our conclusions about the effectiveness of the disclosure controls and procedures based on our evaluation as of the Evaluation Date; 5. The registrant's other certifying officers and I have disclosed, based on our most recent evaluation, to the registrant's auditors and the audit committee of registrant's board of directors (or persons performing the equivalent function): a) all significant deficiencies in the design or operation of internal controls which could adversely affect the registrant's ability to record, process, summarize and report financial data and have identified for the registrant's auditors any material weaknesses in internal controls; and b) any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal controls; and 6. The registrant's other certifying officers and I have indicated in this annual report whether there were significant changes in internal controls or in other factors that could significantly affect internal controls subsequent to the date of our most recent evaluation, including any corrective actions with regard to significant deficiencies and material weaknesses. Date: March 13, 2003 /S/: John Bucksbaum -------------------------------------- John Bucksbaum Chief Executive Officer 46 of 47 I, Bernard Freibaum, certify that: 1. I have reviewed this annual report on Form 10-K of General Growth Properties, Inc.; 2. Based on my knowledge, this annual report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this annual report; 3. Based on my knowledge, the financial statements, and other financial information included in this annual report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this annual report; 4. The registrant's other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant and have: a) designed such disclosure controls and procedures to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this annual report is being prepared; b) evaluated the effectiveness of the registrant's disclosure controls and procedures as of a date within 90 days prior to the filing date of this annual report (the "Evaluation Date"); and c) presented in this annual report our conclusions about the effectiveness of the disclosure controls and procedures based on our evaluation as of the Evaluation Date; 5. The registrant's other certifying officers and I have disclosed, based on our most recent evaluation, to the registrant's auditors and the audit committee of registrant's board of directors (or persons performing the equivalent function): a) all significant deficiencies in the design or operation of internal controls which could adversely affect the registrant's ability to record, process, summarize and report financial data and have identified for the registrant's auditors any material weaknesses in internal controls; and b) any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal controls; and 6. The registrant's other certifying officers and I have indicated in this annual report whether there were significant changes in internal controls or in other factors that could significantly affect internal controls subsequent to the date of our most recent evaluation, including any corrective actions with regard to significant deficiencies and material weaknesses. Date: March 13, 2003 /S/: Bernard Freibaum --------------------------------- Bernard Freibaum Executive Vice President and Chief Financial Officer 47 of 47 GENERAL GROWTH PROPERTIES, INC. INDEX TO CONSOLIDATED FINANCIAL STATEMENTS AND CONSOLIDATED FINANCIAL STATEMENT SCHEDULE The following consolidated financial statements and consolidated financial statement schedule are included in Item 8 of this Annual Report on Form 10-K: <Table> <Caption> General Growth Properties, Inc. Financial Statements Page(s) Independent Auditors' Report F-2 Independent Auditors' Report F-3 Independent Auditors' Report F-4 Report of Independent Accountants F-5 Consolidated Balance Sheets as of December 31, 2002 and 2001 F-6 Consolidated Statements of Operations and Comprehensive Income for the years ended December 31, 2002, 2001 and 2000 F-7 Consolidated Statements of Stockholders' Equity for the years ended December 31, 2002, 2001 and 2000 F-8, F-9 Consolidated Statements of Cash Flows for the years ended December 31, 2002, 2001 and 2000 F-10 Notes to Consolidated Financial Statements F-11 to F-47 Financial Statement Schedule Independent Auditors' Report F-48 Independent Auditors' Report F-49 Schedule III - Real Estate and Accumulated Depreciation F-50 </Table> All other schedules are omitted since the required information is not present or is not present in amounts sufficient to require submission of the schedule or because the information required is included in the consolidated financial statements and related notes. F-1 INDEPENDENT AUDITORS' REPORT Board of Directors and Stockholders General Growth Properties, Inc. We have audited the accompanying consolidated balance sheets of General Growth Properties, Inc. (the "Company") as of December 31, 2002 and 2001, and the related consolidated statements of operations and comprehensive income, stockholders' equity and cash flows for the years then ended. These consolidated financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on these consolidated financial statements based on our audits. We did not audit the consolidated financial statements of GGP/Homart, Inc. and GGP/Homart II L.L.C., the Company's investments in which are accounted for by use of the equity method. The Company's equity of $197,737,000 and $223,517,000 in GGP/Homart, Inc.'s net assets as of December 31, 2002 and 2001, respectively, and $23,418,000 and $21,822,000 in GGP/Homart, Inc.'s net income, respectively, for the years then ended are included in the accompanying consolidated financial statements. The Company's equity of $190,597,000 and $134,453,000 in GGP/Homart II L.L.C.'s net assets as of December 31, 2002 and 2001, respectively, and $26,421,000 and $23,995,000 in GGP/Homart II L.L.C.'s net income, respectively, for the years then ended are included in the accompanying consolidated financial statements. The consolidated financial statements of GGP/Homart, Inc. and GGP/Homart II L.L.C. were audited by other auditors whose reports have been furnished to us, and our opinion, insofar as it relates to the amounts included for such companies, is based solely on the reports of such other auditors. We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits and the reports of the other auditors provide a reasonable basis for our opinion. In our opinion, based on our audits and the reports of the other auditors, such consolidated financial statements present fairly, in all material respects, the consolidated financial position of General Growth Properties, Inc. at December 31, 2002 and 2001, and the consolidated results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America. As discussed in Note 13 to the consolidated financial statements, the Company changed its method of accounting for derivative instruments and hedging activities in 2001. Deloitte & Touche LLP Chicago, Illinois February 3, 2003 F-2 INDEPENDENT AUDITORS' REPORT The Stockholders GGP/Homart, Inc: We have audited the consolidated balance sheets of GGP/Homart, Inc. (a Delaware Corporation) and subsidiaries (the Company) as of December 31, 2002 and 2001, and the related consolidated statements of income and comprehensive income, stockholders' equity and cash flows for the years then ended (not presented separately herein). These consolidated financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on these consolidated financial statements based on our audits. We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion. In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of GGP/Homart, Inc. and subsidiaries at December 31, 2002 and 2001, and the results of their operations and their cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America. As discussed in note 2, the Company changed its method of accounting for intangible assets in 2002 and changed its method of accounting for derivative instruments and hedging activities in 2001. KPMG LLP Chicago, Illinois January 31, 2003 F-3 INDEPENDENT AUDITORS' REPORT The Members GGP/Homart II L.L.C.: We have audited the consolidated balance sheets of GGP/Homart II L.L.C. (a Delaware Limited Liability Company) and subsidiaries (the Company) as of December 31, 2002 and 2001, and the related consolidated statements of income and comprehensive income, members' capital and cash flows for the years then ended (not presented separately herein). These consolidated financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on these consolidated financial statements based on our audits. We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion. In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of GGP/Homart II L.L.C. and subsidiaries at December 31, 2002 and 2001, and the results of their operations and their cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America. As discussed in note 2, the Company changed its method of accounting for intangible assets in 2002 and changed its method of accounting for derivative instruments and hedging activities in 2001. KPMG LLP Chicago, Illinois January 31, 2003 F-4 REPORT OF INDEPENDENT ACCOUNTANTS To the Board of Directors and Stockholders of General Growth Properties, Inc. In our opinion, the consolidated statement of operations and comprehensive income, of stockholders' equity and of cash flows for the year ended December 31, 2000 present fairly, in all material respects, the results of operations and cash flows of General Growth Properties, Inc. for the year ended December 31, 2000 in conformity with accounting principles generally accepted in the United States of America. These financial statements are the responsibility of the Company's management; our responsibility is to express an opinion on these financial statements based on our audit. We conducted our audit of these statements in accordance with auditing standards generally accepted in the United States of America, which require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion. PricewaterhouseCoopers LLP Chicago, Illinois February 6, 2001 F-5 GENERAL GROWTH PROPERTIES, INC. CONSOLIDATED BALANCE SHEETS DECEMBER 31, 2002 AND 2001 (Dollars in thousands, except for per share amounts) ASSETS <Table> <Caption> DECEMBER 31, -------------------------- 2002 2001 ----------- ----------- Investment in real estate: Land $ 1,128,990 $ 649,312 Buildings and equipment 5,738,514 4,383,358 Less accumulated depreciation (798,431) (625,544) Developments in progress 90,492 57,436 ----------- ----------- Net property and equipment 6,159,565 4,464,562 Investment in and loans from Unconsolidated Real Estate Affiliates 766,519 617,861 ----------- ----------- Net investment in real estate 6,926,084 5,082,423 Cash and cash equivalents 53,640 160,755 Marketable securities 476 155,103 Tenant accounts receivable, net 126,587 93,043 Deferred expenses, net 108,694 96,656 Prepaid expenses and other assets 65,341 58,827 ----------- ----------- $ 7,280,822 $ 5,646,807 =========== =========== LIABILITIES AND STOCKHOLDERS' EQUITY Mortgage notes and other debt payable $ 4,592,311 $ 3,398,207 Distributions payable 71,389 62,368 Network discontinuance reserve 4,123 5,161 Accounts payable and accrued expenses 233,027 104,826 ----------- ----------- 4,900,850 3,570,562 Minority interests: Preferred Units 468,201 175,000 Common Units 377,746 380,359 ----------- ----------- 845,947 555,359 Commitments and contingencies -- -- Preferred stock: $100 par value; 5,000,000 shares authorized; 337,500 337,500 345,000 designated as PIERS (Note 1) which are convertible and carry a $1,000 liquidation value, 337,500 of which were issued and outstanding at December 31, 2002 and 2001 Stockholders' Equity: Common stock: $.10 par value; 210,000,000 shares authorized; 62,397,085 and 61,923,932 shares issued and outstanding as of December 31, 2002 and 2001, respectively 6,240 6,192 Additional paid-in capital 1,545,274 1,523,213 Retained earnings (accumulated deficit) (315,844) (328,349) Notes receivable-common stock purchase (7,772) (19,890) Unearned compensation - restricted stock (2,248) -- Accumulated other comprehensive income (loss) (29,125) 2,220 ----------- ----------- Total stockholders' equity 1,196,525 1,183,386 ----------- ----------- $ 7,280,822 $ 5,646,807 =========== =========== </Table> The accompanying notes are an integral part of these consolidated financial statements. F-6 GENERAL GROWTH PROPERTIES, INC. CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME (Dollars in thousands, except for per share amounts) <Table> <Caption> YEARS ENDED DECEMBER 31, 2002 2001 2000 --------- --------- --------- Revenues: Minimum rents $ 587,245 $ 468,617 $ 439,981 Tenant recoveries 256,252 221,850 213,502 Overage rents 28,062 22,849 28,626 Fees* 88,627 77,344 7,017 Other 20,280 13,049 9,641 --------- --------- --------- Total revenues 980,466 803,709 698,767 Expenses: Real estate taxes 62,179 52,200 49,447 Property operating 294,938 234,235 168,411 Provision for doubtful accounts 3,894 3,402 2,025 General and administrative 8,720 6,006 6,351 Depreciation and amortization 180,028 145,352 119,663 Network discontinuance costs -- 66,000 -- --------- --------- --------- Total operating expenses 549,759 507,195 345,897 --------- --------- --------- Operating income 430,707 296,514 352,870 Interest income 3,689 4,655 12,452 Interest expense (218,935) (214,277) (225,101) Income allocated to minority interests (87,003) (40,792) (52,380) Equity in income of unconsolidated affiliates 82,118 63,566 50,063 --------- --------- --------- Income before gain on sales, extraordinary items, and cumulative effect of accounting change 210,576 109,666 137,904 Gain on sales 25 -- 44 --------- --------- --------- Income before extraordinary items and cumulative effect of accounting change 210,601 109,666 137,948 Extraordinary items (1,343) (14,022) -- Cumulative effect of accounting change -- (3,334) -- --------- --------- --------- Net income 209,258 92,310 137,948 Convertible Preferred Stock Dividends (24,467) (24,467) (24,467) --------- --------- --------- Net income available to common stockholders $ 184,791 $ 67,843 $ 113,481 ========= ========= ========= Earnings before extraordinary items and cumulative effect of accounting change per share-basic $ 2.99 $ 1.61 $ 2.18 ========= ========= ========= Earnings before extraordinary items and cumulative effect of accounting change per share-diluted $ 2.97 $ 1.61 $ 2.18 ========= ========= ========= Earnings per share-basic $ 2.97 $ 1.28 $ 2.18 ========= ========= ========= Earnings per share-diluted $ 2.95 $ 1.28 $ 2.18 ========= ========= ========= Net income $ 209,258 $ 92,310 $ 137,948 Other comprehensive income: Net unrealized gains (losses) on financial instruments, net of minority interest (30,774) 2,389 -- Minimum pension liability adjustment (740) -- -- Equity in unrealized gains (losses) on available-for-sale 169 1,368 177 securities of unconsolidated affiliate, net of minority interest --------- --------- --------- Comprehensive income $ 177,913 $ 96,067 $ 138,125 ========= ========= ========= </Table> * Including $52,646, $45,079 and $6,967, respectively, from Unconsolidated Real Estate Affiliates The accompanying notes are an integral part of these consolidated financial statements. F-7 GENERAL GROWTH PROPERTIES, INC. CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY (Dollars in thousands, except for per share amounts) <Table> <Caption> UNEARNED OTHER COMPENSA- COMPRE- TOTAL ADDITIONAL RETAINED EMPLOYEE TION HENSIVE STOCK- COMMON STOCK PAID-IN EARNINGS STOCK RESTRICTED GAINS/ OLDERS' SHARES AMOUNT CAPITAL (DEFICIT) LOANS STOCK (LOSSES) EQUITY ----------- --------- ---------- ----------- ---------- --------- -------- --------- Balance, December 31, 1999 51,697,425 $ 5,170 $1,199,921 $ (272,199) $ (3,420) $ (1,714) $ 927,758 Net income 137,948 137,948 Cash distributions declared ($2.06 per share) (107,367) (107,367) Convertible Preferred Stock Dividends (24,467) (24,467) RPU issuance costs (4,375) (4,375) Conversion of operating partnership units to common stock 212,050 21 5,490 5,511 Issuance of Common Stock, net of employee stock option loans 371,784 37 10,666 (6,029) 4,674 Other comprehensive gains of unconsolidated affiliate 177 177 Adjustment for minority interest in operating partnership (1,441) (1,441) ---------- --------- ---------- ----------- ---------- --------- -------- --------- Balance, December 31, 2000 52,281,259 5,228 1,210,261 (266,085) (9,449) -- (1,537) 938,418 ---------- --------- ---------- ----------- ---------- --------- -------- --------- Net income 92,310 92,310 Cash distributions declared ($2.36 per share) (130,107) (130,107) Convertible Preferred Stock Dividends (24,467) (24,467) Conversion of operating partnership units to common stock 21,212 2 575 577 Issuance of Common Stock, net of employee stock option loans 9,621,461 962 357,824 (10,441) 348,345 Other comprehensive gains 3,757 3,757 Adjustment for minority interest in operating partnership (45,447) (45,447) </Table> - ----------------- continued on next page F-8 GENERAL GROWTH PROPERTIES, INC. CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY (Dollars in thousands, except for per share amounts) <Table> <Caption> UNEARNED OTHER COMPENSA- COMPRE- TOTAL ADDITIONAL RETAINED EMPLOYEE TION HENSIVE STOCK- COMMON STOCK PAID-IN EARNINGS STOCK RESTRICTED GAINS/ OLDERS' SHARES AMOUNT CAPITAL (DEFICIT) LOANS STOCK (LOSSES) EQUITY ----------- --------- ---------- ----------- ---------- --------- -------- --------- Balance, December 31, 2001 61,923,932 $ 6,192 $1,523,213 $ (328,349) $ (19,890) $ -- $ 2,220 $1,183,386 ----------- --------- ---------- ----------- ---------- --------- -------- ---------- Net income 209,258 209,258 Cash distributions declared ($2.74 per share) (170,614) (170,614) Convertible Preferred Stock Dividends (24,467) (24,467) Conversion of operating partnership units to common stock 16,246 2 634 636 Issuance of Common Stock, net of employee stock option loans 456,907 46 19,312 12,118 31,476 Issuance costs, preferred units (1,672) (1,672) Restricted stock grant, net of recognized compensation expense (2,248) (2,248) Other comprehensive losses (31,345) (31,345) Adjustment for minority interest in operating partnership 2,115 2,115 ----------- --------- ---------- ----------- ---------- --------- -------- ---------- Balance, December 31, 2002 62,397,085 $ 6,240 $1,545,274 $ (315,844) $ (7,772) $ (2,248) $(29,125) $1,196,525 =========== ========= ========== =========== ========== ========= ======== ========== </Table> The accompanying notes are an integral part of these consolidated financial statements. F-9 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) CONSOLIDATED STATEMENTS OF CASH FLOWS (Dollars in thousands, except for per share amounts) <Table> <Caption> 2002 2001 2000 ----------- ----------- ----------- Cash flows from operating activities: Net Income $ 209,258 $ 92,310 $ 137,948 Adjustments to reconcile net income to net cash provided by operating activities: Minority interests 87,003 40,792 52,380 Extraordinary items 1,343 14,022 -- Cumulative effect of accounting change -- 3,334 -- Equity in income of unconsolidated affiliates (82,118) (63,566) (50,063) Provision for doubtful accounts 3,894 3,402 2,025 Distributions received from unconsolidated affiliates 80,177 59,403 37,523 Depreciation 172,887 128,682 111,457 Amortization 12,237 24,196 15,232 Gain on sales (25) -- (44) Net changes: Tenant accounts receivable (33,039) 15,810 (14,059) Prepaid expenses and other assets (5,926) (821) 1,550 Increase in deferred expenses (21,321) (33,595) (22,371) Network discontinuance reserve (1,038) 5,161 -- Accounts payable and accrued expenses 37,163 (82,005) 15,525 ----------- ----------- ----------- Net cash provided by (used in) operating activities 460,495 207,125 287,103 ----------- ----------- ----------- Cash flows from investing activities: Acquisition/development of real estate and improvements and additions to properties (1,006,368) (338,236) (286,734) Network and Broadband System additions -- (47,037) -- Increase in investments in unconsolidated affiliates (165,581) (23,229) (91,663) Change in notes receivable from General Growth Management, Inc. -- -- (2,406) Distributions received from unconsolidated affiliates in excess of income 50,276 101,243 23,889 Loans from unconsolidated affiliates, net 1,274 94,996 -- Net (increase) decrease in holdings of investments in marketable securities 154,627 (155,103) -- ----------- ----------- ----------- Net cash provided by (used in) investing activities (965,772) (367,366) (356,914) ----------- ----------- ----------- Cash flows from financing activities: Cash distributions paid to common stockholders (165,942) (117,585) (106,103) Cash distributions paid to holders of Common Units (52,334) (43,854) (40,333) Cash distributions paid to holders of Preferred Units (25,014) (15,663) (6,091) Payment of dividends on PIERS (24,467) (24,467) (24,467) Proceeds from sale of common stock, net of issuance costs 29,228 348,346 4,674 Proceeds from issuance of RPUs and CPUs, net of issuance costs 63,326 -- 170,625 Proceeds from issuance of mortgage notes and other debt payable 792,344 2,137,667 360,301 Principal payments on mortgage notes and other debt payable (218,449) (1,983,586) (282,301) Increase in deferred expenses (530) (7,091) (4,858) ----------- ----------- ----------- Net cash provided by (used in) financing activities 398,162 293,767 71,447 ----------- ----------- ----------- Net change in cash and cash equivalents (107,115) 133,526 1,636 Cash and cash equivalents at beginning of period 160,755 27,229 25,593 ----------- ----------- ----------- Cash and cash equivalents at end of period $ 53,640 $ 160,755 $ 27,229 =========== =========== =========== Supplemental disclosure of cash flow information: Interest paid $ 224,573 $ 211,319 $ 222,711 =========== =========== =========== Interest capitalized $ 5,195 $ 16,272 $ 17,709 =========== =========== =========== Non-cash investing and financing activities: Common stock issued in exchange for Operating Partnership Units $ 636 $ 577 $ 5,511 Notes receivable issued for exercised stock options 4,243 10,441 7,149 Assumption and conversion of long-term debt, notes and other equity securities in conjunction with acquisition of property 812,293 8,207 77,657 Operating Partnership Units and common stock issued as consideration for purchase of real estate 41,131 -- 215 Distributions payable 71,389 62,368 47,509 Acquisition of GGMI -- 66,079 -- </Table> The accompanying notes are an integral part of these consolidated financial statements. F-10 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) NOTE 1 ORGANIZATION GENERAL General Growth Properties, Inc., a Delaware corporation ("General Growth"), was formed in 1986 to own and operate regional mall shopping centers. All references to the "Company" in these notes to Consolidated Financial Statements include General Growth and those entities owned or controlled by General Growth (including the Operating Partnership and the LLC as described below), unless the context indicates otherwise. On April 15, 1993, General Growth completed its initial public offering and a business combination involving entities under varying common ownership. Proceeds from the initial public offering were used to acquire a majority interest in GGP Limited Partnership (the "Operating Partnership") which was formed to succeed to substantially all of the interests in regional mall general partnerships owned and controlled by the Company and its original stockholders. The Company conducts substantially all of its business through the Operating Partnership. During December 2001, General Growth completed a public offering of 9,200,000 shares of Common Stock (the "2001 Offering"). General Growth received net proceeds of approximately $345,000 which was used to reduce outstanding indebtedness and increase working capital. On January 1, 2001, the Operating Partnership acquired for nominal cash consideration 100% of the common