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TABLE OF CONTENTS
GENERAL GROWTH PROPERTIES, INC. (Debtor-in-Possession)

Table of Contents

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM 10-K

(MARK ONE)    

ý

 

ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, 2009

or

o

 

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
(State or other jurisdiction of
incorporation or organization)
  42-1283895
(I.R.S. Employer
Identification Number)

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

 

60606
(Zip Code)

(312) 960-5000
(Registrant's telephone number, including area code)

Securities Registered Pursuant to Section 12(b) of the Act:
None

Securities Registered Pursuant to Section 12(g) of the Act:
Common Stock, $.01 par value
Preferred Stock Purchase Rights

         Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. YES o    NO ý

         Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. YES o    NO ý

         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 ý    NO o

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

         Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K 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.    ý

         Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See definition of "accelerated filer" and "large accelerated filer" and "smaller reporting company" in Rule 12b-2 of the Exchange Act. (Check one):

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

         Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act). YES o    NO ý

         On June 30, 2009, 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 $522.6 million based upon the closing price of the common stock on such date.

         As of February 24, 2010, there were 317,304,152 shares of the registrant's common stock outstanding.

DOCUMENTS INCORPORATED BY REFERENCE

         Part III is to be filed by amendment no later than April 30, 2010.


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
Annual Report on Form 10-K
December 31, 2009

TABLE OF CONTENTS

Item No.
   
  Page
Number

Part I

1.

 

Business

 
1

1A.

 

Risk Factors

  9

1B.

 

Unresolved Staff Comments

  23

2.

 

Properties

  23

3.

 

Legal Proceedings

  32

Part II

5.

 

Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities

 
33

6.

 

Selected Financial Data

  34

7.

 

Management's Discussion and Analysis of Financial Condition and Results of Operations

  37

7A.

 

Quantitative and Qualitative Disclosures About Market Risk

  58

8.

 

Financial Statements and Supplementary Data

  59

9.

 

Changes in and Disagreements with Accountants on Accounting and Financial Disclosure

  59

9A.

 

Controls and Procedures

  59

9B.

 

Other Information

  62


Part III

10.

 

Directors, Executive Officers and Corporate Governance

 
62

11.

 

Executive Compensation

  62

12.

 

Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters

  62

13.

 

Certain Relationships and Related Transactions, and Director Independence

  63

14.

 

Principal Accountant Fees and Services

  63


Part IV

15.

 

Exhibits and Financial Statement Schedules

 
63


Signatures


 

64


Consolidated Financial Statements


 

F-1


Consolidated Financial Statement Schedule


 

F-85


Exhibit Index


 

S-1

i


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PART I

ITEM 1.    BUSINESS

        All references to numbered Notes are to specific footnotes to the Consolidated Financial Statements of General Growth Properties, Inc. ("GGP" or the "Company") as included in this Annual Report on Form 10-K ("Annual Report"). The descriptions (and definitions, if not otherwise defined) 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. The terms "we," "us" and "our" may also be used to refer to GGP and its subsidiaries.

INTRODUCTION

        GGP is a Delaware corporation, organized in 1986, which operates as a self-administered and self-managed real estate investment trust, referred to as a "REIT." We have ownership interest in, or management responsibility for, over 200 regional shopping malls in 43 states, as well as ownership in master planned communities and commercial office buildings.

        Our business is focused in two main areas:

    Retail and Other—includes the operation, development and management of retail and other rental property, primarily shopping centers

    Master Planned Communities—includes the development and sale of land, primarily in large-scale, long-term community development projects in and around Columbia, Maryland; Summerlin, Nevada; and Houston, Texas and our one residential condominium project located in Natick (Boston), Massachusetts

        Substantially all of our business is conducted through GGP Limited Partnership ("the Operating Partnership" or "GGPLP"). We own one hundred percent of many of our properties and a majority or controlling interest of certain others. As a result, these properties are consolidated under generally accepted accounting principles in the United States of America ("GAAP") and we refer to them as the "Consolidated Properties." Some properties are held through joint venture entities in which we own a non-controlling interest ("Unconsolidated Real Estate Affiliates") and we refer to those properties as the "Unconsolidated Properties." Collectively, we refer to the Consolidated Properties and Unconsolidated Properties as our "Company Portfolio."

        We generally make all key strategic decisions for our Consolidated Properties. However, in connection with the Unconsolidated Properties, such strategic decisions are made with the respective stockholders, members or joint venture partners. We are also the asset manager for most of the Company Portfolio, executing the strategic decisions and overseeing the day-to-day property management functions, including operations, leasing, construction management, maintenance, accounting, marketing and promotional services. With respect to jointly owned properties, we generally conduct the management activities through General Growth Management, Inc. ("GGMI"), one of our taxable REIT subsidiaries ("TRS") which manages, leases, and performs various services for the majority of the properties owned by our Unconsolidated Real Estate Affiliates and 19 properties owned by unaffiliated third parties, all located in the United States, and also performs marketing and strategic partnership services at five of the operating retail properties owned by our Unconsolidated Real Estate Affiliates. All of the 15 operating retail properties owned either through our Brazil or Turkey joint ventures are unconsolidated and are managed by our joint venture partners.

BANKRUPTCY

        On April 16, 2009, the Company, the Operating Partnership and certain of the Company's domestic subsidiaries filed voluntary petitions for relief under Chapter 11 of Title 11 of the United

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States Code ("Chapter 11"). On April 22, 2009 (collectively with April 16, 2009, the "Petition Date"), certain additional domestic subsidiaries (collectively with the Company and the subsidiaries that sought Chapter 11 protection on April 16, 2009, the "Debtors") of the Company also filed voluntary petitions for relief (collectively, the "Chapter 11 Cases"). However, neither GGMI, certain of our wholly-owned subsidiaries, nor any of our joint ventures, (collectively, the "Non-Debtors") either consolidated or unconsolidated, have sought such protection. The Chapter 11 Cases were filed in the Bankruptcy Court of the Southern District of New York (the "Bankruptcy Court") and are currently being jointly administered. A total of 388 Debtors with approximately $21.83 billion of debt filed for Chapter 11 protection.

        The Company and certain of the Debtors are currently operating as "debtors in possession" under the jurisdiction of the Bankruptcy Court and the applicable provisions of the Chapter 11 (Note 1—Debtors in Posession). In general, as debtors in possession, we are authorized under Chapter 11 to continue to operate as an ongoing business, but may not engage in transactions outside the ordinary course of business without the prior approval of the Bankruptcy Court. The Bankruptcy Court has granted a variety of Debtor motions that allow the Company to continue to operate its business in the ordinary course without interruption, and covering, among other things, employee obligations, critical service providers, tax matters, insurance matters, tenant and contractor obligations, claim settlements, ordinary course property sales, cash management, cash collateral, alternative dispute resolution, settlement of the pre-petition mechanics liens and department store transactions.

        The Bankruptcy Court also authorized the Senior Secured Debtor in Possession Credit, Security and Guaranty Agreement (the "DIP Facility") (Note 6) which provides for a $400.0 million term loan. The proceeds of the DIP Facility were used to refinance certain pre-petition secured indebtedness and to fund the Debtors' working capital requirements during Chapter 11.

        On April 16, 2009, and May 21, 2009, respectively, the Company's common stock was suspended from trading, and then de-listed, from the New York Stock Exchange (the "Exchange"). On April 17, 2009, the Company's common stock began trading on the over the counter market referred to as the Pink Sheet Electronic Quotation Service (the "Pink Sheets") under the symbol GGWPQ.

        The bankruptcy petitions triggered defaults on substantially all debt obligations of the Debtors. However, under section 362 of Chapter 11, the filing of a bankruptcy petition automatically stays most actions against the debtor's estate. The Chapter 11 Cases created the protections necessary for the Debtors to be able to develop and begin execution of a restructuring of the Debtors to extend mortgage maturities, reduce corporate debt and overall leverage and establish a sustainable long-term capital structure.

        We are pursuing a deliberate two-stage strategy to accomplish our reorganization, the first step of which is to restructure our property-level secured mortgage debt. As a result, during December 2009, January and February 2010, 231 Debtors (the "Track 1 Debtors") owning 119 properties with $12.33 billion of secured mortgage debt filed consensual plans of reorganization (the "Track 1 Plans") with the Bankruptcy Court. As of December 31, 2009, 113 Debtors owning 50 properties with approximately $4.65 billion of secured mortgage debt restructured such debt and emerged from bankruptcy (the "Track 1A Debtors"). Through March 1, 2010, an additional 92 Debtors owning 57 properties with approximately $5.98 billion of secured mortgage debt restructured such debt and emerged from bankruptcy. Effectiveness of the plans of reorganization and/or restructuring of the $1.70 billion of secured mortgage debt of the remaining Track 1 Debtors (together with the Track 1 Debtors that have already emerged from bankruptcy in 2010, the "Track 1B Debtors") is expected to occur in the first quarter of 2010.

        GGP is continuing to pursue consensual restructurings for 31 Debtors (the "Remaining Secured Debtors") with secured loans aggregating $2.50 billion. The Chapter 11 Cases for the Remaining Secured Debtors and the other remaining Debtors (generally GGP, GGPLP and other holding company

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subsidiaries, the "TopCo Debtors" and together with the Remaining Secured Debtors, the "2010 Track Debtors") will continue until their respective plans of reorganization are filed, approved by the respective creditors, confirmed by the Bankruptcy Court and are effective.

        Although we have successfully restructured $10.65 billion of secured mortgage debt, no agreements have been reached with respect to $2.50 billion of secured debt and $6.51 billion of unsecured debt and we do not yet have a filed or confirmed plan of reorganization for the 2010 Track Debtors. In addition, our share of the secured mortgage debt of our Unconsolidated Real Estate Affiliates maturing in 2010 (excluding the Woodlands MPC and Brazil loans) is $513.8 million (of which $78.3 million has been extended to 2014) and we have not yet restructured or refinanced this secured debt. Therefore, there continues to be the potential for substantially adverse outcomes to these unresolved contingencies which raises substantial doubt about our ability to continue as a going concern (see also Note 1).

GENERAL DEVELOPMENT OF BUSINESS

        In the first quarter of 2009, liquidity was our primary issue. As of March 31, 2009, we had $2.01 billion in past due debt and an additional $4.09 billion of debt that could have been accelerated. We did not have sufficient liquidity to make principal payments on maturing or accelerating debt or pay our past due payables. We reviewed all of our strategic and financial alternatives during the first quarter of 2009 and tried to develop an out of court restructuring plan with our lenders. To forestall certain foreclosure proceedings and to facilitate further negotiations with our secured and unsecured lenders, we filed for bankruptcy in April 2009.

        Prior to and immediately following the bankruptcy filing, we were focused on preservation of capital and maintenance of occupancy levels at our retail and other rental properties. As a result, the typical length of new and renewal leases entered into in 2009 was shorter than historical averages as a result of economic conditions and our financial condition.. Following the filing of the bankruptcy cases through the end of the second quarter of 2009, we focused on stabilizing our business during the Chapter 11 Cases and maintaining the profitability of our operating properties. In the second half of 2009, we recommitted to our strategic repairs and maintenance programs deferred as a result of liquidity issues to ensure that our retail properties continue to provide the right physical environment for our tenants and shoppers. We strategically reduced operational costs, without reducing service levels, and used these savings to further our repairs and maintenance related to property preservation and upkeep.

        During the fourth quarter of 2009, and into 2010, we developed a long term business plan. The business plan is the culmination of a strategic and financial analysis of the Company and all of its assets. The business plan contemplates the continued ownership and operation of most of our retail shopping centers, divestiture of non-core assets and suspension of development projects. It also contemplates the transfer of certain non-performing retail assets to applicable lenders in satisfaction of secured mortgage debt. The business plan provides the framework for the two key strategic initiatives we have undertaken. The first initiative was the design and restructuring of the balance sheet to create the sustainable long-term capital structure we desire upon emergence from bankruptcy. We developed and commenced a deliberate two stage strategy for our balance sheet restructuring and emergence. We have made substantial progress on the first stage of the strategy, which includes the extension of the maturity dates of our secured mortgage debt and the emergence from bankruptcy of the Debtors associated with such debt. We are working on the second stage of the strategy, restructuring of the TopCo Debtors and have undertaken a process to explore all possible alternatives for emergence of the TopCo Debtors.

        The second key strategic initiative arising from the business plan is the development of a long term operational strategy. We developed and launched the two necessary processes we identified for creation of a strategy designed to increase long-term net operating income ("NOI"). These two processes include a reengineering program and a strategic planning process for each of our retail shopping centers.

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        Our business plan is subject to change and would be changed if the agreement in principal with Brookfield Asset Management Inc. is consummated. See "Item 7. Management's Discussion and Analysis of Financial condition and Results of Operations; Overview—Introduction" for a discussion of the agreement in principle.

        In the fourth quarter of 2008, we halted or deferred substantially all of our development and redevelopment projects, other than projects which were substantially complete, projects at properties owned by our Unconsolidated Real Estate Affiliates, and projects with commitments we were obligated to fulfill. Costs to complete, or that we are obligated to pay (subject to any confirmed plan of reorganization of the TopCo Debtors) related to our remaining active domestic projects are expected to be approximately $248.0 million in 2010 and beyond. Our current business plan contemplates that we will not have sufficient capital to complete the substantial majority of our deferred development and redevelopment projects nor to continue to hold certain non-performing retail assets. Accordingly, we recorded approximately $1.22 billion in property, goodwill and project impairments in 2009.

        From 2005 to the third quarter of 2008, our focus was on development projects, including new development and redevelopment and expansion of existing properties. In such regard, we opened in September 2007 The Natick Collection in Natick, Massachusetts, which, anchored by Nordstrom, Neiman Marcus, JC Penney, Lord & Taylor, Macy's and Sears, is the largest mall in New England. Additionally, we opened The Shops at Fallen Timbers in Maumee, Ohio in October 2007. In March 2008, we opened The Shoppes at River Crossing in Macon, Georgia, an approximately 659,000 square foot open-air center anchored by Dillard's and Belk. Two significant projects in progress in 2008 which were completed in 2009 were the 138,000 square foot expansion of the Fashion Place Mall in Murray Utah (consisting of a Nordstrom and certain national restaurant tenants) in the spring of 2009 and a 165,000 square foot expansion and food court renovation at the Christiana Mall in Newark, Delaware which opened in November 2009. Internationally, in Brazil, our joint venture opened Caxias Shopping (an approximately 275,500 square foot center in Rio de Janeiro) in November 2008 and, in 2009, Boulevard Brasilia (an approximately 182,000 square foot project in Brasilia) and Boulevard Shopping Belem (approximately 366,000 square feet of retail space in Belem) in June and November, respectively.

        Prior to and through the acquisition of The Rouse Company in November 2004 (the "TRC Merger"), acquisitions have been a key contributor to our growth. Since 2005, our only major acquisition has been the July 6, 2007 acquisition of the fifty percent interest owned by New York State Common Retirement Fund ("NYSCRF") in the GGP/Homart I portfolio of 19 regional shopping malls, one community center and three regional shopping malls owned with NYSCRF pursuant to an election by NYSCRF to exercise its exchange right with respect to its ownership in GGP/Homart I and the February 29, 2008 acquisition of the Shoppes at the Palazzo in Las Vegas Nevada (Note 3).

FINANCIAL INFORMATION ABOUT INDUSTRY SEGMENTS

        Reference is made to Note 16 for information regarding our segments.

NARRATIVE DESCRIPTION OF BUSINESS

Retail and Other Segment

        Our Retail and Other segment consists of retail centers, office and industrial buildings and mixed-use and other properties.

Retail Portfolio

        The retail properties in our retail and other segment ("Retail Portfolio") is comprised primarily of regional shopping centers, but also includes festival market places, urban mixed-use centers and strip/community centers. Most of our shopping centers are strategically located in major and middle markets

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throughout the United States where they have strong competitive positions. Most of these properties contain at least one major department store or other large retail store with Gross Leaseable Area ("GLA") greater than 30,000 square feet (an "Anchor"). We also own non-controlling interests in various international joint ventures in Brazil, Turkey and Costa Rica and we believe the Retail Portfolio's geographic diversification mitigates the effects of regional economic conditions and local factors. We entered into an agreement to sell our investment in Costa Rica for $7.5 million, yielding a nominal gain that we expect will be recognized in the first quarter of 2010.

        A detailed listing of the principal properties in our Retail Portfolio is included in Item 2 of this Annual Report.

        The majority of the income from the properties in the Retail Portfolio is derived from rents received through long-term leases with retail tenants. These long-term leases generally 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 during the term of the lease. Another component of income is Overage Rent ("Overage Rent"). Overage Rent is paid by a tenant when its 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, the majority of which is typically earned in the fourth quarter. Our leases include both a base rent component and a component which requires tenants to pay amounts related to all, or substantially all, of their share of real estate taxes and certain property operating expenses, including common area maintenance and insurance. The revenue earned attributable to real estate tax and operating expense recoveries are recorded as "Tenant recoveries."

        The following table reflects retail tenant representation by category for the domestic Consolidated Properties as of December 31, 2009. In general, similar percentages existed for the Unconsolidated Properties.

Category
  % of Square Feet   Representative Tenants

Specialty (includes personal services)

    21 % Eyemaster, Lenscrafters, Mastercuts, Pearl Vision, The Picture People, Regis

Family Apparel (includes unisex)

   
14
 

Aerie, Banana Republic, Express, Brooks Brothers Gap, J. Crew, Lululemon, Athletica, Old Navy

Women's Apparel

   
13
 

AnnTaylor, bebe, Chico's, Christopher & Banks, Coldwater Creek, H&M, J. Jill, Lane Bryant, Lucy, New York & Co., Talbot's, Victoria's Secret

Teen Apparel

   
11
 

Abercrombie & Fitch, Aeropostale, American Eagle Forever 21, Hollister & Co., Hot Topic, Justice, PacSun, Zumiez

Shoes

   
9
 

Aldo, Champs Sports, Easy Spirit, Finish Line, Foot Locker, Journeys, Nine West, Payless ShoeSource, Shoe Dept.

Restaurants

   
8
 

Applebee's, California Pizza Kitchen, Cheesecake Factory, Maggiano's, Panera Bread, PF Chang's, Red Robin, Ruby Tuesday, TGI Friday's

Home Entertainment and Electronics

   
3
 

Apple Computer, Brookstone, EB Games, Gamestop, RadioShack

Home Furnishings

   
3
 

Crate & Barrel, Kirkland's, Pottery Barn, Select Comfort, Williams-Sonoma

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Category
  % of Square Feet   Representative Tenants

Sporting Goods

    3  

Dick's Sporting Goods, Hibbett's, MC Sports, Pro Image, Scheel's All Sports

Children's Merchandise

   
3

%

abercrombie, American Girl, Build-A-Bear Workshop, Children's Place, Gap Kids, Gymboree, Janie & Jack, Stride Rite

Personal Care

   
3
 

Aveda, Bath & Body Works, Crabtress & Evelyn, Bare Essentials, M.A.C., L'Occitane, Origins, Sephora, Trade Secret

Gifts (includes stationery, cards, gifts and novelty)

   
3
 

Carlton Cards, Hallmark, Spencer Gifts, Things Remembered, Yankee Candle

Jewelry

   
2
 

Ben Bridge Jewelers, Fred Meyer Jewelers, Helzberg Diamonds, Kay Jewelers, Zales Jewelers

Fast Food/Food Court

   
2
 

Arby's, Chick-Fil-A, McDonald's, Panda Express, Sbarro, Subway, Taco Bell

Specialty Food (includes health, candy and coffee)

   
2
 

Gloria Jean's Gourmet Coffee, GNC, Godiva Chocolatier, Rocky Mountain Chocolate Factory, Starbucks, Teavana, Vitamin World

         

Total

    100 %  
         

        For the year ended December 31, 2009, our largest tenant (based on common parent ownership) accounted for approximately 3% of consolidated rents.

Other Office, Industrial and Mixed-Use Buildings

        Office and other properties are primarily components of large-scale mixed-use properties (which include retail, parking and other uses) located in urban markets. In addition, we own certain free-standing office or industrial properties in office parks in the Baltimore/Washington, D.C. and Las Vegas markets. We own approximately seven million square feet of leaseable office and industrial space, including properties adjacent to our retail centers.

Master Planned Communities Segment

        The Master Planned Communities segment is comprised primarily of the following large-scale, long-term community development projects:

 
   
  As of December 31, 2009  
Project
  Location   Total
Gross
Acres(1)
  Remaining
Saleable
Acres(2)
 

Maryland communities(3)

  Baltimore and Prince George's County, Maryland/Washington D.C. corridor     19,100     247  

Summerlin

  Northwest of Las Vegas, Nevada     22,500     7,184  

Bridgeland

  Western Houston, Texas     11,400     7,193  

Woodlands(4)

  Houston, Texas     28,400     2,639  

(1)
Total Gross Acres encompasses all of the land located within the borders of the Master Planned Community, including parcels already sold, saleable parcels and non-saleable areas, such as roads, parks and recreation and conservation areas.

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(2)
Remaining Saleable Acres includes only parcels that are intended for sale. Remaining saleable acres is likely to change over time as the master plan for a particular project is developed over time.

(3)
Maryland communities include Columbia and Fairwood.

(4)
We own 52.5% of Woodlands. Total gross acres and remaining saleable acres represent 100% of the project.

        We develop and sell land in these communities to builders and other developers for residential, commercial and other uses. Additionally, certain saleable land within these properties may be transferred to our Retail and Other segment to be developed as commercial properties for either our own use or to be operated as investment rental property. Finally, our 215 unit residential condominium project (Nouvelle at Natick in Natick (Boston), Massachusetts) has been reflected within this segment.

OTHER BUSINESS INFORMATION

Competition

        The nature and extent of the competition we face varies from property to property within each segment of our business. In our Retail and Other segment, our direct competitors include other publicly-traded retail mall development and operating companies, retail real estate companies, commercial property developers and other owners of retail real estate that engage in similar businesses.

        Within our Retail Portfolio, we compete for retail tenants. We believe the principal factors that retailers consider in making their leasing decision include:

    Consumer demographics

    Quality, design and location of properties

    Total number and geographic distribution of properties

    Diversity of retailers and anchor tenants at shopping center locations

    Management and operational expertise

    Rental rates

        Based on these criteria, we believe that the size and scope of our property portfolio, as well as the overall quality and attractiveness of our individual properties, enable us to compete effectively for retail tenants in our local markets. Because our revenue potential is linked to the success of our retailers, we indirectly share exposure to the same competitive factors that our retail tenants experience in their respective markets when trying to attract individual shoppers. These dynamics include general competition from other regional shopping centers, including outlet malls and other discount shopping centers, as well as competition with discount shopping clubs, catalog companies, internet sales and telemarketing. We believe that we have a competitive advantage with respect to operational retail property management as our expertise allows us to evaluate existing retail properties for their increased profit potential through expansion, remodeling, re-merchandising and more efficient management of the property.

        With respect to our office and other properties, we experience competition in the development and management of our properties similar to that of our Retail Portfolio. Prospective tenants generally consider quality and appearance, amenities, location relative to other commercial activity and price in determining the attractiveness of our properties. Based on the quality and location of our properties, which are generally in urban markets or are concentrated in the commercial centers of our master planned communities, we believe that our properties are viewed favorably among prospective tenants.

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        In our Master Planned Communities segment, we compete with other landholders and residential and commercial property developers in the development of properties within the Baltimore/Washington, D.C., Las Vegas and Houston markets. Significant factors which we believe allow us to compete effectively in this business include:

    The size and scope of our master planned communities

    The recreational and cultural amenities available within the communities

    The commercial centers in the communities, including those retail properties that we own and/or operate

    Our relationships with homebuilders

    The proximity to major metropolitan areas

Environmental Matters

        Under various Federal, state and local laws and regulations, an owner of real estate is liable for the costs of removal or remediation of certain hazardous or toxic substances on such real estate. 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 our ownership and operation of our properties, we, or the relevant joint venture through which the property is owned, may be potentially liable for such costs.

        Substantially all of our properties have been subject to Phase I environmental assessments, which are intended to evaluate the environmental condition of the surveyed and surrounding properties. The Phase I environmental 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. A Phase II assessment, when necessary, 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 required by law, management has either taken or scheduled the recommended action.

        Neither the Phase I nor the Phase II assessments have revealed any environmental liability that we believe would have a material adverse effect on our overall business, financial condition or results of operations. Nevertheless, it is possible that these assessments do not reveal all environmental liabilities or that there are material environmental liabilities of which we are unaware. Moreover, no assurances can be given that future laws, ordinances or regulations will not impose any material environmental liability or the current environmental condition of our properties will not be adversely affected by tenants and occupants of the properties, by the condition of properties in the vicinity of our properties (such as the presence on such properties of underground storage tanks) or by third parties unrelated to us.

        Future development opportunities may require additional capital and other expenditures in order to comply with federal, state and local statutes and regulations relating to the protection of the environment. However, we may not have sufficient liquidity to comply with such statutes and regulations and may be required to halt or defer such development projects. We cannot predict with any certainty the magnitude of any such expenditures or the long-range effect, if any, on our operations. Compliance with such laws has not had a material adverse effect on our operating results or competitive position in the past but could have such an effect in the future.

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Employees

        As of December 31, 2009, we had approximately 3,200 employees.

Qualification as a Real Estate Investment Trust and Taxability of Distributions

        GGP currently qualifies as a real estate investment trust pursuant to the requirements contained in Sections 856-858 of the Internal Revenue Code of 1986, as amended (the "Code"). If, as we contemplate, such qualification continues, GGP will not be subject to Federal tax on its real estate investment trust taxable income. During 2009, GGP met its distribution requirements to its common stockholders as provided for in Section 857 of the Code (Notes 1 and 7).

Available Information

        Our Internet website address is www.ggp.com. Our Annual Reports on Form 10-K, Quarterly Reports on Form 10-Q, Interactive Data Files, Current Reports on Form 8-K and amendments to those reports are available and may be accessed free of charge through the Investment section of our Internet website under the Shareholder Info subsection, as soon as reasonably practicable after those documents are filed with, or furnished to, the SEC. Our Internet website and included or linked information on the website are not intended to be incorporated into this Annual Report.