stock of General Growth Management, Inc. ("GGMI"). In connection with the acquisition, the GGMI preferred stock owned by the Operating Partnership was cancelled and approximately $40,000 of the outstanding loans owed by GGMI to the Operating Partnership were contributed to the capital of GGMI. The operations of GGMI have been fully consolidated with the Company as of and for the years ended December 31, 2002 and 2001. This transaction was accounted for as a purchase. In addition, the Operating Partnership and GGMI concurrently terminated the management contracts for the Wholly-Owned Centers (as defined below) as the management activities would thereafter be performed directly by the Company. GGMI has continued to manage, lease, and perform various other services for the Unconsolidated Centers (as defined below) and other properties owned by unaffiliated third parties. During 2001, the Company elected that GGMI be treated as a taxable REIT subsidiary (a "TRS") as permitted under the Tax Relief Extension Act of 1999. General Growth has reserved for issuance up to 1,000,000 shares of Common Stock for issuance under the Dividend Reinvestment and Stock Purchase Plan ("DRSP"). The DRSP allows, in general, participants in the plan to make purchases of Common Stock from dividends received or additional cash investments. Although the purchase price of the Common Stock is determined by the current market price, the purchases will be made without fees or commissions. General Growth has and will satisfy DRSP Common Stock purchase needs through the issuance of new shares of Common Stock or by repurchases of currently outstanding Common Stock. As of December 31, 2002, an aggregate of 88,509 shares of Common Stock have been issued under the DRSP. F-11 PREFERRED STOCK During June 1998, General Growth completed a public offering of 13,500,000 depositary shares (the "Depositary Shares"), each representing 1/40 of a share of 7.25% Preferred Income Equity Redeemable Stock, Series A, par value $100 per share ("PIERS"). The Depositary Shares are convertible at any time, at the option of the holder, into shares of Common Stock at the rate of .6297 shares of Common Stock per Depositary Share. Although no Depositary Shares had been converted at December 31, 2002, holders of approximately 1,600 Depositary Shares elected to convert to Common Stock in January 2003. On or after July 15, 2003, General Growth has the option to convert the PIERS and the Depositary Shares at the rate of .6297 shares of Common Stock per Depositary Share if the closing price of the Common Stock exceeds $45.65 per share for 20 trading days within any period of 30 consecutive trading days. In addition, the PIERS have a preference on liquidation of General Growth equal to $1,000 per PIERS (equivalent to $25.00 per Depositary Share), plus accrued and unpaid dividends, if any, to the liquidation date. The PIERS and the Depositary Shares are subject to mandatory redemption by General Growth on July 15, 2008 at a price of $1,000 per PIERS, plus accrued and unpaid dividends, if any, to the redemption date. Accordingly, the PIERS have been reflected in the accompanying consolidated financial statements at such liquidation or redemption value. During 2002, other classes of preferred stock of General Growth were created to permit the future conversion of certain equity interests assumed by the Company in conjunction with the JP Realty acquisition (Note 3) into General Growth equity interests. As the conditions to allow such a conversion have not yet occurred, such additional classes of preferred stock have not been presented in the accompanying consolidated balance sheet for December 31, 2002. SHAREHOLDER RIGHTS PLAN General Growth has a shareholder rights plan pursuant to which one preferred share purchase right (a "Right") is attached to each currently outstanding or subsequently issued share of Common Stock. Prior to becoming exercisable, the Rights trade together with the Common Stock. In general, the Rights will become exercisable if a person or group acquires or announces a tender or exchange offer for 15% or more of the Common Stock. Each Right will initially entitle the holder to purchase from General Growth one one-thousandth of a share of newly-created Series A Junior Participating Preferred Stock, par value $100 per share (the "Preferred Stock"), at an exercise price of $148 per one one-thousandth of a share, subject to adjustment. In the event that a person or group acquires 15% or more of the Common Stock, each Right will entitle the holder (other than the acquirer) to purchase shares of Common Stock (or, in certain circumstances, cash or other securities) having a market value of twice the exercise price of a Right at such time. Under certain circumstances, each Right will entitle the holder (other than the acquirer) to purchase common stock of the acquirer having a market value of twice the exercise price of a Right at such time. In addition, under certain circumstances, the Board of Directors of General Growth may exchange each Right (other than those held by the acquirer) for one share of Common Stock, subject to adjustment. If the Rights become exercisable, holders of units of partnership interest in the Operating Partnership, other than General Growth, will receive the number of Rights they would have received if their units had been redeemed and the purchase price paid in Common Stock. The Rights expire on November 18, 2008, unless earlier redeemed by the General Growth Board of Directors for $0.01 per Right or such expiration date is extended. F-12 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) OPERATING PARTNERSHIP The Operating Partnership commenced operations on April 15, 1993 and as of December 31, 2002, it owned directly or indirectly 100% of fifty-seven regional shopping centers, 100% of the Victoria Ward Assets (as defined in Note 3) and 100% of the JP Realty Assets (as defined in Note 3) (collectively, the "Wholly-Owned Centers"); 50% of the common stock of GGP/Homart, Inc. ("GGP/Homart"), 50% of the membership interests in GGP/Homart II, L.L.C. ("GGP/Homart II"), 50% of the membership interests in GGP-TRS L.L.C. ("GGP/Teachers"), 51% of the common stock of GGP Ivanhoe, Inc., ("GGP Ivanhoe"), 51% of the common stock of GGP Ivanhoe III, Inc., ("GGP Ivanhoe III"), 50% of Quail Springs Mall and Town East Mall, and a 50% general partnership interest in Westlake Retail Associates, Ltd. ("Circle T") (collectively, the "Unconsolidated Real Estate Affiliates"), and a 100% common stock interest in GGMI. As of such date, GGP/Homart owned interests in twenty-two shopping centers, GGP/Homart II owned 100% of ten shopping centers, GGP/Teachers owned interests in five shopping centers, GGP Ivanhoe owned 100% of two shopping centers, GGP Ivanhoe III (through certain wholly-owned subsidiaries) owned 100% of eight shopping centers, and Circle T owned 100% of one shopping center (collectively, with Quail Springs Mall and Town East Mall, the "Unconsolidated Centers"). Together, the Wholly-Owned Centers and the Unconsolidated Centers comprise the "Company Portfolio" or the "Portfolio Centers" except for the center owned and being developed by Circle T which has been excluded from the definition of, and the operating statistics for, the Company Portfolio as it is not yet operational. During May 2000, the Operating Partnership formed GGPLP L.L.C., a Delaware limited liability company ("the LLC"), by contributing its interest in a portfolio of 44 Wholly-Owned Centers to the LLC in exchange for all of the common units of membership interest in the LLC. On May 25, 2000, a total of 700,000 redeemable preferred units of membership interest in the LLC (the "2000 RPUs") were issued to an institutional investor by the LLC, which yielded approximately $170,625 in net proceeds to the Company which were used primarily to repay unsecured debt. During April 2002, an additional 240,000 RPUs were issued by the LLC to an affiliate of the same institutional investor (the "2002 RPUs") yielding net proceeds of approximately $58,365 which were used for various development and acquisition needs. Holders of the 2000 RPUs and 2002 RPUs are entitled to receive cumulative preferential cash distributions per RPU at a per annum rate of 8.95% of the $250 liquidation preference thereof (or $5.59375 per quarter) prior to any distributions by the LLC to the Operating Partnership. Subject to certain limitations, the RPUs may be redeemed in cash by the LLC for the liquidation preference amount plus accrued and unpaid distributions and may be exchanged by the holders of the RPUs for an equivalent amount of redeemable preferred stock of General Growth. Such preferred stock provides for an equivalent 8.95% annual preferred distribution and is redeemable at the option of General Growth for cash equal to the liquidation preference amount plus accrued and unpaid distributions. The redemption right may be exercised at any time on or after May 25, 2005 with respect to the 2000 RPUs and April 23, 2007 with respect to the 2002 RPUs and the exchange right generally may be exercised at any time on or after May 25, 2010 with respect to the 2000 RPUs and April 23, 2012 with respect to the 2002 RPUs. The RPUs outstanding at December 31, 2002 and 2001 have been reflected in the accompanying consolidated financial statements as a component of minority interest-Preferred Units at the then current total liquidation preference amounts of $235,000 and $175,000, respectively. F-13 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) During May 2002, 20,000 8.25% cumulative preferred units (the "CPUs") were issued by the LLC to an independent third-party investor yielding $5,000. The holders of these CPUs are entitled to receive cumulative preferential cash distributions per CPU at a per annum rate of 8.25% of the $250 liquidation preference thereof (or $5.15625 per quarter), prior to any distributions by the LLC to the Operating Partnership. In addition and subject to certain conditions, the holders of the CPUs may, on or after June 1, 2012, elect to exchange each CPU for shares of Common Stock with a value as of the exchange closing date equal to the $250 per unit liquidation preference of such CPU plus any accrued and unpaid distributions. However, after receipt of such exchange election, General Growth may elect to fulfill such an exchange election in whole or in part in cash. The CPUs outstanding at December 31, 2002 have been included in the accompanying consolidated financial statements as a component of minority interest-Preferred Units at the then current total liquidation preference amount of $5,000. On July 10, 2002, in conjunction with the acquisition of the JP Realty Assets (Note 2), the Operating Partnership issued 1,426,393 8.5% Series B Cumulative Preferred Units of limited partnership interest in the Operating Partnership (the "Series B Preferred Units"). The holders of these Series B Preferred Units are entitled to receive cumulative preferential cash distributions per Series B Preferred Unit at a per annum rate of 8.50% of the $50 per unit liquidation preference thereof (or $1.0625 per unit per quarter), prior to any distributions by the Operating Partnership to its common unit holders. In addition and subject to certain conditions, the holders of the Series B Preferred Units may elect to exchange each Series B Preferred Unit for common units of limited partnership interest in the Operating Partnership (which are convertible to Common Stock as discussed below) with a value as of the exchange closing date equal to the $50 per unit liquidation preference of such Series B Preferred Units plus any accrued and unpaid distributions. The Series B Preferred Units outstanding at December 31, 2002 have been included in the accompanying consolidated financial statements as a component of minority interest-Preferred Units at the then current total liquidation preference amount of $71,320. On November 27, 2002, in conjunction with GGP/Homart II's acquisition of Glendale Galleria in Glendale (Los Angeles), California, the Operating Partnership issued 822,626 convertible preferred Operating Partnership units (the "Series C Preferred Units"). The Series C Preferred Units are entitled to receive cumulative preferential cash distributions per Series C Preferred Unit at a per annum rate of 7% of the $50 per unit liquidation preference thereof (or $0.8750 per unit per quarter), prior to any distributions by the Operating Partnership to its common unit holders. The Series C preferred units are convertible into approximately 667,000 common units of limited partnership interest in the Operating Partnership, based upon an initial conversion rate of .8109 common units per Series C Preferred Unit. The Series C Preferred Units outstanding at December 31, 2002 have been included in the accompanying consolidated financial statements as a component of minority interest-Preferred Units at the then current total liquidation preference amount of $41,131. F-14 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) As of December 31, 2002, the Company owned an approximate 76% general partnership interest in the Operating Partnership (excluding its preferred units of partnership interest as discussed below). The remaining approximate 24% minority interest in the Operating Partnership is held by limited partners that include trusts for the benefit of the families of the original stockholders who initially owned and controlled the Company and subsequent contributors of properties to the Company. These minority interests are represented by common units of limited partnership interest in the Operating Partnership (the "Units"). The Units can be redeemed at the option of the holders for cash or, at General Growth's election with certain restrictions, for shares of Common Stock on a one-for-one basis. The holders of the Units also share equally with General Growth's common stockholders on a per share basis in any distributions by the Operating Partnership on the basis that one Unit is equivalent to one share of Common Stock. In connection with the issuance of the Depositary Shares and in order to enable General Growth to comply with its obligations with respect to the PIERS, the Operating Partnership Agreement was amended to provide for the issuance to General Growth of preferred units of limited partnership interest (the "PIERS Preferred Units") in the Operating Partnership which have rights, preferences and other privileges, including distribution, liquidation, conversion and redemption rights, that mirror those of the PIERS. Accordingly, the Operating Partnership is required to make all required distributions on the PIERS Preferred Units prior to any distribution of cash or assets to the holders of the Units. At December 31, 2002, 100% of the PIERS Preferred Units of the Operating Partnership (337,500) were owned by General Growth. Changes in outstanding Operating Partnership Units (excluding the Preferred Units) for the three years ended December 31, 2002, are as follows: <Table> <Caption> UNITS ---------- December 31, 1999 19,798,192 Acquisition of outparcel at Greenwood Mall 7,563 Conversion to common stock (212,050) ---------- December 31, 2000 19,593,705 Conversion to common stock (21,212) ---------- December 31, 2001 19,572,493 Conversion to common stock (16,246) ---------- December 31, 2002 19,556,247 ========== </Table> BUSINESS SEGMENT INFORMATION The Financial Accounting Standards Board (the "FASB") issued Statement No. 131, "Disclosures about Segments of an Enterprise and Related Information" ("Statement 131"), in June of 1997. Statement 131 requires disclosure of certain operating and financial data with respect to separate business activities within an enterprise. The primary business of General Growth and its consolidated affiliates is the owning and operation of shopping centers. General Growth evaluates operating results and allocates resources on a property-by-property basis. General Growth does not distinguish or group its consolidated operations on a geographic basis. Accordingly, General Growth has concluded it currently has a single reportable segment for Statement 131 purposes. Further, all material operations are within the United States and no customer or tenant comprises more than 10% of consolidated revenues. F-15 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) NOTE 2 Principles of Consolidation SUMMARY OF SIGNIFICANT The accompanying consolidated financial statements ACCOUNTING include the accounts of the Company consisting of POLICIES the fifty-seven centers, the Victoria Ward Assets, the JP Realty Assets and the unconsolidated investments in GGP/Homart, GGP/Homart II, GGP/Teachers, GGP Ivanhoe, GGP Ivanhoe III, Circle T, Quail Springs Mall, and Town East Mall and, until the acquisition of its common stock by the Operating Partnership in January 2001 as discussed above, GGMI. Included in the consolidated financial statements are four joint ventures, acquired in the JP Realty acquisition (Note 3), which are partnerships with non-controlling independent joint venture partners. Income allocated to minority interests includes the share of such properties' operations (computed as the respective joint venture partner ownership percentage) applicable to such non-controlling venture partners. All significant intercompany balances and transactions have been eliminated. REVENUE RECOGNITION Minimum rent revenues are recognized on a straight-line basis over the terms of the related leases. As of December 31, 2002, approximately $62,294 has been recognized as straight-line rents receivable (representing the current net cumulative rents recognized prior to when billed and collectible as provided by the terms of the leases), all of which is included in tenant accounts receivable, net in the accompanying consolidated financial statements. Also included in consolidated minimum rents in 2002 is approximately $4,589 of accretion related to below-market leases at properties acquired as provided by SFAS 141 and 142 as defined in Note 13. Overage rents are recognized on an accrual basis once tenant sales revenues exceed contractual tenant lease thresholds. Recoveries from tenants computed as a formula related to taxes, insurance and other shopping center operating expenses are recognized as revenues in the period the applicable costs are incurred. Amounts collected from tenants to allow the termination of their leases prior to their scheduled termination dates, approximately $8,303, $7,500 and $3,892 in 2002, 2001 and 2000, respectively, have been included in minimum rents. Fee income primarily represents GGMI management and leasing fees in 2002 and 2001 due to the consolidation of GGMI and, in 2000, financing fees and other ancillary services performed by the Company for the benefit of its Unconsolidated Real Estate Affiliates. Management and leasing fees of GGMI are recognized as services are rendered. The Company provides an allowance for doubtful accounts against the portion of accounts receivable which is estimated to be uncollectible. Such allowances are reviewed periodically based upon the recovery experience of the Company. Accounts receivable in the accompanying consolidated balance sheets are shown net of an allowance for doubtful accounts of $7,817 and $5,523 as of December 31, 2002 and 2001, respectively. CASH AND CASH EQUIVALENTS The Company considers all highly liquid investments purchased with original maturities of three months or less to be cash equivalents. The cash and cash equivalents of the Company are held at two financial institutions. DEFERRED EXPENSES Deferred expenses consist principally of financing fees which are amortized over the terms of the respective agreements and leasing commissions which are amortized over the average life of the tenant leases. Deferred expenses in the accompanying consolidated balance sheets are shown at cost, net of accumulated amortization of $73,546 and $61,282 as of December 31, 2002 and 2001, respectively. F-16 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) FINANCIAL INSTRUMENTS Statement No. 107, "Disclosure about the Fair Value of Financial Instruments", ("SFAS No. 107"), issued by the FASB, requires the disclosure of the fair value of the Company's financial instruments for which it is practicable to estimate that value. SFAS No. 107 does not apply to all balance sheet items and the Company has utilized market information as available or present value techniques to estimate the amounts required to be disclosed. Since such amounts are estimates, there can be no assurance that the disclosed value of any financial instrument could be realized by immediate settlement of the instrument. The Company considers the carrying value of its cash and cash equivalents to approximate the fair value due to the short maturity of these investments. Based on borrowing rates available to the Company at the end of 2002 and 2001 for mortgage loans with similar terms and maturities, the fair value of the mortgage notes and other debts payable approximates $4,880,611 and carrying value at December 31, 2002 and 2001, respectively. In addition, the Company estimates that the fair value of its interest rate cap and swap agreements (Note 5) related to consolidated debt at December 31, 2002 and 2001 is approximately $(28,292) and $3,487, respectively. The Company purchased approximately $155,100 of marketable securities (bearing interest at a weighted average variable annual rate of 2.9% at December 31, 2001 and having a weighted average maturity of approximately 3.63 years). Such securities were classified as available-for-sale securities and were recorded at cost which approximated market value at December 31, 2001. Such securities, which were subsequently sold in May 2002 to finance certain acquisitions (Note 3), represented a portion of the commercial mortgage pass-through certificates issued in December 2001 as more fully described in Note 5. At December 31, 2002, the Company holds approximately $476 of common stock of certain former tenants who had settled their previous obligations by transferring such common stock to the Company. These equity securities have been reflected at their respective market values and were sold in February 2003 at prices approximating such assigned values. In addition, the Company has certain derivative financial instruments as described in Notes 5 and 13. ACQUISITIONS Acquisitions of properties are accounted for utilizing the purchase method (as revised by SFAS 141 and SFAS 142 - Note 13) and, accordingly, the results of operations are included in the Company's results of operations from the respective dates of acquisition. The Company has used estimates of future cash flows and other valuation techniques to allocate the purchase price of acquired property between land, buildings and improvements, equipment and other identifiable debit and credit intangibles such as lease origination costs and acquired below-market leases, respectively. The Company has included at December 31, 2002 net unamortized lease origination costs of approximately $28,434 in buildings and improvements and the net deferred credit related to acquired below-market leases of approximately $47,867 in accounts payable and accrued expenses. These identifiable debit and credit intangibles are amortized over the terms of the acquired leases. The Company has financed the acquisitions through a combination of secured and unsecured debt, issuance of Operating Partnership Units and the proceeds of the public offerings of Depositary Shares and Common Stock as described in Note 1. F-17 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) PROPERTIES Real estate assets are stated at cost. Interest and real estate taxes incurred during construction periods are capitalized and amortized on the same basis as the related assets. For redevelopment of existing operating properties, the net book value of the existing property under redevelopment plus the cost for the construction and improvements incurred in connection with the redevelopment are capitalized to the extent the