        As a result of our Chapter 11 filing, we are now required to periodically file various documents with, and provide certain information to, the Bankruptcy Court, including statements of financial affairs, schedules of assets and liabilities, and monthly operating reports in forms prescribed by Chapter 11 or the U. S. Trustee, as well as certain financial information on an unconsolidated basis. Such materials will be prepared according to requirements of Chapter 11. While we believe that these documents and reports provide then-current information required under Chapter 11, they are prepared only for the Debtors and, hence, certain operational entities are excluded. In addition, they are prepared in a format different from that used in this Annual Report and other reports we file with the SEC and there has not been and there will not be any association of our independent registered public accounting firm with such information. Accordingly, we believe that the substance and format of our bankruptcy related filed reports do not allow meaningful comparison with our regular publicly-disclosed consolidated financial statements. Moreover, the materials filed with the Bankruptcy Court are not prepared for the purpose of providing a basis for an investment decision relating to our securities, or for comparison with other financial information filed with the SEC.

ITEM 1A.    RISK FACTORS

BANKRUPTCY RISKS

We filed for protection under Chapter 11 of the Bankruptcy Code

        As more fully described in Item 1 Business, the Debtors filed voluntary petitions to reorganize under Chapter 11 on April 16 and April 22, 2009. As of December 31, 2009, the Track 1A Debtors have emerged from bankruptcy protection pursuant to confirmed plans of reorganization. The Chapter 11 Cases relating to certain Track 1 Debtors and the 2010 Track Debtors, however, are still pending. During the remaining Chapter 11 Cases, we plan to continue to operate our business as it relates to these Debtors as debtors-in-possession under the jurisdiction of the Bankruptcy Court and in accordance with the applicable provisions of Chapter 11. Our operations, including our ability to execute our business plan, are subject to the risks and uncertainties associated with the continuing bankruptcy proceedings of certain Debtors, including, but not limited to, the following:

    Actions and decisions of our creditors and other third parties with interests in our remaining Chapter 11 Cases may be inconsistent with our plans

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    We may be unable to obtain Bankruptcy Court approval with respect to motions in the remaining Chapter 11 Cases that we believe are in the best interests of the Company

    We may be unable to successfully develop, prosecute, confirm and consummate a plan or plans of reorganization with respect to the Chapter 11 Cases for the Remaining Secured Debtors or TopCo Debtors (the "TopCo Plan of Reorganization")

    We may encounter third parties seeking and obtaining Bankruptcy Court approval to terminate or shorten the exclusive periods for us to propose and confirm a plan of reorganization for the 2010 Track Debtors, to appoint a Chapter 11 trustee or to convert the remaining Chapter 11 Cases to a case under Chapter 7 of the Bankruptcy Code

    We may not be able to satisfy the REIT distribution requirements and therefore be unable to remain qualified as a REIT

    Our access to capital to fund ongoing business operations, fund emergence costs or initiate or continue development or redevelopment at our properties may be limited

        The ultimate impact that events that occur during the bankruptcy proceedings will have on our business, financial condition and results of operations cannot be predicted or quantified.

Our DIP Credit Agreement may not provide sufficient liquidity during the remaining Chapter 11 Cases

        In the event that cash flows and borrowings under the DIP Credit Agreement are not sufficient to meet our liquidity requirements, including the emergence costs for the Track 1 Debtors, we may be required to seek additional financing. There can be no assurance that such additional financing would be available or, if available, would be offered on acceptable terms. Failure to secure any necessary additional financing would have a material adverse impact on our operations and ongoing viability.

Operating under Chapter 11 may restrict our ability to pursue our business strategies

        Under Chapter 11, transactions outside the ordinary course of business will be subject to the prior approval of the Bankruptcy Court, which may limit our ability to respond in a timely manner to certain events or take advantage of certain opportunities. We must obtain Bankruptcy Court approval to, among other things:

    Engage in certain transactions with our tenants

    Sell assets outside the ordinary course of business

    Consolidate, merge, sell or otherwise dispose of all or substantially all of our assets

    Grant liens

    Finance our operations, investments or other capital needs or to engage in other business activities that would be in our interest

The pursuit of the Chapter 11 Cases has consumed and will consume a substantial portion of the time and attention of our corporate management and will impact how our business is conducted, which may have an adverse effect on our business and results of operations

        The requirements of the Chapter 11 Cases has consumed and will continue to consume a substantial portion of our corporate management's time and attention and leave them with less time to devote to the operations of our business. Our management has spent considerable time developing the emergence plans for the Track 1 Debtors and the 2010 Track Debtors and the business plan for the Company. This diversion of corporate management's attention may have a material adverse effect on the conduct of our business, and, as a result, on our financial condition and results of operations, particularly if the Chapter 11 Cases are protracted.

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Our employees are facing considerable distractions and uncertainty due to the Chapter 11 Cases

        As a result of the Chapter 11 Cases, our employees are facing considerable distractions and uncertainty. A material erosion of employee morale could have a material adverse effect on our business, particularly if the Chapter 11 Cases are protracted.

The Company's business could suffer from the Chapter 11 Cases

        The Chapter 11 Cases may negatively impact the operations of the Company. While the potential negative impact cannot be predicted or quantified, risks include:

    Our ability to retain and/or renew existing tenants and/or to obtain favorable lease terms may be hampered

    We may be unable to build new tenant relationships and desirable new tenants may have concerns about entering into leases at our properties

    Our ability to obtain and maintain commercially reasonable terms with vendors, strategic partners and service providers may be hampered

    Our ability to obtain and maintain contracts necessary to continue our operations at affordable rates with competitive terms may be impaired

The Company's businesses could suffer from a long and protracted restructuring

        The Company's future results are dependent upon the successful filing, confirmation and implementation of plans of reorganization for the 2010 Track Debtors. Failure to complete the reorganization process in a timely manner could adversely affect the Company's operating results, including its relationships with tenants and suppliers. If a liquidation or protracted reorganization were to occur, there is a significant risk that the value of the Company's enterprise would be substantially eroded to the detriment of all stakeholders.

        Furthermore, the Company cannot predict the ultimate amount of all settlement terms for the Debtors' liabilities that will be subject to a plan of reorganization. Even once a plan of reorganization is implemented, the Company's operating results may be adversely affected by the possible reluctance of prospective lenders, tenants, and suppliers to do business with a company that recently emerged from bankruptcy proceedings.

Our ability to emerge from the Chapter 11 Cases will depend on obtaining sufficient exit financing or capital or the pursuit of a change of control transaction

        For the TopCo Plan of Reorganization to be effective, we will need to obtain and demonstrate the sufficiency of exit financing or capital to fund the remaining emergence costs of the Track 1 Debtors and the emergence costs of the 2010 Track Debtors. In addition to funding ongoing operational needs, exit financing or capital must be sufficient to fund certain emergence costs of the Track 1 Debtors as well as the TopCo Debtors to the extent existing cash reserves or operating cash flows are not sufficient. We cannot presently determine the final terms of such financing, nor can there be any assurances of our success in obtaining it. In addition to pursuing traditional and non-traditional forms of exit financing or capital, we also intend to explore potential merger and acquisition or other change of control transactions with financial and strategic investors. Failure to obtain exit financing or capital or conclude a change of control transaction may further delay the emergence of the 2010 Track Debtors from bankruptcy protection.

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LIQUIDITY RISKS

We may not have sufficient cash to maintain our operations and fund our emergence costs

        As discussed above under "Bankruptcy Risks," our DIP Credit Facility may not provide sufficient liquidity during the remaining Chapter 11 Cases and exit financing or capital may not be sufficient to support our operations post-emergence. Our operating cash flows and exit financing or capital may not be sufficient to pay our debt as it comes due, interest on our debt, emergence costs and other operating expenses. We face significantly higher operating expenses due in part to payments to our financial and legal advisors, as well as fees and other amounts payable to our lenders in connection with loan restructurings. Because we have limited short-term sources of cash, in the event such sources are insufficient to fund our needs, we may be unable to successfully emerge from bankruptcy or implement our plan of reorganization.

We may be subject to claims that will not be discharged in the Chapter 11 Cases

        The Bankruptcy Code provides that the confirmation of a plan of reorganization discharges a debtor from substantially all debts arising prior to confirmation and specified debts arising afterwards. With few exceptions, all claims that arose prior to the Petition Date and before confirmation of the plan of reorganization (i) would be subject to compromise and/or treatment under the plan of reorganization or (ii) would be discharged in accordance with the Bankruptcy Code and the terms of the plan of reorganization. We currently do not believe that the aggregate amount of claims that will not be subject to treatment under the plan of reorganization or not discharged, will be material, although such aggregate amount are not expected to have a material adverse effect on our liquidity position.

We may not be able to raise capital through the sale of properties

        Our ability to sell our properties to raise capital is limited. The retail economic climate negatively affects the value of our properties and therefore reduces our ability to sell these properties on acceptable terms. Our ability to sell our properties is also negatively affected by the weakness of the credit markets, which increases the cost and difficulty for potential purchasers to acquire financing, as well as by the illiquid nature of real estate. Finally, our Chapter 11 Cases may encourage potential purchasers to offer less attractive terms for our properties and may delay any potential sale transaction and any such transaction contemplated by a Debtor must be approved by the Bankruptcy Court. See "Business Risks" for a further discussion of the effects of the retail economic climate on our properties, as well as the illiquid nature of our investments in our properties.

        We have a low tax basis in many of our properties relative to the fair market value of such properties. As a result of this low tax basis, we could recognize a substantial taxable gain upon the sale of such properties, which would impact the amount of net proceeds we would retain from any such sales as a result of the REIT distribution requirements.

We may not be able to refinance, extend or repay our portion of substantial indebtedness at our Unconsolidated Properties, which could have a material adverse affect on our business, financial condition, results of operations and common stock price

        Our Unconsolidated Properties have a substantial amount of debt which they not be able to extend, refinance or repay. As of December 31, 2009, our share of indebtedness secured by our Unconsolidated Properties was $3.12 billion (Note 5). There can be no assurance that our Unconsolidated Properties will be able to refinance or extend their debt on acceptable terms or otherwise. The ability to refinance this debt is negatively affected by the current condition of the credit markets, which have significantly reduced the levels of capacity of commercial lending. The ability to successfully refinance or extend this debt may also be negatively affected by our bankruptcy

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proceedings as well as the real or perceived decline in the value of our Unconsolidated Properties based on general and retail economic conditions, as discussed further below.

Our substantial indebtedness adversely affects our financial health and operating flexibility

        Our indebtedness could have important consequences to us and the value of our common stock, including:

    Limiting our ability to borrow additional amounts for working capital, capital expenditures, debt service requirements, execution of our business strategy or other purposes

    Limiting our ability to use operating cash flow in other areas of our business or to pay dividends because we must dedicate a substantial portion of these funds to service debt

    Increasing our vulnerability to general adverse economic and industry conditions, including increases in interest rates, particularly given our substantial indebtedness which bears interest at variable rates

    Limiting our ability to capitalize on business opportunities and to react to competitive pressures and adverse changes in government regulation

    Limiting our ability or increasing the costs to refinance indebtedness

    Limiting our ability to enter into marketing and hedging transactions by reducing the number of counterparties with whom we can enter into such transactions as well as the volume of those transactions

Refinanced debt contains restrictions and less attractive covenants

        We have refinanced $10.65 billion of secured mortgage debt since the Petition Date. The terms of certain debt require us to satisfy certain customary affirmative and negative covenants and to meet financial ratios and tests, including ratios and tests based on leverage, interest coverage and net worth. The covenants and other restrictions under our debt agreements affect, among other things, our ability to:

    Incur indebtedness

    Create liens on assets

    Sell assets

    Manage our cash flows

    Transfer assets to other subsidiaries

    Make capital expenditures

    Engage in mergers and acquisitions

    Make distributions to equity holders, including holders of our common stock

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        Due to the current lending environment, our bankruptcy proceedings, our financial condition and general economic factors, this refinanced debt contains certain terms which are less attractive than the terms contained in the debt being refinanced. Such terms include more restrictive operational and financial covenants, restrictions on the distribution of cash flows from properties serving as collateral for the debt and higher fees and, in certain instances, higher interest rates. These fees and cash flow restrictions may affect our ability to fund our on-going operations from our operating cash flows and we may be significantly limited in our operating and financial flexibility and thus may be limited in our ability to respond to changes in our business or competitive activities.

COMMON STOCK RISKS

Trading in our securities during the pendency of the Chapter 11 Cases is highly speculative and poses substantial risks. It is possible our common stock will be cancelled and that holders of such common stock will not receive any distribution with respect to, or be able to recover any portion of, their investments

        It is not possible to determine if the TopCo Plan of Reorganization will allow for distributions with respect to our common stock and other outstanding equity interests. It is possible that these equity interests will be cancelled and extinguished upon the approval of the Bankruptcy Court and the holders thereof would not be entitled to receive, and would not receive or retain, any property or interest in property on account of such equity interests. In the event of a cancellation of these equity interests, amounts invested by such holders in our outstanding equity securities will not be recoverable. Consequently, our currently outstanding common stock would have no value. Trading prices for our common stock are very volatile and may bear little or no relationship to the actual recovery, if any, by the holders of such securities in the Chapter 11 Cases. Accordingly, we urge that extreme caution be exercised with respect to existing and future investments in our equity securities and any of our other securities.

Our common stock was delisted from the Exchange and is not listed on any other national securities exchange

        On April 17, 2009, the Company's common stock began trading in the over the counter market in the Pink Sheets under the symbol GGWPQ. The last day that the Company's common stock traded on the Exchange was April 16, 2009.

        We can provide no assurance that we will be able to re-list our common stock on a national securities exchange or that the stock will continue being traded on the Pink Sheets. The trading of our common stock on the Pink Sheets rather than the Exchange may negatively impact the trading price of our common stock and the levels of liquidity available to our stockholders. In addition, securities that trade on the Pink Sheets are not eligible for margin loans and make our common stock subject to the provisions of Rule 15g-9 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), commonly referred to as the "penny stock rule."

Risks of trading in an over the counter market

        Securities traded in the over-the-counter market generally have significantly less liquidity than securities traded on a national securities exchange, through factors such as a reduction in the number of investors that will consider investing in the securities, the number of market makers in the securities, reduction in securities analyst and news media coverage and lower market prices than might otherwise be obtained. As a result, holders of shares of our common stock may find it difficult to resell their shares at prices quoted in the market or at all. Furthermore, because of the limited market and generally low volume of trading in our common stock that could occur, the share price of our common stock could be more likely to be affected by broad market fluctuations, general market conditions, fluctuations in our operating results, changes in the markets perception of our business, and announcements made by us, our competitors or parties with whom we have business relationships. With

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respect to the Company, in some cases, we may be subject to additional compliance requirements under applicable state laws in the issuance of our securities. The lack of liquidity in our common stock may also make it difficult for us to issue additional securities for financing or other purposes, or to otherwise arrange for any financing we may need in the future.

If holders of common stock recover any portion of their investment they may be subject to substantial dilution as a result of future issuances of our common stock

        We may issue common stock to satisfy creditors of the TopCo Debtors and the TopCo Plan of Reorganization may include an equity-based incentive compensation plan. The amount and dilutive effect of any such issuance can not be determined at this time.

        We may also issue shares of our common stock to meet our obligations under the Contingent Stock Agreement under which we assumed the obligations of TRC to the beneficiaries thereunder (the "CSA"). In addition, we have reserved a number of shares of common stock for issuance under our restricted stock and option plans for employees and directors and in connection with certain other obligations, including convertible debt and these shares will be available for sale from time to time. Finally, we issued approximately 4.9 million shares of common stock as a taxable stock dividend in order to satisfy the requirements for qualification of a REIT and we currently expect to continue to issue taxable stock dividends to satisfy the requirements for REIT qualification.

BUSINESS RISKS

Economic conditions, especially in the retail sector, may have an adverse affect on our revenues and available cash

        General and retail economic conditions continue to be weak, and we do not expect a near term return to the economic conditions that prevailed in 2007. High unemployment, weak income growth, tight credit and the need to pay down existing debt are expected to continue to negatively impact consumer spending. Given these economic conditions, we believe there is a significant risk that the sales of stores operating in our centers will either not improve, or will improve slowly which will have the following negative effect on our operations:

        Ability to lease and collect rent.    Our results of operations depend on our ability to continue to lease space in our properties on economically favorable terms. If the sales of certain stores operating in our centers do not improve sufficiently, tenants might be unable to pay their existing minimum rents or expense recovery charges, since these rents and charges would represent a higher percentage of their sales. If our tenants' sales do not improve, new tenants would be less likely to be willing to pay minimum rents as high as they would otherwise pay. In addition, as substantially all of our income is derived from rentals of real property, our income and cash available for debt service, operations or distribution to our stockholders would be adversely affected if a significant number of tenants were unable to meet their obligations to us.

        Bankruptcy or store closures of tenants.    Our leases generally do not contain provisions designed to ensure the creditworthiness of the tenant, and a number of companies in the retail industry, including some of our tenants, have declared bankruptcy or voluntarily closed certain of their stores in recent years. The bankruptcy or closure of a major tenant, particularly an Anchor, may have a material adverse effect on the retail properties affected and the income produced by these properties and may make it substantially more difficult to lease the remainder of the affected retail properties. As a result, the bankruptcy or closure of a major tenant and potential additional closures as a result of co-tenancy requirements could result in a lower level of revenues and cash available.

        Department store productivity.    Department store consolidations, as well as declining sales productivity in certain instances, are resulting in the closure of existing department stores and we may

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be unable to re-lease this area or to re-lease it on comparable or more favorable terms. Other tenants may be entitled to modify the terms of their existing leases, including those pertaining to rent payment, in the event of such closures. Additionally, department store closures could result in decreased customer traffic which could lead to decreased sales at other stores.

        Ability to attract new tenants.    The factors described above not only affect our current tenants and operations, but also affect our ability to attract new tenants.

It may be difficult to buy and sell real estate quickly, and transfer restrictions apply to some of our properties

        Equity real estate investments are relatively illiquid, and this characteristic tends to limit our ability to vary our portfolio promptly in response to changes in economic or other conditions. In addition, significant expenditures associated with each equity investment, such as mortgage payments, real estate taxes and maintenance costs, are generally not reduced when circumstances cause a reduction in income from the investment. If income from a property declines while the related expenses do not decline, our income and cash available to us would be adversely affected. If it becomes necessary or desirable for us to dispose of one or more of the mortgaged properties, we might not be able to obtain a release of the lien on the mortgaged property without payment of the associated debt. The foreclosure of a mortgage on a property or inability to sell a property could adversely affect the level of cash available to us.

        If we have a change in control, as defined in section 382 of the Code, our ability to use our net operating loss and interest expense carryforwards to offset future cash taxes may be reduced or eliminated. The significant stock activity we have recently experienced and the possibility of issuing additional equity to address our liquidity needs increases the risk of this provision impacting us in the future.

We invest primarily in regional shopping centers and other properties, which are subject to a number of significant risks which are beyond our control

        Real property investments are subject to varying degrees of risk that may affect the ability of our properties to generate sufficient revenues. A number of factors may decrease the income generated by a retail property, including:

    The regional and local economy, which may be negatively impacted by plant closings, industry slowdowns, adverse weather conditions, natural disasters and other factors

    Local real estate conditions, such as an oversupply of, or a reduction in demand for, retail space or retail goods, and the availability and creditworthiness of current and prospective tenants

    Perceptions by retailers or shoppers of the safety, convenience and attractiveness of the retail property

    The convenience and quality of competing retail properties and other retailing options such as the internet

    Changes in laws and regulations applicable to real property, including tax and zoning laws

        Our Master Planned Communities are also affected by some of the above factors, as well as the significant weakening of the housing market which began in 2007 and is expected to continue.

        If we are unable to generate sufficient revenue from our properties, including those held by joint ventures, we will be unable to meet operating and other expenses, including debt service, lease payments, capital expenditures and tenant improvements, and to make distributions from our joint ventures and then, in turn, to our stockholders.

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We develop and expand properties, and this activity is subject to various risks

        Although we have significantly reduced our development and expansion activities, certain development and expansion projects will be undertaken. In connection with any development or expansion, we will be subject to various risks, including the following:

    We may abandon development or expansion activities already under way, which may result in additional cost recognition

    Construction costs of a project may exceed original estimates or available financing, possibly making the project unfeasible or unprofitable

    We may not be able to obtain zoning, occupancy or other required governmental permits and authorizations

    Occupancy rates and rents at a completed project may not meet projections and, therefore, the project may not be profitable

    We may not be able to obtain Anchor, mortgage lender and property partner approvals, if applicable, for expansion or redevelopment activities

        If a development project is unsuccessful, our investment in the project may not be fully recoverable from future operations or sale.

We may incur costs to comply with environmental laws

        Under various federal, state or local laws, ordinances and regulations, a current or previous owner or operator of real estate may be required to investigate and clean up hazardous or toxic substances released at a property, and may be held liable to a governmental entity or to third parties for property damage or personal injuries and for investigation and clean-up costs incurred by the parties in connection with the contamination. These laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release of the hazardous or toxic substances. The presence of contamination or the failure to remediate contamination may adversely affect the owner's ability to sell or lease real estate or to borrow using the real estate as collateral. Other federal, state and local laws, ordinances and regulations require abatement or removal of asbestos-containing materials in the event of demolition or certain renovations or remodeling, the cost of which may be substantial for some of our redevelopments, and also govern emissions of and exposure to asbestos fibers in the air. Federal and state laws also regulate the operation and removal of underground storage tanks. In connection with the ownership, operation and management of our properties, we could be held liable for the costs of remedial action with respect to these regulated substances or tanks or related claims.

        Our properties have been subjected to varying degrees of environmental assessment at various times. However, the identification of new areas of contamination, a change in the extent or known scope of contamination or changes in cleanup requirements could result in significant costs to us.

We are in a competitive business

        There are numerous shopping facilities that compete with our properties in attracting retailers to lease space. Our Chapter 11 Cases may impair the desirability and competitiveness of our shopping facilities. In addition, retailers at our properties face continued competition from retailers at other regional shopping centers, including outlet malls and other discount shopping centers, discount shopping clubs, catalog companies, internet sales and telemarketing. Competition of this type could adversely affect our revenues and cash available for repayment of our debt and distribution to our stockholders.

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        We compete with other major real estate investors with significant capital for attractive investment opportunities. These competitors include other REITs, investment banking firms and private institutional investors.

Some of our properties are subject to potential natural or other disasters

        A number of our properties are located in areas which are subject to natural disasters. For example, two of our properties, located in the New Orleans area, suffered major hurricane and/or vandalism damage in 2005. It is uncertain as to whether the New Orleans area will recover to its prior economic strength. Certain of our properties are located in California or in other areas with higher risk of earthquakes. In addition, many of our properties are located in coastal regions, and would therefore be affected by any future increases in sea levels or in the frequency or severity of hurricanes and tropical storms, whether such increases are caused by global climate changes or other factors.

Possible terrorist activity or other acts of violence could adversely affect our financial condition and results of operations

        Future terrorist attacks in the United States, and other acts of violence, including terrorism or war, might result in declining economic activity, which could harm the demand for goods and services offered by our tenants and the value of our properties and might adversely affect the value of an investment in our securities. A decrease in retail demand could make it difficult for us to renew or re–lease our properties at lease rates equal to or above historical rates. Terrorist activities or violence also could directly affect the value of our properties through damage, destruction or loss, and the availability of insurance for such acts, or of insurance generally, might be lower, or cost more, which could increase our operating expenses and adversely affect our financial condition and results of operations. To the extent that our tenants are affected by future attacks, their businesses similarly could be adversely affected, including their ability to continue to meet obligations under their existing leases. These acts might erode business and consumer confidence and spending, and might result in increased volatility in national and international financial markets and economies. Any one of these events might decrease demand for real estate, decrease or delay the occupancy of our new or redeveloped properties, and limit our access to capital or increase our cost of raising capital.

Some potential losses are not insured

        We carry comprehensive liability, fire, flood, earthquake, terrorism, extended coverage and rental loss insurance on all of our properties. We believe the policy specifications and insured limits of these policies are adequate and appropriate. There are, however, some types of losses, including lease and other contract claims, which generally are not insured. If an uninsured loss or a loss in excess of insured limits occurs, we could lose all or a portion of the capital we have invested in a property, as well as the anticipated future revenue from the property. If this happens, we might nevertheless remain obligated for any mortgage debt or other financial obligations related to the property.

Inflation may adversely affect our financial condition and results of operations

        Should inflation increase in the future, we may experience any or all of the following:

    Decreasing tenant sales as a result of decreased consumer spending which could result in lower Overage Rent

    Difficulty in replacing or renewing expiring leases with new leases at higher base and/or Overage Rent

    An inability to receive reimbursement from our tenants for their share of certain operating expenses, including common area maintenance, real estate taxes and insurance

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        Inflation also poses a potential threat to us due to the probability of future increases in interest rates. Such increases would adversely impact us due to our outstanding variable-rate debt as well as result in higher interest rates on new fixed-rate debt.

We have certain ownership interests outside the United States which may increase in relative significance over time

        We hold interests in joint venture properties in Brazil, Turkey and Costa Rica. International development and ownership activities carry additional risks that are different from those we face with our domestic properties and operations. These additional risks include:

    Difficulties in managing international operations

    Changes in foreign political environments, regionally, nationally, and locally

    Challenges of complying with a wide variety of foreign laws including corporate governance, operations, taxes and litigation

    Differing lending practices

    Differences in cultures

    Adverse effects of changes in exchange rates for foreign currencies

    Changes in applicable laws and regulations in the United States that affect foreign operations

    Obstacles to the repatriation of earnings and cash

        Although our international activities currently are a relatively small portion of our business (international properties represented less than approximately one percent of the NOI of all of our properties in 2009), to the extent that we expand our international activities, these additional risks could increase in significance and adversely affect our results of operations and financial condition.