capitalized costs of the property do not exceed the estimated fair value of the redeveloped property when complete. The real estate assets of the Company are reviewed for impairment whenever events or changes in circumstances indicate that the carrying value may not be recoverable. A real estate asset is considered to be impaired when the estimated future undiscounted operating cash flow is less than its carrying value. To the extent an impairment has occurred, the excess of carrying value of the asset over its estimated fair value will be charged to operations. Depreciation expense is computed using the straight-line method based upon the following estimated useful lives: <Table> <Caption> YEARS ----- Buildings and improvements 40 Equipment and fixtures 10 </Table> Construction allowances paid to tenants are capitalized and depreciated over the average lease term. Maintenance and repairs are charged to expense when incurred. Expenditures for significant betterments and improvements are capitalized. INVESTMENTS IN UNCONSOLIDATED AFFILIATES The Company accounts for its investments in unconsolidated affiliates using the equity method whereby the cost of an investment is adjusted for the Company's share of equity in net income or loss from the date of acquisition and reduced by distributions received. Generally, the operating agreements with respect to these unconsolidated affiliates (Note 4) provide that elements of assets, liabilities and funding obligations are shared in accordance with the Company's ownership percentages (50% or 51% depending on the affiliate). In addition, the Company generally shares in the profit and losses, cash flows and other matters relating to its unconsolidated affiliates in accordance with its respective ownership percentages. However, due to unpaid and accrued preferences on the GGMI preferred stock as described in Note 4, the Company was entitled to 100% of the earnings (loss) and cash flows generated by GGMI in 2000. As of January 1, 2001, GGMI has been consolidated due to the acquisition of its common stock as discussed above. In addition, the differences between the Company's carrying value of its investment in the unconsolidated affiliates and the Company's share of the underlying equity of such unconsolidated affiliates (approximately $126,054 and $130,752 at December 31, 2002 and 2001, respectively) are amortized over lives ranging from five to forty years. Further, any advances to or loans (see Note 5) from the Unconsolidated Real Estate Affiliates (loans equal approximately $102,053 and $94,996 at December 31, 2002 and 2001, respectively) have been included in the balance of the Company's investments in Unconsolidated Affiliates. F-18 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) INCOME TAXES General Growth elected to be taxed as a real estate investment ("REIT") trust under sections 856-860 of the Internal Revenue Code of 1986 (the "Code"), commencing with its taxable year beginning January 1, 1993. To qualify as a REIT, General Growth must meet a number of organizational and operational requirements, including requirements to distribute at least 90% of its ordinary taxable income and to distribute to stockholders or pay tax on 100% of capital gains and to meet certain asset and income tests. It is management's current intention to adhere to these requirements. As a REIT, General Growth will generally not be subject to corporate level Federal income tax on taxable income it distributes currently to its stockholders. If General Growth fails to qualify as a REIT in any taxable year, it will be subject to Federal income taxes at regular corporate rates (including any applicable alternative minimum tax) and may not be able to qualify as a REIT for four subsequent taxable years. Accordingly, the consolidated statements of operations do not reflect a provision for income taxes. Even if the Company qualifies for taxation as a REIT, General Growth may be subject to certain state and local taxes on its income or property, and to Federal income and excise taxes on its undistributed taxable income. However, such state and local income and other taxes have not been and are not expected to be significant. Earnings and profits, which determine the taxability of dividends to stockholders, differ from net income reported for financial reporting purposes due to differences for Federal income tax reporting purposes in, among other things, estimated useful lives, depreciable basis of properties and permanent and timing differences on the inclusion of deductability of elements of income and expense for such purposes. The allocations of the common distributions declared and paid for income tax purposes are as follows: <Table> <Caption> YEAR ENDED DECEMBER 31, 2002 2001 2000 ----- ------ ------ Ordinary Income 79.8% 76.0% 92.2% Capital Gain 0.4% --% --% Return of Capital 19.8% 24.0% 7.8% ----- ------ ------ 100.0% 100.0% 100.0% ===== ====== ====== </Table> One of the Company's subsidiaries, GGMI, is a taxable corporation and accordingly, state and Federal income taxes on its net taxable income are payable by GGMI. GGMI has recognized a benefit provided for income taxes in the amount of $2,696, $0 and $1,002 for 2002, 2001 and 2000, respectively. The net deferred tax asset (liability), net of a valuation allowance of $11,649 at December 31, 2002, was approximately $5,133 which was primarily comprised of net operating loss carryforwards which are currently scheduled to expire in subsequent years through 2021. At December 31, 2002, the Company concluded that it was more likely than not that this net deferred tax asset will be realized in future periods. F-19 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) EARNINGS PER SHARE ("EPS") Basic per share amounts are based on the weighted average of common shares outstanding of 62,181,283 for 2002, 52,844,821 for 2001 and 52,058,320 for 2000. Diluted per share amounts are based on the total number of weighted average common shares and dilutive securities outstanding of 70,851,003 for 2002, 52,906,549 for 2001 and 52,096,331 for 2000. The effect of the issuance of the PIERS is anti-dilutive with respect to the Company's calculation of diluted earnings per share for the years ended December 31, 2001 and 2000 and therefore has been excluded. In addition, 384,375, 737,693, and 1,115,516 options respectively, outstanding for such years were not included in the computation of diluted earnings per share either because the exercise price of the options was higher than the average market price of the Common Stock for the applicable periods and therefore, the effect would be anti-dilutive or because the conditions which must be satisfied prior to the issuance of any such shares were not achieved during the applicable periods. The outstanding Units have been excluded from the diluted earnings per share calculation as there would be no effect on the EPS amounts since the minority interests' share of income would also be added back to net income. The following are the reconciliations of the numerators and denominators of the basic and diluted EPS: <Table> <Caption> Years ended December 31, 2002 2001 2000 --------------------------- --------- --------- Basic + Basic + Basic Diluted Diluted Diluted --------- --------- --------- --------- Numerators: Income before extraordinary items and cumulative effect of accounting change $ 210,601 $ 210,601 $ 109,666 $ 137,948 Dividends on PIERS (24,467)(*) -- (24,467) (24,467) --------- --------- --------- --------- Income available to common stockholders before extraordinary items and cumulative effect of accounting change for basic and diluted EPS 186,134 210,601 85,199 113,481 Extraordinary items (1,343) (1,343) (14,022) -- Cumulative effect of accounting change -- -- (3,334) -- --------- --------- --------- --------- Net income available to common stockholders - for basic and diluted EPS $ 184,791 $ 209,258 $ 67,843 $ 113,481 ========= ========= ========= ========= Denominators: Weighted average common shares outstanding (in thousands) - for basic EPS 62,181 62,181 52,845 52,058 ========= Effect of dilutive securities - options (and PIERS in 2002) 8,670 62 38 --------- --------- --------- Weighted average common shares outstanding (in thousands) - for diluted EPS 70,851 52,907 52,096 ========= ========= ========= </Table> (*) In 2002, the effect of the issuance of the PIERS is dilutive and, therefore, no adjustment of net income is made as the PIERS dilution is reflected in denominator of the diluted EPS calculation. MCCRELESS MALL On January 21, 2003, the Company entered into a contract for the sale of McCreless Mall in San Antonio, Texas. The contract provides for the sale to occur no later than March 31, 2003 for aggregate consideration of $15,000 (to be paid in cash at closing). The sale, as subsequently approved by General Growth's Board of Directors, is subject to customary closing conditions and, therefore, there can be no assurance that this transaction will be completed on these or any other terms. The Company has reclassified the McCreless Mall to property-held-for-sale as of January 21, 2003 and operations of the property will subsequently be reported as discontinued operations until the sale date. F-20 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) MINORITY INTEREST Income is allocated to the limited partners (the "Minority Interest") based on their ownership percentage of the Operating Partnership. The ownership percentage is determined by dividing the numbers of Operating Partnership Units held by the Minority Interest by the total Operating Partnership Units (excluding Preferred Units) outstanding. The issuance of additional shares of Common Stock or Operating Partnership Units changes the percentage ownership of both the Minority Interest and the Company. Since a Unit is generally redeemable for cash or Common Stock at the option of the Company, it may be deemed to be equivalent to a common share. Therefore, such transactions are treated as capital transactions and result in an allocation between stockholders' equity and Minority Interest-Common Units in the accompanying consolidated balance sheets to account for the change in the ownership of the underlying equity in the Operating Partnership. COMPREHENSIVE INCOME Statement of Financial Accounting Standards No. 130, "Reporting Comprehensive Income", requires that the Company disclose comprehensive income in addition to net income. Comprehensive income is a more inclusive financial reporting methodology that encompasses net income and all other changes in equity except those resulting from investments by and distributions to equity holders. Included in comprehensive income but not net income is unrealized holding gains or losses on marketable securities classified as available-for-sale and unrealized gains or losses on financial instruments designated as cash flow hedges (Note 13). Also included in comprehensive loss of 2002 is approximately $740 representing the 2002 change in the fair value of plan assets relating to a frozen pension plan of Victoria Ward assumed by the Company upon acquisition (Note 3). In addition, one of the Company's unconsolidated affiliates received common stock of a large publicly-traded real estate company as part of a 1998 transaction. For the year ended December 31, 2000, there were holding gains on such securities of $177, net of minority interest of $67, which were recorded. During 2001, portions of the Company's holdings of the stock were sold and the cumulative previously unrealized losses for the stock sold were realized. For the year ended December 31, 2002, there were no unrealized losses as the remaining stock was sold in March 2002 and the remaining cumulative unrealized losses pertaining to such stock holdings were realized. USE OF ESTIMATES The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America requires management to make estimates and assumptions. These estimates and assumptions affect the reported amounts of assets and liabilities and the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. For example, significant estimates and assumptions have been made with respect to useful lives of assets, capitalization of development and leasing costs, recoverable amounts of receivables and deferred taxes, initial valuations and related amortization periods of deferred costs and intangibles, particularly with respect to property acquisitions. Actual results could differ from those estimates. RECLASSIFICATIONS Certain amounts in the 2001 and 2000 consolidated financial statements have been reclassified to conform to the current year presentation. F-21 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) NOTE 3 WHOLLY-OWNED PROPERTIES PROPERTY ACQUISITIONS AND DEVELOPMENTS 2002 On May 28, 2002, the Company acquired the stock of Victoria Ward, Limited, a privately held real estate corporation ("Victoria Ward"). The total acquisition price was approximately $250,000, including the assumption of approximately $50,000 of existing debt, substantially all of which was repaid immediately following the closing. The $250,000 total cash requirement was funded from the proceeds of the sale of the Company's investment in marketable securities (related to the GGP MPTC financing (Note 5)) and from available cash and cash equivalents. The principal Victoria Ward assets include 65 fee simple acres in Kakaako, central Honolulu, Hawaii, currently improved with, among other uses, an entertainment, shopping and dining district which includes Ward Entertainment Center, Ward Warehouse, Ward Village and Village Shops. In total, Victoria Ward currently has 17 properties subject to ground leases and 29 owned buildings containing in the aggregate approximately 878,000 square feet of retail space, as well as approximately 441,000 square feet of office, commercial and industrial leaseable area (collectively, the "Victoria Ward Assets"). On July 10, 2002, the Company acquired JP Realty, Inc. ("JP Realty"), a publicly- held real estate investment trust, and its operating partnership subsidiary, Price Development Company, Limited Partnership ("PDC"), by merging JP Realty and PDC with wholly-owned subsidiaries of the Company, with PDC surviving the merger and all of its subsidiaries remaining in existence. The total acquisition price was approximately $1,100,000 which included the assumption of approximately $460,000 in existing debt and approximately $116,000 of existing cumulative preferred operating partnership units in PDC (510,000 Series A 8.75% units redeemable in April 2004, 3,800,000 Series B 8.95% units redeemable in July 2004 and 320,000 Series C 8.75% units redeemable in May 2005) which has been included in minority interest-Preferred Units in the accompanying consolidated financial statements. Each unit of each series of the cumulative redeemable preferred units in PDC has a liquidation value of $25 per unit and is convertible at the option of the preferred unit holder in 2009 (2010 for the Series C Units) into 0.025 shares of a newly created series of General Growth preferred stock ($1,000 per share base liquidation preference) with payment and liquidation rights comparable to such preferred unit. Pursuant to the terms of the merger agreement, the outstanding shares of JP Realty common stock were converted into $26.10 per share of cash (approximately $431,470). Holders of common units of limited partnership interest in PDC were entitled to receive $26.10 per unit in cash or, at the election of the holder, .522 8.5% Series B Preferred Units (Note 1) per unit. Based upon the elections of such holders, 1,426,393 Series B Preferred Units were issued and the holders of the remaining common units of limited partnership interest of PDC received approximately $23,600 in cash. JP Realty owned or had an interest in 51 properties, including 18 enclosed regional mall centers (two of which were owned through controlling general partnership interests), 26 anchored community centers (two of which were owned through controlling general partnership interests), one free-standing retail property and 6 mixed-use commercial/business properties, containing an aggregate of over 15,200,000 square feet of GLA in 10 western states (collectively, the "JP Realty Assets"). The cash portion of the acquisition price was funded from the net proceeds of certain new mortgage loans, a new $350,000 acquisition loan (Note 5), and available cash and cash equivalents. F-22 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) On August 5, 2002, the Operating Partnership acquired from GGP/Homart, the Prince Kuhio Plaza in Hilo, Hawaii for approximately $39,000. Prince Kuhio Plaza, which contains approximately 504,000 square feet of GLA, was acquired by the assumption by the Operating Partnership of the allocated share of the GGP MPTC financing (Note 5) pertaining to Prince Kuhio Plaza (approximately $24,000) and the payment to GGP/Homart of $7,500 in cash and $7,500 in the form of a promissory note. Immediately following the acquisition, GGP/Homart issued a dividend of $15,000 to its two co-investors, paid in the form of $7,500 in cash to NYSCRF and the $7,500 promissory note to the Operating Partnership. Upon receipt of the promissory note as a dividend, the Operating Partnership caused the promissory note to GGP/Homart to be cancelled. On August 26, 2002, concurrent with the formation of GGP/Teachers (Note 4), the Company, through GGP/Teachers, acquired Galleria at Tyler in Riverside, California, Kenwood Towne Centre in Cincinnati, Ohio and Silver City Galleria in Taunton, Massachusetts from an institutional investor for an aggregate purchase price of approximately $477,000. Two existing non-recourse loans on Silver City Galleria, aggregating a total of $75,000 and bearing interest at a rate per annum of 7.41%, were assumed and three new non-recourse mortgage loans totaling approximately $337,000 were obtained. The new loans bear interest at a weighted average rate per annum of LIBOR (1.38% at December 31, 2002) plus 76 basis points. On September 13, 2002, the Company acquired Pecanland Mall, an enclosed regional mall in Monroe, Louisiana, for approximately $72,000. The acquisition was funded by approximately $22,000 of cash on hand and the assumption of a $50,000 existing non-recourse loan that bears interest at a rate per annum equal to the sum of 3.0% plus the greater of (i) LIBOR or (ii) 3.5%. The loan is scheduled to mature in January of 2005 (subject to a right to extend for one additional year). On December 4, 2002, the Company acquired Southland Mall, an enclosed regional mall in Hayward, California. The aggregate consideration paid was approximately $89,000. The purchase was financed with approximately $24,000 of cash on hand and a new 5-year (assuming all options to extend are exercised) $65,000 mortgage loan that bears interest at LIBOR plus 75 basis points. 2001 During April 2001, GGP-Tucson Mall, L.L.C., a wholly-owned subsidiary of the Operating Partnership ("GGP-Tucson"), agreed to advance $20,000 to an unaffiliated developer in the form of a secured promissory note (bearing interest at 8% per annum) collateralized by such developer's ownership interest in Tucson Mall, a 1.3 million square foot enclosed regional mall in Tucson, Arizona. The promissory note was payable interest only and was due on demand. GGP-Tucson had also entered into an option agreement to purchase Tucson Mall from such developer and its co-tenants in title to the property. On August 15, 2001, the promissory note was repaid in conjunction with GGP-Tucson's completion of its acquisition of Tucson Mall pursuant to the option agreement. The aggregate consideration paid by GGP-Tucson for Tucson Mall was approximately $180,000 (subject to prorations and to certain adjustments and payments to be made by GGP-Tucson). The consideration was paid in the form of cash borrowed under the Operating Partnership's revolving line of credit and an approximately $150,000 short-term floating rate acquisition loan which was scheduled to mature in December 2001 but was refinanced in December 2001. F-23 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) 2000 On March 15, 2000, St. Cloud Mall L.L.C. acquired the Crossroads Center in St. Cloud (Minneapolis), Minnesota. St. Cloud L.L.C. had previously held a $31,000 second mortgage on the property and, pursuant to a purchase option, acquired the property for a purchase price of approximately $2,000 plus the assumption of the first mortgage on the property (approximately $46,600) and the balance of the second mortgage. DEVELOPMENTS The Company has an ongoing program of renovations and expansions at its properties including significant projects currently under construction or recently completed at Alderwood Mall in Lynnwood (Seattle), Washington; Altamonte Mall in Altamonte Springs Florida; Tucson Mall in Tucson, Arizona; and Fallbrook Mall in West Hills (Los Angeles), California. During 1999, the Company formed the Circle T joint venture to develop a regional mall in Westlake (Dallas), Texas as further described in Note 4 below. As of December 31, 2002, the Company had invested approximately $17,368 in the joint venture. The Company is currently obligated to fund additional pre-development costs of approximately $699. Actual development costs are not finalized or committed but are anticipated to be funded from a construction loan that is expected to be obtained. The retail site, part of a planned community which is expected to contain a resort hotel, a golf course, luxury homes and corporate offices, is currently planned to contain up to 1.3 million square feet of tenant space with up to six anchor stores, an ice rink and a multi-screen theater. The construction project is currently anticipated to be completed in 2005. On September 23, 2002, the Company commenced construction of the Jordan Creek Town Center on a 200 acre site in West Des Moines, Iowa. As of December 31, 2002, the Company had invested approximately $30,431 in the project, including land costs. Actual development costs are estimated to be approximately $199,000, which are anticipated to be funded primarily from a construction loan expected to be obtained and from current and to-be-arranged unsecured revolving credit facilities. At completion, currently scheduled for August 2004, the regional mall is planned to contain up to two million square feet of tenant space with up to three anchor stores, a hotel and an amphitheater. The Company also owns and/or is investigating certain other potential development sites (representing a net investment of approximately $20,156), including sites in Toledo, Ohio and South Sacramento, California but there can be no assurance that development of these sites will proceed. NOTE 4 GGP/HOMART INVESTMENTS IN The Company owns 50% of the common stock UNCONSOLIDATED of GGP/Homart with the remaining ownership interest AFFILIATES held by the New York State Common Retirement Fund ("NYSCRF"). GGP/Homart has elected to be taxed as a REIT. NYSCRF has an exchange right under the GGP/Homart Stockholders Agreement, which permits it to convert its ownership interest in GGP/Homart to shares of Common Stock of General Growth. If such exchange right is exercised, the Company may alternatively satisfy such exchange in cash. F-24 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) During 2002, as further described in Note 3, GGP/Homart sold its interest in Prince Kuhio Plaza to the Company for approximately $39,000. In addition, GGP/Homart acquired on December 19, 2002, for a purchase price of approximately $50,000, the 50% interest that it did not own in The Woodlands Mall in Houston, Texas from The Woodlands Commercial Property Company, LP. An additional $50,000 mortgage loan bearing interest at a rate per annum of LIBOR plus 250 basis points was placed at the property on December 31, 2002 which is scheduled to mature in December 2006. GGP/HOMART II In November 1999, the Company, together with NYSCRF, the Company's co-investor in GGP/Homart, formed GGP/Homart II, a Delaware limited liability company which is owned equally by the Company and NYSCRF. According to the membership agreement between the venture partners, the Company and its joint venture partner share in the profits and losses, cash flows and other matters relating to GGP/Homart II in accordance with their respective ownership percentages. At the time of its formation, GGP/Homart II owned 100% interests in Stonebriar Centre in Frisco (Dallas), Texas, Altamonte Mall in Altamonte Springs (Orlando), Florida, Natick Mall in Natick (Boston), Massachusetts, and Northbrook Court in Northbrook (Chicago), Illinois which were contributed by the Company, and 100% interests in Alderwood Mall in Lynnwood (Seattle), Washington, Carolina Place in Charlotte, North Carolina, and Montclair Plaza in Los Angeles, California which were contributed by NYSCRF. Certain of these seven malls were contributed subject to existing financing ("Retained Debt") in order to balance the net equity values of the malls contributed by each of the venture partners. Such contribution arrangements between the Company and NYSCRF have the effect of the Company having an additional contingent obligation to fund any shortfalls GGP/Homart II may incur if the non-recourse debt (approximately $167,000 at December 31, 2002) related to Natick Mall is not funded by proceeds from any subsequent sales or refinancing of Natick Mall. Subsequent to its formation, GGP/Homart II made three additional acquisitions. Specifically, during March 2001, GGP/Homart II acquired a 100% ownership interest in Willowbrook Mall in Houston, Texas for a purchase price of approximately $145,000. GGP/Homart II financed the Willowbrook acquisition with a new $102,000 10-year mortgage loan bearing interest at 6.93% per annum and approximately $43,000 in financing proceeds from a new mortgage loan collateralized by the Stonebriar Center. Glendale Galleria was acquired by GGP/Homart II on November 27, 2002, for approximately $415,000. A portion of the purchase price was paid by the Operating Partnership's issuance of 822,626 convertible preferred Operating Partnership units having a liquidation preference of approximately $41,100 (Note 1). In addition, on December 30, 2002, GGP/Homart II acquired First Colony Mall, an enclosed regional mall in Sugar Land, Texas for approximately $105,000. The acquisition was funded by cash on hand and a new $67,000 mortgage loan bearing interest at a rate per annum of LIBOR plus 80 basis points with a scheduled maturity of January 2006. F-25 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) GGP/TEACHERS On August 26, 2002, the Company formed GGP/Teachers, a new joint venture owned 50% by the Company and 50% by Teachers' Retirement System of the State of Illinois ("Illinois Teachers"). Upon formation of GGP/Teachers, Clackamas Town Center in Portland, Oregon, which was 100% owned by Illinois Teachers, was contributed to GGP/Teachers. In addition, concurrent with its formation, GGP/Teachers acquired Galleria at Tyler in Riverside, California, Kenwood Towne Centre in Cincinnati, Ohio, and Silver City Galleria in Taunton, Massachusetts, as described in Note 3. The Company's share (approximately $112,000) of the equity of GGP/Teachers was funded by a portion of new unsecured loans that total $150,000 (see Note 5) and bear interest at LIBOR plus 100 basis points. According to the operating agreement between the venture partners, the Company and Illinois Teachers generally share in the profits and losses, cash flows and other matters relating to GGP/Teachers in accordance with their respective 50% ownership percentages. Also pursuant to the operating agreement, and in exchange for a reduced initial cash contribution by the Company, approximately $19,488 of debt related to the properties was deemed to be Retained Debt and therefore, solely attributable to the Company. The Company would be obligated to fund any shortfalls of any subsequent sale or refinancing proceeds of the properties against their respective loan balances to the extent of such Retained Debt. In addition, on December 19, 2002, Florence Mall in Florence, Kentucky was acquired by GGP/Teachers for a purchase price of approximately $97,000 including a new, two-year $60,000 mortgage loan that bears interest at a rate per annum of LIBOR plus 89 basis points and matures in January 2008 (assuming an exercise of both extension options). GGP IVANHOE III As of June 30, 1998, GGP Ivanhoe III acquired the U.S. Prime Property, Inc. ("USPPI") portfolio through a merger of a wholly-owned subsidiary of GGP Ivanhoe III into USPPI. The common stock of GGP Ivanhoe III is owned 51% by the Company and 49% by an affiliate of Ivanhoe Cambridge Inc. of Montreal, Quebec, Canada ("Ivanhoe"). GGP Ivanhoe III has elected to be taxed as a REIT. The properties acquired include: Landmark Mall in Alexandria, Virginia; Mayfair Mall and adjacent office buildings in Wauwatosa (Milwaukee), Wisconsin; Meadows Mall in Las Vegas, Nevada; Northgate Mall in Chattanooga, Tennessee; Oglethorpe Mall in Savannah, Georgia; and Park City Center in Lancaster, Pennsylvania. Effective as of September 28, 1999, GGP Ivanhoe III acquired Oak View Mall in Omaha, Nebraska and on December 22, 1999, Eastridge Shopping Center in San Jose, California. In conjunction with the GGP MPTC financing as defined and described in Note 5, GGP Ivanhoe III entered into an interest rate swap agreement with the Operating Partnership. The swap agreement effectively converts approximately $90,790 of GGP Ivanhoe III debt bearing interest at a weighted average fixed rate of 5.33% per annum, which was obtained in the GGP MPTC transaction, to variable rate debt bearing interest at a weighted average rate per annum of LIBOR plus 110 basis points. The swap agreement qualifies as a cash flow hedge for the Operating Partnership and a fair value hedge for GGP Ivanhoe III. F-26 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) The joint venture partner in GGP Ivanhoe III is also the Company's joint venture partner in GGP Ivanhoe (described below). The Company and Ivanhoe share in the profits and losses, cash flows and other matters relating to GGP Ivanhoe III in accordance with their respective ownership percentages except that certain major operating and capital decisions (as defined in the stockholders' agreement) require the approval of both stockholders. The stockholder's agreement further provides that any stockholder wishing to sell its stock to a third party must offer the stock to the other stockholder and, after the fifth anniversary of the stockholder agreement (July 30, 2003), each stockholder has the right to offer to sell its stock to the other stockholder. Accordingly, the Company is accounting for GGP Ivanhoe III using the equity method. GGP IVANHOE GGP Ivanhoe owns The Oaks Mall in Gainesville, Florida and Westroads Mall in Omaha, Nebraska. The Company contributed approximately $43,700 for its 51% ownership interest in GGP Ivanhoe and Ivanhoe owns the remaining 49% ownership interest. The terms of the stockholders' agreement are similar to those of GGP Ivanhoe III. As certain major decisions concerning GGP Ivanhoe must be made jointly by the Company and Ivanhoe, the Company is accounting for GGP Ivanhoe using the equity method. TOWN EAST MALL / QUAIL SPRINGS MALL The Company owns a 50% interest in Town East Mall, located in Mesquite, Texas and a 50% interest in Quail Springs Mall in Oklahoma City, Oklahoma. The Company shares in the profits and losses, cash flows and other matters relating to Town East Mall and Quail Springs Mall in accordance with its ownership percentage. CIRCLE T At December 31, 2002, the Company, through a wholly-owned subsidiary, owns a 50% general partnership interest in Westlake Retail Associates, Ltd. ("Circle T"). AIL Investment, LP, an affiliate of Hillwood Development Company, ("Hillwood") is the limited partner of Circle T. Circle T is currently developing the Circle T Ranch Mall, a regional mall in Dallas, Texas, scheduled for completion in 2005. Development costs are expected to be funded by a construction loan to be obtained by the joint venture and capital contributions by the joint venture partners. As of December 31, 2002, the Company has made contributions of approximately $17,368 to the project for pre-development costs and Hillwood has contributed approximately $11,200, mostly in the form of land costs and related predevelopments costs. GGMI At December 31, 2000, the Operating Partnership owned all of the non-voting preferred stock of GGMI representing 95% of the equity interest. Certain key current and former employees of the Operating Partnership held the remaining 5% equity interest through ownership of 100% of the common stock of GGMI, which was entitled to all voting rights in GGMI. Accordingly, the Company utilized the equity method to account for its ownership interest in GGMI. As no preferred stock dividends had been paid by GGMI, the Company had been allocated 100% of the earnings (loss) and cash flows generated by GGMI since 1996. The Operating Partnership also had advanced funds to GGMI, at interest rates ranging from 8% to 14% per annum, which were scheduled to mature by 2016. The loans required payment of interest only until maturity. On January 1, 2001 the Operating Partnership acquired 100% of the common stock of GGMI as described in Note 1 and the operations of GGMI have been fully consolidated with the Company as of and for the year ended December 31, 2001 and December 31, 2002. F-27 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) SUMMARIZED FINANCIAL INFORMATION OF INVESTMENTS IN UNCONSOLIDATED REAL ESTATE AFFILIATES Following is summarized financial information for the Company's Unconsolidated Real Estate Affiliates as of December 31, 2002 and 2001 and for the years ended December 31, 2002, 2001 and 2000. <Table> <Caption> CONDENSED BALANCE SHEETS DECEMBER 31, 2002 ALL OTHER REAL ESTATE GGP/HOMART GGP/HOMART II AFFILIATES ---------- ------------- ----------- Assets: Net investment in real estate* $1,541,042 $1,950,308 $ 1,993,985 Investment in real estate joint ventures 12,520 -- -- Other assets 154,166 180,805 130,052 ---------- ---------- ----------- $1,707,728 $2,131,113 $ 2,124,037 ========== ========== =========== Liabilities and Owners' Equity: Mortgage and other notes payable $1,323,040 $1,469,137 $ 1,281,848 Accounts payable and accrued expenses 80,497 81,896 127,142 Owners' equity 304,191 580,080 715,047 ---------- ---------- ----------- $1,707,728 $2,131,113 $ 2,124,037 ========== ========== =========== </Table> <Table> <Caption> DECEMBER 31, 2001 ALL OTHER REAL ESTATE GGP/HOMART GGP/HOMART II AFFILIATES ---------- ------------- ----------- Assets: Net investment in real estate* $1,428,163 $1,411,629 $ 1,207,265 Investment in real estate joint ventures 25,604 -- -- Other assets 117,198 93,904 65,699 ---------- ---------- ----------- $1,570,965 $1,505,533 $ 1,272,964 ========== ========== =========== Liabilities and Owners' Equity: Mortgage and other notes payable $1,186,616 $ 956,576 $ 768,553 Accounts payable and accrued expenses 43,216 47,591 47,565 Owners' equity 341,133 501,366 456,846 ---------- ---------- ----------- $1,570,965 $1,505,533 $ 1,272,964 ========== ========== =========== </Table> (*) At December 31, 2002 and 2001, the net investment in real estate includes approximately $28,563 and $27,400, respectively, of assets of the Circle T joint venture which are currently categorized as developments in progress. F-28 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) <Table> <Caption> CONDENSED STATEMENTS OF OPERATIONS DECEMBER 31, 2002 ALL OTHER REAL ESTATE GGP/HOMART GGP/HOMART II AFFILIATES ---------- ------------- ----------- Revenues: Tenant rents $ 286,494 $ 210,171 $ 256,918 Operating expenses (*) 169,981 115,152 146,672 ---------- ---------- ----------- Operating income 116,513 95,019 110,246 Interest expense, net (62,424) (38,583) (44,864) Equity in net income of unconsolidated real estate affiliates 4,938 -- -- Gain on property sales 921 9 -- ---------- ---------- ----------- Net income $ 59,948 $ 56,445 $ 65,382 ========== ========== =========== </Table> <Table> <Caption> DECEMBER 31, 2001 ALL OTHER REAL ESTATE GGP/HOMART GGP/HOMART II AFFILIATES ---------- ------------- ----------- Revenues: Tenant rents $ 279,993 $ 189,280 $ 205,553 Operating expenses (*) 161,547 105,156 119,946 ---------- ---------- ----------- Operating income 118,446 84,124 85,607 Interest expense, net (74,422) (44,938) (49,792) Equity in net income of unconsolidated real estate affiliates 3,375 -- -- Gain (loss) on property sales (1,074) 65 -- ---------- ---------- ----------- Net income $ 46,325 $ 39,251 $ 35,815 ========== ========== =========== </Table> <Table> <Caption> Revenues: DECEMBER 31, 2000 ALL OTHER REAL ESTATE GGP/HOMART GGP/HOMART II AFFILIATES ---------- ------------- ----------- Revenues: Tenant rents $ 253,348 $ 146,730 $ 199,709 Operating expenses (*) 143,862 80,339 117,266 ---------- ---------- ----------- Operating income 109,486 66,391 82,443 Interest expense, net (74,447) (36,253) (53,128) Equity in net income of unconsolidated real estate affiliates 3,266 -- -- Gain (loss) on property sales (744) -- -- Income allocated to minority interest (408) -- -- ---------- ---------- ----------- Net income $ 37,153 $ 30,138 $ 29,315 ========== ========== =========== </Table> Significant accounting policies used by the Unconsolidated Real Estate Affiliates are the same as those used by the Company. (*) Includes depreciation and amortization. F-29 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) NOTE 5 MORTGAGE Mortgage notes and other debt payable have various NOTES AND OTHER maturities through 2095 (weighted average scheduled DEBT PAYABLE remaining term equal to 4.7 years at December 31, 2002) and consisted of the following: <Table> <Caption> December 31, 2002 December 31, 2001 ----------------- ----------------- Fixed-Rate debt: Mortgage notes payable $ 2,523,701 $ 2,239,511 Variable-Rate debt: Mortgage notes payable 1,472,310 951,696 Credit Facilities and bank loans 596,300 207,000 ----------------- ----------------- Total Variable-Rate debt 2,068,610 1,158,696 ----------------- ----------------- Total $ 4,592,311 $ 3,398,207 ================= ================= </Table> Land, buildings and equipment related to the mortgage notes payable with an aggregate cost of approximately $6,343,793 at December 31, 2002 have been pledged as collateral. Certain properties, including those within the portfolios collateralized by commercial mortgage-backed securities, are subject to financial performance covenants, primarily debt service coverage ratios. FIXED RATE DEBT MORTGAGE NOTES AND OTHER DEBT PAYABLE Mortgage notes and other debt payable consist primarily of fixed rate non-recourse notes collateralized by individual or groups of properties or equipment. Also included in mortgage notes and other debt payable are $100,000 of ten-year senior unsecured notes, bearing interest at a fixed rate of 7.29% per annum, which were issued by PDC in March 1998 and were assumed by the Company in conjunction with the acquisition of JP Realty (Note 2). Interest payments on these notes are due semi-annually on March 11 and September 11 of each year and principal payments of $25,000 are due annually beginning March 2005. The fixed rate notes bear interest ranging from 1.81% to 10.00% per annum (weighted average of 6.42% per annum), and require monthly payments of principal and/or interest. Certain properties are pledged as collateral for the related mortgage notes. Substantially all of the mortgage notes payable as of December 31, 2002 are non-recourse to the Company. Certain mortgage notes payable may be prepaid but are generally subject to a prepayment penalty of a yield-maintenance premium or a percentage of the loan balance. Certain loans have cross-default provisions and are cross-collateralized as part of a group of properties. Under certain cross-default provisions, a default under any mortgage notes included in a cross-defaulted package may constitute a default under all such mortgage notes and may lead to acceleration of the indebtedness due on each property within the collateral package. In general, the cross-defaulted properties are under common ownership. However, GGP Ivanhoe debt collateralized by two GGP Ivanhoe centers (totaling $125,000) is cross-defaulted and cross-collateralized with debt collateralized by eleven Wholly-Owned centers. F-30 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) VARIABLE RATE DEBT MORTGAGE NOTES AND OTHER DEBT PAYABLE Variable rate mortgage notes and other debt payable at December 31, 2002 consist primarily of approximately $852,691 of collateralized mortgage-backed securities (approximately $665,790 of which are currently subject to fixed rate interest swap agreements as described below and in Note 13), the $275,000 outstanding on the loan obtained in conjunction with the JP Realty acquisition, the $172,500 outstanding on the Company's Term Loan, the approximately $130,000 of revolving credit of PDC, the approximately $91,000 of construction loans assumed in the JP Realty acquisition, and the $150,000 in bank loans obtained in September 2002, all as described below. The remaining variable rate loans are individual notes collateralized by individual properties and equipment. The loans bear interest at a rate per annum equal to LIBOR plus 60 to 250 basis points. COMMERCIAL MORTGAGE-BACKED SECURITIES In August 1999, the Company issued $500,000 of commercial mortgage-backed securities (the "Ala Moana CMBS") collateralized by the Ala Moana Center. The securities were comprised of notes which bore interest at rates per annum ranging from LIBOR plus 50 basis points to LIBOR plus 275 basis points (weighted average equal to LIBOR plus 95 basis points), calculated and payable monthly. The notes were repaid in December 2001 with a portion of the proceeds of the GGP MPTC financing described below. In conjunction with the issuance of the Ala Moana CMBS, the Company arranged for an interest rate cap agreement, the effect of which was to limit the maximum interest rate the Company would be required to pay on the securities to 9% per annum. Payments received pursuant to the interest rate cap agreement for the year ended December 31, 2000 were approximately $77, which were reflected as a reduction in net interest expense. No amounts were received on the cap agreement in 2001. Approximately $438,000 of the proceeds from the sale of the Ala Moana CMBS was used by the Company to repay the short-term mortgage loan obtained in July 1999 to enable it to purchase the Ala Moana Center. The remainder was utilized by the Company for general working capital purposes including repayments of outstanding indebtedness under the Company's Credit Facility. F-31 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) In September 1999, the Company issued $700,229 of commercial mortgage-backed securities (the "GGP-Ivanhoe CMBS") cross-collateralized and cross-defaulted by a portfolio of nine regional malls and an office complex adjacent to one of the regional malls. The properties in the portfolio were Mayfair Mall and adjacent office buildings in Wauwatosa (Milwaukee), Wisconsin; Park City Center in Lancaster, Pennsylvania; Oglethorpe Mall in Savannah, Georgia; Landmark Mall in Alexandria, Virginia, all centers owned by GGP Ivanhoe III; and Northgate Mall in Chattanooga, Tennessee; The Boulevard Mall in Las Vegas, Nevada; Regency Square Mall in Jacksonville, Florida; Valley Plaza Shopping Center in Bakersfield, California; Northridge Fashion Center in Northridge (Los Angeles), California, all Wholly-Owned Centers. The GGP-Ivanhoe CMBS was comprised of notes which bore interest at rates per annum ranging from LIBOR plus 52 basis points to LIBOR plus 325 basis points (weighted average equal to LIBOR plus approximately 109 basis points), calculated and payable monthly. The notes were repaid in December 2001 with a portion of the proceeds of the GGP MPTC financing described below. In conjunction with the issuance of the GGP-Ivanhoe CMBS, the Company arranged for an interest rate cap agreement, the effect of which was to limit the maximum interest rate the Company would be required to pay on the securities to 9.03% per annum. Payments received pursuant to the interest rate cap agreement for the year ended December 31, 2000 were approximately $366, which were reflected as a reduction in net interest expense. No amounts were received on the cap agreement in 2001. Approximately $340,000 of the proceeds from the sale of the GGP-Ivanhoe CMBS repaid amounts collateralized by the GGP Ivanhoe III properties in the GGP-Ivanhoe CMBS Portfolio of properties and the remaining approximately $360,000 repaid amounts collateralized by Wholly-Owned properties in the GGP-Ivanhoe CMBS portfolio of properties. In early December 2001, the Operating Partnership and certain Unconsolidated Real Estate Affiliates completed the placement of $2,550,000 of non-recourse commercial mortgage pass-through certificates (the "GGP MPTC"). The GGP MPTC is collateralized by 27 malls and one office building, including 19 malls owned by certain Unconsolidated Real Estate Affiliates. The GGP MPTC is comprised of both variable rate and fixed rate notes which require monthly payments of principal and interest. The certificates represent beneficial interests in three loan groups made by three sets of borrowers (GGP/Homart-GGP/Homart II, Wholly-Owned and GGP Ivanhoe III). The original principal amount of the GGP MPTC was comprised of $1,235,000 attributed to the Operating Partnership, $900,000 to GGP/Homart and GGP/Homart II and $415,000 to GGP Ivanhoe III. The three loan groups are comprised of variable rate notes with a 36 month initial maturity (with two no cost 12-month extension options), variable rate notes with a 51 month initial maturity (with two no cost 18-month extension options) and fixed rate notes with a 5 year maturity. The 36 month variable rate notes bear interest at rates per annum ranging from LIBOR plus 60 to 235 basis points (weighted average equal to 79 basis points), the 51 month variable rate notes bear interest at rates per annum ranging from LIBOR plus 70 to 250 basis points (weighted average equal to 103 basis points) and the 5 year fixed rate notes bear interest at rates per annum ranging from approximately 5.01% to 6.18% (weighted average equal to 5.38%). The extension options with respect to the variable rate notes are subject to obtaining extensions of the interest rate protection agreements which were required to be obtained in conjunction with the GGP MPTC. The GGP MPTC yielded approximately $470,000 of net proceeds (including amounts attributed to the Unconsolidated Real Estate Affiliates) which were utilized for loan repayments and temporary investments in cash equivalents and marketable securities. On closing of the GGP MPTC financing, approximately $94,996 of such proceeds attributable to GGP/Homart and GGP/Homart II were loaned to the Operating Partnership. The loans, which were comprised of approximately $16,596 by GGP/Homart and $78,400 by GGP/Homart II, bear interest at a rate of 5.5% per annum on the remaining outstanding balance and mature on March 30, 2003. F-32 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) Concurrent with the issuance of the certificates, the Company purchased interest rate protection agreements (structured to limit the Company's exposure to interest rate fluctuations in a manner similar to the interest rate cap agreements purchased in connection with the Ala Moana and GGP-Ivanhoe CMBS), and simultaneously an equal amount of interest rate protection agreements were sold to fully offset the effect of these agreements and to recoup a substantial portion of the cost of such agreements. Further, to achieve a more desirable balance between fixed and variable rate debt, the Company entered into $666,933 of swap agreements. Approximately $575,000 of such swap agreements are with independent financial services firms and approximately $90,790 is with GGP Ivanhoe III to provide Ivanhoe with only variable rate debt (see Note 4). The notional amounts