ORGANIZATIONAL RISKS

Payments by our direct and indirect subsidiaries of dividends and distributions to us may be adversely affected by prior payments to these subsidiaries' creditors and preferred security holders

        Substantially all of our assets are owned through our general partnership interest in the Operating Partnership, including The Rouse Company LP ("TRCLP"). The Operating Partnership holds substantially all of its properties and assets through subsidiaries, including subsidiary partnerships, limited liability companies and corporations that have elected to be taxed as REITs. The Operating Partnership therefore derives substantially all of its cash flow from cash distributions to it by its subsidiaries, and we, in turn, derive substantially all of our cash flow from cash distributions to us by the Operating Partnership. The creditors and preferred security holders, if any, of each of our direct and indirect subsidiaries are entitled to payment of that subsidiary's obligations to them, when due and payable, before that subsidiary may make distributions to us. Thus, the Operating Partnership's ability to make distributions to its partners, including us, depends on its subsidiaries' ability first to satisfy obligations to their creditors and preferred security holders, if any, and then to make distributions to the Operating Partnership. Similarly, our ability to pay dividends to holders of our common stock depends on the Operating Partnership's ability first to satisfy its obligations to its creditors and preferred security holders and then to make distributions to us.

        In addition, we will have the right to participate in any distribution of the assets of any of our direct or indirect subsidiaries upon the liquidation, reorganization or insolvency of the subsidiary only after the claims of the creditors, including trade creditors, and preferred security holders, if any, of the subsidiary are satisfied. Our common stockholders, in turn, will have the right to participate in any

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distribution of our assets upon the liquidation, reorganization or insolvency of us only after the claims of our creditors, including trade creditors, and preferred security holders, if any, are satisfied.

We share control of some of our properties with other investors and may have conflicts of interest with those investors

        While we generally make all operating decisions for the Unconsolidated Properties, we are required to make other decisions with the other investors who have interests in the relevant property or properties. For example, the approval of certain of the other investors is required with respect to operating budgets and refinancing, encumbering, expanding or selling any of these properties, as well as to bankruptcy decisions related to the Unconsolidated Properties and related joint ventures. We might not have the same interests as the other investors in relation to these transactions. Accordingly, we might not be able to favorably resolve any of these issues, or we might have to provide financial or other inducement to the other investors to obtain a favorable resolution.

        In addition, various restrictive provisions and rights apply to sales or transfers of interests in our jointly owned properties. These may work to our disadvantage because, among other things, we might be required to make decisions about buying or selling interests in a property or properties at a time that is disadvantageous to us.

Bankruptcy of joint venture partners could impose delays and costs on us with respect to the jointly owned retail properties

        The bankruptcy of one of the other investors in any of our jointly owned shopping centers could materially and adversely affect the relevant property or properties. Under the bankruptcy laws, we would be precluded from taking some actions affecting the estate of the other investor without prior approval of the bankruptcy court, which would, in most cases, entail prior notice to other parties and a hearing in the bankruptcy court. At a minimum, the requirement to obtain court approval may delay the actions we would or might want to take. If the relevant joint venture through which we have invested in a property has incurred recourse obligations, the discharge in bankruptcy of one of the other investors might result in our ultimate liability for a greater portion of those obligations than we would otherwise bear.

We are impacted by tax-related obligations to some of our partners

        We own properties through partnerships which have arrangements in place that protect the deferred tax situation of our existing third party limited partners. Violation of these arrangements could impose costs on us. As a result, we may be restricted with respect to decisions such as financing, encumbering, expanding or selling these properties.

        Several of our joint venture partners are tax-exempt. As such, they are taxable to the extent of their share of unrelated business taxable income generated from these properties. As the managing partner in these joint ventures, we have obligations to avoid the creation of unrelated business taxable income at these properties. As a result, we may be restricted with respect to decisions such as financing and revenue generation with respect to these properties.

We may not maintain our status as a REIT

        One of the requirements of the Code for a REIT generally is that it distribute or pay tax on 100% of its capital gains and distribute at least 90% of its ordinary taxable income to its stockholders. We may not have sufficient liquidity to meet these distribution requirements.

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        If, with respect to any taxable year, we fail to maintain our qualification as a REIT, we would not be allowed to deduct distributions to stockholders in computing our taxable income and federal income tax. The corporate level income tax, including any applicable alternative minimum tax, would apply to our taxable income at regular corporate rates. As a result, the amount available for distribution to stockholders would be reduced for the year or years involved, and we would no longer be required to make distributions. In addition, unless we were entitled to relief under the relevant statutory provisions, we would be disqualified from treatment as a REIT for four subsequent taxable years.

An ownership limit and certain anti-takeover defenses and applicable law may hinder any attempt to acquire us

        The ownership limit.    Generally, for us to maintain our qualification as a REIT under the Code, not more than 50% in value of the outstanding shares of our capital stock may be owned, directly or indirectly, by five or fewer individuals at any time during the last half of our taxable year. The Code defines "individuals" for purposes of the requirement described in the preceding sentence to include some types of entities. In general, under our current certificate of incorporation, no person other than Martin Bucksbaum (deceased), Matthew Bucksbaum, their families and related trusts and entities, including M.B. Capital Partners III, may own more than 7.5% of the value of our outstanding capital stock. However, our certificate of incorporation also permits our company to exempt a person from the 7.5% ownership limit upon the satisfaction of certain conditions which are described in our certificate of incorporation.

        Selected provisions of our charter documents.    Our board of directors is divided into three classes of directors. Directors of each class are chosen for three-year staggered terms. Staggered terms of directors may reduce the possibility of a tender offer or an attempt to change control of our company, even though a tender offer or change in control might be in the best interest of our stockholders. Our charter authorizes the board of directors:

    To cause us to issue additional authorized but unissued shares of common stock or preferred stock

    To classify or reclassify, in one or more series, any unissued preferred stock

    To set the preferences, rights and other terms of any classified or reclassified stock that we issue

        Stockholder rights plan.    We have a stockholder rights plan which will impact a potential acquirer unless the acquirer negotiates with our board of directors and the board of directors approves the transaction.

        Selected provisions of Delaware law.    We are a Delaware corporation, and Section 203 of the Delaware General Corporation Law applies to us. In general, Section 203 prevents an "interested stockholder," as defined in the next sentence, from engaging in a "business combination," as defined in the statute, with us for three years following the date that person becomes an interested stockholder unless one or more of the following occurs:

    Before that person became an interested stockholder, our board of directors approved the transaction in which the interested stockholder became an interested stockholder or approved the business combination

    Upon completion of the transaction that resulted in the interested stockholder becoming an interested stockholder, the interested stockholder owned at least 85% of our voting stock outstanding at the time the transaction commenced, excluding for purposes of determining the voting stock outstanding (but not the outstanding voting stock owned by the interested stockholder) stock held by directors who are also officers of the Company and by employee

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      stock plans that do not provide employees with the right to determine confidentially whether shares held under the plan will be tendered in a tender or exchange offer

    Following the transaction in which that person became an interested stockholder, the business combination is approved by our board of directors and authorized at a meeting of stockholders by the affirmative vote of the holders of at least two-thirds of our outstanding voting stock not owned by the interested stockholder

        The statute defines "interested stockholder" to mean generally any person that is the owner of 15% or more of our outstanding voting stock or is an affiliate or associate of us and was the owner of 15% or more of our outstanding voting stock at any time within the three-year period immediately before the date of determination.

        Each item discussed above may delay, deter or prevent a change in control of our Company, even if a proposed transaction is at a premium over the then current market price for our common stock. Further, these provisions may apply in instances where some stockholders consider a transaction beneficial to them. As a result, our stock price may be negatively affected by these provisions.

FORWARD-LOOKING INFORMATION

        We may make forward-looking statements in this Annual Report and in other reports which we file with the SEC or with the Bankruptcy Court. In addition, our senior management might make forward-looking statements orally to analysts, investors, the media and others.

        Forward-looking statements include:

    Descriptions of plans or objectives of our management for plans of reorganization, debt repayment or restructuring, modification, extension; strategic alternatives, including capital raises and asset sales; and future operations

    Projections of our revenues, income, earnings per share, Funds From Operations ("FFO" as defined below), capital expenditures, income tax and other contingent liabilities, dividends, leverage, capital structure or other financial items

    Forecasts of our future economic performance

    Descriptions of assumptions underlying or relating to any of the foregoing

        In this Annual Report, for example, we make forward-looking statements discussing our expectations about:

    The resolution of our remaining Chapter 11 cases, including the TopCo Debtors, the proposed and already confirmed plans of reorganization of our Debtors and liquidity

    Capital required for the TopCo Debtors emergence from bankruptcy

    Sales of properties

    Expected sales of our Master Planned Communities segment

    Future development, management and leasing fees

    Distributions pursuant to the Contingent Stock Agreement

    Future cash needed to meet federal income tax requirements

    Future development spending

        Forward-looking statements discuss matters that are not historical facts. Because they discuss future events or conditions, forward-looking statements often include words such as "anticipate,"

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"believe," "estimate," "expect," "intend," "plan," "project," "target," "can," "could," "may," "should," "will," "would" or similar expressions. Forward-looking statements should not be unduly relied upon. They give our expectations about the future and are not guarantees. Forward-looking statements speak only as of the date they are made and we might not update them to reflect changes that occur after the date they are made.

        There are several factors, many beyond our control, which could cause results to differ significantly from our expectations. Factors such as our bankruptcy proceedings, credit, market, operational, liquidity, interest rate and other risks are described elsewhere in this Annual Report. Any factor described in this Annual Report could by itself, or together with one or more other factors, adversely affect our business, results of operations or financial condition. There are also other factors that we have not described in this Annual Report that could cause results to differ from our expectations.

ITEM 1B.    UNRESOLVED STAFF COMMENTS

        None.

ITEM 2.    PROPERTIES

        Our investment in real estate as of December 31, 2009 consisted of our interests in the properties in our Retail and Other and Master Planned Communities segments. We generally own the land underlying the properties in our Retail and Other segment. However, at certain of the Retail and Other segment properties, all or part of the underlying land is owned by a third party that leases the land to us pursuant to a long-term ground lease. The leases generally contain various purchase options and typically provide us with a right of first refusal in the event of a proposed sale of the property by the landlord. We own the land in the Master Planned Community Segment. Information regarding encumbrances on the Retail and Other segment properties and Master Planned Communities properties is included in Schedule III of this Annual Report.

        The following tables set forth certain information regarding the Consolidated Properties and the Unconsolidated Properties in our Retail Portfolio as of December 31, 2009. These tables do not reflect subsequent activity in 2010. Anchors include all department stores or other large retail stores with GLA (measured in square feet) greater than 30,000 square feet. Significant tenants includes certain large retail stores that are approximately 10,000 square feet. Combined occupancy for Consolidated Properties and Unconsolidated Properties as of December 31, 2009 was 91.6%.

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CONSOLIDATED RETAIL PROPERTIES

 
   
   
  GLA    
   
 
Property
Count
  Name of Center   Location(1)   Total   Mall and
Freestanding
  Anchors/Significant Tenants   Anchor/Significant
Tenant Vacancies
 
1   Ala Moana Center(2)   Honolulu, HI     2,072,288     925,680   Barnes & Noble, Macy's, Neiman Marcus, Old Navy, Sears, Shirokiya, Nordstrom      
2   Alameda Plaza   Pocatello, ID     190,341     190,341   Bob's Intermountain Marine     1  
3   Anaheim Crossing(2)(3)   Anaheim, CA     92,170     92,170   Fullerton Toyota      
4   Animas Valley Mall   Farmington, NM     462,834     213,369   Allen Theatres, Dillard's, JCPenney, Ross Dress For Less, Sears      
5   Apache Mall(2)   Rochester, MN     752,795     269,803   Herberger's, JCPenney, Macy's, Sears      
6   Arizona Center(2)   Phoenix, AZ     165,452     72,698   AMC Theatres      
7   Augusta Mall(2)   Augusta, GA     1,063,162     402,939   Dillard's, JCPenney, Macy's, Sears, Dick's Sporting Goods      
8   Austin Bluffs Plaza   Colorado Springs, CO     109,402     109,402        
9   Bailey Hills Village   Eugene, OR     11,887     11,887        
10   Baskin Robbins   Idaho Falls, ID     1,814     1,814        
11   Bay City Mall   Bay City, MI     522,652     207,001   JCPenney, Sears, Target, Younkers, Dunham Sports      
12   Baybrook Mall   Friendswood (Houston), TX     1,242,887     342,278   Dillard's, Forever 21, JCPenney, Macy's, Sears      
13   Bayshore Mall(2)   Eureka, CA     612,950     392,692   Bed Bath & Beyond, Kohl's (4), Sears     1  
14   Bayside Marketplace(2)   Miami, FL     219,115     219,115   Hard Rock Café      
15   Beachwood Place   Beachwood, OH     913,443     333,863   Dillard's, Nordstrom, Saks Fifth Avenue      
16   Bellis Fair   Bellingham (Seattle), WA     773,895     335,571   JCPenney, Kohl's, Macy's, Macy's Home Store, Sears, Target      
17   Birchwood Mall   Port Huron (Detroit), MI     725,047     268,818   GKC Theaters, JCPenney, Macy's, Sears, Target, Younkers      
18   Boise Plaza   Boise, ID     114,404     114,404   Albertson's, Burlington Coat Factory      
19   Boise Towne Plaza(3)   Boise, ID     116677     116677   Old Navy      
20   Boise Towne Square(2)   Boise, ID     1,093,108     423,079   Dillard's, JCPenney, Macy's, Sears     1  
21   Brass Mill Center   Waterbury, CT     984,099     326,760   Burlington Coat Factory, JCPenney, Macy's, Regal Cinemas, Sears     1  
22   Brass Mill Commons   Waterbury, CT     197,033     197,033   Barnes & Noble, Hometown Buffet, Michael's, OfficeMax, Toys R Us     1  
23   The Boulevard Mall   Las Vegas, NV     1,175,774     387,738   JCPenney, Macy's, Sears     1  
24   Burlington Town Center(2)   Burlington, VT     299,793     153,040   Macy's      
25   Cache Valley Mall   Logan, UT     319,225     173,393   Dillard's, Dillard's Men's & Home, JCPenney      
26   Cache Valley Marketplace   Logan, UT     180,956     180,956   Home Depot, Olive Garden, T.J. Maxx      
27   Canyon Point Village Center   Las Vegas, NV     57,229     57,229        
28   Capital Mall   Jefferson City, MO     565,106     332,029   Dillard's, JCPenney, Sears, Hy-Vee, Capital 8 Theatre      
29   Century Plaza   Birmingham, AL     16,706     16,706   Aldi      
30   Chapel Hills Mall   Colorado Springs, CO     1,202,361     406,922   Burlington Coat Factory (4), Borders, Dick's Sporting Goods, Dillard's, JCPenney, Macy's, Sears     1  
31   Chico Mall   Chico, CA     495,237     173,103   Forever 21, JCPenney, Sears     1  
32   Chula Vista Center   Chula Vista (San Diego), CA     874,299     286,162   JCPenney, Macerich (4), Macy's, Sears, Burlington Coat Factory, Ultrastar Cinemas     1  
33   Coastland Center   Naples, FL     922,206     331,816   Dillard's, JCPenney, Macy's, Sears, Old Navy      
34   Collin Creek   Plano, TX     1,118,077     327,994   Amazing Jakes, Dillard's, JCPenney, Macy's, Sears      
35   Colony Square Mall   Zanesville, OH     491,905     245,123   Cinemark, Elder-Beerman, JCPenney, Sears      
36   Columbia Mall   Columbia, MO     735,814     314,754   Dillard's, JCPenney, Sears, Target      
37   Columbiana Centre   Columbia, SC     824,990     266,013   Belk, Dillard's, JCPenney, Sears      
38   Coral Ridge Mall   Coralville (Iowa City), IA     1,076,206     421,041   Dillard's, JCPenney, Scheels, Sears, Target, Younkers, Best Buy, Coral Ridge 10      
39   Coronado Center(2)   Albuquerque, NM     1,151,734     375,709   Barnes & Noble, JCPenney, Macy's, Sears, Target, Kohl's      
40   Cottonwood Mall   Holladay, UT     220,954     6,600   Macy's      
41   Cottonwood Square(2)   Salt Lake City, UT     77,079     77,079        
42   Country Hills Plaza   Ogden, UT     137,897     137,897   Smith's Food King     1  
43   The Crossroads   Portage (Kalamazoo), MI     770,539     267,579   Burlington Coat Factory (4), JCPenney, Macy's, Sears      
44   Crossroads Center   St. Cloud, MN     891,208     285,528   JCPenney, Macy's, Scheels, Sears, Target      

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  GLA    
   
 
Property
Count
  Name of Center   Location(1)   Total   Mall and
Freestanding
  Anchors/Significant Tenants   Anchor/Significant
Tenant Vacancies
 
45   Cumberland Mall   Atlanta, GA     1,046,050     398,066   Costco, Macy's, Sears, DSW Shoe Warehouse, Forever 21      
46   Deerbrook Mall   Humble (Houston), TX     1,191,974     393,996   AMC Theatres, Dillard's, JCPenney, Macy's, Sears      
47   Division Crossing   Portland, OR     100,910     100,910   Rite Aid, Safeway      
48   Eagle Ridge Mall   Lake Wales (Orlando), FL     622,917     227,462   Dillard's, JCPenney, Recreation Station, Regal Cinemas, Sears      
49   Eastridge Mall   San Jose, CA     1,303,717     469,323   AMC 15, Bed Bath & Beyond, JCPenney, Macy's, Sears, Sport Chalet      
50   Eastridge Mall   Casper, WY     571,587     281,791   JCPenney, Macy's, Sears, Target      
51   Eden Prairie Center   Eden Prairie (Minneapolis), MN     1,134,414     325,411   AMC Theatres, Kohl's, Sears, Target, Von Maur, JCPenney, Scheels, Barnes & Noble      
52   Fallbrook Center(2)   West Hills (Los Angeles), CA     854,095     854,095   24 Hour Fitness, DSW Shoe Warehouse, Home Depot, Kohl's, Macerich (4), Michael's, Old Navy, Party City, Petco Supplies & Fish     2  
53   Faneuil Hall Marketplace(2)   Boston, MA     195,863     195,863   McCormick & Schmicks, Ned Devines & Parris, Urban Outfitters, Plaza III      
54   Fashion Place(2)   Murray, UT     1,037,250     333,677   Dillard's, Nordstrom, Sears, Macy's     1  
55   Fashion Show   Las Vegas, NV     1,877,665     524,957   Bloomingdale's Home, Dillard's, Forever 21, Macy's, Neiman Marcus, Nordstrom, Saks Fifth Avenue     1  
56   Foothills Mall   Fort Collins, CO     805,715     465,618   Macy's, Sears     2  
57   Fort Union(2)   Midvale (Salt Lake City), UT     32,968     32,968   Buca Di Beppo      
58   Four Seasons Town Centre   Greensboro, NC     1,116,343     474,327   Belk, Dillard's, JCPenney      
59   Fox River Mall   Appleton, WI     1,206,847     518,210   Cost Plus World Market, David's Bridal, DSW Shoe Warehouse, JCPenney, Macy's, Scheels, Sears, Target      
60   Fremont Plaza(2)   Las Vegas, NV     115,895     115,895   CVS     1  
61   The Gallery at Harborplace   Baltimore, MD     132,379     132,379   GAP      
62   Gateway Crossing Shopping Center   Bountiful (Salt Lake City), UT     183,526     183,526   Barnes & Noble, Dollar Tree, T.J. Maxx      
63   Gateway Mall   Springfield, OR     818,545     256,726   Ashley Furniture Homestore, Cinemark 17, Kohl's, Movies 12, Oz Fitness, Ross Dress For Less, Sears, Target      
64   Gateway Overlook   Columbia, MD     514,363     514,363   Best Buy, Costco, Golf Galaxy, Loehmann's, Lowe's      
65   Glenbrook Square   Fort Wayne, IN     1,225,231     448,361   JCPenney, Macy's, Sears     1  
66   Governor's Square(2)   Tallahassee, FL     1,021,788     330,183   Dillard's, JCPenney, Macy's, Sears      
67   The Grand Canal Shoppes   Las Vegas, NV     497,151     462,737   Sephora, Grand Lux Café, Aquaknox, Delmonico, Madame' Tussaud Las Vegas Tao, Banana Republic, Postrio-Las Vegas      
68   Grand Teton Mall   Idaho Falls, ID     535,631     211,706   Dillard's, JCPenney, Macy's, Sears      
69   Grand Teton Plaza   Idaho Falls, ID     93,274     93,274   Best Buy, Petsmart, Ross Dress For Less     1  
70   Grand Traverse Mall   Traverse City, MI     589,488     276,097   GKC Theaters, JCPenney, Macy's, Target, T.J. Maxx      
71   Greenwood Mall   Bowling Green, KY     842,462     413,409   Dillard's, JCPenney, Macy's, Sears      
72   Halsey Crossing(2)   Gresham (Portland), OR     99,438     99,438   Safeway      
73   Harborplace(2)   Baltimore, MD     145,406     145,406   Phillips Harborplace, Urban Outfitters      
74   Hulen Mall   Ft. Worth, TX     949,042     352,472   Dillard's, Macy's, Sears      
75   Jordan Creek Town Center   West Des Moines, IA     1,289,885     748,186   Century Theatres, Dillard's, Scheels, Younkers, Barnes & Noble      
76   Knollwood Mall   St. Louis Park (Minneapolis), MN     462,582     166,460   Cub Foods, Keith's Furniture Outlet, Kohl's, T.J. Maxx      
77   Lakeland Square   Lakeland (Orlando), FL     884,484     274,446   Burlington Coat Factory (4), Dillard's, Dillard's Men's & Home, JCPenney, Macy's, Sears      
78   Lakeside Mall   Sterling Heights, MI     1,518,117     497,399   JCPenney, Lord & Taylor, Macy's, Macy's Mens & Home, Sears      
79   Lakeview Square   Battle Creek, MI     554,334     262,741   JCPenney, Macy's, Sears, Barnes & Noble      
80   Landmark Mall(2)   Alexandria (Washington, D.C.), VA     859,710     300,773   Macy's, Sears     1  
81   Lansing Mall(2)   Lansing, MI     835,264     412,094   JCPenney, Macy's, T.J. Maxx, Younkers, Best Buy, Barnes & Noble     1  
82   Lincolnshire Commons   Lincolnshire (Chicago), IL     118,562     118,562   Barnes & Noble, DSW Shoe Warehouse      
83   Lockport Mall   Lockport, NY     90,734     90,734   The Bon-Ton      

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  GLA    
   
 
Property
Count
  Name of Center   Location(1)   Total   Mall and
Freestanding
  Anchors/Significant Tenants   Anchor/Significant
Tenant Vacancies
 
84   Lynnhaven Mall   Virginia Beach, VA     1,284,972     449,525   AMC Theatres, Dick's Sporting Goods, Dillard's, Furniture Mart, JCPenney, Macy's     1  
85   The Maine Mall   South Portland, ME     1,017,436     385,375   Best Buy, Chuck E Cheese, JCPenney, Macy's, Sears, Sports Authority     2  
86   Mall at Sierra Vista   Sierra Vista, AZ     365,853     134,583   Cinemark, Dillard's, Sears      
87   The Mall in Columbia   Columbia, MD     1,420,780     620,612   JCPenney, Lord & Taylor, Macy's, Nordstrom, Sears      
88   Mall of Louisiana   Baton Rouge, LA     1,551,057     743,575   Borders Books & Music, Dillard's, JCPenney, Macy's, Pottery Barn, Sears, Rave Motion Pictures, Dicks Sporting Goods, DSW Shoe Warehouse      
89   Mall of the Bluffs   Council Bluffs (Omaha, NE), IA     701,355     375,133   Dillard's, Hy-Vee, Sears     2  
90   Mall St. Matthews(2)   Louisville, KY     1,085,894     350,189   Dillard's, Dillard's Men's & Home, Forever 21, JCPenney     1  
91   Mall St. Vincent(2)   Shreveport, LA     532,600     184,600   Dillard's, Sears     1  
92   Market Place Shopping Center   Champaign, IL     1,044,899     509,153   Bergner's, JCPenney, Macy's, Sears      
93   Mayfair   Wauwatosa (Milwaukee), WI     1,116,130     496,746   AMC Theatres, Barnes & Noble, Boston Store, Macy's, Crate & Barrel      
94   Meadows Mall   Las Vegas, NV     945,026     308,173   Dillard's, JCPenney, Macy's, Sears      
95   Mondawmin Mall   Baltimore, MD     364,437     297,737   Shoppers Food Warehouse, Target, Rite Aid Pharmacy      
96   Moreno Valley Mall   Moreno Valley (Riverside), CA     1,064,318     338,084   Harkins Theatre, JCPenney, Macy's, Sears     2  
97   Newgate Mall   Ogden (Salt Lake City), UT     724,873     252,739   Cinemark Tinseltown 14, Dillard's, Macerich(4), Sears, Sports Authority      
98   NewPark Mall   Newark (San Francisco), CA     1,116,965     373,359   JCPenney, Macy's, Sears, Target     1  
99   North Plains Mall   Clovis, NM     303,197     109,116   Beall's, Dillard's, JCPenney, Sears      
100   North Point Mall   Alpharetta (Atlanta), GA     1,375,101     408,814   Dillard's, JCPenney, Macy's, Sears, American Girl Place     2  
101   North Star Mall   San Antonio, TX     1,242,570     428,402   Dillard's, Macy's, Saks Fifth Avenue, Forever 21, JCPenney      
102   Northgate Mall   Chattanooga, TN     798,029     332,709   Belk, Belk Home Store, JCPenney, Sears, T.J. Maxx      
103   Northridge Fashion Center   Northridge (Los Angeles), CA     1,479,211     558,399   JCPenney, Macy's, Pacific Theatres, Sears     1  
104   NorthTown Mall   Spokane, WA     1,042,954     411,460   Bumpers, Inc., JCPenney, Kohl's, Macy's, Regal Cinemas, Sears, Nordstrom Rack     1  
105   Oak View Mall   Omaha, NE     861,089     256,829   Dillard's, JCPenney, Sears, Younkers      
106   Oakwood Center   Gretna, LA     757,987     240,593   Dillard's, JCPenney, Sears      
107   Oakwood Mall   Eau Claire, WI     812,503     327,427   JCPenney, Macy's, Scheels, Sears, Younkers, Carmike Theaters      
108   Oglethorpe Mall   Savannah, GA     943,659     363,511   Belk, JCPenney, Macy's, Macy's Junior, Sears, Stein Mart      
109   Orem Plaza Center Street   Orem, UT     90,218     90,218   Chuck E Cheese, Robert's Crafts      
110   Orem Plaza State Street   Orem, UT     27,240     27,240        
111   Oviedo Marketplace   Oviedo, FL     940,504     275,575   Dillard's, Macy's, Regal Cinemas, Sears      
112   Owings Mills Mall   Owings Mills, MD     1,083,613     436,576   JCPenney, Macy's     2  
113   Oxmoor Center(2)   Louisville, KY     917,381     270,171   Dick's Sporting Goods, Macy's, Sears, Von Maur      
114   Paramus Park   Paramus, NJ     768,592     309,535   Macy's, Sears, Old Navy      
115   Park City Center   Lancaster (Philadelphia), PA     1,442,680     542,783   The Bon-Ton, Boscov's, JCPenney, Kohl's, Sears      
116   Park Place   Tucson, AZ     1,055,763     401,026   Century Theatres, Dillard's, Macy's, Sears      
117   Park West   Peoria, AZ     166,074     101,945   Harkins Theatre      
118   The Parks at Arlington   Arlington (Dallas), TX     1,517,093     432,097   AMC Theatres, Barnes & Noble, Dick's Sporting Goods, Dillard's, Forever 21, JCPenney, Macy's, Sears     1  
119   Peachtree Mall   Columbus, GA     816,546     307,931   Dillard's, JCPenney, Macy's, Peachtree Cinema     1  
120   Pecanland Mall   Monroe, LA     944,367     328,931   Belk, Dillard's, JCPenney, Sears, Burlington Coat Factory      
121   Pembroke Lakes Mall   Pembroke Pines (Fort Lauderdale), FL     1,133,998     352,723   Dillard's, Dillard's Men's & Home, JCPenney, Macy's, Macy's Home Store, Sears      
122   Piedmont Mall   Danville, VA     708,519     156,781   Belk, Belk Men's, JCPenney, Sears     1  
123   Pierre Bossier Mall   Bossier City (Shreveport), LA     606,274     212,976   Dillard's, JCPenney, Sears, Stage     1  
124   Pine Ridge Mall(2)   Pocatello, ID     638,078     200,091   JCPenney, Party Palace, Sears, Shopko     1  

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  GLA    
   
 
Property
Count
  Name of Center   Location(1)   Total   Mall and
Freestanding
  Anchors/Significant Tenants   Anchor/Significant
Tenant Vacancies
 
125   The Pines   Pine Bluff, AR     625,421     243,001   Dillard's, Holiday Inn Express, JCPenney, Sears     1  
126   Pioneer Place(2)   Portland, OR     362,883     249,883   Regal Cinemas, Saks Fifth Avenue      
127   Plaza 800(2)   Sparks (Reno), NV     72,431     72,431   Save Mart Supermarkets      
128   Plaza 9400(2)   Sandy (Salt Lake City), UT     228,661     228,661   Deseret Industries     2  
129   Prince Kuhio Plaza(2)   Hilo, HI     503,490     267,370   Macy's, Sears     1  
130   Providence Place(2)   Providence, RI     1,265,191     506,086   Bed Bath & Beyond, Dave & Buster's, JCPenney, Macy's, Nordstrom, Old Navy, Providence Place Cinemas 16      
131   Provo Towne Centre(3)   Provo, UT     792,560     222,491   Cinemark, Dillard's, JCPenney, Sears      
132   Red Cliffs Mall   St. George, UT     385,487     119,650   Barnes & Noble, Dillard's, JCPenney, Sears      
133   Red Cliffs Plaza   St George, UT     57,304     57,304   Gold's Gym, Sears      
134   Regency Square Mall   Jacksonville, FL     1,439,812     523,306   Belk, Champs Sports/World Foot Locker, Dillard's, JCPenney, Sears     1  
135   Ridgedale Center   Minnetonka, MN     1,029,559     327,179   JCPenney, Macy's, Sears      
136   Rio West Mall(2)(3)   Gallup, NM     513,580     332,447   Beall's, JCPenney     1  
137   River Falls Mall   Clarksville, IN     786,012     786,012   Bass Pro Shops Outdoor World, Dick's Sporting Goods, Louisville Athletic Club, Old Time Pottery, Toys R Us     1  
138   River Hills Mall   Mankato, MN     716,877     274,790   Herberger's, JCPenney, Scheels, Sears, Target, Barnes & Noble      
139   River Pointe Plaza   West Jordan (Salt Lake City), UT     224,250     224,250   Shopko, SUPERVALU      
140   Riverlands Shopping Center   Laplace (New Orleans), LA     181,044     181,044   Burke's Outlet, Citi Trends, Matherne's Supermarkets, Stage      
141   Riverside Plaza   Provo, UT     176,143     176,143   Big Lots, Macy's, Rite Aid      
142   Rivertown Crossings   Grandville (Grand Rapids), MI     1,270,959     421,901   Celebration Cinemas, Dick's Sporting Goods, JCPenney, Kohl's, Macy's, Old Navy, Sears, Younkers      
143   Riverwalk Marketplace(2)   New Orleans, LA     193,969     193,969   GAP, Southern Food & Beverage Museum      
144   Rogue Valley Mall   Medford (Portland), OR     639,097     251,659   JCPenney, Kohl's, Macy's, Macy's Home Store     1  
145   Saint Louis Galleria   St. Louis, MO     1,033,343     457,291   Dillard's, Macy's     1  
146   Salem Center(2)   Salem, OR     631,837     193,837   JCPenney, Kohl's, Macy's, Nordstrom      
147   The Shoppes at Buckland Hills   Manchester, CT     1,045,621     453,010   Dick's Sporting Goods, JCPenney, Macy's, Macy's Mens & Home, Sears, Barnes & Noble      
148   The Shoppes at The Palazzo   Las Vegas, NV     335,157     250,414   Barneys New York, CUT, Victoria's Secret, Sushi Samba, Table 10      
149   The Shops at Fallen Timbers   Maumee, OH     573,516     312,014   Dillard's, JCPenney, Staybridge Suites, Showcase, Barnes & Noble      
150   The Shops at La Cantera(3)   San Antonio, TX     1,177,070     510,254   Dillard's, Macy's, Neiman Marcus, Nordstrom      
151   Sikes Senter   Wichita Falls, TX     667,440     261,916   Dillard's, JCPenney, Sears, Sikes Ten Theatres      
152   Silver Lake Mall   Coeur D' Alene, ID     325,046     108,682   JCPenney, Macy's (4), Sears, Timberline Trading Company      
153   Sooner Mall   Norman, OK     508,751     168,679   Dillard's, JCPenney, Old Navy, Sears     1  
154   South Street Seaport(2)   New York, NY     285,849     253,830   Bodies, The Exhibition      
155   Southlake Mall   Morrow (Atlanta), GA     1,014,245     273,993   JCPenney, Macy's, Sears     1  
156   Southland Center   Taylor, MI     903,941     275,904   Best Buy, JCPenney, Macy's     1  
157   Southland Mall   Hayward, CA     1,265,396     525,132   JCPenney, Kohl's (4), Macy's, Sears     1  
158   Southshore Mall(2)   Aberdeen, WA     273,289     139,514   JCPenney, Sears      
159   Southwest Plaza(2)   Littleton (Denver), CO     1,336,229     636,868   Dick's Sporting Goods, Dillard's, JCPenney, Macy's, Sears     1  
160   Spokane Valley Mall(3)   Spokane, WA     724,740     305,656   JCPenney, Macy's, Regal Act III, Sears      
161   Spokane Valley Plaza(3)   Spokane, WA     132,048     132,048   Old Navy, T.J. Maxx, Wholesale Sports     1  
162   Spring Hill Mall   West Dundee (Chicago), IL     1,166,234     433,439   Carson Pirie Scott, Home Furniture Mart, JCPenney, Kohl's, Macy's, Sears      
163   Staten Island Mall   Staten Island, NY     1,275,222     604,133   Macy's, Sears, JCPenney, Babies R Us      
164   Steeplegate Mall   Concord, NH     479,675     223,328   The Bon-Ton, JCPenney, Sears      
165   Stonestown Galleria   San Francisco, CA     851,815     423,522   Macy's, Nordstrom      
166   The Streets at Southpoint   Durham, NC     1,304,453     578,106   Barnes & Noble, Hudson Belk, JCPenney, Macy's, Maggiano's Little Italy, Nordstrom, Pottery Barn, Sears, Urban Outfitters      
167   Three Rivers Mall   Kelso, WA     419,461     226,228   JCPenney, Macy's, Sears     1  

27


Table of Contents

 
   
   
  GLA    
   
 
Property
Count
  Name of Center   Location(1)   Total   Mall and
Freestanding
  Anchors/Significant Tenants   Anchor/Significant
Tenant Vacancies
 
168   Town East Mall   Mesquite (Dallas), TX     1,240,530     431,144   Dillard's, JCPenney, Macy's, Sears      
169   Tucson Mall(2)   Tucson, AZ     1,228,202     504,938   Dillard's, Forever 21 (4), JCPenney, Macy's, Sears      
170   Twin Falls Crossing   Twin Falls, ID     37,680     37,680   Kalik Investors      
171   Tysons Galleria   Mclean (Washington, D.C.), VA     815,424     303,491   Macy's, Neiman Marcus, Saks Fifth Avenue      
172   University Crossing   Orem, UT     209,329     209,329   Barnes & Noble, Burlington Coat Factory(4), Officemax, Pier 1 Imports, Sears      
173   Valley Hills Mall   Hickory, NC     933,545     322,029   Belk, Dillard's, JCPenney, Sears      
174   Valley Plaza Mall   Bakersfield, CA     1,032,247     425,760   Forever 21, JCPenney, Macy's, Sears      
175   The Village at Redlands   Redlands, CA     174,307     79,248   SAV-ON Drugs     2  
176   The Village of Cross Keys   Baltimore, MD     74,172     74,172   Talbots      
177   Visalia Mall   Visalia, CA     436,852     179,852   JCPenney, Macy's      
178   Vista Commons   Las Vegas, NV     98,730     98,730   Albertson's      
179   Vista Ridge Mall   Lewisville (Dallas), TX     1,063,860     334,395   Cinemark, Dillard's, JCPenney, Macy's, Sears      
180   Ward Centers   Honolulu, HI     702,239     642,165   Sports Authority, Nordstrom Rack, Ross Dress for Less, Office Depot, Borders, Dave & Busters, Consolidated Entertainment      
181   Washington Park Mall   Bartlesville, OK     357,221     162,925   Dillard's, JCPenney, Sears      
182   West Oaks Mall   Ocoee (Orlando), FL     1,056,086     355,330   AMC Theatres, Dillard's, JCPenney, Sears     1  
183   West Valley Mall   Tracy (San Francisco), CA     883,629     486,720   JCPenney, Movies 14, Sears, Target     1  
184   Westlake Center   Seattle, WA     96,553     96,553        
185   Westwood Mall   Jackson, MI     507,859     136,171   Elder-Beerman, JCPenney, Wal-Mart      
186   White Marsh Mall   Baltimore, MD     1,165,791     386,147   JCPenney, Macy's, Macy's Home Store, Sears, Sports Authority     1  
187   White Mountain Mall   Rock Springs, WY     302,119     124,991   Flaming Gorge Harley Davidson, Herberger's, JCPenney, State Of Wyoming      
188   Willowbrook   Wayne, NJ     1,510,435     482,435   Bloomingdale's, Lord & Taylor, Macy's, Sears      
189   Woodbridge Center   Woodbridge, NJ     1,646,468     561,433   Dick's Sporting Goods, JCPenney, Lord & Taylor, Macy's, Sears     1  
190   The Woodlands Mall   Woodlands (Houston), TX     1,355,530     470,830   Dillard's, JCPenney, Macy's, Macy's Children Store, Sears, Forever 21      
191   Woodlands Village   Flaggstaff, AZ     91,810     91,810        
192   Yellowstone Square   Idaho Falls, ID     220,137     220,137   D.A.R.E, Yellowstone Warehouse     1  
                           
              136,764,054     57,625,078         65  
                           

(1)
In certain cases, where a center is located in part of a larger metropolitan area, the metropolitan area is identified in parenthesis.

(2)
A portion of the property is subject to a ground lease.

(3)
Owned in a joint venture with independent, non-controlling minority investors.

(4)
The anchor building is owned by a third party.

28


Table of Contents


UNCONSOLIDATED RETAIL PROPERTIES

 
   
   
   
  GLA    
   
 
Property
Count
  Name of Center   Location(1)   Ownership
Interest
  Total   Mall and
Freestanding
  Anchors/Significant Tenants   Anchor/Significant
Tenant Vacancies
 
1   Alderwood   Lynnwood (Seattle), WA     50.5 %   1,267,580     497,029   JCPenney, Loews Cineplex, Macy's, Nordstrom, Sears      
2   Altamonte Mall   Altamonte Springs (Orlando), FL     50     1,153,188     474,640   AMC Theatres, Dillard's, JCPenney, Macy's, Sears      
3   Arrowhead Towne Center   Glendale, AZ     33.33     1,197,342     342,805   AMC Theatres, Dicks Sporting Goods, Dillards, Forever 21, JCPenney, Macy's      
4   Bangu Shopping   Rio de Janeiro, Rio de Janeiro (Brazil)     49     540,142     451,426   Leader Magazine, C&A, Lojas Amercianas, Kalunga, Leroy Merlin, Casa Bahia      
5   Boulevard Brasilia   Brasilia, Brazil     34.5     182,176     113,288   C&A, Renner, Marisa        
6   Boulevard Shopping Belem   Belem, Brazil     36.8     365,752     226,611   Riachuelo, Visao, Renner, C&A, Marisa, Lojas, Americnas E Centauro        
7   Boulevard Shopping Campina Grande   Campina Grande, Paraiba (Brazil)     15     186,458     84,852   Bompreco S/A, Lojas Americanas, Marisa, Riachuelo      
8   Bridgewater Commons   Bridgewater, NJ     35     983,959     448,070        
9   Carioca Shopping   Rio de Janeiro, Rio de Janeiro (Brazil)     20     249,238     191,227   Leader Magazine, Marisa, Lojas Americanas, Casa E Video, Cinemark, Extra, C&A      
10   Carolina Place   Pineville (Charlotte), NC     50.5     1,158,555     353,639   Barnes & Noble, Belk, Dillard's, JCPenney, Macy's, Sears, REI      
11   Caxias Shopping   Rio de Janeiro, Rio de Janeiro (Brazil)     20     275,571     146,787   C & C, Riachuelo, Renner, Casas Bahia      
12   Center Point Plaza   Las Vegas, NV     50     144,635     70,299   CVS, Albertson's      
13   Christiana Mall   Newark, DE     50     1,127,810     389,603   Barnes & Noble, JCPenney, Macy's, Target, Nordstroms      
14   Clackamas Town Center   Happy Valley, OR     50     1,352,932     475,387   Barnes & Noble, Century Theatres, JCPenney, Macy's, Macy's Home Store, Nordstrom, Sears     1  
15   Espark Mall   Eskisehir, Turkey     50     468,240     342,938   Mars Sienema Tur. Ve Sportif Tesisler Isletmeciligi A.S., Migros Turk T.A.S., Ms Istanbul Yonetim Hizmetleri Ltd. Sti.      
16   First Colony Mall   Sugar Land, TX     50     1,114,554     495,506   Barnes & Noble, Dillard's, Dillard's Men's & Home, JCPenney, Macy's      
17   Florence Mall   Florence (Cincinnati, OH), KY     50     958,219     405,812   JCPenney, Macy's, Macy's Home Store, Sears, Cinema DeLux      
18   Galleria at Tyler(2)   Riverside, CA     50     1,178,922     557,214   AMC Theatres, JCPenney, Macy's, Nordstrom, Yard House     1  
19   Glendale Galleria(2)   Glendale, CA     50     1,319,775     514,775   JCPenney, Macy's, Nordstrom, Target     1  
20   Highland Mall(2)   Austin, TX     50     1,116,241     397,500   Dillard's Men's, Macy's     2  
21   Kenwood Towne Centre(2)   Cincinnati, OH     50     1,148,168     506,847   Dillard's, Macy's, Nordstrom      
22   Lake Mead & Buffalo Partners Village Center   Las Vegas, NV     50     150,948     64,991   VONS, 99 Cent Store Only      
23   Mizner Park(2)   Boca Raton, FL     50     247,071     136,249   Mizner Park Cinema, Zed 451, Robb & Stucky     1  
24   Montclair Plaza   Montclair (San Bernadino), CA     50.5     1,345,268     547,691   JCPenney, Macy's, Nordstrom, Sears, Ninety Nine Cent Only Store     4  
25   Natick Collection   Natick (Boston), MA     50     1,667,723     686,925   Crate & Barrel, JCPenney, Lord & Taylor, Macy's, Sears, Neiman Marcus, Nordstrom, American Girl Place      
26   Neshaminy Mall   Bensalem, PA     50     1,019,431     291,371   AMC Theatres, Barnes & Noble, Boscov's, Macy's, Sears      
27   Northbrook Court   Northbrook (Chicago), IL     50.5     1,004,120     388,201   AMC Theatres, Lord & Taylor, Macy's, Neiman Marcus      
28   Oakbrook Center   Oak Brook (Chicago), IL     47.46     2,104,735     821,723   Barnes & Noble, Bloomingdale's Home, Crate & Barrel, Lord & Taylor, Macy's, Neiman Marcus, Nordstrom, Sears      
29   The Oaks Mall   Gainesville, FL     51     897,630     339,763   Belk, Dillard's, JCPenney, Macy's, Sears      
30   Otay Ranch Town Center   Chula Vista (San Diego), CA     50     636,471     496,471   Macy's, REI, AMC Theatres, Best Buy      

29


Table of Contents

 
   
   
   
  GLA    
   
 
Property
Count
  Name of Center   Location(1)   Ownership
Interest
  Total   Mall and
Freestanding
  Anchors/Significant Tenants   Anchor/Significant
Tenant Vacancies
 
31   Park Meadows   Lone Tree, CO     35     1,571,354     637,384   Arhaus Furniture, Crate & Barrel, Dick's Sporting Goods, Dillard's, JCPenney, Macy's, Nordstrom      
32   Perimeter Mall   Atlanta, GA     50     1,568,563     515,289   Bloomingdale's, Dillard's, Macy's, Nordstrom      
33   Pinnacle Hills Promenade   Rogers, AR     50     942,764     635,863   Bed Bath & Beyond, Gordmans, Petsmart, TJ Maxx, Dillard's, JCPenney, Malco Theatre, Target     3  
34   Quail Springs Mall   Oklahoma City, OK     50     1,139,040     354,240   AMC Theatres, Dillard's, JCPenney, Macy's, Sears      
35   Riverchase Galleria   Hoover (Birmingham), AL     50     1,561,924     513,017   Forever 21, Belk, Belk Home Store, JCPenney, Macy's, Sears     2  
36   Santana Parque Shopping   Sao Paulo, Sao Paulo (Brazil)     25     285,667     213,646   Lojas Americanas, Casas Bahia, C&A, Renner      
37   The Shoppes at River Crossing   Macon, GA     50     659,048     325,829   Belk, Dick's Sporting Goods, Dillard's, DSW Shoe Warehouse, Jo-Ann Fabrics & Crafts, Ulta      
38   Shopping Grande Rio   Rio de Janeiro, Rio de Janeiro (Brazil)     12     385,333     264,715   Dillard's, JCPenney, Scheels, Sears, Target, Younkers, Best Buy, Coral Ridge 10      
39   Shopping Iguatemi Salvador   Salvador, Bahia (Brazil)     22     607,142     438,653   Lojas Americanas, Renner, Riachuelo, C&A, C&A Modas, Riachuelo II, Centauro, Zara      
40   Shopping Leblon   Rio de Janeiro, Rio de Janeiro (Brazil)     21     249,230     199,155   Zara, Renner, Centuro,      
41   Shopping Santa Ursula   Ribeirão Preto, Brazil     18     258,791     144,990        
42   Shopping Taboao   Taboao da Serra, Sao Paulo (Brazil)     19     380,776     205,669   Lojas Americanas, Marisa, Renner, Riachuelo, Telha Norte, Besni, C&A, Carrefour, Casas Bahia      
43   Silver City Galleria   Taunton (Boston), MA     50     1,005,799     351,762   Best Buy, Dick's Sporting Goods, JCPenney, Macy's, Sears, Silver City Cinemas     1  
44   Stonebriar Centre   Frisco (Dallas), TX     50     1,650,465     529,246   AMC Theatres, Barnes & Noble, Dave & Buster's, Dick's Sporting Goods, Dillard's, JCPenney, Macy's, Nordstrom, Sears      
45   SuperShopping Osasco   São Paulo, Brazil     15     189,887     160,026   Renner      
46   Superstition Springs Center(2)   East Mesa (Phoenix), AZ     33.3     1,083,086     320,754   Developers Diversified, Dillards, JCPenney, JCPenney Home Store, Macy's, Picture Store      
47   Towson Town Center   Towson, MD     35     996,424     542,354   Crate & Barrel, Macy's, Nordstrom      
48   The Trails Village Center   Las Vegas, NV     50     174,644     92,129   CVS, Vons      
49   Via Parque Shopping   Rio de Janeiro, Rio de Janeiro (Brazil)     42     580,569     400,591   Kalunga, Leader, Lojas Americanas, Marisa E Familia, Renner, Casa Bahia, Ponto Frio, C&C Casa E Construcao      
50   Village of Merrick Park(2)   Coral Gables, FL     40     722,692     392,692   Neiman Marcus, Nordstrom, Borders      
51   Water Tower Place   Chicago, IL     51.65     674,478     290,294   American Girl Place, Forever 21, Macy's      
52   Westroads Mall   Omaha, NE     51     1,069,379     382,725   Dick's Sporting Goods, JCPenney, Rave Digital Media, Von Maur, Younkers      
53   Whaler's Village   Lahaina, HI     50     110,836     110,836   Hulla Grill      
54   Willowbrook Mall   Houston, TX     50     1,384,857     400,485   Dillard's, JCPenney, Macy's, Sears      
                                 
                    45,815,602     19,681,984         16  
                                 

(1)
In certain cases, where a center is located in part of a larger metropolitan area, the metropolitan area is identified in parenthesis.

(2)
A portion of the property is subject to a ground lease.

30


Table of Contents

Anchors

        Anchors have traditionally been a major component of a regional shopping center. Anchors are frequently department stores whose merchandise appeals to a broad range of shoppers. Anchors generally 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. We also typically enter into long-term reciprocal agreements with Anchors that provide for, among other things, mall and Anchor operating covenants and Anchor expense participation. The centers in the Retail Portfolio receive a smaller percentage of their operating income from Anchors than from 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. While the market share of many traditional department store Anchors has been declining, strong Anchors continue to play an important role in maintaining customer traffic and making the centers in the Retail Portfolio desirable locations for Mall Store tenants.

        The following table indicates the parent company of certain Anchors and sets forth the number of stores and square feet owned or leased by each Anchor in the Retail Portfolio (excluding properties owned by our Brazil and Turkey Unconsolidated Real Estate Affiliates) as of December 31, 2009.

 
  Consolidated   Unconsolidated   Total  
 
  Total
Stores
  Square Feet
(000's)
  Total
Stores
  Square Feet
(000's)
  Total
Stores
  Square Feet
(000's)
 

Macy's, Inc.

                                     
 

Bloomingdale's, including Home

    2     360     3     465     5     825  
 

Macy's, including Mens, Womens, Children and Home

    103     16,233     34     6,410     137     22,643  
                           

Total Macy's, Inc. 

    105     16,593     37     6,875     142     23,468  
                           

Sears Holdings Corporation

    112     15,929     15     2,603     127     18,532  

Bon-Ton Department Stores, Inc.

                                     
 

Bergner's

    1     154             1     154  
 

The Bon-Ton

    2     267             2     267  
 

Boston Store

    1     211             1     211  
 

Carson Pirie Scott

    1     138             1     138  
 

Elder-Beerman

    3     142             3     142  
 

Herberger's

    3     209             3     209  
 

Younkers

    9     1,010     1     173     10     1,183  
                           

Total Bon-Ton Department Stores, Inc. 

    20     2,131     1     173     21     2,304  
                           

JCPenney Company, Inc

    111     12,767     20     3,042     131     15,809  

Dillard's Inc

    66     10,762     15     2,795     81     13,557  

Nordstrom, Inc

    9     1,490     15     2,461     24     3,951  

Target Corporation

    15     1,812     2     370     17     2,182  

Belk, Inc

    12     1,481     6     661     18     2,142  

NRDC Equity Partners Fund III (d.b.a. Lord & Taylor)

    4     523     4     471     8     994  

The Neiman Marcus Group, Inc

    3     460     5     590     8     1,050  

American Multi-Cinema, Inc

    8     641     5     395     13     1,036  

Dick's Sporting Goods, Inc

    9     662     5     346     14     1,008  

Others

    137     8,586     35     1,881     172     10,467  
                           

Grand Total

    611     73,837     165     22,663     776     96,500  
                           

31


Table of Contents

Lease Expirations

        The GLA of freestanding retail stores in locations that are not attached to the primary complex of buildings that comprise a shopping center is defined as ("Freestanding GLA") and "Mall GLA" is the gross leaseable retail space, excluding Anchors and Freestanding GLA, measured in square feet. At December 31, 2009, our Mall GLA and our Freestanding GLA aggregated 57.6 million square feet for our consolidated retail properties and 19.9 million square feet for our unconsolidated retail properties. The following table indicates various lease expiration information related to the consolidated minimum rent for our currently existing retail leases at December 31, 2009. See Note 2 for our accounting policies for revenue recognition from our tenant leases and Note 8 for the future minimum rentals of our operating leases.

Year
  Total Minimum Rent   Total Minimum
Rent Expiring
  % of Total
Minimum Rent Expiring
  Number of
Leases Expiring
  Total Square Feet
Expiring
 
 
  (in thousands)
  (in thousands)
   
   
  (in thousands)
 

2010

  $ 1,574,692   $ 69,886     4.4 %   3,558     12,598  

2011

    1,455,964     66,537     4.6 %   2,542     10,698  

2012

    1,291,194     74,544     5.8 %   2,356     10,881  

2013

    1,137,631     55,682     4.9 %   1,657     7,113  

2014

    988,367     67,063     6.8 %   1,582     8,255  

Subsequent

  $ 3,183,947   $ 3,183,947     100.0 %   6,200     87,494  

Non-Retail Properties

        See Item 1 "Narrative Description of Business" for information regarding our other properties (office, industrial and mixed-use buildings) and our Master Planned Communities segment.