of such swap agreements decline over time to an aggregate of $25,000 at maturity of the 51 month variable rate loans (assuming both 18 month extension options are exercised). The swap agreements convert the related variable rate debt to fixed rate debt currently bearing interest at a weighted average rate of 4.85% per annum. Such swap agreements have been designated as hedges of related variable rate debt as described in Note 13. CREDIT FACILITIES The Company's $200,000 unsecured revolving Credit Facility was originally scheduled to mature on July 31, 2000. On June 23, 2000 the Company prepaid all remaining outstanding principal amounts and terminated the Credit Facility. The Credit Facility bore interest at a floating rate per annum equal to LIBOR plus 80 to 120 basis points depending upon the Company's leverage ratio. The Credit Facility was subject to financial performance covenants including debt-to-market capitalization, minimum earnings before interest, taxes, depreciation and amortization ("EBITDA") ratios and minimum equity values. As of July 31, 2000, the Company obtained a new unsecured revolving credit facility (the "Revolver") in a maximum aggregate principal amount of $135,000 (cumulatively increased to $185,000 through December 2001). The outstanding balance of the Revolver was fully repaid from a portion of the proceeds of the GGP MPTC financing described above and the Revolver was terminated. The Revolver bore interest at a floating rate per annum equal to LIBOR plus 100 to 190 basis points, depending on the Company's average leverage ratio. The Revolver was subject to financial performance covenants including debt to value and net worth ratios, EBITDA ratios and minimum equity values. In January 2001, GGMI borrowed $37,500 under a new revolving line of credit obtained by GGMI and an affiliate, which was guaranteed by General Growth and the Operating Partnership. This revolving line of credit was scheduled to mature in July 2003 but was fully repaid in December 2001 from a portion of the proceeds of the GGP MPTC financing described above and the line of credit was terminated. The interest rate per annum with respect to any borrowings varied from LIBOR plus 100 to 190 basis points depending on the Company's average leverage ratio. In conjunction with the acquisition of JP Realty, an existing $200,000 unsecured credit facility (the "PDC Credit Facility") with a balance of approximately $120,000 was assumed. The PDC Credit Facility has a principal balance of $130,000 at December 31, 2002, a scheduled maturity of July 2003 and bears interest at the option of the Company at (i) the higher of the federal funds rate plus 50 basis points or the prime rate of Bank One, NA, or (ii) LIBOR plus a spread of 85 to 145 basis points. The LIBOR spread is determined by PDC's credit rating. The PDC Credit Facility, which is expected to be repaid or extended in conjunction with the new credit facility to be obtained as discussed below, contains restrictive covenants, including limitations on the amount of outstanding secured and unsecured debt, and requires PDC to maintain certain financial ratios. F-33 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) In March 2003, the Company reached a preliminary agreement with a group of banks to establish a new revolving credit facility and term loan. The total amount to be financed is expected to be approximately $700,000, have a term of three years and provide for partial amortization of a portion of the principal balance of the term loan in the second and third years. The proceeds are anticipated to be used to repay and consolidate existing financing including amounts due on the PDC Credit Facility, the Term Loan, the JP Realty acquisition loan, and to Unconsolidated Real Estate Affiliates. INTERIM FINANCING In January 2000, the Company obtained a new $200,000 unsecured short-term bank loan. The Company's initial draw under this loan was $120,000 in January 2000 and the remaining available amounts were fully drawn at June 30, 2000. The bank loan bore interest at a rate per annum of LIBOR plus 150 basis points and was refinanced on August 1, 2000 with the Revolver and the Term Loan described below. As of July 31, 2000, the Company obtained an unsecured term loan (the "Term Loan") in a maximum principal amount of $100,000. As of September 30, 2001, the maximum principal amount of the Term Loan was increased to $255,000 and, as of such date, all amounts available under the Term Loan were fully drawn. Term Loan proceeds were used to fund ongoing redevelopment projects and repay a portion of the remaining balance of the bank loan described in the prior paragraph immediately above. During the fourth quarter of 2001, approximately $48,000 of the principal amount of the Term Loan was repaid from a portion of the 2001 Offering. The Term Loan, which is expected to be repaid or extended at or prior to its scheduled maturity of July 31, 2003 by the new credit facility discussed above, bears interest at a rate per annum of LIBOR plus 100 to 170 basis points depending on the Company's average leverage ratio. In July 2002, in conjunction with the JP Realty acquisition, the Company obtained a new $350,000 loan from a group of banks. The loan, with an outstanding principal balance of $275,000 at December 31, 2002, bears interest at a rate (as elected by the borrower) per annum equal to LIBOR plus 150 basis points and matures on July 9, 2003. The loan, which is expected to be extended or refinanced by the new credit facility discussed above, provides for periodic partial amortization of principal prior to the maturity of the loan (aggregating not less than $60,000 paid prior to the maturity date) and for additional prepayments that may be required under certain circumstances including the refinancing of certain indebtedness. During August 2002, the Company, through Victoria Ward, arranged for an aggregate of $150,000 in loans from two separate groups of banks. On August 23, 2002, the Company borrowed an initial $80,000 and, on September 19, 2002, the Company borrowed an additional $70,000. The two-year loans provide for quarterly partial amortization of principal, bear interest at a rate (as elected by the borrower) per annum of LIBOR plus 100 basis points, and require the remaining balance to be paid at maturity (unless extended, under certain conditions, for an additional six months). F-34 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) CONSTRUCTION LOAN During April 1999, the Company received $30,000 representing the initial loan draw on a $110,000 construction loan facility. The facility was collateralized by and provided financing for the RiverTown Crossings Mall development (including outparcel development) in Grandville (Grand Rapids), Michigan. The construction loan provided for periodic funding as construction and leasing continued and bore interest at a rate per annum of LIBOR plus 150 basis points. As of July 17, 2000 additional loan draws of approximately $80,000 had been made and no further amounts were available under the construction loan facility. Interest was due monthly. The loan had been scheduled to mature on June 30, 2001 and was refinanced on June 28, 2001 with a non-recourse, long-term mortgage loan. The new $130,000 non-recourse mortgage loan bears interest at 7.53% per annum and matures on July 1, 2011. In connection with the acquisition of JP Realty, the Company assumed a $47,340 construction loan of Spokane Mall Development Company Limited Partnership, and a $50,000 construction loan of Provo Mall Development Company, Ltd., for both of which PDC is the general partner. The loans, which bore interest at a rate per annum of LIBOR plus 150 basis points, were scheduled to mature in July 2003 but were replaced in February 2003 with a new long-term non-recourse mortgage loan. The new loan, allocated $53,000 to the Provo Mall and $42,000 to the Spokane Mall, is collateralized by the two malls, bears interest at a rate per annum of 4.42% and matures in February 2008. LETTERS OF CREDIT As of December 31, 2002 and 2001, the Company had outstanding letters of credit of $12,104 and $13,200, respectively, primarily in connection with special real estate assessments and insurance requirements. NOTE 6 The extraordinary items resulted from prepayment EXTRAORDINARY penalties and unamortized deferred financing costs ITEMS related to the early extinguishment, primarily through refinancings, of mortgage notes payable. In 2002, the basic and diluted per share impact of the extraordinary items was $0.02. The basic and the diluted per share impact of the extraordinary items in 2001 was $0.27. NOTE 7 RENTALS The Company receives rental income from the leasing UNDER OPERATING of retail shopping center space under operating LEASES leases. The minimum future rentals based on operating leases of Wholly-Owned Centers held as of December 31, 2002 are as follows: <Table> <Caption> YEAR AMOUNT ---- ---------- 2003 $ 533,937 2004 500,033 2005 448,899 2006 392,742 2007 345,949 Subsequent 1,315,697 </Table> Minimum future rentals do not include amounts which are payable by certain tenants based upon a percentage of their gross sales or as reimbursement of shopping center operating expenses. The tenant base includes national and regional retail chains and local retailers, and consequently, the Company's credit risk is concentrated in the retail industry. F-35 NOTE 8 GGMI TRANSACTIONS In 2000, GGMI had been contracted to provide WITH AFFILIATES management, leasing, development and construction management services for the Wholly-Owned Centers. In addition, certain shopping center advertising and payroll costs of the properties were paid by GGMI and reimbursed by the Company. Total costs included in the consolidated financial statements related to agreements between the Wholly-Owned Centers and GGMI are as follows: <Table> <Caption> YEAR ENDED DECEMBER 31, 2000 -------- Management and Leasing Fees $ 22,834 Cost Reimbursements 55,937 Development Costs 8,833 </Table> On January 1, 2001, in connection with the acquisition of the common stock of GGMI, the Company and GGMI agreed to concurrently terminate the management contracts with respect to the Wholly-Owned Centers. Since January 1, 2001, the Wholly-Owned Centers have been self-managed under the same standards and procedures in effect prior to January 1, 2001. NOTES RECEIVABLE-OFFICERS During 1998 certain officers of the Company issued to the Company an aggregate of $3,164 of promissory notes in connection with their exercise of options to purchase an aggregate of 166,000 shares of the Company's Common Stock. During 2000, the Company made aggregate advances of $7,149 in conjunction with the exercise of options to purchase an aggregate 270,000 shares of Common Stock by officers. In June 2000, a $1,120 loan was repaid by one of the officers. Also in 2000, the Company forgave approximately $150 of other notes receivable from an officer (previously reflected in prepaid expenses and other assets). During 2001, the Company made additional advances to officers of an aggregate of $10,441 in conjunction with the exercise of options to purchase an aggregate of 330,000 shares of Common Stock. In early 2002, additional advances of $4,243 were made to officers in connection with the exercise of options to acquire approximately 135,000 shares of Common Stock. As of April 30, 2002, the Company's Board of Directors decided to terminate the availability of loans to officers to exercise options on the Common Stock. In conjunction with this decision, the Company and the officers restructured the terms of the promissory notes, including the approximately $2,823 previously advanced in the form of income tax withholding payments made by the Company on behalf of such officers. Each of the officers repaid no less than 60% of the principal and 100% of the interest due under such officer's note as of April 30, 2002 and the remaining amounts, approximately $10,141 as of April 30, 2002, were represented by amended and restated promissory notes. These amended and restated, fully recourse notes are payable in monthly installments of principal and interest (at a market rate which varies monthly computed at LIBOR plus 125 basis points per annum) until fully repaid in May 2009 (or within 90 days of the officer's separation from the Company, if earlier). In October 2002, a voluntary prepayment of approximately $500 was received from one of the officers. As of December 31, 2002, the current outstanding balance under the promissory notes was $8,698, including approximately $926 relating to income tax withholding payments which have been reflected in prepaid expenses and other assets. F-36 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) NOTE 9 EMPLOYEE STOCK INCENTIVE PLAN BENEFIT AND The Company's 1993 Stock Incentive Plan provides STOCK PLANS incentives to attract and retain officers and key employees. An aggregate of 3,000,000 shares of Common Stock have been authorized for issuance under the plan. Options are granted by the Compensation Committee of the Board of Directors at an exercise price of not less than 100% of the fair market value of the Common Stock on the date of grant. The term of the option is fixed by the Compensation Committee, but no option is exercisable more than 10 years after the date of the grant. Options granted to officers and key employees are for 10-year terms and are generally exercisable in either 33 1/3% or 20% annual increments from the date of the grants. However, during 2000, 53,319 options were granted to certain employees under the Stock Incentive Plan (of which 5,000 were forfeited during 2000) with the same terms as the TSO's granted in 2000 (as described and defined below). Options granted to non-employee directors are exercisable in full commencing on the date of grant and expire on the tenth anniversary of the date of the grant. In February 2003, the Company's Board of Directors approved the adoption of the Company's 2003 Stock Incentive Plan, to replace the existing Stock Incentive Plan which, by its terms, expires in April 2003. The 2003 Stock Incentive Plan, which is subject to shareholder approval at the 2003 annual meeting, provides for the issuance of up to 3,000,000 shares of Common Stock. F-37 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) A summary of the status of options granted under the Company's 1993 Stock Incentive Plan as of December 31, 2002, 2001 and 2000 and changes during the year ended on those dates is presented below. <Table> <Caption> 2002 2001 2000 ------------------- ------------------ ------------------ WEIGHTED WEIGHTED WEIGHTED AVERAGE AVERAGE AVERAGE EXERCISE EXERCISE EXERCISE SHARES PRICE SHARES PRICE SHARES PRICE -------- -------- -------- -------- -------- -------- Outstanding at beginning of year 543,219 $ 31.92 742,319 $ 31.36 827,500 $ 29.85 Granted 204,000 $ 47.52 213,000 $ 33.97 205,319 $ 30.89 Exercised (214,016) $ 33.38 (350,000) $ 31.60 (276,500) $ 26.38 Forfeited (3,100) $ 29.97 (62,100) $ 34.07 (14,000) $ 33.97 -------- -------- -------- Outstanding at end of year 530,103 $ 37.35 543,219 $ 31.92 742,319 $ 31.36 ======== ======== ======== Exercisable at end of year 195,603 $ 32.80 217,500 $ 30.50 467,500 $ 30.64 Options available for future grants 1,292,214 1,493,114 1,644,014 Weighted average per share fair value of options granted during the year $ 3.63 $ 3.06 $ 2.62 </Table> The following table summarizes information about stock options outstanding pursuant to the 1993 Stock Incentive Plan at December 31, 2002: <Table> <Caption> OPTIONS OUTSTANDING OPTIONS EXERCISABLE - -------------------------------------------------------------------- ------------------------------- WEIGHTED AVERAGE NUMBER REMAINING WEIGHTED AVERAGE OPTIONS WEIGHTED AVERAGE RANGE OF OUTSTANDING CONTRACTUAL EXERCISE EXERCISABLE EXERCISE EXERCISE PRICES AT 12/31/02 LIFE PRICE AT 12/31/02 PRICE - --------------- ----------- ---------------- ----------------- ----------- ---------------- $27.81 - $29.97 125,519 5.2 years $28.78 85,519 $28.22 $31.75 - $33.95 185,610 7.7 years $33.55 51,110 $32.81 $36.03 - $40.74 88,974 7.2 years $38.84 48,974 $37.29 $50.03 - $51.28 130,000 9.7 years $50.03 10,000 $50.03 -------- --------- ------ ------- ------ 530,103 7.5 years $37.35 195,603 $32.80 ======== ========= ====== ======= ====== </Table> F-38 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) 1998 INCENTIVE PLAN General Growth also has an incentive stock plan entitled the 1998 Incentive Stock Plan (the "1998 Incentive Plan"). Under the 1998 Incentive Plan, stock incentive awards in the form of threshold-vesting stock options ("TSOs") are granted to employees. The exercise price of the TSOs to be granted to a participant will be the Fair Market Value ("FMV") of a share of Common Stock on the date the TSO is granted. The threshold price (the "Threshold Price") which must be achieved in order for the TSO to vest will be determined by multiplying the FMV on the date of grant by the Estimated Annual Growth Rate (currently set at 7% in the 1998 Incentive Plan) and compounding the product over a five-year period. Shares of the Common Stock must achieve and sustain the Threshold Price for at least 20 consecutive trading days at any time over the five years following the date of grant in order for the TSO to vest. All TSOs granted will have a term of 10 years but must vest within 5 years of the grant date in order to avoid forfeiture. As of December 31, 2002, increases in the price of the Common Stock since the respective grant dates has caused all TSOs granted in 1999, 2000 and 2001 to become vested, as detailed below. The aggregate number of shares of Common Stock which may be subject to TSOs issued pursuant to the 1998 Incentive Plan may not exceed 2,000,000, subject to certain customary adjustments to prevent dilution. The following is a summary of the options issued under the 1998 Incentive Plan that have been awarded as of December 31, 2002: <Table> <Caption> 2002 2001 2000 1999 --------- --------- --------- --------- Exercise price $ 40.74 $ 34.73 $ 29.97 $ 31.69 Threshold Vesting Stock Price $ 57.13 $ 48.70 $ 42.03 $ 44.44 Fair value of options on grant date $ 3.38 $ 2.21 $ 1.49 $ 1.36 Original Grant Shares 259,675 329,996 251,030 313,964 Forfeited at December 31, 2002 (25,300) (46,341) (56,242) (93,995) Vested and exchanged for cash at December 31, 2002 -- (174,461) (143,478) (144,636) Vested and exercised at December 31, 2002 -- (32,867) (30,288) (37,750) --------- --------- --------- --------- 1998 Incentive Plan TSOs outstanding at December 31, 2002 234,375 76,327 21,022 37,583 --------- --------- --------- --------- </Table> The fair value of each option grant for 2002, 2001 and 2000 for the 1993 Stock Incentive Plan and the 1998 Incentive Plan was estimated on the date of grant using the Black-Scholes option pricing model with the following assumptions: <Table> <Caption> 2002 2001 2000 --------- --------- --------- Risk-free interest rate 4.49% 4.79% 6.19% Dividend yield 6.37% 6.46% 6.86% Expected life 7.6 years 4.6 years 5.2 years Expected volatility 19.57% 19.48% 18.2% </Table> F-39 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) EMPLOYEE STOCK PURCHASE PLAN During 1999, General Growth established the General Growth Properties, Inc. Employee Stock Purchase Plan (the "ESPP") to assist eligible employees in acquiring a stock ownership interest in General Growth. A maximum of 500,000 shares of Common Stock is reserved for issuance under the ESPP. Under the ESPP, eligible employees make payroll deductions over a six-month purchase period, at which time, the amounts withheld are used to purchase shares of Common Stock at a purchase price equal to 85% of the lesser of the closing price of a share of Common Stock on the first or last trading day of the purchase period. Purchases of stock under the ESPP are made on the first business day of the next month after the close of the purchase period. As of January 6, 2003, an aggregate of 223,722 shares of Common Stock have been sold under the ESPP, including 23,258 shares for the purchase period ending December 31, 2002 which were purchased on December 31, 2002 at a price of $42.50 per share. RESTRICTED STOCK In September 2002, an officer was granted 50,000 shares of restricted Common Stock pursuant to the stock incentive plan. As the restricted stock represents an incentive for future periods, the compensation expense of approximately $2,500 will be recognized ratably over the vesting period of the Common Stock (through September 2005). STOCK OPTION PRO FORMA DATA During the second quarter of 2002, the Company elected to adopt the fair value based employee stock-based compensation expense recognition provisions of Statement of Financial Accounting Standards No. 123, "Accounting for Stock-Based Compensation" ("SFAS 123"), prospectively. The Company previously applied the intrinsic value based expense recognition provisions set forth in APB Opinion No. 25, "Accounting for Stock Issued to Employees" ("APB 25"). SFAS 123 states that the adoption of the fair value based method is a change to a preferable method of accounting. In applying APB 25 in accounting for the Stock Incentive Plan, the 1998 Incentive Plan and the Employee Stock Purchase Plan as provided by Interpretation 44 as defined and further described in Note 13, no compensation costs have been recognized in 2001 and 2000. Had compensation costs for the Company's plans been determined based on the fair value at the grant date for options granted in 2001 and 2000 in accordance with the method required by SFAS 123, the Company's net income available to common stockholders and earnings per share would have been reduced to the pro forma amounts as follows: <Table> <Caption> YEAR ENDED DECEMBER 31, 2002 2001 2000 ----------- ----------- ----------- Net income available to common stockholders As Reported $ 184,791 $ 67,843 $ 113,481 Add: stock-based compensation expense recorded for options granted 88 -- -- Deduct: stock-based compensation expense using SFAS 123 (427) (332) (400) Pro Forma $ 184,452 $ 67,511 $ 113,081 =========== =========== =========== Earnings per share - basic As Reported $ 2.97 $ 1.28 $ 2.18 Pro Forma $ 2.97 $ 1.28 $ 2.17 Earnings per share - diluted As Reported $ 2.95 $ 1.28 $ 2.18 Pro Forma $ 2.95 $ 1.28 $ 2.17 </Table> F-40 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) MANAGEMENT SAVINGS PLAN The Company sponsors the General Growth Management Savings and Employee Stock Ownership Plan (the "401(k) Plan") which permits all eligible employees to defer a portion of their compensation in accordance with the provisions of Section 401(k) of the Code. Under the 401(k) Plan, the Company may make, but is not obligated to make, contributions to match the contributions of the employees. For the years ending December 31, 2002, 2001, and 2000, the Company has elected to make matching contributions of approximately $4,196, $3,851, and 3,554 respectively. NOTE 10 On December 12, 2002, the Company declared a DISTRIBUTIONS cash distribution of $0.72 per share that was PAYABLE paid on January 31, 2003, to stockholders of record (1,762 owners of record) on January 6, 2003, totaling $44,937. Also on January 31, 2003, a distribution of $14,080 was paid to the limited partners of the Operating Partnership. Also on December 12, 2002, the Company declared the fourth quarter 2002 preferred stock dividend, for the period from October 1, 2002 through December 31, 2002, in the amount of $0.4531 per share, payable to preferred stockholders of record on January 6, 2003 and paid on January 15, 2003. As described in Note 1, such preferred stock dividend was in the same amount as the Operating Partnership's distribution to the Company of the same date with respect to the PIERS Preferred Units held by the Company. On December 10, 2001, the Company declared a cash distribution of $0.65 per share that was paid on January 31, 2002, to stockholders of record (1,481 owners of record) on January 14, 2002, totaling $40,266. Also on January 31, 2002, a distribution of $12,722 was paid to the limited partners of the