ITEM 3.    LEGAL PROCEEDINGS

        Other than our current Chapter 11 cases described in this Annual Report, neither the Company nor any of the Unconsolidated Real Estate Affiliates is currently involved in any material pending legal proceedings nor, to our knowledge, is any material legal proceeding currently threatened against the Company or any of the Unconsolidated Real Estate Affiliates.

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PART II

ITEM 5.    MARKET FOR REGISTRANT'S COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES

        On April 16, 2009, the Company's common stock was suspended from trading on the Exchange. On April 17, 2009, the Company's common stock began trading on the Pink Sheets under the symbol GGWPQ. The Company's common stock was delisted from the Exchange on May 21, 2009. As of February 24, 2010, our common stock was held by 4,125 stockholders of record.

        The following table summarizes the quarterly high and low bid quotations prices per share of our common stock as reported on the Pink Sheets since April 17, 2009 and by the high and low sales prices on the Exchange prior to the date trading was suspended by the Exchange. The Pink Sheet quotations reflect inter-dealer prices, without retail mark-up, mark-down or commission and may not necessarily represent actual transactions.

 
  Stock Price  
Quarter Ended
  High   Low  

2009

             

December 31

  $ 13.24   $ 3.57  

September 30

    4.95     1.33  

June 30

    3.05     0.48  

March 31

    2.26     0.32  

2008

             

December 31

  $ 15.00   $ 0.24  

September 30

    35.17     13.37  

June 30

    44.23     34.75  

March 31

    42.31     30.20  

        The following table summarizes quarterly distributions per share of our common stock.

Declaration Date
  Record
Date
  Payment Date   Amount  

2009

               
 

December 18

  December 28   January 28, 2010*   $ .19  

2008

               
 

July 7

  July 17   July 31     .50  
 

April 4

  April 16   April 30     .50  
 

January 7

  January 17   January 31     .50  

*
The dividend was payable in a combination of cash and common stock with the cash component of the dividend paid not to exceed 10% in aggregate. Based upon the volume weighted average trading prices of the Company's common stock on January 20, 21 and 22, 2010 ($10.8455 per share), approximately 4.9 million shares of common stock were issued and approximately $5.9 million in cash (excluding cash for fractional shares) was paid to common stockholders on January 28, 2010. This dividend was a 2009 dividend and was intended to allow the Company to satisfy its 2009 REIT distribution requirements (Note 7). The Company intends to pay dividends on its common stock in the future to maintain its REIT status in a combination of cash and common stock.

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        The Company's Board of Directors suspended our dividend in October 2008 and, accordingly, there were no dividends declared or paid from the fourth quarter of 2008 through the third quarter of 2009. There were no repurchases of our common stock during 2009.

        See Note 10 for information regarding shares of our common stock that may be issued under the employment agreements of our CEO, and our President and Chief Operating Officer, under our equity compensation plans as of December 31, 2009, Note 12 for information regarding redemptions of the common units of GGP Limited Partnership held by limited partners (the "Common Units") for common stock and Note 14 for information regarding the issuance of common stock related to the CSA.

ITEM 6.    SELECTED FINANCIAL DATA

        The following table sets forth selected financial data which is derived from, and should be read in conjunction with, the 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. As of January 1, 2009 we adopted two accounting pronouncements (related to convertible debt instruments that may be settled in cash upon conversion and noncontrolling interests) that required retrospective application, in which all periods presented reflect the necessary changes (Note 2).

 
  2009   2008   2007   2006   2005  
 
  (In thousands, except per share amounts)
 

OPERATING DATA

                               

Revenues

  $ 3,135,814   $ 3,361,525   $ 3,261,801   $ 3,256,283   $ 3,072,704  

Depreciation and amortization

    (755,161 )   (759,930 )   (670,454 )   (690,194 )   (672,914 )

Provisions for impairment

    (1,223,810 )   (116,611 )   (130,533 )   (4,314 )   (5,145 )

Other operating expenses

    (1,318,177 )   (1,256,413 )   (1,382,953 )   (1,373,323 )   (1,335,661 )

Interest expense, net

    (1,307,962 )   (1,322,076 )   (1,182,825 )   (1,105,852 )   (1,020,825 )

Reorganization items

    146,190                  

Benefit from (provision for) income taxes

    14,610     (23,461 )   294,160     (98,984 )   (51,289 )

Equity in income of unconsolidated affiliates

    4,635     80,594     158,401     114,241     120,986  
                       
 

(Loss) income from continuing operations

    (1,303,861 )   (36,372 )   347,597     97,857     107,856  
 

(Loss) income from discontinued operations

    (966 )   55,044         (823 )   14,317  

Noncontrolling interest

    20,138     (13,953 )   (73,955 )   (37,761 )   (46,620 )
                       
 

Net income available to common stockholders

  $ (1,284,689 ) $ 4,719   $ 273,642   $ 59,273   $ 75,553  
                       

Basic earnings per share:

                               
 

Continuing operations

  $ (4.11 ) $ (0.16 ) $ 1.12   $ 0.25   $ 0.27  
 

Discontinued operations

        0.18             0.05  
                       
   

Total basic earnings per share

  $ (4.11 ) $ 0.02   $ 1.12   $ 0.25   $ 0.32  
                       

Diluted earnings per share:

                               
 

Continuing operations

  $ (4.11 ) $ (0.16 ) $ 1.12   $ 0.24   $ 0.27  
 

Discontinued operations

        0.18             0.05  
                       
   

Total diluted earnings per share(1)

  $ (4.11 ) $ 0.02   $ 1.12   $ 0.24   $ 0.32  
                       

Distributions declared per share(1)

  $ 0.19   $ 1.50   $ 1.85   $ 1.68   $ 1.49  
                       

                               

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  2009   2008   2007   2006   2005  
 
  (In thousands, except per share amounts)
 
BALANCE SHEET DATA                                

Investment in real estate assets—cost

  $ 30,329,415   $ 31,733,578   $ 30,449,086   $ 26,160,637   $ 25,404,891  

Total assets

    28,149,774     29,557,330     28,814,319     25,241,445     25,307,019  

Total debt

    24,456,017     24,756,577     24,282,139     20,521,967     20,418,875  

Redeemable preferred noncontrolling interests

   
120,756
   
120,756
   
223,677
   
345,574
   
372,955
 

Redeemable common noncontrolling interests

    86,077     379,169     2,135,224     2,762,476     2,493,378  

Stockholders' equity

    822,963     1,836,141     (314,305 )   (921,473 )   (248,483 )

CASH FLOW DATA(4)

                               

Operating activities

  $ 871,266   $ 556,441   $ 707,416   $ 816,351   $ 841,978  

Investing activities

    (334,554 )   (1,208,990 )   (1,780,932 )   (210,400 )   (154,197 )

Financing activities

    (51,309 )   722,008     1,075,911     (611,603 )   (624,571 )

REAL ESTATE PROPERTY NET OPERATING INCOME(2)

 
$

2,307,330
 
$

2,576,506
 
$

2,404,968
 
$

2,420,952
 
$

2,244,581
 

FUNDS FROM OPERATIONS(3)

                               

Operating Partnership

  $ (421,384 ) $ 833,086   $ 1,083,439   $ 902,361   $ 891,696  

Less: Allocation to Operating Partnership limited common unitholders

    10,052     (136,896 )   (190,740 )   (161,795 )   (165,205 )
                       

GGP stockholders

  $ (411,332 ) $ 696,190   $ 892,699   $ 740,566   $ 726,491  
                       

(1)
The 2009 dividend was paid 90% in common stock and 10% in cash in January 2010.

(2)
Real estate property net operating income ("NOI" as defined below) does not represent income from operations as defined by GAAP.

(3)
Funds From Operations ("FFO" as defined below) does not represent cash flow from operations as defined by GAAP.

(4)
Cash flow data only represents GGP's consolidated cash flows as defined by GAAP and as such, does not include the cash received from our Unconsolidated Real Estate Affiliates, except to the extent of our cumulative share of GAAP earnings from such affiliates.

Real Estate Property Net Operating Income (NOI")

        The Company believes that NOI is a useful supplemental measure of the Company's operating performance. The Company defines NOI as operating revenues (rental income, land sales, tenant recoveries and other income) less property and related expenses (real estate taxes, land sales operating costs, repairs and maintenance, marketing and other property expenses). As with FFO described below, NOI has been reflected on a consolidated and unconsolidated basis (at the Company's ownership share). Other REITs may use different methodologies for calculating NOI, and accordingly, the Company's NOI may not be comparable to other REITs.

        Because NOI excludes general and administrative expenses, interest expense, retail investment property impairment or other non-recoverable development costs, depreciation and amortization, gains and losses from property dispositions, allocations to non-controlling interests, reorganization items, and extraordinary items, it provides a performance measure that, when compared year over year, reflects the revenues and expenses directly associated with owning and operating commercial real estate properties and the impact on operations from trends in occupancy rates, rental rates, land values (with respect to the Master Planned Communities) and operating costs. This measure thereby provides an operating perspective not immediately apparent from GAAP operating or net income attributable to controlling interests. The Company uses NOI to evaluate its operating performance on a

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property-by-property basis because NOI allows the Company to evaluate the impact that factors such as lease structure, lease rates and tenant base, which vary by property, have on the Company's operating results, gross margins and investment returns.

        In addition, management believes that NOI provides useful information to the investment community about the Company's operating performance. However, due to the exclusions noted above, NOI should only be used as an alternative measure of the Company's financial performance. For reference, and as an aid in understanding management's computation of NOI, a reconciliation of NOI to consolidated operating income as computed in accordance with GAAP has been presented.

Reconciliation of Real Estate Property Net Operating Income ("NOI") to GAAP Operating Income

 
  2009   2008   2007   2006   2005  
 
   
   
  (In thousands)
   
   
 

Real Estate Property Net Operating Income:

  $ 2,307,330   $ 2,576,506   $ 2,404,968   $ 2,420,952   $ 2,244,581  
 

Unconsolidated properties

    (401,614 )   (423,011 )   (446,631 )   (473,307 )   (437,592 )
 

Management and other fees

    65,268     85,773     106,584     115,798     91,022  
 

Property management and other costs

    (176,876 )   (184,738 )   (198,610 )   (181,033 )   (144,526 )
 

General and administrative

    (28,608 )   (39,245 )   (37,005 )   (18,800 )   (15,539 )
 

Strategic initiatives

    (67,341 )   (18,727 )            
 

Litigation benefit (provision)

        57,145     (89,225 )        
 

Provisions for impairment

    (1,115,119 )   (76,265 )   (2,933 )        
 

Depreciation and amortization

    (755,161 )   (759,930 )   (670,454 )   (690,194 )   (672,914 )
 

Noncontrolling interest in NOI of consolidated properties and other

    10,787     11,063     11,167     15,036     (6,048 )
                       
 

Operating (loss) income

  $ (161,334 ) $ 1,228,571   $ 1,077,861   $ 1,188,452   $ 1,058,984  
                       

Funds From Operations

        Consistent with real estate industry and investment community practices, we use FFO as a supplemental measure of our operating performance. The National Association of Real Estate Investment Trusts ("NAREIT") defines FFO as net income (loss) (computed in accordance with GAAP), excluding gains or losses from cumulative effects of accounting changes, extraordinary items and sales of operating rental properties, plus real estate related depreciation and amortization and after adjustments for the preceding items in our unconsolidated partnerships and joint ventures.

        We consider FFO a useful supplemental measure for equity REITs and a complement to GAAP measures because it facilitates an understanding of the operating performance of our properties. FFO does not include real estate depreciation and amortization required by GAAP since these amounts are computed to allocate the cost of a property over its useful life. Since values for well-maintained real estate assets have historically increased or decreased based upon prevailing market conditions, we believe that FFO provides investors with a clearer view of our operating performance, particularly with respect to our rental properties.

        In order to provide a better understanding of the relationship between FFO and net income available to common stockholders, a reconciliation of FFO to net income available to common stockholders has been provided. FFO does not represent cash flow from operations as defined by GAAP, should not be considered as an alternative to GAAP net income and is not necessarily indicative of cash available to fund cash requirements.

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Reconciliation of FFO to Net Income Available to Common Stockholders

 
  2009   2008   2007   2006   2005  
 
   
   
  (In thousands)
   
   
 

FFO:

                               
 

General Growth stockholders

  $ (411,332 ) $ 696,190   $ 892,699   $ 740,566   $ 726,491  
 

Operating Partnership unitholders

    (10,052 )   136,896     190,740     161,795     165,205  
                       
 

Operating Partnership

    (421,384 )   833,086     1,083,439     902,361     891,696  

Depreciation and amortization of capitalized real estate costs

    (899,316 )   (885,814 )   (797,189 )   (835,656 )   (799,337 )

Gain on dispositions

    921     55,044     42,745     4,205     769  

Noncontrolling interest in depreciation of Consolidated Properties and other

    3,717     3,330     3,199     3,232     4,307  

Allocation to noncontrolling interests Operating Partnership unitholders

    31,373     (927 )   (58,552 )   (14,869 )   (21,882 )
                       

Net (loss) income available to common stockholders

  $ (1,284,689 ) $ 4,719   $ 273,642   $ 59,273   $ 75,553  
                       

ITEM 7.    MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

        All references to numbered Notes are to specific footnotes to our Consolidated Financial Statements included in this 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 ("MD&A") have the same meanings as in such Notes.

Overview—Introduction

        The Company is currently operating as a Debtor in Possession under Chapter 11.

        We are the owner or manager of over 200 regional shopping malls in 43 states and the owner of five master planned communities, of which we operate in two reportable business segments: Retail and Other and Master Planned Communities.

        From the third quarter of 2008 through the filing of the Chapter 11 Cases and first half of 2009, liquidity was our primary issue. Unable to refinance, extend or otherwise restructure our past due debt due to the collapse of the credit markets, we voluntarily chose to restructure our debt under court supervision. A total of 388 Debtors with approximately $21.83 billion of debt filed for Chapter 11 protection.

        The Chapter 11 Cases created the protections necessary for the Debtors to develop and execute plans of reorganization to restructure the Debtors and extend mortgage maturities, reduce corporate debt and overall leverage and establish a sustainable long-term capital structure. We have a long-term business plan necessary to effect the objectives we sought to achieve through the Chapter 11 process. The business plan contemplates the continued operation of retail shopping centers, divestiture of non-core assets and businesses and certain non-performing retail assets, and select development projects. We have pursued a deliberate two-stage strategy. The first stage entails the restructuring of our property-level secured mortgage debt. This second stage is the restructuring of the debt of the TopCo Debtors and our public equity.

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        As of March 1, 2010, 205 Track 1 Debtors owning 108 properties with $10.65 billion of secured mortgage debt have restructured such debt and emerged from bankruptcy. The Track 1 Plans generally provide, in exchange for payment of certain extension fees and cure of previously unpaid amounts due on the applicable mortgage loans (primarily, principal amortization otherwise scheduled to have been paid since the Petition Date), the extension of the secured mortgage loans at previously existing non-default interest rates. As a result of the extensions, the $10.65 billion of secured mortgage debt of the Track 1 Debtors that have emerged as of March 1, 2010 matures at various dates after January 1, 2014. In addition, the Track 1 Plans provide for the payment in full of all undisputed claims of creditors of the Track 1 Debtors.

        We have identified thirteen of the properties of the Track 1 Debtors with $751.7 million of secured mortgage debt as non-performing retail assets (the "Special Consideration Properties"). Pursuant to the terms of the agreements with the lenders for these properties, the Debtors have until two days following emergence of the TopCo Debtors to determine whether the collateral property for these loans should be deeded to the respective lender or the property should be retained with further modified loan terms. Prior to emergence of the TopCo Debtors, all cash produced by the property is under the control of respective lenders and we are required to pay any operating expense shortfall. In addition, prior to emergence of the TopCo Debtors, the respective lender can change the manager of the property or put the property in receivership and GGP has the right to deed the property to the lender, but no such actions have yet occurred.

        We have also identified three properties (Silver City, Montclair and Highland) owned by our Unconsolidated Real Estate Affiliates with approximately $457.4 million of secured mortgage debt, of which our share is $230.1 million, as non-performing assets. With respect to each of the properties owned by such Unconsolidated Real Estate Affiliates, all cash produced by such properties are under the control of the applicable lender. In the event we are unable to satisfactorily modify the terms of each of the loans associated with these properties, the collateral property for any such loan we are unable to satisfactorily restructure may be deeded to the respective lender.

        We are continuing to pursue consensual restructurings for the Remaining Secured Debtors and we will seek Bankruptcy Court approval of non-consensual restructuring plans for these loans in the event we are unable to reach an agreement with these lenders.

        While completion of the restructurings of the property-level debt remains a priority, we believe that we have achieved substantial progress with respect to the first phase of our restructuring strategy and are now in the midst of the second phase—resolving the TopCo Debtors' capital structure. Resolution of the TopCo capital structure involves reducing corporate debt and overall leverage and establishing a long-term capital structure. Our long-term business plan currently projects that we will need approximately $1.5 billion of new capital to emerge from bankruptcy and restructure on a stand alone basis. We have commenced a process to explore all potential alternatives for emergence, including an evaluation of the financing sources for a stand alone restructuring, as well as potential merger and acquisition or other change of control transactions with financial and strategic investors.

        On February 24, 2010, we reached an agreement in principle with Brookfield Asset Management Inc. ("Brookfield") pursuant to which GGP would be divided into two companies and Brookfield would invest $2.5 billion in cash in GGP and up to $125 million in cash in the new second company, General Growth Opportunities ("GGO"). Terms of the agreement in principle provide that, in exchange for its investment, Brookfield would acquire approximately thirty percent of the common stock of GGP and up to approximately sixteen percent of the total equity of GGO and have the right to nominate three directors to each of the boards of GGP and GGO. Terms of the agreement in principle also provide that the Company will raise an additional $2.5 billion in cash through a combination of new corporate level indebtedness and the consummation of certain asset sales and will raise up to an additional $3.3 billion in equity capital through a separate capital market equity raise process (coupled with

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additional asset sales, if appropriate). In lieu of the receipt of any fees that would be customary in similar transactions, the agreement in principle contemplates that GGP will use its reasonable best efforts to obtain entry of a Bankruptcy Court order that provides Brookfield with seven-year warrants to purchase 60 million shares of existing GGP common stock at an exercise price of $15 per share, which warrants will be replaced with warrants to purchase equity of GGO and restructured GGP following the consummation of the contemplated transactions.

        The agreement in principle, including the warrants, is subject to definitive documentation, approval of the Bankruptcy Court and higher and better offers pursuant to procedures we will ask the Bankruptcy Court to approve. There is no assurance that the proposed investment, warrants or plan will be approved by the Bankruptcy Court or consummated. The Company is focused on continued progress in the Chapter 11 Cases and a comprehensive capital raise process, and will continue, notwithstanding the agreement in principle, to consider all alternatives to maximize value for all of the Company's stakeholders.

        We have filed a motion to extend the exclusivity period for us to file a plan until August 26, 2010 and to solicit acceptances of such plan to October 26, 2010. Our motion is currently scheduled to be heard by the Bankruptcy Court on March 3, 2010. Pending entry on order on our motion, the Bankruptcy Court has entered a bridge order extending the exclusivity period until the date that is 7 days following the date on which an order on our extension motion is entered. If an order is entered by the Bankruptcy Court granting our extension motion, it will supersede the bridge order. If the Bankruptcy Court denies our extension motion, the Company will have 7 days following the entry of an order related to the March 3 hearing before exclusivity expires. If we do not file a plan of reorganization for the 2010 Track Debtors prior to the lapse of the exclusivity period, any party in interest would be able to file a plan of reorganization for any of the 2010 Track Debtors.

        As a result of the automatic stay of most actions against a debtor's estate, the resulting suspension of our obligation to pay certain pre-petition liabilities and proceeds from the DIP Facility, as of December 31, 2009, we had approximately $654.4 million of cash. Our liquidity is dependent upon cash flow from operations, which were affected by the severe weakening of the economy in 2009. Retail sales hit their low point in the first quarter of 2009 and gradually improved during the remainder of 2009. However, retail market conditions have not returned to the levels of 2007 and, while we believe that they have stabilized and should continue to show improvement, they continue to impact our ability to generate and increase Retail and Other revenues. In addition, the continued weak housing market has negatively affected our ability to generate income through the sale of residential land in our Master Planned Communities.

        As part of our business planning process we reviewed our development and redevelopment projects. At this time we currently plan to complete projects that are already substantially complete and joint venture projects. We also intend to fulfill our other contractual obligations. As a result, we currently expect to complete our expansion and redevelopment projects at Christiana Mall, Fashion Place and Saint Louis Galleria.

        Based on the results of our evaluations for impairment of our Consolidated Properties (Note 2), we recognized impairment charges of $410.7 million in 2009 related to our operating retail and other properties, including the Special Consideration Properties and other properties identified as non-performing retail assets. We also recorded impairment charges of $563.8 million in 2009 related to the write-down of various development and pre-development costs that were determined to be non-recoverable as a result of the termination of various development projects. In addition, we recognized impairment charges related to allocated goodwill of $140.6 million in 2009. With respect to our Master Planned Communities Segment we recorded aggregate impairments, in 2009 of $108.7 million as our assumed future pattern in sales (lots or condominium units) changed due to market conditions. While we do not currently expect additional material impairment charges, we can

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provide no such assurance that such charges will not occur in future periods. Our tests for impairment at December 31, 2009 were based on the most current information available to us (including our draft plans of reorganization), and if the conditions mentioned above deteriorate, or if our plans regarding our assets change, it could result in additional impairment charges in the future.

        In the fourth quarter of 2009, we declared a dividend of $0.19 per share of common stock (to satisfy REIT distribution requirements for 2009) payable in a combination of cash and common stock, provided that the cash component of the dividend could not exceed 10% in the aggregate. As a result of stockholder elections, on January 28, 2010, we paid approximately $5.9 million in cash (excluding cash in lieu of fractional shares) and issued approximately 4.9 million shares of GGP common stock.

        Our ability to continue as a going concern is dependent upon our ability to successfully implement a plan of reorganization for the 2010 Track Debtors, and there can be no assurance that we will be able to do so. We have described such concerns in Note 1 and our independent auditors have included an explanatory paragraph in their report expressing substantial doubt as to our ability to continue as a going concern.

Overview—Retail and Other Segment

        Our primary business is owning, managing, leasing and developing retail rental property, primarily shopping centers. The substantial majority of our properties are located in the United States, but we also have certain retail rental property operations and property management activities (through unconsolidated joint ventures) in Brazil and Turkey.

        We provide on-site management and other services to substantially all of our properties, including properties which we own through joint venture arrangements and which are unconsolidated for GAAP purposes. Our management operating philosophies and strategies are generally the same whether the properties are consolidated or unconsolidated. As a result, we believe that financial information and operating statistics with respect to all properties, both consolidated and unconsolidated, provide important insights into our operating results.

        We seek to increase long-term NOI growth through proactive management and leasing of our retail shopping centers. Our management strategy includes strategic reinvestment in our properties, smartly controlled operating expenses and enhancement of the customer experience. Our leasing strategy is to identify and provide the right stores and the appropriate merchandise for each of our retail operating centers.

        We believe that the most significant operating factor affecting incremental cash flow and real estate net operating income is increased rents earned from tenants at our properties. These rental revenue increases are primarily achieved by:

    Renewing expiring leases and re-leasing existing space at rates higher than expiring or existing rates

    Increasing occupancy at the properties so that more space is generating rent

    Increased tenant sales in which we participate through Overage Rent

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        The following table summarizes selected operating statistics. Unless noted, all information is as of December 31, 2009.

 
  Consolidated
Properties(b)
  Unconsolidated
Properties(b)
  Company
Portfolio(b)
 

Operating Statistics(a)

                   

Space leased at centers not under redevelopment (as a %)

    91.0 %   93.8 %   91.6 %

Trailing 12 month total tenant sales per square feet

  $ 393   $ 447   $ 406  

% change in total sales

    (7.0 )%   (7.9 )%   (7.2 )%

% change in comparable sales

    (7.4 )%   (7.8 )%   (7.4 )%

Mall and Freestanding GLA excluding space under redevelopment (in square feet)

    50,727,954     14,634,148     65,362,102  

Certain Financial Information(c)

                   

Average annualized in place sum of rent and recoverable common area costs per sqare foot(d)(e)

  $ 47.09   $ 54.98        

Average sum of rent and recoverable common area costs per square foot for new/renewal leases (excludes current year acquisitions)(d)(e)

  $ 32.02   $ 43.31        

Average sum of rent and recoverable common area costs per square foot for leases expiring in current year (excludes current year acquisitions)(d)(e)

  $ 35.43   $ 47.05        

(a)
Excludes all international operations which combined represent approximately 1% of segment basis real estate property net operating income. Also excludes community centers, non-retail centers and centers that are managed by a third party.

(b)
Data is for 100% of the mall and Freestanding GLA in each portfolio. Data excludes properties at which significant physical or merchandising changes have been made.

(c)
Data may not be comparable to those of other companies.

(d)
Data presented in the column "Company Portfolio" are weighted average amounts.

(e)
Data includes a significant proportion of short-term leases on inline spaces that are leased for one year. Rents and recoverable common area costs related to these short-term leases are typically much lower than those related to long-term leases.

Overview—Master Planned Communities Segment

        Our Master Planned Communities business consists of the development and sale of residential and commercial land, primarily in large-scale projects in and around Columbia, Maryland; Houston, Texas; and Summerlin, Nevada. Residential sales include standard, custom and high density (i.e. condominium, town homes and apartments) parcels. Standard residential lots are designated for detached and attached single- and multi-family homes, ranging from entry-level to luxury homes. At our Summerlin project, we have further designated certain residential parcels as custom lots as their premium price reflects their larger size and other distinguishing features including gated communities, golf course access and higher elevations. Commercial sales include parcels designated for retail, office, services and other for-profit activities, as well as those parcels designated for use by government, schools and other not-for-profit entities.

        Revenues are derived primarily from the sale of finished lots, including infrastructure and amenities, and undeveloped property to both residential and commercial developers. Additional revenues are earned through participations with builders in their sales of finished homes to homebuyers. Revenues and net operating income are affected by such factors as the availability to

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purchasers of construction and permanent mortgage financing at acceptable interest rates, consumer and business confidences, regional economic conditions in the areas surrounding the projects, levels of homebuilder inventory, other factors affecting the homebuilder business and sales of residential properties generally, availability of saleable land for particular uses and our decisions to sell, develop or retain land. For our more mature commitments such as in Columbia, Maryland, we are also creating new design plans to increase density and additional communities.

        Our primary strategy in this segment is to develop and sell land in a manner that increases the value of the remaining land to be developed and sold and to provide current cash flows. Our Master Planned Communities projects are owned by taxable REIT subsidiaries and, as a result, are subject to income taxes. Cash requirements to meet federal income tax requirements will increase in future years as we exhaust certain net loss carry forwards and as certain master planned community developments are completed for tax purposes and, as a result, previously deferred taxes must be paid. Such cash requirements could be significant. Additionally, revenues from the sale of land at Summerlin are subject to the Contingent Stock Agreement as more fully described in Note 14.

        The pace of land sales for standard residential lots has declined in recent periods in correlation to the decline in the housing market.

        As of December 31, 2009, there have been 84 unit sales at our 215 unit Nouvelle at Natick residential condominium project. As the threshold for profit recognition on such sales has not yet been achieved, the $36.4 million of sales proceeds received to date has been deferred and has been reflected within accounts payable, accrued expenses and other liabilities (Note 11). When such thresholds are achieved, the deferred revenue, and the related costs of units sold, will be reflected on the percentage of completion method within our master planned community segment.

        Based on the results of our evaluations for impairment (Note 2), we recognized aggregate impairment charges related to our Master Planned Communities of $108.7 million in 2009, $40.3 million in 2008 and $127.6 million in 2007.

Results of Operations

        Our revenues are primarily received from tenants in the form of fixed minimum rents, Overage Rent and recoveries of operating expenses. We have presented the following discussion of our results of operations on a segment basis under the proportionate share method. Under the proportionate share method, our share of segment revenues and expenses of the Unconsolidated Properties are combined with the revenues and expenses of the Consolidated Properties. Other revenues are increased by the real estate net operating income of discontinued operations and are reduced by our consolidated non controlling interest ventures" share of real estate net operating income. See Note 16 for additional information including reconciliations of our segment basis results to GAAP basis results.

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Year Ended December 31, 2009 and 2008

Retail and Other Segment

        The following table compares major revenue and expense items:

(In thousands)
  2009   2008   $ Increase
(Decrease)
  % Increase
(Decrease)
 

Property revenues:

                         
 

Minimum rents

  $ 2,381,043   $ 2,468,761   $ (87,718 )   (3.6 )%
 

Tenant recoveries

    1,041,755     1,086,831     (45,076 )   (4.1 )
 

Overage rents

    60,085     82,343     (22,258 )   (27.0 )
 

Other, including non controlling interest

    142,135     174,241     (32,106 )   (18.4 )
                   
   

Total property revenues

    3,625,018     3,812,176     (187,158 )   (4.9 )
                   

Property operating expenses:

                         
 

Real estate taxes

    328,556     319,251     9,305     2.9  
 

Repairs and maintenance

    269,899     271,787     (1,888 )   (0.7 )
 

Marketing

    41,588     51,927     (10,339 )   (19.9 )
 

Other property operating costs

    531,991     560,038     (28,047 )   (5.0 )
 

Provision for doubtful accounts

    36,462     21,315     15,147     71.1  
                   
   

Total property operating expenses

    1,208,496     1,224,318     (15,822 )   (1.3 )
                   

Retail and other net operating income

  $ 2,416,522   $ 2,587,858   $ (171,336 )   (6.6 )%
                   

        The $87.7 million decrease in minimum rents in 2009 compared to 2008 was due to a decline in occupancy during the year that resulted in a decrease of approximately $16 million. Also contributing to the decrease is a reduction of temporary tenant base rent revenue of $35.7 million in 2009 compared to 2008 and a reduction of straight-line rent of $11.5 million in 2009 compared to 2008. In addition, minimum rents decreased due to a $12.7 million decrease in termination income, which was $29.1 million in 2009 compared to $41.8 million in 2008. The remaining decreases are primarily the result of decreased occupancy rates and a decrease of $4.9 million due to the sale of three office buildings and two office parks in 2008.

        Certain of our leases include both a base rent component and a component which requires tenants to pay amounts related to all, or substantially all, of their share of real estate taxes and certain property operating expenses, including common area maintenance and insurance. The portion of the tenant rent from these leases attributable to real estate tax and operating expense recoveries is recorded as tenant recoveries. The decrease in tenant recoveries is primarily attributable to the decrease in certain property operating expenses. In addition, the decrease was due to an allowance of $15.0 million for tenant audit claims recorded in the fourth quarter of 2009. Also contributing to the decrease is the decline in occupancy and tenants converting to gross leases in 2009.

        The decrease in Overage Rent is primarily due to a decrease in comparable tenant sales as a result of the current challenging economic environment impacting many of our tenants throughout the Company Portfolio, particularly at The Grand Canal Shoppes, Fashion Show and Ala Moana Center.

        Other revenues include all other property revenues including vending, parking, gains or losses on dispositions of certain property transactions, sponsorship and advertising revenues, less NOI of non-controlling interests. The decrease in other revenues is primarily attributable to dispositions of land parcels at Kendall Town Center that resulted in a $3.9 million loss on sale of land in 2009 and as compared to a $4.3 million gain on sale of land in 2008 as well as a $6.4 million gain on sale of a Woodlands office property in 2008. In addition, the decrease in other revenues is also attributable to reduced occupancy and activity in food and beverage revenue at the Woodlands Hotel and Conference

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Center in 2009. Finally, the decrease was attributable to lower sponsorship, show and display revenue in 2009.

        Real estate taxes increased in 2009 across the Company Portfolio, a portion of which is recoverable from tenants. A portion of the increase is attributable to a decrease in the amount of capitalized real estate taxes due to decreased development activity.

        Repairs and maintenance decreased due to decreases in controllable common area and contracted costs, substantially offset by increases related to property preservation and upkeep in 2009.

        Marketing expenses decreased in 2009 across the Company Portfolio as the result of continued company-wide efforts to consolidate marketing functions and reduce advertising spending. The largest savings were the result of reductions in advertising costs, contracted services and payroll.

        Other property operating costs decreased primarily due to reductions in property specific payroll costs, professional fees, decreased security expense, lower insurance costs, and lower office expenses due to our 2009 implementation of certain cost savings programs.

        The provision for doubtful accounts increased across the Company Portfolio in 2009 primarily due to an increase in tenant bankruptcies and increased aging of tenant receivables resulting from the current economic conditions.

Master Planned Communities Segment

(In thousands)
  2009   2008   $ Increase
(Decrease)
  % Increase
(Decrease)
 

Land sales

  $ 83,990   $ 138,746   $ (54,756 )   (39.5 )%

Land sales operations

    (84,491 )   (109,752 )   (25,261 )   (23.0 )
                   
 

Master Planned Communities net operating income before provision for impairment

    (501 )   28,994     (29,495 )   (101.7 )

Provision for impairment

   
(108,691

)
 
(40,346

)
 
68,345
   
169.4
 
                   
 

Master Planned Communities net operating loss

  $ (109,192 ) $ (11,352 ) $ (97,840 )   (861.9 )%
                   

        The decrease in land sales, land sales operations and NOI in 2009 was the result of a significant reduction in sales volume and lower margins at our Summerlin, Bridgeland and The Woodlands residential communities. These volume decreases were partially offset by the bulk sale in 2009 of the majority of the remaining single family lots in our Fairwood community in Maryland for considerably lower margins than previous Fairwood sales, for which we recorded a $52.8 million provision for impairment in 2009 and the sale of a residential parcel for use in the development of luxury apartments and town homes in our Columbia, Maryland community.

        In 2009, we sold 426.4 residential acres compared to 272.5 acres in 2008. We sold 94.8 acres of commercial lots in 2009 compared to 84.6 acres in 2008 as average prices for lots have declined as compared to 2008. As of December 31, 2009, the master planned communities have approximately 17,300 remaining saleable acres.

        Finally, we recorded a provision for impairment of $55.9 million in 2009 and $40.3 million in 2008 related to our Nouvelle at Natick condominium project which reflects the change in management's intent and business strategy with respect to marketing and pricing, reduced potential of future price increases and the likelihood that the period to complete unit sales will extend beyond the original project term.

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Certain Significant Consolidated Revenues and Expenses

(In thousands)
  2009   2008   $ Increase
(Decrease)
  % Increase
(Decrease)
 

Tenant rents

  $ 2,927,947   $ 3,085,972   $ (158,025 )   (5.1 )%

Land sales

    45,997     66,557     (20,560 )   (30.9 )

Property operating expense

    994,545     1,007,407     (12,862 )   (1.3 )

Land sales operations

    50,807     63,441     (12,634 )   (19.9 )

Management and other fee revenue

    65,268     85,773     (20,505 )   (23.9 )

Property management and other costs

    176,876     184,738     (7,862 )   (4.3 )

General and administrative

    28,608     39,245     (10,637 )   (27.1 )

Strategic Initiatives

    67,341     18,727     48,614     259.6  

Provisions for impairment

    1,223,810     116,611     1,107,199     949.5  

Litigation (benefit)

        (57,145 )   57,145     (100.0 )

Depreciation and amortization

    755,161     759,930     (4,769 )   (0.6 )

Interest expense

    1,311,283     1,325,273     (13,990 )   (1.1 )

(Benefit from) provision for income taxes

    (14,610 )   23,461     (38,071 )   (162.3 )

Equity in income of Unconsolidated Real Estate Affiliates

    4,635     80,594     (75,959 )   (94.2 )

Reorganization items

    146,190         146,190     (100.0 )

Discontinued operations—(loss) gain on dispositions

    (966 )   55,044     (56,010 )   (101.8 )

        Changes in consolidated tenant rents (which includes minimum rents, tenant recoveries and Overage Rent), land sales, property operating expenses (which includes real estate taxes, repairs and maintenance, marketing, other property operating costs and provision for doubtful accounts) and land sales operations were attributable to the same items discussed above in our segment basis results, excluding those items related to our Unconsolidated Properties. Management and other fees revenues, property management and other costs and general and administrative in the aggregate represent our costs of doing business and are generally not direct property-related costs.

        The decrease in management and other fees in 2009 is primarily due to a $15.3 million decrease in development fee income resulting from a significant decline in development activity. In addition, lease fee and specialty lease fee income decreased $4.8 million in 2009.

        The decrease in property management and other costs in 2009 is primarily due to a decrease in wages and benefits of $38.5 million. In addition, professional fees, personnel, travel, marketing, office and occupancy costs decreased $18.2 million as the result of cost reduction efforts. These decreases were offset by a $42.4 million reduction in capitalized overhead, which resulted in higher net expenses in 2009, and increased bonuses of $3.7 million.

        The decrease in general and administrative expense in 2009 is primarily due to the $15.4 million of additional deemed, non-cash executive compensation expense related to certain senior officer loans (Note 2) that was incurred in 2008 as well as reductions in employment levels in 2009. This decrease was partially offset by increased executive compensation of $4.8 million.

        The increase in strategic initiatives in 2009 is primarily due to a $43.1 million of professional fees for restructuring and strategic initiatives incurred through the Petition Date. Such costs are classified as reorganization items subsequent to the Petition Date. In addition, we incurred $24.2 million of additional expense related to the write off of various financing costs on proposed transactions which were not completed in 2009.

        See Note 1 for a detail description of the provisions for impairment that we recognized in 2009 and 2008.

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        The decrease in interest expense is primarily due to a decrease in the Credit Facility interest expense compared to 2008 due to a decrease in interest rates. The decrease in interest expense was partially offset by a decrease in the amount of capitalized interest as a result of decreased development spending in 2009.

        The benefit from income taxes in 2009 was primarily attributable to tax benefit related to the provisions for impairment of $35.5 million related to our West Kendall development, $52.8 million related to our Fairwood master planned community and $55.9 million related to our Nouvelle at Natick condominium project. The benefit from income taxes was partially offset by an increase in the valuation allowances on our deferred tax assets as a result of Chapter 11.

        The decrease in equity in income of Unconsolidated Real Estate Affiliates is primarily due to a significant decrease in land sales at our Woodlands Partnership joint venture in 2009 compared to 2008. The decrease is also attributable to our share of the impairment provisions recognized in 2009 on certain operating properties and development projects (Note 5) and to the currency conversion related to our international joint ventures in Turkey and Brazil as well as to the overall decline in real estate net operating income from the remaining joint venture interests.

        Reorganization items are expense or income items that were incurred or realized by the Debtors as a result of the Chapter 11 Cases. These items include professional fees and similar types of expenses incurred directly related to the bankruptcy filings, loss accruals or gains or losses resulting from activities of the reorganization process and interest earned on cash accumulated by the Debtors. See Note 2—Reorganization Items for additional detail.

Year Ended December 31, 2008 and 2007

        The Homart I acquisition in July 2007 impacted the consolidated revenue and expense items in our consolidated financial statements, as the acquisition resulted in the consolidation of the operations of the properties acquired. Historically, the Company's share of such operations was reflected as equity in income of Unconsolidated Real Estate Affiliates. Under the proportionate share method, segment operations also were significantly impacted by the Homart I acquisition, as an additional 50% share of the operations of the properties is included in the Retail and Other segment results after the purchase date of July 2007. Accordingly, discussion of the operational results below for the year ended December 31, 2008 as compared to the year ended December 31, 2007 has been limited to only those elements of operating trends that were not a function of the 2007 Homart I acquisition.

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Retail and Other Segment

        The following table compares major revenue and expense items:

(In thousands)
  2008   2007   $ Increase
(Decrease)
  % Increase
(Decrease)
 

Property revenues:

                         
 

Minimum rents

  $ 2,468,761   $ 2,339,915   $ 128,846     5.5 %
 

Tenant recoveries

    1,086,831     1,033,287     53,544     5.2  
 

Overage rents

    82,343     101,229     (18,886 )   (18.7 )
 

Other, including non controlling interest

    174,241     198,794     (24,553 )   (12.4 )
                   
   

Total property revenues

    3,812,176     3,673,225     138,951     3.8  
                   

Property operating expenses:

                         
 

Real estate taxes

    319,251     296,962     22,289     7.5  
 

Repairs and maintenance

    271,787     257,095     14,692     5.7  
 

Marketing

    51,927     66,897     (14,970 )   (22.4 )
 

Other property operating costs

    560,038     568,444     (8,406 )   (1.5 )
 

Provision for doubtful accounts

    21,315     7,404     13,911     187.9  
                   
   

Total property operating expenses

    1,224,318     1,196,802     27,516     2.3  
                   

Retail and other net operating income

  $ 2,587,858   $ 2,476,423   $ 111,435     4.5 %
                   

        Higher effective rents contributed to the increase in minimum rents in 2008, as a result of significant increases at Ala Moana Center, Otay Ranch Town Center, West Oaks Mall, Tysons Galleria and The Grand Canal Shoppes. Minimum rents also increased as a result of the acquisition of The Shoppes at The Palazzo and the completion of the development at The Shops at Fallen Timbers and the redevelopment at Natick Collection. In addition, termination income increased, which was $41.8 million for 2008 compared to $35.4 million for 2007. Additionally, the increase was partially offset by the reduction in rent due to the sale of three office buildings and two office parks in 2008.

        Certain of our leases include both a base rent component and a component which requires tenants to pay amounts related to all, or substantially all, of their share of real estate taxes and certain property operating expenses, including common area maintenance and insurance. The portion of the tenant rent from these leases attributable to real estate tax and operating expense recoveries are recorded as tenant recoveries. The increase in tenant recoveries in 2008 is primarily attributable to the increased GLA in 2008 as a result of the acquisition of The Shoppes at The Palazzo, the completion of the development at The Shops at Fallen Timbers and the redevelopment at Natick Collection.

        The decrease in Overage Rent is primarily due to a decrease in comparable tenant sales as a result of the current challenging economic environment that began impacting many of our tenants throughout our portfolio of properties, in late 2008, including The Grand Canal Shoppes, South Street Seaport, Oakbrook Mall and Tysons Galleria. These decreases were partially offset by increases resulting from the acquisition of The Shoppes at The Palazzo and the completion of the redevelopment at Natick Collection.

        Other revenues include all other property revenues including vending, parking, sponsorship and advertising revenues, less NOI of non controlling interests. The decrease in other revenues is primarily attributable to The Woodlands Partnership which sold various office buildings and other properties during 2007 resulting in lower recorded amounts of other revenues in 2008 compared to 2007.

        Real estate taxes increased in 2008 partially due to increases resulting from the acquisition of The Shoppes at The Palazzo and the completion of the redevelopment at Natick Collection.

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        Repairs and maintenance increased in 2008 primarily due to increased hurricane related repair expenses (a portion of which were recoverable under the terms of our insurance policies) at various properties as well as higher costs for contracted cleaning services, resulting from higher costs of benefits. The acquisition of The Shoppes at The Palazzo and the completion of the development of The Shops at Fallen Timbers and the completion of the redevelopment at Natick Collection also contributed to the increase.

        Marketing expenses decreased in 2008 across the Company Portfolio as the result of continued company-wide efforts to consolidate marketing functions and reduce advertising spending. This decrease was partially offset by increased marketing expenditures at The Shoppes at The Palazzo.

        The increase in provision for doubtful accounts is primarily due a reduction of the provision in 2007 related to the collection of a portion of the hurricane insurance settlement for Oakwood Center in 2007.

Master Planned Communities Segment

(In thousands)
  2008   2007   $ Increase
(Decrease)
  % Increase
(Decrease)
 

Land sales

  $ 138,746   $ 230,666   $ (91,920 )   (39.8 )%

Land sales operations

    (109,752 )   (174,521 )   (64,769 )   (37.1 )
                   
 

Master Planned Communities net operating income before provision for impairment

    28,994     56,145     (27,151 )   (48.4 )

Provision for impairment

   
(40,346

)
 
(127,600

)
 
(87,254

)
 
(68.4

)
                   
 

Master Planned Communities net operating (loss) income

  $ (11,352 ) $ (71,455 ) $ 60,103     84.1 %
                   

        The decrease in land sales and land sales operations and NOI in 2008 was the result of a significant reduction in sales volume and lower achieved margins at our Summerlin, Maryland, Bridgeland and The Woodlands residential communities. In 2008, we sold 272.5 residential acres compared to 409.1 acres in 2007. We sold 84.6 acres of commercial lots in 2008 compared to 163.2 acres in 2007. As of December 31, 2008, the master planned communities had 18,040 remaining saleable acres.

        The provision for impairment recorded at Nouvelle at Natick reflects the continued weak demand and the likely extension of the period required to complete all unit sales at this residential condominium project. Sales of condominium units commenced in the fourth quarter 2008.

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Certain Significant Consolidated Revenues and Expenses

(In thousands)
  2008   2007   $ Increase (Decrease)   % Increase (Decrease)  

Tenant rents

  $ 3,085,972   $ 2,882,491   $ 203,481     7.1 %

Land sales

    66,557     145,649     (79,092 )   (54.3 )

Property operating expenses

    1,007,407     941,405     66,002     7.0  

Land sales operations

    63,441     116,708     (53,267 )   (45.6 )

Management and other fees

    85,773     106,584     (20,811 )   (19.5 )

Property management and other costs

    184,738     198,610     (13,872 )   (7.0 )

General and administrative

    39,245     37,005     2,240     6.1  

Strategic initiatives

    18,727         18,727     100.0  

Provisions for impairment

    116,611     130,533     (13,922 )   (10.7 )

Litigation (benefit) provision

    (57,145 )   89,225     (146,370 )   (164.0 )

Depreciation and amortization

    759,930     670,454     89,476     13.3  

Interest expense

    1,325,273     1,191,466     133,807     11.2  

Provision for (benefit from) income taxes

    23,461     (294,160 )   317,621     (108.0 )

Equity in income of Unconsolidated Real Estate Affiliates

    80,594     158,401     (77,807 )   (49.1 )

Discontinued operations—gain on dispositions

    55,044         55,044     100.0  

        Changes in consolidated tenant rents (which includes minimum rents, tenant recoveries and Overage Rent), land sales, property operating expenses (which includes real estate taxes, repairs and maintenance, marketing, other property operating costs and provision for doubtful accounts) and land sales operations were attributable to the same items discussed above in our segment basis results, excluding those items related to our Unconsolidated Properties.

        Management and other fees, property management and other costs and general and administrative in the aggregate represent our costs of doing business and are generally not direct property-related costs. The decrease in management and other fees in 2008 were primarily due to lower development fees as projects are completed and leasing commissions resulting from current market conditions and the 2007 cessation of management fees on the 19 GGP/Homart I Properties due to the acquisition of NCSCPF's interesting these properties in July 2007.

        The decrease in property management and other costs in 2008 were primarily due to lower leasing commissions and lower overall management costs, including bonus expense, stock compensation expense and travel expense primarily related to a reduction in personnel and other cost reduction efforts.

        The increase in general and administrative in 2008 is primarily due to the $15.4 million of additional deemed, non-cash executive compensation expense related to certain senior officer loans (Note 2). These increases in general and administrative were partially offset by the decrease in our allocated share of legal fees related to the Homart II—Glendale Matter settlement (below and Note 2).

        Strategic initiatives of $18.7 million include professional fees for restructuring and advisory services.

        In addition to the provisions for impairment recognized in our Master Planned Communities segment describe above, based on the results of our evaluations for impairment (Note 2), we recognized impairment charges of $7.8 million in the third quarter of 2008 related to our Century Plaza (Birmingham, Alabama) operating property and $4.0 million in the fourth quarter of 2008 related to our Southshore Mall (Aberdeen, Washington) operating property. We also recognized impairment charges of $31.7 million throughout 2008 related to the write down of various pre-development costs that were determined to be non-recoverable due to the related projects being terminated which is the

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result of the current depressed retail real estate market and our liquidity situation. We recognized similar impairment charges for pre-development projects in the amount of $2.9 million in 2007. In addition, in the fourth quarter 2008, we recognized an impairment charge related to allocated goodwill of $32.8 million.

        The decrease in litigation provision is due to the settlement and mutual release agreement with Caruso Affiliated Holdings LLC in December 2008 (Note 1) that released the defendants from all past, present and future claims related to the Homart II—Glendale Matter in exchange for a settlement payment of $48.0 million, which was paid from the appellate bond cash collateral amounts in January 2009. GGP has not been reimbursed for any portion of this payment by its 50% joint venture partner in GGP/Homart II, and we will reimburse $5.5 million of costs to such joint venture partner in connection with the settlement. Accordingly, in December 2008, we adjusted our liability for the full judgment amount of $89.4 million to $48 million and reversed legal fees incurred by GGP/Homart II of $14.2 million that were previously recorded at 100% by GGP and post-judgment related interest expense of $7.0 million. The net impact of these items related to the settlement is a credit of $57.1 million reflected in litigation provision in our consolidated financial statements.

        The increase in depreciation and amortization is primarily due to a cumulative adjustment to the useful lives of certain assets in 2007.

        The increase in interest expense is primarily due to higher debt balances at of December 31, 2008 compared to December 31, 2007, that was primarily the result of the new multi property financing and/or re-financings in 2008 as well as increased rates at. Fashion Show, The Shoppes at the Palazzo and Tucson in the fourth quarter of 2008. The financing activity in the fourth quarter of 2008 resulted in significant increases in interest rates and loan fees. In addition, the financing of the secured portfolio facility also increased interest expense in 2008. Lastly, the increase in interest expense was also due to a decrease in the amount of capitalized interest as a result of decreased development spending in 2008 compared to 2007. See Liquidity and Capital Resources for information regarding 2008 financing activity and Item 7A, "Quantitative and Qualitative Disclosures About Market Risk," for additional information regarding the potential impact of future interest rate increases.

        The increase in provision for (benefit from) income taxes in 2008 was primarily attributable to tax benefits received in 2007 related to an internal restructuring of certain of our operating properties that were previously owned by TRS and the tax benefit related to the provision for impairment at our master planned communities in 2007.

        The decrease in equity in income of Unconsolidated Real Estate Affiliates is primarily due to a significant decrease in our share of income related to GGP/Homart II in 2008, as a result of the settlement of the Glendale matter as we reflect our 50% share of legal costs ($7.1 million) that had previously been recorded at 100% as general and administrative in our consolidated financial statements. In addition, our share of income related to The Woodlands joint ventures decreased due to the gain on sale of the Marriott Hotel in 2007. Lastly, a change in estimate of the useful life for certain intangible assets resulted in lower depreciation expense across the TRCLP joint ventures in 2007.

        The discontinued operations, net of minority interest—gains on dispositions represents the gains from the sale of three office buildings and two office parks, as discussed above, in 2008.

Liquidity and Capital Resources

        As of December 31, 2009 our consolidated debt ($24.46 billion) and our share of the debt of our Unconsolidated Real Estate Affiliates ($3.12 billion) aggregated $27.58 billion. The Chapter 11 cases triggered defaults on substantially all of the debt obligations of the Debtors, approximately $21.83 billion of our consolidated debt, which defaults were stayed under section 362 of Chapter 11.

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These debt obligations and substantially all other pre-petition obligations of the Debtors are subject to settlement under a plan of reorganization which must be confirmed by the Bankruptcy Court.

        As of March 1, 2010, $10.65 billion of our consolidated debt associated with the Track 1 Debtors was restructured, does not mature until dates after January 1, 2014 and we expect to be able to refinance or extend such debt on the applicable maturity dates. However, we have $11.19 billion of consolidated debt still subject to settlement under a plan or plans of reorganization. Such debt, excluding debt market rate adjustments and the discount on the Senior Exchangeable Notes, consists of the following:

    $2.58 billion under our Second Amended and Restated Credit Agreement (the "2006 Credit Facility")

    $1.55 billion of 3.98% Exchangeable Senior Notes due 2027 issued by GGPLP (the "Exchangeable Notes")

    $2.25 billion of Unsecured bonds issued by TRCLP

    $206.2 million of trust preferred securities issued by GGP Capital Trust I, a subsidiary of GGPLP

    $2.50 billion of the Remaining Secured Debtors

    $1.70 billion of debt related to other Track 1 Debtors that have not emerged

        With respect to our share of the debt of our Unconsolidated Real Estate Affiliates, (excluding Woodlands MPS and Brazil) $513.8 million matures in 2010 and $1.17 billion matures in 2011. Of such amounts, our share of the debt of one of our Unconsolidated Real Estate Affiliates, approximately $78.3 million, has been extended until 2014.