Operating Partnership. Also on December 10, 2001, the Company declared the fourth quarter 2001 preferred stock dividend, for the period from October 1, 2001 through December 31, 2001, in the amount of $0.4531 per share, payable to preferred stockholders of record on January 4, 2002 and paid on January 15, 2002. As described in Note 1, such preferred stock dividend was in the same amount as the Operating Partnership's distribution to the Company of the same date with respect to the PIERS Preferred Units held by the Company. NOTE 11 During 2000 and 2001, the Company installed a NETWORK broadband wiring and routing system that DISCONTINUANCE provides tenants at the Company's properties COSTS AND OTHER with the supporting equipment (the "Broadband INTERNET System") to allow such tenants and mall INITIATIVES locations to arrange high-speed cable access to the Internet. Certain of the properties acquired subsequent to July 1, 2001 do not have such an installation. Also during 2000 and 2001, the Company had also been engaged in Network Services development activities, an effort to create for retailers a suite of broadband applications to support retail tenant operations, on-line sales, and private wide area network services to be delivered by the Broadband System. As of December 31, 2000, the Company had invested approximately $66,000 in the Broadband System and approximately $18,000 in Network Services development activities, all of which was reflected in buildings and equipment. The Company discontinued its Network Services development activities on June 29, 2001, as retailer demand for such services had not developed as anticipated. F-41 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) The discontinuance of the Network Services development activities resulted in a non-recurring, pre-tax charge to second quarter 2001 earnings of $65,000. The $65,000 charge was comprised of an approximate $11,800 reduction in the carrying value of equipment that was intended to allow tenants access to the Network Services applications and approximately $53,200 in the write-off of capitalized Network development costs as follows: approximately $17,400 in obligations to various vendors including amounts related to the termination of contracts which provide no future benefit to the Company, approximately $10,600 in private wide area network equipment that was deemed without value, approximately $25,200 in capitalized network development costs including third-party consultants, internal payroll, supplies and equipment for the design, configuration and installation costs of private wide area network equipment; various costs related to the development of Mallibu.com, a consumer Internet portal; and related consumer-direct e-commerce initiatives. In addition, the Company recognized $1,000 of net incremental discontinuance costs in the third quarter of 2001. This third quarter amount was comprised of approximately $1,366 of incremental discontinuance costs (primarily payroll and severance costs) and approximately $366 of reduction in the Network discontinuance reserve. Such reduction in the Network discontinuance reserve was primarily due to the settlement of obligations to Network Services vendors and consultants at amounts lower than originally contracted for. Minor reductions have been made in the Network discontinuance reserve in 2002 since settlement discussions are continuing with other vendors and the Company has and will continue to reduce the Network discontinuance reserve as additional settlements are agreed to (expected to be finalized in the next 12 months). The Company's investment in the Broadband System, which is comprised primarily of mall equipment and mall wiring, has been retained by the Company. The Company has, after accumulated depreciation of approximately $19,783, a net carrying investment of approximately $45,920 in the Broadband System as of December 31, 2002. This net investment has been reflected in buildings and equipment and investment in Unconsolidated Real Estate Affiliates in the accompanying consolidated financial statements. NOTE 12 In the normal course of business, from time to COMMITMENTS AND time, the Company is involved in legal actions CONTINGENCIES relating to the ownership and operations of its properties. In management's opinion, the liabilities, if any that may ultimately result from such legal actions are not expected to have a material adverse effect on the consolidated financial position, results of operations or liquidity of the Company. The Company leases land or buildings at certain properties from third parties. Rental expense including participation rent related to these leases was $1,642, $664 and $460 for the years ended December 31, 2002, 2001 and 2000, respectively. The leases generally provide for a right of first refusal in favor of the Company in the event of a proposed sale of the property by the landlord. From time to time the Company has entered into contingent agreements for the acquisition of properties. Each acquisition is subject to satisfactory completion of due diligence and, in the case of developments, completion and occupancy of the project. F-42 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) The following table aggregates the Company's expected contractual obligations and commitments subsequent to December 31, 2002: CONTRACTUAL OBLIGATIONS <Table> <Caption> 2003 2004 2005 2006 2007 SUBSEQUENT TOTAL ---------- ---------- ---------- ---------- ---------- ---------- ---------- Long-term debt $ 726,702 $ 453,459 $ 128,836 $ 973,455 $ 430,439 $1,879,420 $4,592,311 Retained debt 3,277 3,592 7,308 4,251 168,220 -- 186,648 Ground leases 2,445 2,469 2,455 2,417 2,384 89,383 101,553 ---------- ---------- ---------- ---------- ---------- ---------- ---------- TOTAL $ 732,424 $ 459,520 $ 138,599 $ 980,123 $ 601,043 $1,968,803 $4,880,512 ========== ========== ========== ========== ========== ========== ========== </Table> NOTE 13 RECENTLY ISSUED On June 1, 1998 the FASB issued Statement No. ACCOUNTING 133, "Accounting for Derivative Instruments and PRONOUNCEMENTS Hedging Activities" ("Statement 133"). Statement 133, as amended, was adopted by the Company on January 1, 2001. The Company's only hedging activities are the cash flow hedges represented by its interest rate cap and swap agreements relating to its commercial mortgage-backed securities (Note 5). These agreements either place a limit on the effective rate of interest the Company will bear on such variable rate obligations or fix the effective interest rate on such obligations to a certain rate. The Company has concluded that these agreements are highly effective in achieving its objective of eliminating its exposure to variability in cash flows relating to these variable rate obligations in any interest rate environment for loans subject to swap agreements and for loans with related cap agreements, when LIBOR rates exceed the strike rates of the agreements. However, Statement 133 also requires that the Company fair value the interest rate cap and swap agreements as of the end of each reporting period. Interest rates have declined since these agreements were obtained. In accordance with the transition provisions of Statement 133, the Company recorded at January 1, 2001 a loss to earnings of $3,334 as a cumulative-effect type transition adjustment to recognize at fair value the time-value portion of all the interest rate cap agreements that were previously designated as part of a hedging relationship. Included in the $3,334 loss is $704 relating to interest rate cap agreements held by Unconsolidated Real Estate Affiliates. The Company also recorded $112 to other comprehensive income at January 1, 2001 to reflect the then fair value of the intrinsic portion of the interest rate cap agreements. Subsequent changes in the fair value of these agreements will be reflected in current earnings and accumulated other comprehensive income. During 2002 and 2001, the Company recorded approximately $(30,774) and $2,389, respectively, of additional other comprehensive income (loss) to reflect changes in the fair value of its interest rate cap and swap agreements. In conjunction with the GGP MPTC financing (Note 5), all of the debt hedged by the Company's then existing interest rate cap agreements was refinanced. As the related fair values of the previous cap agreements were nominal on the refinancing date, these cap agreements were not terminated and any subsequent changes in the fair value of these cap agreements will be reflected in interest expense. Further, certain caps were purchased and sold in conjunction with GGP MPTC financing. These purchased and sold caps do not qualify for hedge accounting and changes in the fair values of these agreements will also be reflected in interest expense. Finally, certain interest rate swap agreements were entered into to partially fix the interest rates on a portion of the GGP MPTC financing. These swap agreements have been designated as cash flow hedges on $666,933 of the Company's consolidated variable rate debt (see also Note 5). F-43 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) In July 2001, the FASB issued Statement No. 141, "Business Combinations", ("SFAS 141") and Statement No. 142, "Goodwill and Other Intangible Assets" ("SFAS 142"). SFAS 141 requires the purchase method to be used for business combinations initiated after June 30, 2001. SFAS 142 requires that goodwill no longer be amortized to earnings, but instead reviewed for impairment, upon adoption on January 1, 2002. The implementation of the statements has resulted in the recognition upon acquisition of additional consolidated intangible assets (acquired in-place lease origination costs) and liabilities (acquired below-market leases) relating to the Company's 2002 real estate purchases of approximately $32,385 and $52,466, respectively. These intangible assets and liabilities, and similar assets and liabilities at the Unconsolidated Real Estate Affiliates, are being amortized over the terms of the acquired leases (weighted average life of approximately 6.1 and 6.4 years, respectively) which resulted in additional 2002 net income, including the Company's share of such items from its Unconsolidated Real Estate Affiliates, of approximately $1,361. In August 2001, the FASB issued Statement No. 143, "Accounting for Asset Retirement Obligations" ("SFAS 143"). SFAS 143 addresses the financial accounting and reporting for asset retirement costs and related obligations and was adopted by the Company on January 1, 2003. The Company does not believe the impact of the adoption of SFAS 143 on its current or future operations or financial results will be significant. In October 2001, the FASB issued Statement No. 144, "Accounting for the Impairment or Disposal of Long-Lived Assets" ("SFAS 144"). SFAS 144 prescribes one accounting model for long-lived assets (including discontinued operations) that are to be held or disposed of by sale, as well as addresses certain discontinued operations issues. SFAS 144 was adopted by the Company on January 1, 2002. Although the Company has identified in January 2003 the McCreless Mall in San Antonio, Texas as property held-for-sale (Note 2), the Company does not generally hold its properties for sale and has historically not had significant operations that have been accounted for as "discontinued operations". Therefore, the Company does not anticipate that SFAS 144 will have a significant impact on its current or future operations or financial results. In February 2002, the FASB announced the rescission of Statement No. 4, "Reporting Gains and Losses from Extinguishment of Debt". Generally, such rescission has the effect of suspending the treatment of debt extinguishment costs as extraordinary items. The rescission is effective for the year ended December 31, 2003. Accordingly, in the comparative statements presented in 2003, the Company will reclassify to other interest costs approximately $1,343 and $14,022 of debt extinguishment costs recorded in 2002 and 2001, respectively, that are classified under current accounting standards as extraordinary items. On November 25, 2002, the FASB published Interpretation No. 45, "Guarantor's Accounting and Disclosure Requirements for Guarantees, Including Indirect Guarantees of Indebtedness of Others" ("FIN 45"). FIN 45 prescribes the disclosures to be made by a guarantor in its interim and annual financial statements about obligations under certain guarantees it has issued. FIN 45 also reaffirms that a guarantor is required to recognize, at the inception of a guarantee, a liability for the fair value of the obligation undertaken in issuing the guarantee. The initial recognition and initial measurement provisions of FIN 45 are applicable on a prospective basis to guarantees issued or modified after December 31, 2002. The disclosure requirements of FIN 45 are effective for the Company's December 31, 2002 consolidated financial statements. As the Company does not typically issue guarantees on behalf of its unconsolidated affiliates or other third-parties, the adoption of FIN 45 is not expected to have a significant impact on the Company's financial statements or disclosures. F-44 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) In January 2003, the FASB issued Interpretation No. 46 ("FIN 46"), "Consolidation of Variable Interest Entities" ("VIEs"), to improve financial reporting of special purpose and other entities. Certain VIEs that are qualifying special purpose entities ("QSPEs") will not be required to be consolidated under the provisions of FIN 46. In addition, FIN 46 expands the disclosure requirements for the beneficiary of a significant or a majority of the variable interests to provide information regarding the nature, purpose and financial characteristics of the entities. The Company has certain special purpose entities, primarily created to facilitate the issuance of its commercial mortgage-backed securities (Note 5). Because these special purpose entities are QSPEs, which are exempted from consolidation, the Company does not believe these special purpose entities will require consolidation in its financial statements. NOTE 14 PRO FORMA FINANCIAL Due to the impact of the acquisitions made or INFORMATION (UNAUDITED) committed to during 2000, 2001 and 2002 as described in Note 3, historical results of operations may not be indicative of future results of operations. The pro forma condensed consolidated statements of operations for the year ended December 31, 2002 include adjustments for the acquisitions made during 2002 as described in Note 3 as if such transactions had occurred on January 1, 2002. The pro forma condensed consolidated statements of operations for the year ended December 31, 2001 include adjustments for the acquisitions made during 2002 as described in Note 3 plus the acquisitions made in 2001 (the acquisition of a 50% interest in Willowbrook Mall through GGP/Homart II and the Company's acquisition of 100% of Tucson Mall), as if such transactions had occurred on January 1, 2001. The pro forma condensed consolidated statements of operations for the year ended December 31, 2000 include the 2002 and 2001 acquisitions described above plus the 2000 acquisition of the Crossroads Center, all as if such transactions had occurred on January 1, 2000. The pro forma information is based upon the historical consolidated statements of operations excluding extraordinary items, cumulative effect of accounting change and gain on sale and does not purport to present what actual results would have been had the acquisitions, and related transactions, in fact, occurred at the previously mentioned dates, or to project results for any future period. F-45 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) PRO FORMA FINANCIAL INFORMATION <Table> <Caption> Year Ended December 31, 2002 2001 2000 ----------- -------------- ----------- Total revenues $ 1,094,524 $ 1,023,799 $ 924,892 Expenses: Real estate taxes 72,082 70,891 68,661 Other property operating 340,395 368,438 238,120 Depreciation and amortization 198,890 182,972 159,425 ----------- -------------- ----------- Total Expenses 611,367 622,301 466,206 Operating Income 483,157 401,498 458,686 Interest expense, net (248,817) (300,329) (331,742) Income allocated to minority interests (102,753) (58,352) (59,823) Equity in income of unconsolidated affiliates 95,572 65,430 42,408 ----------- -------------- ----------- Pro forma earnings before extraordinary items and cumulative effect of accounting change (a) 227,159 108,247 109,529 Pro forma convertible preferred stock dividends (24,467) (24,467) (24,467) ----------- -------------- ----------- Pro forma earnings before extraordinary items and cumulative effect of accounting change available to common stockholders (a) $ 202,692 $ 83,780 $ 85,062 =========== ============== =========== Pro forma earnings per share - basic (b) $ 3.26 $ 1.59 $ 1.63 =========== ============== =========== Pro forma earnings per share - diluted (b) $ 3.21 $ 1.58 $ 1.63 =========== ============== =========== </Table> (a) The pro forma adjustments include management fee and depreciation modifications and adjustments to give effect to the acquisitions activity described above and does not include extraordinary items or the 2001 cumulative effect of accounting change. (b) Pro forma basic earnings per share are based upon weighted average common shares of 62,181,283 for 2002, 52,844,821 for 2001 and 52,058,320 for 2000. Pro forma diluted per share amounts are based on the weighted average common shares and the effect of dilutive securities (stock options and, for 2002 only, PIERS) outstanding of 70,851,003 for 2002, 52,906,549 for 2001 and 52,096,331 for 2000. F-46 GENERAL GROWTH PROPERTIES, INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Dollars in thousands, except for per share amounts) NOTE 15 QUARTERLY FINANCIAL INFORMATION (UNAUDITED) <Table> <Caption> YEAR ENDED FIRST SECOND THIRD FOURTH DECEMBER 31, 2002 QUARTER QUARTER QUARTER QUARTER --------- --------- --------- --------- Total revenues $ 204,139 $ 210,590 $ 258,361 $ 307,376 Operating income 85,285 89,218 116,482 139,722 Income before extraordinary items 37,567 40,813 51,054 81,167 Net income applicable to common shares 31,418 34,696 44,467 74,210 Earnings before extraordinary items per share-basic (a) $ 0.51 $ 0.56 $ 0.72 $ 1.20 Earnings before extraordinary items per share-diluted (a) 0.51 0.56 0.72 1.14 Earnings per share - basic (a) 0.51 0.56 0.71 1.19 Earnings per share - diluted (a) 0.51 0.56 0.71 1.13 Distributions declared per share $ 0.65 $ 0.65 $ 0.72 $ 0.72 Weighted average shares outstanding (in thousands) - basic 61,979 62,137 62,244 62,361 Weighted average shares outstanding (in thousands) - diluted 62,104 62,293 62,424 71,085 </Table> <Table> <Caption> YEAR ENDED FIRST SECOND THIRD FOURTH DECEMBER 31, 2002 QUARTER QUARTER QUARTER QUARTER --------- --------- --------- --------- Total revenues $ 191,970 $ 189,542 $ 196,269 $ 225,928 Operating income 85,796 15,497 90,058 105,163 Income (loss) before extraordinary items and cumulative effect of accounting change 30,071 (17,630) 35,609 61,616 Net income (loss) applicable to common shares 20,620 (24,758) 29,239 42,742 Earnings (loss) before extraordinary items and cumulative effect of accounting change per share-basic(a) $ 0.46 $ (0.45) $ 0.56 $ 1.03 Earnings (loss) before extraordinary items and cumulative effect of accounting change per share-diluted (a) 0.46 (0.45) 0.56 1.03 Earnings (loss) per share - basic (a) 0.39 (0.47) 0.56 0.79 Earnings (loss) per share - diluted (a) 0.39 (0.47) 0.56 0.79 Distributions declared per share $ 0.53 $ 0.53 $ 0.65 $ 0.65 Weighted average shares Outstanding (in thousands) - basic 52,365 52,413 52,596 53,990 Weighted average shares Outstanding (in thousands) - diluted 52,444 52,508 52,662 54,067 </Table> (a) Earnings (loss) per share for the four quarters do not add up to the annual earnings per share due to the issuance of additional stock during the year. F-47 INDEPENDENT AUDITORS' REPORT ON FINANCIAL STATEMENT SCHEDULE Board of Directors and Stockholders General Growth Properties, Inc. We have audited the consolidated financial statements of General Growth Properties, Inc. (the "Company") as of December 31, 2002 and 2001, and for the years then ended, and have issued our report thereon dated February 3, 2003 (which expresses an unqualified opinion and includes an explanatory paragraph relating to the change in method of accounting for derivative instruments and hedging activities in 2001 described in Note 13); such financial statements and report are included elsewhere in this Form 10-K. Our audits also included the Reconciliation of Real Estate and Reconciliation of Accumulated Depreciation for the years ended December 31, 2002 and 2001 of the Company, listed in the Index to Consolidated Financial Statements and Consolidated Financial Statement Schedule on page F-1 of this Form 10-K. This financial statement schedule is the responsibility of the Company's management. Our responsibility is to express an opinion based on our audits. In our opinion, such financial statement schedule, when considered in relation to the basic consolidated financial statements taken as a whole, presents fairly in all material respects the information set forth therein. Deloitte & Touche LLP Chicago, Illinois February 3, 2003 F-48 \ REPORT OF INDEPENDENT ACCOUNTANTS ON FINANCIAL STATEMENT SCHEDULE To the Board of Directors and Stockholders of General Growth Properties, Inc. Our audit of the consolidated financial statements referred to in our report dated February 6, 2001 appearing in this Annual Report on Form 10K of General Growth Properties, Inc. also included an audit of the Reconciliation of Real Estate and Reconciliation of Accumulated Depreciation for the year ended December 31, 2000 listed in the Index to Consolidated Financial Statements and Consolidated Financial Schedule of this Form 10-K. In our opinion, based on our audit, the Reconciliation of Real Estate and Reconciliation of Accumulated Depreciation for the year ended December 31, 2000 of this financial statement schedule listed in the Index to Consolidated Financial Statements and Consolidated Financial Schedule presents fairly, in all material respects, the information set forth therein when read in conjunction with the related consolidated financial statements. PricewaterhouseCoopers LLP Chicago, Illinois February 6, 2001 F-49 GENERAL GROWTH PROPERTIES, INC. SCHEDULE III -- REAL ESTATE AND ACCUMULATED DEPRECIATION AS OF DECEMBER 31, 2002 <Table> <Caption> Col. A Col. B Col. C Col. D ------ ------ ------ ------ Costs Capitalized Subsequent Initial Cost To Acquisition --------------------------- ----------------------------- Buildings and Buildings Encumbrances Equipment and Carrying Description (a) Land (b) Equipment Costs(c) ----------- ------------- ------------- ------------- ------------- ------------- Alameda Plaza Pocatello, ID $ -- $ 740,000 $ 2,060,000 $ -- $ -- Ala Moana Center Honolulu, HI 636,189,930 336,229,260 473,770,740 8,815,518 5,685,073 Anaheim Plaza Anaheim, CA -- -- 2,058,000 -- -- Animas Valley Mall Farmington, NM -- 10,783,000 30,165,000 2,249,089 -- Apache Mall Rochester, MN 54,901,924 8,110,292 72,992,628 15,626,588 222,080 Austin Bluffs Plaza Colorado Springs, CO -- 1,080,000 3,007,000 7,000 -- Bailey Hills Plaza Eugene, OR -- 290,000 806,000 2,000 -- Baskin Robbins 17th St Idaho Falls, ID -- 60,000 168,000 -- -- Baybrook Mall Friendswood, TX 92,186,926 13,300,000 117,162,546 5,143,018 -- Bayshore Mall, Eureka, CA 33,871,426 3,004,345 27,398,907 24,969,033 2,887,090 Bellis Fair Mall, Bellingham, WA 70,996,112 7,616,458 47,040,131 10,845,328 6,122,020 Birchwood Mall, Port Huron, MI 42,801,986 1,768,935 34,574,635 13,454,946 1,980,603 Boise Plaza Boise, ID -- 465,000 1,293,000 -- -- Boise Towne Plaza Boise, ID -- 3,988,000 11,101,000 -- -- Boise Towne Square Boise, ID 81,979,000 36,452,000 101,853,000 15,057,339 -- Boulevard Mall Las Vegas, NV 99,232,297 16,490,343 148,413,086 5,418,501 -- Cache Valley Mall Logan, UT -- 6,451,000 