        The Debtors filed bankruptcy because they did not have sufficient liquidity to pay their debts as they became due. We currently believe that we will be able to extend the maturity date or refinance the debts of our Unconsolidated Real Estates Affiliates at our current contract rate. If we are unable to extend or refinance such loans, or are unable to do so on satisfactory terms, we may not have sufficient liquidity to pay these debts.

        The costs for the Track 1 Debtors to emerge from bankruptcy and restructure their associated secured mortgage loans are currently estimated to be $626 million, approximately $165 million of which is not payable until the earlier of the emergence of the TopCo Debtors or December 31, 2010. Through February 19, 2010, we have paid $270 million of the costs to emerge and restructure the Track 1 Debtors' secured mortgage debt and currently anticipate that we will have sufficient liquidity to pay the amounts due prior to the emergence of the TopCo Debtors. Such costs include payment of $45.7 million in escrow to fund required insurance, tax, ground rent, capital expenditure, anchor and other escrows. In addition, amortization on the restructured loans of the Track 1 Debtors resumes or commences on emergence and is estimated to be approximately $226 million in 2010 and approximately $2 billion over the next five years. These restructured loans also have financial covenants, primarily debt service coverage ratios, which will restrict our cash and operations.

        We are continuing to pursue consensual restructurings of the Secured Portfolio Loan, the Fashion Show/Palazzo loans and the remaining secured mortgage debt to extend the maturity dates and are prepared to pursue a non-consensual solution if necessary. We have commenced a process to explore all potential alternatives for emergence of the TopCo Debtors. A stand alone restructuring of the TopCo Debtors is currently estimated to require approximately $1.5 billion of new capital. This new capital requirement is a current estimate, subject to change, and is based upon a number of assumptions that are also subject to change. Such assumptions include, but are not limited to, repayment of the DIP Facility in cash, conversion of amounts outstanding under the 2006 Credit

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Facility, the GGPLP Exchangeable Notes and the TRCLP bonds to GGP equity, sale or give back of the Special Consideration Properties and payment of the dividend to GGP stockholders in a combination of 90% stock and 10% cash through 2011.

        The $2.625 proposed equity commitment from Brookfield and related plan of reorganization, if consummated in accordance with the terms of the agreement in principal, could enable GGP to emerge form bankruptcy on a stand alone basis. However, the plan is subject to definitive documentation, Bankruptcy Court approval, and higher and better offers, and there can be no assurance that such equity investment or related plan will be consummated.

        Our ability to continue as a going concern, as described in Note 1, is dependent upon our ability to restructure our debt and complete plans of reorganization for the 2010 Track Debtors.

Summary of Cash Flows

Cash Flows from Operating Activities

        Net cash provided by operating activities was $871.3 million for the year ended December 31, 2009 and $556.4 million for the year ended December 31, 2008.

        Cash used for Land/residential development and acquisitions expenditures was $78.2 million for the year ended December 31, 2009 a decrease from $166.1 million for the year ended December 31, 2008 as we have slowed the pace of residential land development in 2009 in light of sales pace declines.

        As a result of the settlement of the Glendale Matter (Note 1), $67.1 million that was previously paid as cash collateral for the appellate bond was refunded to the Company resulting in an increase in net cash provided by operating activities of $134.1 million.

        Net cash provided by (used in) certain assets and liabilities, including accounts and notes receivable, prepaid expense and other assets, deferred expenses, and accounts payable and accrued expenses totaled $357.0 million in 2009 and $(117.6) million in 2008. Accounts payable and accrued expenses increased $424.8 million primarily as a result of an increase in accrued interest and liabilities stayed by our bankruptcy filings. Although liabilities not subject to compromise and certain liabilities subject to compromise have been approved for payment by the Bankruptcy Court, a significant portion of our liabilities subject to compromise are subject to settlement under a plan of reorganization and have not been paid. In addition, accounts and notes receivable increased $22.6 million from December 31, 2008 to December 31, 2009, whereas, such accounts decreased $12.7 million from December 31, 2007 to December 31, 2008.

Cash Flows from Investing Activities

        Net cash used in investing activities was $334.6 million for the year ended December 31, 2009 and $1. 21 billion for the year ended December 31, 2008.

        Cash used for acquisition/development of real estate and property additions/improvements was $252.8 million for the year ended December 31, 2009 a decline from $1.19 billion for the year ended December 31, 2008 primarily due to the completion, suspension or termination of a number of development projects in late 2008 and early 2009.

        Net investing cash used in our Unconsolidated Real Estate Affiliates was $89.7 million in 2009 and $102.3 million in 2008.

Cash Flows from Financing Activities

        Net cash (used in) provided by financing activities was $(51.3) million for the year ended December 31, 2009 and $722.0 million for the year ended December 31, 2008.

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        New financings exceeded principal payments by $20.4 million for the year ended December 31, 2009 and $418.7 million for the year ended December 31, 2008.

        Distributions to common stockholders, holders of Common Units and holders of perpetual and convertible preferred units totaled $1.3 million for the year ended December 31, 2009 and $476.6 million for the year ended December 31, 2008.

Contractual Cash Obligations and Commitments

        The following table aggregates our subsequent contractual cash obligations and commitments as of to December 31, 2009:

 
  2010   2011   2012   2013   2014   Subsequent /
Other(6)
  Total  
 
  (In thousands)
 

Long-term debt-principal(1)

  $ 1,114,925   $ 191,366   $ 1,006,706   $ 481,140   $ 1,626,788   $ 3,194,262   $ 7,615,187  

Interest payments(2)

    377,137     362,951     335,668     290,183     211,221     246,762     1,823,922  

Retained debt-principal

    119,694     775     37,742                 158,211  

Ground lease payments(3)

    9,181     8,999     8,970     9,015     9,078     344,405     389,648  

Purchase obligations(4)

    150,746                         150,746  

Uncertainty in income taxes, including interest

                        129,413     129,413  

Other long-term liabilities(5)

                             
                               

Total

  $ 1,771,683   $ 564,091   $ 1,389,086   $ 780,338   $ 1,847,087   $ 3,914,842   $ 10,267,127  
                               

(1)
Excludes $17.15 billion of long-term debt principal, net of $9.2 million of non-cash debt market rate adjustments, that is subject to compromise and non-cash market rate adjustments of $314.4 million that are not subject to compromise all at December 31, 2009.

(2)
Based on rates as of December 31, 2009. Variable rates are based on a LIBOR rate of 0.23%. Excludes interest payments related to debt that is subject to compromise, market rate adjustments and SIDS.

(3)
Excludes non-cash purchase accounting adjustments of $225.8 million related to ground lease payments.

(4)
Reflects accrued and incurred construction costs payable. Routine trade payables have been excluded. We expect, or are obligated to incur, development and redevelopment expenditures of $247.8 million from 2010 through 2012 (Note 14).

(5)
Other long-term liabilities related to ongoing real estate taxes have not been included in the table as such amounts depend upon future applicable real estate tax rates. Real estate tax expense was $280.9 million in 2009, $274.3 million in 2008, and $246.5 million in 2007.

(6)
The remaining uncertainty in income taxes liability for which reasonable estimates about the timing of payments cannot be made is disclosed within the Subsequent/Other column.

        In the normal course of business, from time to time, we are involved in legal proceedings relating to the ownership and operations of our properties (reference is made to Item 3 above, which description is incorporated into this response).

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        We lease land or buildings at certain properties from third parties. The leases generally provide us with a right of first refusal in the event of a proposed sale of the property by the landlord. Rental payments are expensed as incurred and have, to the extent applicable, been straight-lined over the term of the lease. Contractual rental expense, including participation rent, was $19.0 million in 2009, $19.3 million in 2008 and $19.5 million in 2007, while the same rent expense excluding amortization of above and below-market ground leases and straight-line rents, as presented in our consolidated financial statements, was $12.7 million in 2009, $12.4 million in 2008 and $12.0 million in 2007.

Off-Balance Sheet Financing Arrangements

        We do not have any off-balance sheet financing arrangements.

REIT Requirements

        In order to remain qualified as a real estate investment trust for federal income tax purposes, we must distribute or pay tax on 100% of our capital gains and at least 90% of our ordinary taxable income to stockholders. We may not have sufficient liquidity to meet these distribution requirements. In determining distributions, the Board of Directors considers operating cash flow. The Board of Directors may alternatively elect to pay a portion of any required dividend in stock.

Seasonality

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

Use of Estimates

        The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions. These estimates and assumptions affect the reported amounts of assets and liabilities and the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. For example, significant estimates and assumptions have been made with respect to: Fair Value (as defined below) of assets for measuring impairment of operating properties, development properties, joint ventures and goodwill; valuation of debt of emerged entities, useful lives of assets; capitalization of development and leasing costs; provision for income taxes; recoverable amounts of receivables and deferred taxes; initial valuations and related amortization periods of deferred costs and intangibles, particularly with respect to property acquisitions; and cost ratios and completion percentages used for land sales. Actual results could differ from those estimates.

Critical Accounting Policies

        Critical accounting policies are those that are both significant to the overall presentation of our financial condition and results of operations and require management to make difficult, complex or subjective judgments. Our critical accounting policies are those applicable to the following:

Adoption of New Accounting Pronouncements

        As of January 1, 2009 we adopted the following two accounting pronouncements that required retrospective application, in which all periods presented reflect the necessary changes.

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        As of January 1, 2009, we adopted a new generally accepted accounting principle related to convertible debt instruments that may be settled in cash upon conversion, which required us to separately account for the liability and equity components of our Exchangeable Notes (Note 6) in a manner that reflects the nonconvertible debt borrowing rate when interest cost is recognized in subsequent periods. The impact of the required retrospective application of this pronouncement on our consolidated financial statements is that the Exchangeable Notes have been reflected as originally being issued at a discount, with such discount being reflected in subsequent periods as a non-cash increase in interest expense.

        As of January 1, 2009, we adopted a new generally accepted accounting principle related to noncontrolling interests in consolidated financial statements, which changed the reporting for minority interests in our consolidated joint ventures by re-characterizing them as noncontrolling interests and re-classifying certain of such minority interests as a component of permanent equity in our Consolidated Balance Sheets. The minority interests related to our common and preferred Operating Partnership units have been re-characterized as redeemable noncontrolling interests and will remain as temporary equity at a mezzanine level in our Consolidated Balance Sheets presented at the greater of the carrying amount adjusted for the noncontrolling interest's share of the allocation of income or loss (and its share of other comprehensive income or loss) and dividends or the Fair Value (as defined below) as of each measurement date subsequent to the measurement date. Fair Value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date ("Fair Value"). The excess of the Fair Value over the carrying amount from period to period is charged to Additional paid-in capital on our Consolidated Balance Sheets. These principles also changed the presentation of the income allocated to minority interests by re-characterizing it as allocations to noncontrolling interests and re-classifying such income as an adjustment to net income to arrive at net income attributable to common stockholders.

Accounting for Reorganization

        The accompanying consolidated financial statements and the combined condensed financial statements of the Debtors presented below have been prepared in accordance with the generally accepted accounting principles related to financial reporting by entities whose cases are pending under the Bankruptcy Code. Such consolidated financial statements are also prepared on a going concern basis, which contemplates the realization of assets and the satisfaction of liabilities in the ordinary course of business. Such accounting guidance also provides that if a debtor, or group of debtors, has significant combined assets and liabilities of entities which are not operating under Chapter 11 bankruptcy protection, the debtors and non-debtors should continue to be combined. However, separate disclosure of financial statement information solely relating to the debtor entities should be presented. Additionally, due to the various effective dates in December 2009 of the plans of reorganization for the Track 1A Debtors discussed above, a convenience date of December 31, 2009 was elected for the accounting for the emergence from bankruptcy of the Track 1A Debtors.

Classification of Liabilities Subject to Compromise

        Liabilities not subject to compromise include: (1) liabilities held by Non-Debtor and Track 1A Debtor entities; (2) liabilities incurred after the Petition Date; (3) pre-petition liabilities that the Track 1B Debtors and the 2010 Track Debtors expect to pay in full; and (4) liabilities related to pre-petition contracts that have not been rejected pursuant to section 365 of the Bankruptcy Code. Unsecured liabilities not subject to compromise at December 31, 2009 with respect to the Track 1A Debtors are reflected at the current estimate of the probable amounts to be paid even though the amounts of such unsecured liabilities ultimately to be allowed by the Bankruptcy Court (and therefore paid at 100% pursuant to the Track 1 Plans) have not yet been determined. With respect to secured liabilities, GAAP

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bankruptcy guidance provides that Track 1A Debtor mortgage loans should be recorded at their estimated Fair Value.

Reorganization Items

        Reorganization items under the Chapter 11 Cases are expense or income items that were incurred or realized by the Debtors as a result of the Chapter 11 Cases and are presented separately in the Consolidated Statements of Income and Comprehensive Income and in the condensed combined statements of operations of the Debtors presented above. These items include professional fees and similar types of expenses and gains directly related to the Chapter 11 Cases, resulting from activities of the reorganization process, and interest earned on cash accumulated by the Debtors as a result of the Chapter 11 Cases.

Impairment—Operating properties, land held for development and sale and developments in progress

        We review our consolidated and unconsolidated real estate assets, including operating properties, land held for development and sale and developments in progress, for potential impairment indicators whenever events or changes in circumstances indicate that the carrying amount may not be recoverable.

        Impairment indicators for our retail and other segment are assessed separately for each property and include, but are not limited to, significant decreases in real estate property net operating income, significant occupancy percentage changes and strategic determinations as reflected in certain bankruptcy plans of reorganization, either prospective, or filed and confirmed.

        Impairment indicators for our Master Planned Communities segment are assessed separately for each community and include, but are not limited to, significant decreases in sales pace or average selling prices, significant increases in expected land development and construction costs or cancellation rates, and projected losses on expected future sales.

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

        If an indicator of potential impairment exists, the asset is tested for recoverability by comparing its carrying amount to the estimated future undiscounted operating cash flow. A real estate asset is considered to be impaired when its carrying amount cannot be recovered through estimated future undiscounted cash flows. To the extent an impairment provision is necessary, the excess of the carrying amount of the asset over its estimated Fair Value is expensed to operations. In addition, the impairment is allocated proportionately to adjust the carrying amount of the asset. The adjusted carrying amount, which represents the new cost basis of the asset, is depreciated over the remaining useful life of the asset.

Impairment—Investment in Unconsolidated Real Estate Affiliates

        We review our investment in the Unconsolidated Real Estate Affiliates for a series of operating losses of an investee or other factors (including those discussed above) that may indicate that a decrease in value of our investment in the Unconsolidated Real Estate Affiliates has occurred which is other-than-temporary. The investment in each of the Unconsolidated Real Estate Affiliates is evaluated periodically and as deemed necessary for recoverability and valuation declines that are other than temporary. Accordingly, in addition to the property-specific impairment analysis that we perform on the investment properties owned by such joint ventures (as part of our investment properties and developments in progress impairment process described above), we also consider the ownership and distribution preferences and limitations and rights to sell and repurchase of our ownership interests. If

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we determine that the decline in value of our investment is other than temporary, it is written down to its estimated Fair Value.

Impairment—Goodwill

        We review our goodwill for impairment annually or more frequently if events or changes in circumstances indicate that the asset might be impaired. Since each individual rental property or each operating property is an operating segment and considered a reporting unit, we perform this test by first comparing the estimated Fair Value of each property with our book value of the property, including, if applicable, its allocated portion of aggregate goodwill. We assess Fair Value based on estimated cash flow projections that utilize appropriate discount and capitalization rates and available market information. Estimates of future cash flows are based on a number of factors including the historical operating results, known trends, and market/economic conditions. If the book value of a property, including its goodwill, exceeds its estimated Fair Value, the second step of the goodwill impairment test is performed to measure the amount of impairment loss, if any. In this second step, if the implied Fair Value of goodwill is less than the book value of goodwill, then an impairment charge would be recorded.

Recoverable amounts of receivables and deferred tax assets

        We make periodic assessments of the collectibility of receivables (including those resulting from the difference between rental revenue recognized and rents currently due from tenants) and the recoverability of deferred taxes based on a specific review of the risk of loss on specific accounts or amounts. The receivable analysis places particular emphasis on past-due accounts and considers the nature and age of the receivables, the payment history and financial condition of the payee, the basis for any disputes or negotiations with the payee and other information which may impact collectibility. For straight-line rents receivable, the analysis considers the probability of collection of the unbilled deferred rent receivable given our experience regarding such amounts. For deferred tax assets, an assessment of the recoverability of the tax asset considers the current expiration periods of the prior net operating loss carryforwards or other asset and the estimated future taxable income of our taxable REIT subsidiaries. The resulting estimates 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 payees and our taxable REIT subsidiaries.

Capitalization of development and leasing costs

        We capitalize the costs of development and leasing activities of our properties. These costs are incurred both at the property location and at the regional and corporate office levels. The amount of capitalization depends, in part, on the identification and justifiable allocation of certain activities to specific projects and leases. Differences in methodologies of cost identification and documentation, as well as differing assumptions as to the time incurred on projects, can yield significant differences in the amounts capitalized and, as a result, the amount of depreciation recognized.

Revenue recognition and related matters

        Minimum rent revenues are recognized on a straight-lined basis over the terms of the related leases. Minimum rent revenues also include amounts collected from tenants to allow the termination of their leases prior to their scheduled termination dates and accretion related to above and below-market tenant leases on acquired properties. Straight-line rents receivable represents the current net cumulative rents recognized prior to when billed and collectible as provided by the terms of the leases. Overage Rent is recognized on an accrual basis once tenant sales exceed contractual tenant lease thresholds. Recoveries from tenants are established in the leases or computed based upon a formula

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related to real estate taxes, insurance and other shopping center operating expenses and are generally recognized as revenues in the period the related costs are incurred.

        Revenues from land sales are recognized using the full accrual method provided that various criteria relating to the terms of the transactions and our subsequent involvement with the land sold are met. Revenues relating to transactions that do not meet the established criteria are deferred and recognized when the criteria are met or using the installment or cost recovery methods, as appropriate in the circumstances. For land sale transactions in which we are required to perform additional services and incur significant costs after title has passed, revenues and cost of sales are recognized on a percentage of completion basis.

        Cost ratios for land sales are determined as a specified percentage of land sales revenues recognized for each master planned community project. The cost ratios used are based on actual costs incurred and estimates of development costs and sales revenues for completion of each project. The ratios are reviewed regularly and revised for changes in sales and cost estimates or development plans. Significant changes in these estimates or development plans, whether due to changes in market conditions or other factors, could result in changes to the cost ratio used for a specific project. The specific identification method is used to determine cost of sales for certain parcels of land, including acquired parcels we do not intend to develop or for which development is complete at the date of acquisition.

Recently Issued Accounting Pronouncements and Developments

        As described in Note 15 to the consolidated financial statements, new accounting pronouncements have been issued which are effective for the current or subsequent year.

Inflation

        Substantially all of our tenant leases contain provisions designed to partially mitigate the negative impact of inflation. Such provisions include clauses enabling us to receive Overage Rent 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 us to replace or renew such expiring leases with new leases at higher rents. Finally, many of the existing leases require the tenants to pay amounts related to all, or substantially all, of their share of certain operating expenses, including common area maintenance, real estate taxes and insurance, thereby partially reducing our exposure to increases in costs and operating expenses resulting from inflation. In general, these amounts either vary annually based on actual expenditures or are set on an initial share of costs with provisions for annual increases. Only if inflation exceeds the rate set in the leases for annual increases (typically 4% to 5%) would increases in expenses due to inflation be a risk.

        Inflation also poses a risk to us due to the probability of future increases in interest rates. Such increases would adversely impact us due to our outstanding variable-rate debt. In certain cases, we have previously limited our exposure to interest rate fluctuations related to a portion of our variable-rate debt by the use of interest rate cap and swap agreements. Such agreements, subject to current market conditions, allow us to replace variable-rate debt with fixed-rate debt in order to achieve our desired ratio of variable-rate to fixed rate date. However, in an increasing interest rate environment the fixed rates we can obtain with such replacement fixed-rate cap and swap agreements or the fixed-rate on new debt will also continue to increase.

ITEM 7A.    QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

        We are subject to market risk associated with changes in interest rates both in terms of variable-rate debt and the price of new fixed-rate debt upon maturity of existing debt and for

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acquisitions. As of December 31, 2009, we had consolidated debt of $24.46 billion, including $5.28 billion of variable-rate debt. Although the majority of the remaining variable-rate debt is subject to interest rate cap agreements, such interest rate caps generally limit our interest rate exposure only if LIBOR exceeds a rate per annum significantly higher (generally above 8% per annum) than current LIBOR rates (0.23% at December 31, 2009). A 25 basis point movement in the interest rate on the $5.28 billion of variable-rate debt would result in a $13.2 million annualized increase or decrease in consolidated interest expense and operating cash flows.

        In addition, we are subject to interest rate exposure as a result of variable-rate debt collateralized by the Unconsolidated Properties for which similar interest rate swap agreements have not been obtained. Our share (based on our respective equity ownership interests in the Unconsolidated Real Estate Affiliates) of such remaining variable-rate debt was $390.1 million at December 31, 2009. 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 $1.0 million annualized increase or decrease in our equity in the income and operating cash flows from Unconsolidated Real Estate Affiliates.

        We are further subject to interest rate risk with respect to our fixed-rate financing in that changes in interest rates will impact the Fair Value of our fixed-rate financing. For additional information concerning our debt, and management's estimation process to arrive at a Fair Value of our debt as required by GAAP, reference is made to Item 7, Liquidity and Capital Resources and Notes 2 and 6. At December 31, 2009, the Fair Value of our debt has been estimated for this purpose to be $93.6 million lower than the carrying amount of $7.30 billion.

        We have not entered into any transactions using derivative commodity instruments.

ITEM 8.    FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

        Reference is made to the Consolidated Financial Statements and Consolidated Financial Statement Schedule beginning on page F-1 for the required information.

ITEM 9.    CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE

        None.

ITEM 9A.    CONTROLS AND PROCEDURES

Disclosure Controls and Procedures

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

Internal Controls over Financial Reporting

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

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Management's Report on Internal Control Over Financial Reporting

        Our management is responsible for establishing and maintaining adequate internal control over financial reporting. Our internal control over financial reporting is a process designed under the supervision of our principal executive and principal financial officers to provide reasonable assurance regarding the reliability of financial reporting and preparation of our financial statements for external reporting purposes in accordance with generally accepted accounting principles in the U.S.

        As of December 31, 2009, we conducted an assessment of the effectiveness of our internal control over financial reporting based on the framework utilizing the criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission in "Internal Controls—Integrated Framework." Based on this assessment, management believes that, as of December 31, 2009, the Company maintained effective internal controls over financial reporting. Deloitte & Touche LLP, the independent registered accounting firm who audited our consolidated financial statements contained in this Form 10-K, has issued a report on our internal control over financial reporting, which is incorporated herein.

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REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Board of Directors and Stockholders of
General Growth Properties, Inc.
Chicago, Illinois

We have audited the internal control over financial reporting of General Growth Properties, Inc. (Debtor-in-Possession) and subsidiaries (the "Company") as of December 31, 2009, based on criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission. The Company's management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying Management's Report on Internal Control Over Financial Reporting. Our responsibility is to express an opinion on the Company's internal control over financial reporting based on our audit.

We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.

A company's internal control over financial reporting is a process designed by, or under the supervision of, the company's principal executive and principal financial officers, or persons performing similar functions, and effected by the company's board of directors, management, and other personnel to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company's internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company's assets that could have a material effect on the financial statements.

Because of the inherent limitations of internal control over financial reporting, including the possibility of collusion or improper management override of controls, material misstatements due to error or fraud may not be prevented or detected on a timely basis. Also, projections of any evaluation of the effectiveness of the internal control over financial reporting to future periods are subject to the risk that the controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

In our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2009, based on the criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission.

We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated financial statements as of and for the year ended December 31, 2009 of the Company and our report dated March 1, 2010 expressed an unqualified opinion on those consolidated financial statements and included explanatory paragraphs regarding the Company's bankruptcy proceedings, the Company's ability to continue as a going concern, and the Company's change in methods of accounting for noncontrolling interests and convertible debt instruments.

/s/ Deloitte & Touche LLP

Chicago, Illinois
March 1, 2010

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ITEM 9B.    OTHER INFORMATION

        Not applicable.


PART III

ITEM 10.    DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE

        Our Chief Executive Officer and Chief Financial Officer have signed certificates under Sections 302 and 906 of the Sarbanes-Oxley Act, which are filed as Exhibits 31.1 and 31.2 and 32.1 and 32.2, respectively, to this Annual Report.

        All other information required to be presented for this Item 10 shall be provided by amendment no later than April 30, 2010.

ITEM 11.    EXECUTIVE COMPENSATION

        All information required to be presented for this Item 11 shall be provided by amendment no later than April 30, 2010.

ITEM 12.    SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS

        All information required to be presented for this Item 12 shall be provided by amendment no later than April 30, 2010.

        The following table sets forth certain information with respect to shares of our common stock that may be issued under our equity compensation plans as of December 31, 2009.

Plan Category
  (a)
Number of securities to
be Issued upon Exercise
of Outstanding Options,
Warrants and Rights
  (b)
Weighted Average
Exercise Price of
Outstanding Options,
Warrants and Rights
  (c)
Number of Securities
Remaining Available for
Future Issuance Under
Equity Compensation Plans
(Excluding Securities
Reflected in Column (a))
 

Equity compensation plans approved by security holders(1)

    4,407,025   $ 53.82     4,309,195 (2)

Equity compensation plans not approved by security holders(3)

    1,800,000   $ 3.73     n/a  
               

    6,207,025   $ 39.29     4,309,195  
               

(1)
Includes shares of common stock under the 1993 Stock Incentive Plan (which terminated on April 4, 2003), the 1998 Incentive Stock Plan (which terminated December 31, 2008) and the 2003 Incentive Stock Plan.