18,422,000 427,094 -- Cache Valley Marketplace Logan, UT -- 1,500,000 1,583,000 (1,378,503) -- Capital Mall Jefferson City, MO 21,962,693 4,200,000 14,201,000 8,799,782 -- Century Mall Birmingham, AL 30,800,000 3,164,000 28,513,908 5,667,433 -- <Caption> Col. A Col. E Col. F Col. G Col. H ------ ------ ------ ------ ------ Gross Amounts at Which Carried at Close of Period ------------------------------------------- Buildings and Accumulated Date of Date Description Land Equipment Total(c)(d) Depreciation Construction Acquired ----------- ------------- ------------- ------------- ------------- ------------ -------- Alameda Plaza Pocatello, ID $ 740,000 $ 2,060,000 $ 2,800,000 $ 24,000 2002 Ala Moana Center Honolulu, HI 336,229,497 488,271,331 824,500,828 54,500,780 1999 Anaheim Plaza Anaheim, CA -- 2,058,000 2,058,000 24,000 2002 Animas Valley Mall Farmington, NM 10,814,235 32,414,089 43,228,324 573,693 2002 Apache Mall Rochester, MN 8,110,292 88,841,296 96,951,588 8,978,249 1998 Austin Bluffs Plaza Colorado Springs, CO 1,080,000 3,014,000 4,094,000 36,000 2002 Bailey Hills Plaza Eugene, OR 290,000 808,000 1,098,000 10,000 2002 Baskin Robbins 17th St Idaho Falls, ID 60,000 168,000 228,000 2,000 2002 Baybrook Mall Friendswood, TX 13,300,000 122,305,564 135,605,564 10,193,532 1999 Bayshore Mall, Eureka, CA 3,005,040 55,255,030 58,260,070 20,935,573 1986--1987 Bellis Fair Mall, Bellingham, WA 7,485,224 64,007,479 71,492,703 27,380,980 1987--1988 Birchwood Mall, Port Huron, MI 3,042,616 50,010,184 53,052,800 18,549,757 1989--1990 Boise Plaza Boise, ID 465,000 1,293,000 1,758,000 15,000 2002 Boise Towne Plaza Boise, ID 3,988,000 11,101,000 15,089,000 130,000 2002 Boise Towne Square Boise, ID 37,825,249 116,910,339 154,735,588 1,745,344 2002 Boulevard Mall Las Vegas, NV 15,908,632 153,831,587 169,740,219 18,135,268 1998 Cache Valley Mall Logan, UT 6,444,263 18,849,094 25,293,357 379,660 2002 Cache Valley Marketplace Logan, UT 1,500,000 204,497 1,704,497 -- 2002 Capital Mall Jefferson City, MO 3,912,935 23,000,782 26,913,717 5,912,087 1993 Century Mall Birmingham, AL 3,164,000 34,181,341 37,345,341 4,861,600 1997 <Caption> Col. A Col. I ------ ------ Life Upon Which Depreciation in Latest Income Statement is Description Computed ----------- ---------------- Alameda Plaza Pocatello, ID (e) Ala Moana Center Honolulu, HI (e) Anaheim Plaza Anaheim, CA (e) Animas Valley Mall Farmington, NM (e) Apache Mall Rochester, MN (e) Austin Bluffs Plaza Colorado Springs, CO (e) Bailey Hills Plaza Eugene, OR (e) Baskin Robbins 17th St Idaho Falls, ID (e) Baybrook Mall Friendswood, TX (e) Bayshore Mall, Eureka, CA (e) Bellis Fair Mall, Bellingham, WA (e) Birchwood Mall, Port Huron, MI (e) Boise Plaza Boise, ID (e) Boise Towne Plaza Boise, ID (e) Boise Towne Square Boise, ID (e) Boulevard Mall Las Vegas, NV (e) Cache Valley Mall Logan, UT (e) Cache Valley Marketplace Logan, UT (e) Capital Mall Jefferson City, MO (e) Century Mall Birmingham, AL (e) </Table> F-50 GENERAL GROWTH PROPERTIES, INC. SCHEDULE III -- REAL ESTATE AND ACCUMULATED DEPRECIATION AS OF DECEMBER 31, 2002 <Table> <Caption> Col. A Col. B Col. C Col. D ------ ------ ------ ------ Costs Capitalized Subsequent Initial Cost To Acquisition --------------------------- ----------------------------- Buildings and Buildings Encumbrances Equipment and Carrying Description (a) Land (b) Equipment Costs(c) ----------- ------------- ------------- ------------- ------------- ------------- Chapel Hills Colorado Springs, CO $ 35,669,194 $ 4,300,000 $ 34,017,000 $ 61,222,455 $ 36,805 Coastland Center Naples, FL 83,617,161 11,450,000 103,050,200 4,640,750 -- Colony Square Mall Zanesville, OH 25,600,000 1,000,000 24,500,000 16,557,741 -- Columbia Mall Columbia, MO 56,100,000 5,383,208 19,663,231 15,777,379 1,368,803 Coral Ridge Mall Coralville, IA 77,867,152 3,363,602 64,217,772 10,642,117 4,420,355 Cottonwood Mall Salt Lake City, UT -- 12,616,000 35,697,000 1,791,813 -- Cottonwood Square Salt Lake City, UT -- 1,558,000 4,339,000 2,000 -- Country Hills Plaza Ogden, UT 5,583,000 3,620,000 9,080,000 3,000 -- The Crossroads Kalamazoo, MI 43,588,822 6,800,000 61,200,000 17,541,835 233,356 Crossroads Center St Cloud, MN 61,981,631 10,851,689 72,202,847 3,589,891 260,398 Cumberland Mall Atlanta, GA 96,849,239 15,198,568 136,787,110 5,684,290 191,066 Development in Progress -- 30,637,677 58,081,977 32,410,010 -- Division Crossing Portland, OR -- 1,773,000 4,935,000 691 -- Eagle Ridge Mall Lake Wales, FL 26,800,000 7,619,865 49,560,538 7,522,171 5,678,662 Eastridge Mall Casper, WY -- 9,902,000 27,596,000 2,971,131 -- Eden Prairie Mall Eden Prairie, MN 55,000,000 465,063 19,024,047 108,593,102 9,248,013 Fallbrook Mall, West Hills, CA 46,900,000 6,117,338 10,076,520 56,509,378 5,576,332 Fort Union Plaza Salt Lake City, UT -- 141,000 3,701,000 18,000 -- Fox River Mall Appleton, WI 93,200,000 2,700,566 18,291,067 43,213,253 2,351,519 Fremont Plaza Las Vegas, NV -- -- 3,956,000 1,427 -- <Caption> Col. A Col. E Col. F Col. G Col. H ------ ------ ------ ------ ------ Gross Amounts at Which Carried at Close of Period ------------------------------------------- Buildings and Accumulated Date of Date Description Land Equipment Total(c)(d) Depreciation Construction Acquired ----------- ------------- ------------- ------------- ------------- ------------ -------- Chapel Hills Colorado Springs, CO $ 4,300,000 $ 95,276,260 $ 99,576,260 $ 20,041,560 1993 Coastland Center Naples, FL 11,450,000 107,690,950 119,140,950 11,766,231 1998 Colony Square Mall Zanesville, OH 1,243,184 41,057,741 42,300,925 15,940,429 1986 Columbia Mall Columbia, MO 5,383,208 36,809,413 42,192,621 16,372,340 1984--1985 Coral Ridge Mall Coralville, IA 3,406,770 79,280,244 82,687,014 11,510,359 1998--1999 Cottonwood Mall Salt Lake City, UT 12,700,948 37,488,813 50,189,761 639,222 2002 Cottonwood Square Salt Lake City, UT 1,558,000 4,341,000 5,899,000 51,000 2002 Country Hills Plaza Ogden, UT 3,620,000 9,083,000 12,703,000 107,000 2002 The Crossroads Kalamazoo, MI 6,800,000 78,975,191 85,775,191 7,461,561 1999 Crossroads Center St Cloud, MN 11,090,292 76,053,136 87,143,428 5,364,829 2000 Cumberland Mall Atlanta, GA 15,198,568 142,662,466 157,861,034 16,126,190 1998 Development in Progress 90,491,987 90,491,987 -- Division Crossing Portland, OR 1,773,000 4,935,691 6,708,691 58,000 2002 Eagle Ridge Mall Lake Wales, FL 7,619,865 62,761,371 70,381,236 12,487,644 1995--1996 Eastridge Mall Casper, WY 10,058,481 30,567,131 40,625,612 608,265 2002 Eden Prairie Mall Eden Prairie, MN 465,063 136,865,162 137,330,225 7,862,220 1997 Fallbrook Mall, West Hills, CA 6,127,138 72,162,230 78,289,368 30,034,540 1984 Fort Union Plaza Salt Lake City, UT 141,000 3,719,000 3,860,000 45,000 2002 Fox River Mall Appleton, WI 4,787,291 63,855,839 68,643,130 22,675,534 1983--1984 Fremont Plaza Las Vegas, NV -- 3,957,427 3,957,427 47,000 2002 <Caption> Col. A Col. I ------ ------- Life Upon Which Depreciation in Latest Income Statement is Description Computed ----------- ----------------- Chapel Hills Colorado Springs, CO (e) Coastland Center Naples, FL (e) Colony Square Mall Zanesville, OH (e) Columbia Mall Columbia, MO (e) Coral Ridge Mall Coralville, IA (e) Cottonwood Mall Salt Lake City, UT (e) Cottonwood Square Salt Lake City, UT (e) Country Hills Plaza Ogden, UT (e) The Crossroads Kalamazoo, MI (e) Crossroads Center St Cloud, MN (e) Cumberland Mall Atlanta, GA (e) Development in Progress Division Crossing Portland, OR (e) Eagle Ridge Mall Lake Wales, FL (e) Eastridge Mall Casper, WY (e) Eden Prairie Mall Eden Prairie, MN (e) Fallbrook Mall, West Hills, CA (e) Fort Union Plaza Salt Lake City, UT (e) Fox River Mall Appleton, WI (e) Fremont Plaza Las Vegas, NV (e) </Table> F-51 GENERAL GROWTH PROPERTIES, INC. SCHEDULE III -- REAL ESTATE AND ACCUMULATED DEPRECIATION AS OF DECEMBER 31, 2002 <Table> <Caption> Col. A Col. B Col. C Col. D ------ ------ ------ ------ Costs Capitalized Subsequent Initial Cost To Acquisition --------------------------- ----------------------------- Buildings and Buildings Encumbrances Equipment and Carrying Description (a) Land (b) Equipment Costs(c) ----------- ------------- ------------- ------------- ------------- ------------- Gateway Mall, Springfield, OR $ 43,042,887 $ 8,728,263 $ 34,707,170 $ 22,296,890 $ 7,704,838 Gateway Crossing Bountiful, UT -- 4,104,000 11,422,000 248,835 -- GGPLP Corp. Chicago, IL 685,579,000 -- 556,740 65,635,471 -- 110 Building Chicago, IL 26,441,209 -- 29,035,310 2,206,558 -- Grand Teton Mall Idaho Falls, ID -- 13,104,000 36,813,000 2,344,848 -- Grand Traverse Mall, Grand Traverse, MI 49,985,400 3,529,966 20,775,772 23,057,862 3,643,793 Greenwood Mall Bowling Green, KY 48,324,823 3,200,000 40,202,000 27,295,231 49,563 Halsey Crossing Gresham, OR -- -- 4,363,000 4,000 -- Knollwood Mall, St. Louis Park, MN 18,400,000 -- 9,748,047 29,770,284 3,221,522 Lakeview Square Mall Battle Creek, MI 24,763,553 3,578,619 32,209,980 16,202,825 315,112 Lansing Mall Lansing, MI 29,444,261 6,977,798 62,800,179 34,133,261 797,941 Lockport Mall, Lockport, NY 9,300,000 800,000 10,000,000 4,341,427 23,656 Mall at Sierra Vista Sierra Vista, AZ -- 4,550,000 18,658,000 885,791 -- Mall of the Bluffs, Council Bluffs, IA 42,801,986 1,860,116 24,016,343 19,032,975 2,586,107 Mall St. Vincent Shreveport, LA 18,345,186 2,640,000 23,760,000 5,168,733 -- Marketplace Champaign, IL 47,000,000 7,000,000 63,972,357 38,598,047 604,080 McCreless Mall San Antonio, TX -- 1,000,000 9,000,002 819,221 -- MEPC Acquisition Financing -- -- (1,549,401) -- -- North Plains Mall Clovis, NM -- 4,676,000 13,033,000 269,151 -- Northtown Mall Spokane, WA 84,000,000 38,445,000 107,330,000 1,769,136 -- <Caption> Col. A Col. E Col. F Col. G Col. H ------ ------ ------ ------ ------ Gross Amounts at Which Carried at Close of Period ------------------------------------------- Buildings and Accumulated Date of Date Description Land Equipment Total(c)(d) Depreciation Construction Acquired ----------- ------------- ------------- ------------- ------------- ------------ -------- F -- 51 Gateway Mall, Springfield, OR $ 8,728,263 $ 64,708,898 $ 73,437,161 $ 21,702,955 1989--1990 Gateway Crossing Bountiful, UT 4,104,000 11,670,835 15,774,835 147,000 2002 GGPLP Corp. Chicago, IL -- 66,192,211 66,192,211 28,561,893 110 Building Chicago, IL -- 31,241,868 31,241,868 3,908,266 1997 Grand Teton Mall Idaho Falls, ID 13,166,099 39,157,848 52,323,947 666,788 2002 Grand Traverse Mall, Grand Traverse, MI 3,533,745 47,477,427 51,011,172 17,648,043 1990--1991 Greenwood Mall Bowling Green, KY 3,429,185 67,546,794 70,975,979 17,076,078 1993 Halsey Crossing Gresham, OR -- 4,367,000 4,367,000 52,000 2002 Knollwood Mall, St. Louis Park, MN 7,025,606 42,739,853 49,765,459 16,980,353 1978 Lakeview Square Mall Battle Creek, MI 3,578,619 48,727,917 52,306,536 7,172,328 1996 Lansing Mall Lansing, MI 11,496,394 97,731,381 109,227,775 11,668,662 1996 Lockport Mall, Lockport, NY 800,000 14,365,083 15,165,083 6,088,182 1986 Mall at Sierra Vista Sierra Vista, AZ 4,583,087 19,543,791 24,126,878 276,926 2002 Mall of the Bluffs, Council Bluffs, IA 1,895,220 45,635,425 47,530,645 16,950,949 1985--1986 Mall St. Vincent Shreveport, LA 2,640,000 28,928,733 31,568,733 3,587,658 1998 Marketplace Champaign, IL 7,000,000 103,174,484 110,174,484 13,836,502 1997 McCreless Mall San Antonio, TX 1,000,000 9,819,223 10,819,223 1,161,428 1998 MEPC Acquisition Financing -- (1,549,401) (1,549,401) 37,157 North Plains Mall Clovis, NM 4,605,260 13,302,151 17,907,411 250,104 2002 Northtown Mall Spokane, WA 38,400,129 109,099,136 147,499,265 1,561,422 2002 <Caption> Col. A Col. I ------ ------ Life Upon Which Depreciation in Latest Income Statement is Description Computed ----------- ----------------- Gateway Mall, Springfield, OR (e) Gateway Crossing Bountiful, UT (e) GGPLP Corp. Chicago, IL (e) 110 Building Chicago, IL (e) Grand Teton Mall Idaho Falls, ID (e) Grand Traverse Mall, Grand Traverse, MI (e) Greenwood Mall Bowling Green, KY (e) Halsey Crossing Gresham, OR (e) Knollwood Mall, St. Louis Park, MN (e) Lakeview Square Mall Battle Creek, MI (e) Lansing Mall Lansing, MI (e) Lockport Mall, Lockport, NY (e) Mall at Sierra Vista Sierra Vista, AZ (e) Mall of the Bluffs, Council Bluffs, IA (e) Mall St. Vincent Shreveport, LA (e) Marketplace Champaign, IL (e) McCreless Mall San Antonio, TX (e) MEPC Acquisition Financing (e) North Plains Mall Clovis, NM (e) Northtown Mall Spokane, WA (e) </Table> F-52 GENERAL GROWTH PROPERTIES, INC. SCHEDULE III -- REAL ESTATE AND ACCUMULATED DEPRECIATION AS OF DECEMBER 31, 2002 <Table> <Caption> Col. A Col. B Col. C Col. D ------ ------ ------ ------ Costs Capitalized Subsequent Initial Cost To Acquisition --------------------------- ----------------------------- Buildings and Buildings Encumbrances Equipment and Carrying Description (a) Land (b) Equipment Costs(c) ----------- ------------- ------------- ------------- ------------- ------------- Northridge Fashion Center Northridge, CA $ 137,925,906 $ 16,618,095 $ 149,562,583 $ 26,789,074 $ 3,540,766 North Temple Shops Salt Lake City, UT -- 168,000 468,000 -- -- Oakwood Mall, Eau Claire, WI 57,069,314 3,266,669 18,281,160 21,363,628 1,711,573 Orem Plaza Center Street Orem, UT -- 1,069,000 2,974,000 4,000 -- Orem Plaza State Street Orem, UT -- 592,000 1,649,000 -- -- Park Place Tucson, AZ 99,543,369 4,996,024 44,993,177 94,964,230 13,571,940 Pecanland Mall Monroe, LA 50,000,000 7,190,000 64,710,000 5,579,892 -- Piedmont Mall, Danville, VA 29,863,011 2,000,000 38,000,000 5,339,859 20,787 Pierre Bossier Mall Bossier City, LA 39,837,602 5,280,707 47,558,468 5,043,321 -- Pine Ridge Mall Pocatello, ID -- 8,375,000 23,337,000 615,846 -- The Pines, Pine Bluff, AR 25,963,291 1,488,928 17,627,258 10,896,132 1,365,091 Plaza 800 Sparks, NV -- 1,435,000 3,995,000 -- -- Plaza 9400 Sandy, UT -- -- 9,114,000 46,000 -- Prince Kuhio Plaza Hilo, HI 23,920,724 -- 42,028,685 642,622 10,737 Provo Towne Centre Provo, UT 46,489,000 21,332,000 68,296,000 (425,549) -- Red Cliffs Mall St. George, UT -- 7,019,000 19,644,000 3,882,325 -- Red Cliffs Plaza St. George, UT -- -- 2,366,000 -- -- Regency Square Mall Jacksonville, FL 85,234,011 16,497,552 148,477,968 14,005,483 88,390 Rio West Mall, Gallup, NM 13,500,000 -- 19,500,000 5,769,988 -- River Falls Mall, Clarksville, IN -- 3,177,688 54,610,421 7,940,415 5,281,892 <Caption> Col. A Col. E Col. F Col. G Col. H ------ ------ ------ ------ ------ Gross Amounts at Which Carried at Close of Period ------------------------------------------- Buildings and Accumulated Date of Date Description Land Equipment Total(c)(d) Depreciation Construction Acquired ----------- ------------- ------------- ------------- ------------- ------------ -------- Northridge Fashion Center Northridge, CA $ 16,866,397 $ 179,892,423 $ 196,758,820 $ 19,459,549 1998 North Temple Shops Salt Lake City, UT 168,000 468,000 636,000 6,000 2002 Oakwood Mall, Eau Claire, WI 3,266,669 41,356,361 44,623,030 16,887,532 1985--1986 Orem Plaza Center Street Orem, UT 1,069,000 2,978,000 4,047,000 35,000 2002 Orem Plaza State Street Orem, UT 592,000 1,649,000 2,241,000 20,000 2002 Park Place Tucson, AZ 4,715,836 153,529,347 158,245,183 14,997,028 1996 Pecanland Mall Monroe, LA 7,553,555 70,289,892 77,843,447 684,319 2002 Piedmont Mall, Danville, VA 2,000,000 43,360,646 45,360,646 8,308,386 1995 Pierre Bossier Mall Bossier City, LA 5,283,970 52,601,789 57,885,759 5,997,179 1998 Pine Ridge Mall Pocatello, ID 8,307,482 23,952,846 32,260,328 454,720 2002 The Pines, Pine Bluff, AR 1,247,414 29,888,481 31,135,895 12,610,130 1985--1986 Plaza 800 Sparks, NV 1,435,000 3,995,000 5,430,000 47,000 2002 Plaza 9400 Sandy, UT -- 9,160,000 9,160,000 109,000 2002 Prince Kuhio Plaza Hilo, HI 7,305 42,682,044 42,689,349 4,296,889 2002 Provo Towne Centre Provo, UT 21,296,880 67,870,451 89,167,331 921,948 2002 Red Cliffs Mall St. George, UT 10,339,670 23,526,325 33,865,995 374,425 2002 Red Cliffs Plaza St. George, UT -- 2,366,000 2,366,000 28,000 2002 Regency Square Mall Jacksonville, FL 16,456,452 162,571,841 179,028,293 17,681,978 1998 Rio West Mall, Gallup, NM -- 25,269,988 25,269,988 9,498,631 1986 River Falls Mall, Clarksville, IN 3,182,305 67,832,728 71,015,033 27,312,719 1989--1990 <Caption> Col. A Col. I ------ ------ Life Upon Which Depreciation in Latest Income Statement is Description Computed ----------- ----------------- Northridge Fashion Center Northridge, CA (e) North Temple Shops Salt Lake City, UT (e) Oakwood Mall, Eau Claire, WI (e) Orem Plaza Center Street Orem, UT (e) Orem Plaza State Street Orem, UT (e) Park Place Tucson, AZ (e) Pecanland Mall Monroe, LA (e) Piedmont Mall, Danville, VA (e) Pierre Bossier Mall Bossier City, LA (e) Pine Ridge Mall Pocatello, ID (e) The Pines, Pine Bluff, AR (e) Plaza 800 Sparks, NV (e) Plaza 9400 Sandy, UT (e) Prince Kuhio Plaza Hilo, HI (e) Provo Towne Centre Provo, UT (e) Red Cliffs Mall St. George, UT (e) Red Cliffs Plaza St. George, UT (e) Regency Square Mall Jacksonville, FL (e) Rio West Mall, Gallup, NM (e) River Falls Mall, Clarksville, IN (e) </Table> F-53 GENERAL GROWTH PROPERTIES, INC. SCHEDULE III -- REAL ESTATE AND ACCUMULATED DEPRECIATION AS OF DECEMBER 31, 2002 <Table> <Caption> Col. A Col. B Col. C Col. D ------ ------ ------ ------ Costs Capitalized Subsequent Initial Cost To Acquisition --------------------------- ----------------------------- Buildings and Buildings Encumbrances Equipment and Carrying Description (a) Land (b) Equipment Costs(c) ----------- ------------- ------------- ------------- ------------- ------------- River Hills Mall, Mankato, MN $ 51,200,000 $ 3,713,529 $ 29,013,757 $ 19,403,783 $ 2,674,311 Riverlands Shopping Center LaPlace, LA -- 500,000 4,500,000 206,819 -- River Pointe Plaza West Jordan, UT -- 1,302,000 3,623,000 -- -- Riverside Plaza Provo, UT -- 2,475,000 6,890,000 1,000 -- Rivertown Crossing Grandville, MI 128,276,097 10,972,923 97,141,738 32,150,079 13,346,435 Salem Center Salem, OR 316,000 11,885,000 33,253,000 923,026 -- Silver Lake Mall Coeur d'Alene, ID -- 7,704,000 21,472,000 171,852 -- Sooner Fashion Mall, Norman, OK 20,000,000 2,700,000 24,300,000 15,941,626 -- Southlake Mall, Morrow, GA 51,300,000 6,700,000 60,406,902 11,048,456 192,535 Southland Mall Hayward, CA 65,000,000 8,904,277 80,142,961 3,392,353 -- SouthShore Mall, Aberdeen, WA -- 650,000 15,350,000 3,382,243 -- Southwest Plaza Littleton , CO 81,673,071 9,000,000 103,983,673 24,457,268 1,059,572 Spokane Valley Mall Spokane, WA 47,340,000 19,297,000 54,970,000 3,144,482 -- Spokane Valley Mall Plaza Spokane, WA -- 3,558,000 10,150,000 3,000 -- Spring Hill West Dundee, IL 87,320,492 12,400,000 111,643,525 7,245,577 -- Three Rivers Mall Kelso, WA -- 7,068,000 19,917,000 1,473,417 -- Twin Falls Crossing Twin Falls, ID -- 275,000 767,000 -- -- Tucson Mall Tucson, AZ 111,986,289 -- 181,424,484 2,725,643 -- University Crossing Orem, UT -- 3,420,000 9,526,000 360,000 -- Valley Hills, Hickory, NC 33,984,417 3,443,594 31,025,471 34,131,061 1,686,977 <Caption> Col. A Col. E Col. F Col. G Col. H ------ ------ ------ ------ ------ Gross Amounts at Which Carried at Close of Period ------------------------------------------- Buildings and Accumulated Date of Date Description Land Equipment Total(c)(d) Depreciation Construction Acquired ----------- ------------- ------------- ------------- ------------- ------------ -------- River Hills Mall, Mankato, MN $ 4,707,482 $ 51,091,851 $ 55,799,333 $ 17,938,735 1990--1991 Riverlands Shopping Center LaPlace, LA 500,000 4,706,819 5,206,819 617,656 1998 River Pointe Plaza West Jordan, UT 1,302,000 3,623,000 4,925,000 43,000 2002 Riverside Plaza Provo, UT 2,475,000 6,891,000 9,366,000 81,000 2002 Rivertown Crossing Grandville, MI 7,246,462 142,638,252 149,884,714 14,213,762 1998--1999 Salem Center Salem, OR 11,879,172 34,176,026 46,055,198 533,878 2002 Silver Lake Mall Coeur d'Alene, ID 7,612,118 21,643,852 29,255,970 397,625 2002 Sooner Fashion Mall, Norman, OK 2,580,578 40,241,626 42,822,204 5,874,115 1996 Southlake Mall, Morrow, GA 6,700,000 71,647,893 78,347,893 9,945,860 1997 Southland Mall Hayward, CA 9,103,519 83,535,314 92,638,833 293,890 2002 SouthShore Mall, Aberdeen, WA 650,000 18,732,243 19,382,243 8,483,808 1986 Southwest Plaza Littleton , CO 9,000,000 129,500,513 138,500,513 14,706,704 1998 Spokane Valley Mall Spokane, WA 19,563,621 58,114,482 77,678,103 834,341 2002 Spokane Valley Mall Plaza Spokane, WA 3,558,000 10,153,000 13,711,000 116,000 2002 Spring Hill West Dundee, IL 12,400,000 118,889,102 131,289,102 13,765,020 1998 Three Rivers Mall Kelso, WA 6,986,572 21,390,417 28,376,989 367,223 2002 Twin Falls Crossing Twin Falls, ID 275,000 767,000 1,042,000 9,000 2002 Tucson Mall Tucson, AZ -- 184,150,127 184,150,127 6,347,043 2001 University Crossing Orem, UT 3,420,000 9,886,000 13,306,000 112,000 2002 Valley Hills, Hickory, NC 5,656,275 66,843,509 72,499,784 7,766,882 1997 <Caption> Col. A Col. I ------ ------ Life Upon Which Depreciation in Latest Income Statement is Description Computed ----------- ----------------- River Hills Mall, Mankato, MN (e) Riverlands Shopping Center LaPlace, LA (e) River Pointe Plaza West Jordan, UT (e) Riverside Plaza Provo, UT (e) Rivertown Crossing Grandville, MI (e) Salem Center Salem, OR (e) Silver Lake Mall Coeur d'Alene, ID (e) Sooner Fashion Mall, Norman, OK (e) Southlake Mall, Morrow, GA (e) Southland Mall Hayward, CA (e) SouthShore Mall, Aberdeen, WA (e) Southwest Plaza Littleton , CO (e) Spokane Valley Mall Spokane, WA (e) Spokane Valley Mall Plaza Spokane, WA (e) Spring Hill West Dundee, IL (e) Three Rivers Mall Kelso, WA (e) Twin Falls Crossing Twin Falls, ID (e) Tucson Mall Tucson, AZ (e) University Crossing Orem, UT (e) Valley Hills, Hickory, NC (e) </Table> F-54 GENERAL GROWTH PROPERTIES, INC. SCHEDULE III -- REAL ESTATE AND ACCUMULATED DEPRECIATION AS OF DECEMBER 31, 2002 <Table> <Caption> Col. A Col. B Col. C Col. D ------ ------ ------ ------ Costs Capitalized Subsequent Initial Cost To Acquisition --------------------------- ----------------------------- Buildings and Buildings Encumbrances Equipment and Carrying Description (a) Land (b) Equipment Costs(c) ----------- ------------- ------------- ------------- ------------- ------------- Valley Plaza Shopping Center Bakersfield, CA $ 80,878,988 $ 12,685,151 $ 114,166,356 $ 6,576,496 $ 229,955 Victoria Ward, LTD Honolulu, HI 148,800,000 164,006,531 89,320,759 7,384,521 -- Visalia, Mall Visalia, CA -- 16,466,000 47,699,000 5,180,758 -- West Valley Mall, Tracy, CA 52,882,415 9,295,045 47,789,310 22,153,293 8,088,649 Westwood Mall Jackson, MI 20,900,000 2,658,208 23,923,869 4,907,095 -- White Mountain Mall Rock Springs, WY -- 2,335,000 6,520,000 204,631 -- Woodlands, Village Flagstaff, AZ -- 2,689,000 7,484,000 -- -- Yellowstone Square Idaho Falls, ID -- 1,057,000 2,943,000 -- -- First Security Place Boise, ID -- -- 3,531,000 (3,531,000) -- Price Business Center--Commerce Park West Valley City, UT -- 3,332,000 9,275,000 -- -- Price Business Center--Pioneer Square Salt Lake City, UT -- 3,632,000 10,180,000 68,000 -- Price Business Center--South Main Salt Lake City, UT -- 1,665,000 4,668,000 (1,000) -- Price Business Center--Timesquare Salt Lake City, UT -- 4,101,000 11,441,000 1,262,000 -- Sears--Eastbay Provo, UT -- 595,000 1,655,000 -- -- Miscellaneous Real Estate -- 1,742,000 1,586,000 (62,100) -- -------------- -------------- -------------- -------------- ------------- Grand Totals $4,592,310,795 $1,138,116,892 $4,506,288,914 $1,204,638,791 $ 118,078,397 ============== ============== ============== ============== ============= <Caption> Col. A Col. E Col. F Col. G Col. H ------ ------ ------ ------ ------ Gross Amounts at Which Carried at Close of Period ------------------------------------------- Buildings and Accumulated Date of Date Description Land Equipment Total(c)(d) Depreciation Construction Acquired ----------- ------------- ------------- ------------- ------------- ------------ -------- Valley Plaza Shopping Center Bakersfield, CA $ 12,685,151 $ 120,972,807 $ 133,657,958 $ 12,682,612 1998 Victoria Ward, LTD Honolulu, HI 163,429,824 96,705,280 260,135,104 2,516,330 2002 Visalia, Mall Visalia, CA 16,867,400 52,879,758 69,747,158 768,191 2002 West Valley Mall, Tracy, CA 10,885,507 78,031,252 88,916,759 13,868,957 1995 Westwood Mall Jackson, MI 3,571,204 28,830,964 32,402,168 4,572,523 1996 White Mountain Mall Rock Springs, WY 2,260,096 6,724,631 8,984,727 253,351 2002 Woodlands, Village Flagstaff, AZ 2,689,000 7,484,000 10,173,000 89,000 2002 Yellowstone Square Idaho Falls, ID 1,057,000 2,943,000 4,000,000 35,000 2002 First Security Place Boise, ID -- -- -- -- 2002 Price Business Center--Commerce Park West Valley City, UT 3,772,000 9,275,000 13,047,000 110,000 2002 Price Business Center--Pioneer Square Salt Lake City, UT 3,632,000 10,248,000 13,880,000 121,000 2002 Price Business Center--South Main Salt Lake City, UT 1,665,000 4,667,000 6,332,000 67,000 2002 Price Business Center--Timesquare Salt Lake City, UT 3,661,000 12,703,000 16,364,000 188,000 2002 Sears--Eastbay Provo, UT 595,000 1,655,000 2,250,000 20,000 2002 Miscellaneous Real Estate 1,743,000 1,523,900 3,266,900 40,000 2002 -------------- -------------- -------------- ------------- Grand Totals $1,128,990,314 $5,829,006,102 $6,957,996,416 $ 798,431,080 ============== ============== ============== ============= <Caption> Col. A Col. I ------ ------ Life Upon Which Depreciation in Latest Income Statement is Description Computed ----------- ----------------- Valley Plaza Shopping Center Bakersfield, CA (e) Victoria Ward, LTD Honolulu, HI (e) Visalia, Mall Visalia, CA (e) West Valley Mall, Tracy, CA (e) Westwood Mall Jackson, MI (e) White Mountain Mall Rock Springs, WY (e) Woodlands, Village Flagstaff, AZ (e) Yellowstone Square Idaho Falls, ID (e) First Security Place Boise, ID (e) Price Business Center--Commerce Park West Valley City, UT (e) Price Business Center--Pioneer Square Salt Lake City, UT (e) Price Business Center--South Main Salt Lake City, UT (e) Price Business Center--Timesquare Salt Lake City, UT (e) Sears--Eastbay Provo, UT (e) Miscellaneous Real Estate (e) Grand Totals </Table> F-55 GENERAL GROWTH PROPERTIES, INC. NOTES TO SCHEDULE III (Dollars in Thousands) (a) See description of mortgage notes payable in Note 5 of Notes to Consolidated Financial Statements. (b) Initial cost for constructed malls is cost at end of first complete calendar year subsequent to opening. (c) Carrying costs consist of capitalized construction-period interest and taxes. (d) The aggregate cost of land, buildings and equipment for federal income tax purposes is approximately $5,953,095. RECONCILIATION OF REAL ESTATE <Table> <Caption> 2000 2001 2002 ---------- ---------- ---------- Balance at beginning of year $4,326,551 $4,676,740 $5,090,106 Additions 350,189 352,186 1,867,890 Other additions/(reductions) -- 61,180 -- ---------- ---------- ---------- Balance at close of year $4,676,740 $5,090,106 $6,957,996 ========== ========== ========== </Table> RECONCILIATION OF ACCUMULATED DEPRECIATION <Table> <Caption> 2000 2001 2002 -------- -------- -------- Balance at beginning of year $376,673 $488,130 $625,544 Depreciation expense 111,457 128,682 172,887 Other additions/(reductions) -- 8,732 -- -------- -------- -------- Balance at close of year $488,130 $625,544 $798,431 ======== ======== ======== </Table> (e) Depreciation is computed based upon the following estimated lives: <Table> Buildings, improvements and carrying costs 40 years Tenant allowances 10-40 years Equipment and fixtures 10 years </Table> F-56 GENERAL GROWTH PROPERTIES, INC. EXHIBIT INDEX 2(a) Purchase and Sale Agreement dated as of May 3, 1999, among D/E Hawaii Joint Venture, GGP Limited Partnership and General Growth Properties, Inc. (17) 2(b) Agreement of Purchase and Sale, dated as of July 27, 1999, among Oak View Mall Corporation, a Delaware corporation, and Oak View Mall, L.L.C., a Delaware limited liability company. (18) 2(c) Agreement of Purchase and Sale, dated as of July 22, 1999 between General Growth Properties, Inc., a Delaware corporation (the "Company"), and RREEF USA Fund-III, a California group trust. (18) 2(d) Operating Agreement, dated November 10, 1999, between GGP Limited Partnership, a Delaware limited partnership, The Comptroller of the State of New York as Trustee of the Common Retirement Fund ("NYSCRF"), and GGP/Homart II L.L.C. a Delaware limited liability company ("GGP/ Homart II"). (18) 2(e) Contribution Agreement dated November 10, 1999, by and between GGP Limited Partnership, a Delaware limited partnership (the "Operating Partnership"), and GGP/Homart II (Altamonte Mall). (19) 2(f) Contribution Agreement dated November 10, 1999, by and between the Operating Partnership and GGP/Homart II (Northbrook Court). (19) 2(g) Contribution Agreement dated November 10, 1999, by and between the Operating Partnership and GGP/Homart II (Natick Trust). (19) 2(h) Contribution Agreement dated November 10, 1999, by and between the Operating Partnership and GGP/Homart II (Stonebriar Centre). (19) 2(i) Contribution Agreement dated November 10, 1999, by and between NYSCRF and GGP/Homart II (Carolina Place). (19) 2(j) Contribution Agreement dated November 10, 1999, by and between NYSCRF and GGP/Homart II (Alderwood Mall). (19) 2(k) Contribution Agreement dated November 10, 1999, by and between NYSCRF and GGP/Homart II (Montclair Plaza). (19) 2(l) Contribution Agreement, dated February 1, 2000, by and between General Growth Companies, Inc. and GGP Limited Partnership. (20) 2(m) Purchase and Sale Agreement dated as of March 15, 2000 by and between Crossroads Shopping Center Trust and St. Cloud Mall L.L.C. (21) 2(n) Purchase Agreement dated May 25, 2000 among General Growth Properties, Inc., GGP Limited Partnership, GGPLP L.L.C. and Goldman Sachs 2000 Exchange Place Fund, L.P. (23) 2(o) Purchase and Sale Agreement dated as of August 7, 2001 by and between Oracle-Wetmore Co. and GGP-Tucson Mall, L.L.C. (27) 2(p) Purchase and Sale Agreement dated as of August 7, 2001 by and between TMall-WN, L.L.C. and GGP-Tucson Mall, L.L.C. (27) S-1 GENERAL GROWTH PROPERTIES, INC. 2(q) Purchase and Sale Agreement dated as of August 7, 2001 by and between JCP Realty, Inc. and GGP-Tucson Mall, L.L.C. (27) 2(r) Purchase Agreement, dated April 17, 2002, among General Growth Properties, Inc., GGP Limited Partnership, GGPLP L.L.C., the Goldman Sachs 2002 Exchange Place Fund, L.P. and GSEP 2002 Realty Corp. (30) 2(s) Purchase Agreement dated April 23, 2002, among General Growth Properties, Inc., GGP Limited Partnership, GGPLP L.L.C., the Goldman Sachs 2002 Exchange Place Fund, L.P. and GSEP 2002 Realty Corp. (30) 3(a) Amended and Restated Certificate of Incorporation of the Company. (2) 3(b) Amendment to Amended and Restated Certificate of Incorporation of the Company. (3) 3(c) Amendment to Amended and Restated Certificate of Incorporation of the Company filed on December 21, 1995. (6) 3(d) Amendment to Amended and Restated Certificate of Incorporation of the Company filed on May 20, 1997. (10) 3(e) Amendment to Second Amendment and Restated Certificate of Incorporation of the Company filed on May 17, 1999. (17) 3(f) Bylaws of the Company. (3) 3(g) Amendment to Bylaws of the Company. (3) 4(a) Redemption Rights Agreement, dated July 13, 1995, by and among GGP Limited Partnership, General Growth Properties, Inc. and the persons listed on the signature pages thereof. (5) 4(b) Redemption Rights Agreement dated December 6, 1996, among GGP Limited Partnership, a Delaware corporation, Forbes/Cohen Properties, a Michigan general partnership, Lakeview Square Associates, a Michigan general partnership, and Jackson Properties, a Michigan general partnership. (1) 4(c) Redemption Rights Agreement, dated June 19, 1997, among GGP Limited Partnership, a Delaware limited partnership, General Growth Properties, Inc., a Delaware corporation, and CA Southlake Investors, Ltd., a Georgia limited partnership. (8) 4(d) Redemption Rights Agreement dated October 23, 1997, among GGPI, GGPLP and Peter Leibowits. (10) 4(e) Form of Indenture. (7) 4(f) Certificate of Designations, Preferences and Rights of 7.25% Preferred Equity Redeemable Stock, Series A. (14) 4(g) Amendment to Certificate of Designations, Preferences and Rights of 7.25% Preferred Income Equity Redeemable Stock, Series A of General Growth Properties, Inc. filed on May 17, 1999. (17) S-2 GENERAL GROWTH PROPERTIES, INC. 4(h) Certificate of Designations, Preferences and Rights of 8.95% Cumulative Redeemable Preferred Stock, Series B. (22) 4(i) Certificate of Amendment and Restatement of Certificate of Designations, Preferences and Rights creating 8.95% Cumulative Redeemable Preferred Stock, Series B. (34) 4(j) Certificate of Designations, Preferences and Rights of 8.5% Cumulative Convertible Preferred Stock, Series C. (34) 4(k) Certificate of Designations, Preferences and Rights of 8.5% Cumulative Convertible Preferred Stock, Series D. (34) 4(l) Certificate of Designations, Preferences and Rights of 8.5% Cumulative Convertible Preferred Stock, Series E. (34) 4(m) Certificate of Designations, Preferences and Rights of 8.5% Cumulative Convertible Preferred Stock, Series F. (34) 4(n) Certificate of Designations Preferences and Rights creating 8.95% Cumulative Redeemable Preferred Stock, Series G. (30) 4(o) Certificate of Designations Preferences and Rights creating 7.0% Cumulative Redeemable Preferred Stock, Series H. 4(p) Redemption Rights Agreement dated April 2, 1998, among GGP Limited Partnership, General Growth Properties, Inc. and Southwest Properties Venture. (11) 4(q) Indenture and Servicing Agreement dated as of November 25, 1997, among the Issuers named therein, LaSalle National Bank, as Trustee, and Midland Loan Services, L.P., as Servicer (the "Indenture Agreement"). (12) 4(r) Form of Note pursuant to the Indenture Agreement. (12) 4(s) Mortgage, Deed of Trust, Security Agreement, Assignment of Leases and Rents, Fixture Filing and Financing Statement, date and effective as of November 25, 1997, among the Issuers, the Trustee and the Deed Trustees named therein. (12) 4(t) Rights Agreement, dated November 18, 1998, between General Growth Properties, Inc. and Norwest Bank Minnesota, N.A., as Rights Agent (including the Form of Certificate of Designation of Series A Junior Participating Preferred Stock attached thereto as Exhibit A, the Form of Right Certificate attached Preferred Stock attached thereto as Exhibit C). (15) 4(u) First Amendment to Rights Agreement, dated as of November 10, 1999, between the Company and Norwest Bank, Minnesota, N.A. (18) 4(v) Form of Common Stock Certificate. (16) 4(w) Letter Agreement concerning Rights Agreement, dated November 10, 1999, between the Operating Partnership and NYSCRF. (18) 10(a) Second Amended and Restated Agreement of Limited Partnership of the Operating Partnership. (13) 10(b) First Amendment to Second Amended and Restated Agreement of Limited Partnership of GGP Limited Partnership, dated as of June 10, 1998. S-3 GENERAL GROWTH PROPERTIES, INC. 10(c) Second Amendment to Second Amended and Restated Agreement of Limited Partnership of GGP Limited Partnership, dated as of June 29, 1998. 10(d) Third Amendment to Second Amended and Restated Agreement of Limited Partnership of GGP Limited Partnership, dated as of February 15, 2002. (34) 10(e) Amendment to Second Amended and Restated Agreement of Limited Partnership of GGP Limited Partnership, dated as of April 24, 2002. (34) 10(f) Fourth Amendment to Second Amended and Restated Agreement of Limited Partnership of GGP Limited Partnership, dated as of July 10, 2002. (34) 10(g) Amendment to Second Amended and Restated Agreement of Limited Partnership of GGP Limited Partnership, dated as of November 27, 2002. 10(h) Rights Agreement between the Company and the Limited Partners of the Operating Partnership. (4) 10(i) General Growth Properties, Inc. 1993 Stock Incentive Plan, as amended. (9) 10(j) Amendment to 1993 Stock Incentive Plan, dated May 8, 2001, as amended. (27) 10(k) Form of Amended and Restated Agreement of Partnership for each of the Property Partnerships. (2) 10(l) Form of Indemnification Agreement between the Operating Partnership, Martin Bucksbaum, Matthew Bucksbaum, Mall Investment L.P. and M. Bucksbaum Company. (2) 10(m) Form of Registration Rights Agreement between the Company and the Bucksbaums. (2) 10(n) Form of Registration Rights Agreement between the Company and certain trustees for the IBM Retirement Plan. (2) 10(o) Form of Incidental Registration Rights Agreement between the Company, Equitable, Frank Russell and Wells Fargo. (2) 10(p) Form of Letter Agreements restricting sale of certain shares of Common Stock. (2) 10(q)* Letter Agreement dated October 14, 1993, between the Company and Bernard Freibaum. (4) 10(r)* Form of Option Agreement between the Company and certain Executive Officers. (8) 10(s)* General Growth Properties, Inc. 1998 Incentive Stock Plan. (16) 10(t) Amendment to 1998 Stock Incentive Plan, dated May 9, 2000. (28) 10(u) Amended and Restated Operating Agreement of GGPLP L.L.C. dated as of May 25, 2000. (22) 10(v) Second Amended and Restated Operating Agreement of GGPLP L.L.C., dated April 17, 2002. (30) 10(w) First Amendment to the Second Amended and Restated Operating Agreement of GGPLP L.L.C., dated April 23, 2002. (30) S-4 GENERAL GROWTH PROPERTIES, INC. 10(x) Second Amendment to the Second Amended and Restated Operating Agreement of GGPLP L.L.C. dated May 13, 2002. (31) 10(y) Third Amendment to the Second Amended and Restated Operating Agreement of GGPLP L.L.C., dated October 30, 2002. 10(z) Registration Rights Agreement dated May 25, 2000 between General Growth Properties, Inc. and Goldman Sachs 2000 Exchange Place Fund, L.P. (23) 10(aa) Term Loan Agreement, dated as of July 31, 2000, among the Operating Partnership and GGPLP L.L.C. (collectively "Borrower"), Bankers Trust Company ("BT") and Lehman Commercial Paper Inc. ("Lehman"). (24) 10(bb) Joinder Agreement, dated as of September 1, 2000, between Bayerische Hypo-Und Vereinsbank AG, New York Branch ("Hypo") and Borrower. (24) 10(cc) Joinder Agreement, dated as of September 22, 2000, between Fleet National Bank ("Fleet") and Borrower. (24) 10(dd) First Amendment to Term Loan Agreement, dated as of September 22, 2000, among Borrower and BT, Lehman, Hypo and Fleet. (24) 10(ee) Joinder Agreement, dated as of December 28, 2000, between The Chase Manhattan Bank ("Chase"), Borrower, BT and Lehman. (24) 10(ff) Second Amendment to Term Loan Agreement, dated as of December 28, 2000, among Borrower and BT, Lehman, Fleet and Chase. (24) 10(gg) Third Amendment to Term Loan Agreement, dated as of June 11, 2001, executed by Borrower and BT, Lehman, Hypo, Fleet, Chase and Comerica Bank. (29) 10(hh) Joinder Agreement, dated as of August 1, 2001 between Commerzbank AG, New York and Grand Cayman Branches ("Commerzbank"), Borrower, BT and Lehman. (28) 10(ii) Promissory Note dated July 31, 2000 made by Borrower in favor of BT. (24) 10(jj) Promissory Note dated July 31, 2000 made by Borrower in favor of Lehman. (24) 10(kk) Lender Addendum, dated as of October 20, 2000, between Lehman, Borrower and BT. (24) 10(ll) Replacement Note dated October 20, 2000 made by Borrower in favor of Lehman. (24) 10(mm) Promissory Note dated September 1, 2000 made by Borrower in favor of Hypo. (24) 10(nn) Promissory Note dated September 22, 2000 made by Borrower in favor of Fleet. (24) 10(oo) Promissory Note dated December 28, 2000 made by Borrower in favor of Chase. (24) 10(pp) Promissory Note dated August 1, 2001 made by Borrower in favor of Commerzbank. (28) 10(qq) Revolving Credit Agreement, dated as of July 31, 2000 among Borrower, Bank of America, N.A. ("BofA") Dresdner Bank, AG ("Dresdner"). And U.S. Bank National Association ("USB"). (24) S-5 GENERAL GROWTH PROPERTIES, INC. 10(rr) Joinder to Revolving Credit Agreement, dated as of September 1, 2000, among Hypo, Borrower, BofA, Dresdner and USB. (24) 10(ss) First Amendment to Revolving Credit Agreement, dated as of June 7, 2001, executed by Borrower, BofA, Dresdner, USB and Hypo. (29) 10(tt) Joinder to Revolving Credit Agreement, dated as of August 10, 2001, executed by Commerzbank, as consented to by Borrower, BofA, Dresdner, USB and Hypo. (29) 10(uu) Promissory Note dated July 31, 2000 made by Borrower in favor of BofA. (24) 10(vv) Promissory Note dated July 31, 2000 made by Borrower in favor of Dresdner. (24) 10(ww) Promissory Note dated July 31, 2000 made by Borrower in favor of USB. (24) 10(xx) Promissory Note dated September 1, 2000 made by Borrower in favor of Hypo. (24) 10(yy) Promissory Note dated August 16, 2001 made by Borrower in favor of Commerzbank. (29) 10(zz) Revolving Credit Agreement, dated as of January 30, 2001, among General Growth Management, Inc. and GGPLP L.L.C. (collectively, "Borrower"), BofA, USB, and LaSalle Bank National Association ("LaSalle"). (26) 10(aaa) First Amendment to Revolving Credit Agreement, dated as of June 7, 2001, executed by Borrower, BofA, USB and LaSalle. (29) 10(bbb) Promissory Note dated January 30, 2001 made by Borrower in favor of BofA. (26) 10(ccc) Promissory Note dated January 30, 2001 made by Borrower in favor of USB. (26) 10(ddd) Promissory Note dated January 30, 2001 made by Borrower in favor of LaSalle. (26) 10(eee) Registration Rights Agreement, dated April 17, 2002, between General Growth Properties, Inc. and GSEP 2002 Realty Corp. (30) 10(fff) Term Credit Agreement, dated as of July 10, 2002, between GGPLP L.L.C., Dresdner Bank AG, New York Branch and Bank of America, N.A. (32) 10(ggg) Agreement and Plan of Merger among General Growth Properties, Inc., GGP Limited Partnership, GGP Acquisition, L.L.C., GGP Acquisition II, L.L.C., JP Realty, Inc., and Price Development Company, Limited Partnership, dated as of March 3, 2002. (33) 10(hhh) Voting Agreement, dated as of March 3, 2002. (33) 10(iii) Joinder to Voting Agreement, dated as of June 14, 2002. (34) 10(jjj) Redemption Rights Agreement (Common Units), dated July 10, 2002, by and among GGP Limited Partnership, General Growth Properties, Inc. and the persons listed on the signature pages thereof. (34) 10(kkk) Redemption Rights Agreement (Series B Preferred Units), dated July 10, 2002, by and among GGP Limited Partnership, General Growth Properties, Inc. and the persons listed on the signature pages thereof. (34) S-6 GENERAL GROWTH PROPERTIES, INC. 10(lll) Redemption Rights Agreement (Series C Preferred Units), dated November 27, 2002, by and among GGP Limited Partnership, General Growth Properties, Inc. and JSG, LLC. 10(mmm) Redemption Rights Agreement (Common Units), dated November 27, 2002, by and among GGP Limited Partnership, General Growth Properties, Inc. and JSG, LLC. 16. Letter of Pricewaterhouse Coopers LLP dated April 11, 2001 regarding change in certifying accountant. (25) 21. List of Subsidiaries of General Growth Properties, Inc. 23.1 Consent of Deloitte & Touche LLP. 23.2 Consent of KPMG LLP. 23.3 Consent of PricewaterhouseCoopers LLP - Independent Accountants. 99.1 Certification Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002-John Bucksbaum. 99.2 Certification Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002-Bernard Freibaum. (*) A compensatory plan or arrangement required to be filed. =============================================================================== (1) Previously filed as an exhibit to the Company's Current Report on Form 8-K dated January 3, 1996, incorporated herein by reference. (2) Previously filed as an exhibit to the Company's Registration Statement on Form S-11 (No. 33-56640), incorporated herein by reference. (3) Previously filed as an exhibit to the Company's Annual Report on Form 10-K for the year ended December 31, 1994, incorporated herein by reference. (4) Previously filed as an exhibit to the Company's Annual Report on Form 10-K for the year ended December 31, 1993, incorporated herein by reference. (5) Previously filed as an exhibit to the Company's Current Report on Form 8-K dated July 17, 1996, incorporated herein by reference. (6) Previously filed as an exhibit to the Company's Annual Report on Form 10-K for the year ended December 31, 1995, incorporated herein by reference. (7) Previously filed as an exhibit to the Company's Registration Statement on Form S-3 (No. 333-37247) dated October 6, 1997, incorporated herein by reference. (8) Previously filed as an exhibit to the Company's Annual Report on Form 10-K for the year ended December 31, 1996, incorporated herein by reference. (9) Previously filed as an exhibit to the Company's Registration Statement on Form S-8 (No. 333-28449) dated June 3, 1997, incorporated herein by reference. (10) Previously filed as an exhibit to the Company's Annual Report on Form 10-K for the year ended December 31, 1997, incorporated herein by reference. S-7 GENERAL GROWTH PROPERTIES, INC. (11) Previously filed as an exhibit to the Company's current report on Form 8-K dated May 26, 1998, incorporated herein by reference. (12) Previously filed as an exhibit to the Company's current report on Form 8-K/A dated June 2, 1998, incorporated herein by reference. (13) Previously filed as an exhibit to the Company's current report on Form 10-Q dated May 14, 1998, as amended May 21, 1998, incorporated herein by reference. (14) Previously filed as an exhibit to the Company's current report on Form 8-K dated August 7, 1998, incorporated herein by reference. (15) Previously filed as an exhibit to the Company's current report on Form 8-K, dated November 18, 1998, incorporated herein by reference. (16) Previously filed as an exhibit to the Company's Annual Report on Form 10-K for the year ended December 31, 1998, incorporated herein by reference. (17) Previously filed as an exhibit to the Company's Current Report on Form 8-K, dated July 12, 1999, incorporated herein by reference. (18) Previously filed as an exhibit to the Company's Current Report on Form 8-K, dated November 23, 1999, incorporated herein by reference. (19) Previously filed as an exhibit to the Company's Current Report on Form 8-K/A, dated January 11, 2000, incorporated herein by reference. (20) Previously filed as an exhibit to the Company's Annual Report on Form 10-K for the year ended December 31, 1999, incorporated herein by reference. (21) Previously filed as an exhibit to the Company's Current Report on Form 8-K, dated May 9, 2000, incorporated herein by reference. (22) Previously filed as an exhibit to the Company's Current Report on Form 8-K, dated June 13, 2000, incorporated herein by reference. (23) Previously filed as an exhibit to the Company's Quarterly Report on Form 10-Q dated August 9, 2000, incorporated herein by reference. (24) Previously filed as an exhibit to the Company's Annual Report on Form 10-K for the year ended December 31, 2000, incorporated herein by reference. (25) Previously filed as an exhibit to the Company's Current Report on Form 8-K, as amended, dated April 11, 2001, incorporated herein by reference. (26) Previously filed as an exhibit to the Company's Quarterly Report on Form 10-Q dated May 10, 2001, incorporated herein by reference. (27) Previously filed as an exhibit to the Company's Current Report on Form 8-K, dated August 30, 2001, incorporated herein by reference. (28) Previously filed as an exhibit to the Company's Quarterly Report on Form 10-Q dated August 13, 2001, incorporated herein by reference. S-8 GENERAL GROWTH PROPERTIES, INC. (29) Previously filed as an exhibit to the Company's Quarterly Report on Form 10-Q dated November 9, 2001, incorporated herein by reference. (30) Previously filed as an exhibit to the Company's Quarterly Report on Form 10-Q dated May 10, 2002, incorporated herein by reference. (31) Previously filed as an exhibit to the Company's Quarterly Report on Form 10-Q dated August 13, 2002, incorporated herein by reference. (32) Previously filed as an exhibit to the Company's Quarterly Report on Form 10-Q dated November 12, 2002, incorporated herein by reference. (33) Previously filed as an exhibit to the Company's Current Report on Form 8-K dated March 3, 2002, incorporated herein by reference. (34) Previously filed as an exhibit to the Company's Current Report on Form 8-K dated July 10, 2002, incorporated herein by reference. S-9