(2)
Reflects shares of common stock available for issuance under the 2003 Incentive Stock Plan.

(3)
Represents shares of common stock under employment agreements dated November 2, 2008 with Adam S. Metz, the Company's Chief Executive Officer, and Thomas H. Nolan, Jr. the Company's President and Chief Operating Officer (the "Agreements"). Pursuant to the Agreements, the Company granted each of Messrs. Metz and Nolan an employment inducement award of options to acquire 1,000,000 and 800,000 shares, respectively, of the Company's common stock (the "Option Grants"). The Option Grants were awarded in accordance with the Exchange employment inducement grant exemption and were therefore not awarded under any of the Company's stockholder approved equity plans. These stock options have an exercise price equal to the closing

62


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    price of the Company's common stock on November 3, 2008 and vested in their entirety on October 25, 2009.

ITEM 13.    CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE

        All information required to be presented in this Item 13 shall be provided by amendment no later than April 30, 2010.

ITEM 14.    PRINCIPAL ACCOUNTING FEES AND SERVICES

        All information required to be presented in this Item 14 shall be provided by amendment no later than April 30, 2010.


PART IV

ITEM 15.    EXHIBITS AND FINANCIAL STATEMENT SCHEDULES

(a)
Financial Statements and Financial Statement Schedules.

    The consolidated financial statements and schedule listed in the accompanying Index to Consolidated Financial Statements and Consolidated Financial Statement Schedule are filed as part of this Annual Report.

(b)
Exhibits.

    See Exhibit Index on page S-1.

(c)
Separate financial statements.

        Not applicable.

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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.    

/s/ ADAM METZ

Adam Metz

 

 
Chief Executive Officer   March 1, 2010

        We, the undersigned officers and directors of General Growth Properties, Inc., hereby severally constitute Adam Metz, Thomas Nolan and Edmund Hoyt, and each of them singly, our true and lawful attorneys with full power to them, and each of them singly, to sign for us and in our names in the capacities indicated below, any and all amendments, to this Annual Report of Form 10-K and generally to do all such things in our name and behalf in such capacities to enable General Growth Properties, Inc. to comply with the applicable provisions of the Securities Exchange Act of 1934, and we hereby ratify and confirm our signatures as they may be signed by our said attorneys, or any of them, to any and all such amendments.

        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.

Signature
 
Title
 
Date

 

 

 

 

 
/s/ JOHN BUCKSBAUM

John Bucksbaum
  Director and Chairman of the Board   March 1, 2010

/s/ ADAM METZ

Adam Metz

 

Director and Chief Executive Officer (Principal Executive Officer)

 

March 1, 2010

/s/ THOMAS NOLAN, JR.

Thomas Nolan, Jr.

 

Director, President and Chief Operating Officer

 

March 1, 2010

/s/ EDMUND HOYT

Edmund Hoyt

 

Senior Vice President and Chief Financial Officer (Principal Financial and Accounting Officer)

 

March 1, 2010

/s/ WILLIAM ACKMAN

William Ackman

 

Director

 

March 1, 2010

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Signature
 
Title
 
Date

 

 

 

 

 
/s/ ALAN COHEN

Alan Cohen
  Director   March 1, 2010

/s/ ANTHONY DOWNS

Anthony Downs

 

Director

 

March 1, 2010

/s/ JOHN HALEY

John Haley

 

Director

 

March 1, 2010

/s/ JOHN RIORDAN

John Riordan

 

Director

 

March 1, 2010

/s/ GLENN RUFRANO

Glenn Rufrano

 

Director

 

March 1, 2010

/s/ BETH STEWART

Beth Stewart

 

Director

 

March 1, 2010

65


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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

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:

 
   
  Page
Number

Consolidated Financial Statements

   
 

Reports of Independent Registered Public Accounting Firms:

   
   

General Growth Properties, Inc. 

  F-2
   

GGP/Homart II, L.L.C

  F-4
   

GGP-TRS, L.L.C. 

  F-5
 

Consolidated Balance Sheets as of December 31, 2009 and 2008

 
F-6
 

Consolidated Statements of Income and Comprehensive Income for the years ended December 31, 2009, 2008 and 2007

 
F-7
 

Consolidated Statements of Equity for the years ended December 31, 2009, 2008 and 2007

 
F-8
 

Consolidated Statements of Cash Flows for the years ended December 31, 2009, 2008 and 2007

 
F-10
 

Notes to Consolidated Financial Statements:

   
   

Note 1

 

Organization

  F-12
   

Note 2

 

Summary of Significant Accounting Policies

  F-15
   

Note 3

 

Acquisitions and Intangibles

  F-40
   

Note 4

 

Discontinued Operations and Gains (Losses) on Dispositions of Interests in Operating Properties

  F-42
   

Note 5

 

Unconsolidated Real Estate Affiliates

  F-42
   

Note 6

 

Mortgages, Notes and Loans Payable

  F-57
   

Note 7

 

Income Taxes

  F-61
   

Note 8

 

Rentals under Operating Leases

  F-66
   

Note 9

 

Transactions with Affiliates

  F-66
   

Note 10

 

Stock-Based Compensation Plans

  F-66
   

Note 11

 

Other Assets and Liabilities

  F-71
   

Note 12

 

Noncontrolling Interests

  F-73
   

Note 13

 

Accumulated Other Comprehensive (Loss) Income

  F-74
   

Note 14

 

Commitments and Contingencies

  F-74
   

Note 15

 

Recently Issued Accounting Pronouncements

  F-76
   

Note 16

 

Segments

  F-76
   

Note 17

 

Quarterly Financial Information (Unaudited)

  F-82


Consolidated Financial Statement Schedule


 

 
 

Report of Independent Registered Public Accounting Firm

 
F-84
 

Schedule III—Real Estate and Accumulated Depreciation

 
F-85

        All other schedules are omitted since the required information is either not present in any amounts, 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


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REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Board of Directors and Stockholders of
General Growth Properties, Inc.
Chicago, Illinois

We have audited the accompanying consolidated balance sheets of General Growth Properties, Inc. (Debtor-in-Possession) and subsidiaries (the "Company") as of December 31, 2009 and 2008, and the related consolidated statements of income and comprehensive income, equity, and cash flows for each of the three years in the period ended December 31, 2009. 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 audits. We did not audit the consolidated financial statements of GGP/Homart II L.L.C. and GGP-TRS L.L.C., the Company's investments in which are accounted for by use of the equity method. The Company's equity of $219,618,000 and $235,845,000 in GGP/Homart II L.L.C.'s net assets as of December 31, 2009 and 2008, respectively, and of $(307,000), $9,703,000, and $17,163,000 in GGP/Homart II L.L.C's net (loss) income for each of the three years in the respective period ended December 31, 2009 are included in the accompanying financial statements. The Company's (deficit) equity of $(5,284,000) and $1,388,000 in GGP-TRS L.L.C.'s net assets as of December 31, 2009 and 2008, respectively, and of $(8,624,000), $8,564,000, and $13,800,000 in GGP-TRS L.L.C.'s net (loss) income for each of the three years in the respective period ended December 31, 2009 are included in the accompanying financial statements. The financial statements of GGP/Homart II L.L.C. and GGP-TRS L.L.C. were audited by other auditors related to the periods listed above 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 the other auditors.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). 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 financial position of General Growth Properties, Inc. and subsidiaries as of December 31, 2009 and 2008, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2009, in conformity with accounting principles generally accepted in the United States of America.

As discussed in Note 2 to the consolidated financial statements, on January 1, 2009, the Company changed its methods of accounting for noncontrolling interests and convertible debt instruments and retrospectively adjusted all periods presented in the consolidated financial statements.

As discussed in Note 1 to the consolidated financial statements, the Company has filed for reorganization under Chapter 11 of the United States Bankruptcy Code. The accompanying financial statements do not purport to reflect or provide for the consequences of the bankruptcy proceedings. In particular, such financial statements do not purport to show (a) as to assets, their realizable value on a liquidation basis or their availability to satisfy liabilities; (b) as to prepetition liabilities, the amounts that may be allowed for claims or contingencies, or the status and priority thereof; (c) as to equity accounts, the effect of any changes that may be made in the capitalization of the Company; or (d) as to operations, the effect of any changes that may be made in its business.

The accompanying financial statements have been prepared assuming that the Company will continue as a going concern. The Company's potential inability to negotiate and obtain confirmation of a

F-2


Table of Contents


mutually agreeable plan of reorganization and to address their remaining future debt maturities raise substantial doubt about the Company's ability to continue as a going concern. Management's plans concerning these matters are also discussed in Note 1 to the consolidated financial statements. The consolidated financial statements do not include any adjustments that might result from the outcome of this uncertainty. We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the Company's internal control over financial reporting as of December 31, 2009, based on the criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission and our report dated March 1, 2010 expressed an unqualified opinion on the Company's internal control over financial reporting based on our audit.

/s/ Deloitte & Touche LLP
Chicago, Illinois
March 1, 2010

F-3


Table of Contents


Report of Independent Registered Public Accounting Firm

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, 2009 and 2008, and the related consolidated statements of income and comprehensive income, changes in capital, and cash flows for each of the years in the three-year period ended December 31, 2009 (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 the standards of the Public Company Accounting Oversight Board (United States). 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, 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 as of December 31, 2009 and 2008, and the results of their operations and their cash flows for each of the years in the three-year period ended December 31, 2009, in conformity with U.S. generally accepted accounting principles.

/s/ KPMG LLP

Chicago, Illinois
February 24, 2010

F-4


Table of Contents


Report of Independent Registered Public Accounting Firm

The Members
GGP-TRS, L.L.C.:

        We have audited the consolidated balance sheets of GGP-TRS, L.L.C. (a Delaware Limited Liability Company) and subsidiaries (the Company) as of December 31, 2009 and 2008, and the related consolidated statements of income and comprehensive income, changes in members' capital, and cash flows for each of the years in the three-year period ended December 31, 2009 (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 the standards of the Public Company Accounting Oversight Board (United States). 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, 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-TRS, L.L.C. and subsidiaries as of December 31, 2009 and 2008, and the results of their operations and their cash flows for each of the years in the three-year period ended December 31, 2009, in conformity with U.S. generally accepted accounting principles.

/s/ KPMG LLP

Chicago, Illinois
February 24, 2010

F-5


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

CONSOLIDATED BALANCE SHEETS

 
  December 31,  
 
  2009   2008  
 
  (Dollars in thousands)
 

Assets:

             

Investment in real estate:

             
 

Land

  $ 3,327,447   $ 3,354,480  
 

Buildings and equipment

    22,851,511     23,609,132  
 

Less accumulated depreciation

    (4,494,297 )   (4,240,222 )
 

Developments in progress

    417,969     1,076,675  
           
   

Net property and equipment

    22,102,630     23,800,065  
 

Investment in and loans to/from Unconsolidated Real Estate Affiliates

    1,979,313     1,869,929  
 

Investment property and property held for development and sale

    1,753,175     1,823,362  
           
   

Net investment in real estate

    25,835,118     27,493,356  

Cash and cash equivalents

    654,396     168,993  

Accounts and notes receivable, net

    404,041     385,334  

Goodwill

    199,664     340,291  

Deferred expenses, net

    301,808     333,901  

Prepaid expenses and other assets

    754,747     835,455  
           
   

Total assets

  $ 28,149,774   $ 29,557,330  
           

Liabilities and Equity:

             

Liabilities not subject to compromise:

             
 

Mortgages, notes and loans payable

  $ 7,300,772   $ 24,756,577  
 

Investment in and loans to/from Unconsolidated Real Estate Affiliates

    38,289     32,294  
 

Deferred tax liabilities

    866,400     868,978  
 

Accounts payable and accrued expenses

    1,122,888     1,539,149  
           
   

Liabilities not subject to compromise

    9,328,349     27,196,998  

Liabilities subject to compromise

    17,767,253      
           
 

Total liabilities

    27,095,602     27,196,998  
           

Redeemable noncontrolling interests:

             
 

Preferred

    120,756     120,756  
 

Common

    86,077     379,169  
           
   

Total redeemable noncontrolling interests

    206,833     499,925  
           

Commitments and Contingencies

         

Redeemable Preferred Stock: $100 par value; 5,000,000 shares authorized; none issued and outstanding

         

Equity:

             
 

Common stock: $.01 par value; 875,000,000 shares authorized, 313,831,411 shares issued as of December 31, 2009 and 270,353,677 shares issued as of December 31, 2008

    3,138     2,704  
 

Additional paid-in capital

    3,729,453     3,454,903  
 

Retained earnings (accumulated deficit)

    (2,832,627 )   (1,488,586 )
 

Accumulated other comprehensive loss

    (249 )   (56,128 )
 

Less common stock in treasury, at cost, 1,449,939 shares as of December 31, 2009 and 2008

    (76,752 )   (76,752 )
           
   

Total stockholders' equity

    822,963     1,836,141  
 

Noncontrolling interests in consolidated real estate affiliates

    24,376     24,266  
           
   

Total equity

    847,339     1,860,407  
           
     

Total liabilities and equity

  $ 28,149,774   $ 29,557,330  
           

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

F-6


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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME

 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  (Dollars in thousands, except for per
share amounts)

 

Revenues:

                   
 

Minimum rents

  $ 1,992,046   $ 2,085,758   $ 1,933,674  
 

Tenant recoveries

    883,595     927,332     859,801  
 

Overage rents

    52,306     72,882     89,016  
 

Land sales

    45,997     66,557     145,649  
 

Management and other fees

    65,268     85,773     106,584  
 

Other

    96,602     123,223     127,077  
               
   

Total revenues

    3,135,814     3,361,525     3,261,801  
               

Expenses:

                   
 

Real estate taxes

    280,895     274,317     246,484  
 

Repairs and maintenance

    232,624     234,987     216,536  
 

Marketing

    34,363     43,426     54,664  
 

Other property operating costs

    416,332     436,804     418,295  
 

Land sales operations

    50,807     63,441     116,708  
 

Provision for doubtful accounts

    30,331     17,873     5,426  
 

Property management and other costs

    176,876     184,738     198,610  
 

General and administrative

    28,608     39,245     37,005  
 

Strategic Initiatives

    67,341     18,727      
 

Provisions for impairment

    1,223,810     116,611     130,533  
 

Litigation (benefit) provision

        (57,145 )   89,225  
 

Depreciation and amortization

    755,161     759,930     670,454  
               
   

Total expenses

    3,297,148     2,132,954     2,183,940  
               

Operating (loss) income

    (161,334 )   1,228,571     1,077,861  

Interest income

   
3,321
   
3,197
   
8,641
 

Interest expense

    (1,311,283 )   (1,325,273 )   (1,191,466 )
               

Loss before income taxes, noncontrolling interests, equity in income of Unconsolidated Real Estate Affiliates and reorganization items

    (1,469,296 )   (93,505 )   (104,964 )

Benefit from (provision for) income taxes

    14,610     (23,461 )   294,160  

Equity in income of Unconsolidated Real Estate Affiliates

    4,635     80,594     158,401  

Reorganization items

    146,190          
               

(Loss) income from continuing operations

    (1,303,861 )   (36,372 )   347,597  

Discontinued operations—(loss) gain on dispositions

    (966 )   55,044      
               

Net (loss) income

    (1,304,827 )   18,672     347,597  

Allocation to noncontrolling interests

    20,138     (13,953 )   (73,955 )
               

Net (loss) income attributable to common stockholders

  $ (1,284,689 ) $ 4,719   $ 273,642  
               

Basic and Diluted (Loss) Earnings Per Share:

                   
 

Continuing operations

  $ (4.11 ) $ (0.16 ) $ 1.12  
 

Discontinued operations

        0.18      
               
   

Total basic and diluted (loss) earnings per share

  $ (4.11 ) $ 0.02   $ 1.12  
               

Dividends declared per share

 
$

0.19
 
$

1.50
 
$

1.85
 

Comprehensive Income (loss), Net:

                   
 

Net (loss) income

  $ (1,304,827 ) $ 18,672   $ 347,597  
 

Other comprehensive income (loss):

                   
   

Net unrealized gains (losses) on financial instruments

    18,148     (32,060 )   (2,792 )
   

Accrued pension adjustment

    763     (1,947 )   298  
   

Foreign currency translation

    47,008     (75,779 )   34,057  
   

Unrealized gains (losses) on available-for-sale securities

    533     (159 )   (1 )
               
 

Other comprehensive income (loss)

    66,452     (109,945 )   31,562  
   

Comprehensive (loss) income allocated to noncontrolling interests

    (10,573 )   18,160     (5,486 )
               
 

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

  $ (1,248,948 ) $ (73,113 ) $ 373,673  
               

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

F-7


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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

CONSOLIDATED STATEMENTS OF EQUITY

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

Balance, December 31, 2006 (as previously reported)

  $ 2,424   $ 2,533,898   $ (922,519 ) $ 9,582   $ (13,434 ) $   $ 1,609,951  

Cumulative effect of change in accounting principles

          (2,585,552 )                     8,084     (2,577,468 )
                               

Adjusted balance, January 1, 2007

  $ 2,424   $ (51,654 ) $ (922,519 ) $ 9,582   $ (13,434 ) $ 8,084   $ (967,517 )
                               

Net income

               
273,642
               
1,564
   
275,206
 

Cash distributions declared ($1.85 per share)

                (450,854 )                     (450,854 )

Distributions to noncontrolling interests in consolidated Real Estate Affiliates

                                  (2,191 )   (2,191 )

Conversion of operating partnership units to common stock (1,086,961 common shares)

    11     7,684                             7,695  

Conversion of convertible preferred units to common stock (29,269 common shares)

          488                             488  

Issuance of common stock (1,582,968 common shares and 144,068 treasury shares)

    15     64,022     (1,661 )         6,657           69,033  

Shares issued pursuant to CSA (551,632 common shares and 146,969 treasury shares)

    6     29,875                 6,790           36,671  

Restricted stock grant, net of forfeitures and compensation expense (96,500 common shares)

    1     2,695                             2,696  

Purchase of treasury stock (1,806,900 treasury shares)

                            (95,648 )         (95,648 )

Tax benefit from stock option exercises

          3,531                             3,531  

Other comprehensive income

                      26,076                 26,076  

Adjustment for equity component of exchangeable senior notes

          139,882                             139,882  

Adjustment for noncontrolling interest in operating partnership

          (65,431 )                           (65,431 )

Adjust noncontrolling interest in OP Units

          713,515                             713,515  
                               

Balance, December 31, 2007

  $ 2,457   $ 844,607   $ (1,101,392 ) $ 35,658   $ (95,635 ) $ 7,457   $ (306,848 )
                               

F-8


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

CONSOLIDATED STATEMENTS OF EQUITY (Continued)

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

Net income

                4,719                 2,453     7,172  

Cash distributions declared ($1.50 per share)

                (389,481 )                     (389,481 )

Contributions from noncontrolling interests in consolidated Real Estate Affiliates

                                  14,356     14,356  

Conversion of operating partnership units to common stock (1,178,142 common shares)

    12     9,135                             9,147  

Conversion of convertible preferred units to common stock (15,000 common shares)

          250                             250  

Issuance of common stock (23,128,356 common shares and 50 treasury shares)

    232     830,053                 3           830,288  

Shares issued pursuant to CSA (356,661 treasury shares)

          (914 )   (2,432 )         18,880           15,534  

Restricted stock grant, net of forfeitures and compensation expense (327,433 common shares)

    3     4,485                             4,488  

Tax provision from stock option exercises

          (2,675 )                           (2,675 )

Officer loan compensation expense

          15,372                             15,372  

Other comprehensive loss

                      (91,786 )               (91,786 )

Adjustment for noncontrolling interest in operating partnership

          (117,447 )                           (117,447 )

Adjust noncontrolling interest in OP Units

          1,872,037                             1,872,037  
                               

Balance, December 31, 2008

  $ 2,704   $ 3,454,903   $ (1,488,586 ) $ (56,128 ) $ (76,752 ) $ 24,266   $ 1,860,407  
                               

Net (loss) income

               
(1,284,689

)
             
1,822
   
(1,282,867

)

Distributions declared ($0.19 per share)

                (59,352 )                     (59,352 )

Distributions to noncontrolling interests in consolidated Real Estate Affiliates

                                  (1,712 )   (1,712 )

Conversion of operating partnership units to common stock (43,408,053 common shares)

    434     324,055                             324,489  

Issuance of common stock (69,309 common shares)

    1     42                             43  

Restricted stock grant, net of forfeitures and compensation expense (372 common shares)

    (1 )   2,669                             2,668  

Other comprehensive income

                      55,879                 55,879  

Adjustment for noncontrolling interest in operating partnership

          13,200                             13,200  

Adjust noncontrolling interest in OP Units

          (65,416 )                           (65,416 )
                               

Balance, December 31, 2009

  $ 3,138   $ 3,729,453   $ (2,832,627 ) $ (249 ) $ (76,752 ) $ 24,376   $ 847,339  
                               

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

F-9


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

CONSOLIDATED STATEMENTS OF CASH FLOWS

 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  (In thousands)
 

Cash Flows from Operating Activities:

                   
 

Net (loss) income

  $ (1,304,827 ) $ 18,672   $ 347,597  
 

Adjustments to reconcile net (loss) income to net cash provided by operating activities:

                   
     

Equity in income of Unconsolidated Real Estate Affiliates

    (49,146 )   (80,594 )   (158,401 )
     

Provisions for impairment from Unconsolidated Real Estate Affiliates

    44,511          
     

Provision for doubtful accounts

    30,331     17,873     5,426  
     

Distributions received from Unconsolidated Real Estate Affiliates

    37,403     68,240     124,481  
     

Depreciation

    707,183     712,522     635,873  
     

Amortization

    47,978     47,408     34,581  
     

Amortization of deferred finance costs and debt market rate adjustments

    34,621     28,410     (11,073 )
     

Amortization of intangibles other than in-place leases

    833     (5,691 )   (20,945 )
     

Straight-line rent amortization

    (26,582 )   (27,827 )   (24,334 )
     

Deferred income taxes including tax restructuring benefit

    833     (4,144 )   (368,136 )
     

Non-cash interest expense on Exchangeable Senior Notes

    27,388     25,777     17,369  
     

Non-cash interest expense resulting from termination of interest rate swaps

    (9,635 )        
     

Loss (gain) on dispositions

    966     (55,044 )    
     

Provisions for impairment

    1,223,810     116,611     130,533  
     

Participation expense pursuant to Contingent Stock Agreement

    (4,947 )   2,849     31,884  
     

Land/residential development and acquisitions expenditures

    (78,240 )   (166,141 )   (243,323 )
     

Cost of land sales

    22,019     24,516     48,794  
     

Reorganization items—finance costs related to emerged entities

    69,802          
     

Non-cash reorganization items

    (266,916 )        
     

Glendale Matter deposit

    67,054     (67,054 )    
     

Net changes:

                   
       

Accounts and notes receivable

    (22,601 )   12,702     (21,868 )
       

Prepaid expenses and other assets

    (11,123 )   26,845     53,819  
       

Deferred expenses

    (34,064 )   (62,945 )   (37,878 )
       

Accounts payable and accrued expenses

    355,025     (94,188 )   135,980  
       

Other, net

    9,590     17,644     27,037  
               
     

Net cash provided by operating activities

    871,266     556,441     707,416  
               

Cash Flows from Investing Activities:

                   
 

Acquisition/development of real estate and property additions/improvements

    (252,844 )   (1,187,551 )   (1,495,334 )
 

Proceeds from sales of investment properties

    6,416     72,958     3,252  
 

Increase in investments in Unconsolidated Real Estate Affiliates

    (154,327 )   (227,821 )   (441,438 )
 

Distributions received from Unconsolidated Real Estate Affiliates in excess of income

    74,330     110,533     303,265  
 

Loans (to) from Unconsolidated Real Estate Affiliates, net

    (9,666 )   15,028     (161,892 )
 

Decrease (increase) in restricted cash

    6,260     (12,419 )   (11,590 )
 

Other, net

    (4,723 )   20,282     22,805  
               
   

Net cash used in investing activities

    (334,554 )   (1,208,990 )   (1,780,932 )
               

F-10


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)

 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  (In thousands)
 

Cash Flows from Financing Activities:

                   
 

Proceeds from issuance of mortgages, notes and loans payable

        3,732,716     4,456,863  
 

Proceeds from issuance of the DIP Facility

    400,000          
 

Principal payments on mortgages, notes and loans payable

    (379,559 )   (3,314,039 )   (2,692,907 )
 

Deferred financing costs

    (2,614 )   (63,236 )   (28,422 )
 

Finance costs related to emerged entities

    (69,802 )        
 

Cash distributions paid to common stockholders

        (389,528 )   (450,854 )
 

Cash distributions paid to holders of Common Units

    (1,327 )   (78,255 )   (96,978 )
 

Cash distributions paid to holders of perpetual and convertible preferred units

        (8,812 )   (13,873 )
 

Proceeds from issuance of common stock, including from common stock plans

    43     829,291     60,625  
 

Redemption of preferred minority interests

            (60,000 )
 

Purchase of treasury stock

            (95,648 )
 

Other, net

    1,950     13,871     (2,895 )
               
   

Net cash (used in) provided by financing activities

    (51,309 )   722,008     1,075,911  
               

Net change in cash and cash equivalents

    485,403     69,459     2,395  

Cash and cash equivalents at beginning of period

    168,993     99,534     97,139  
               

Cash and cash equivalents at end of period

  $ 654,396   $ 168,993   $ 99,534  
               

Supplemental Disclosure of Cash Flow Information:

                   
 

Interest paid

  $ 1,061,512   $ 1,342,659   $ 1,272,823  
 

Interest capitalized

    53,641     66,244     86,606  
 

Income taxes paid

    19,826     43,835     96,133  
 

Reorganization items paid

    120,726          

Non-Cash Transactions:

                   
 

Common stock issued in exchange for Operating Partnership Units

  $ 324,489   $ 9,147   $ 7,695  
 

Common stock issued pursuant to Contingent Stock Agreement

        15,533     36,671  
 

Common stock issued in exchange for convertible preferred units

        250     488  
 

Change in accrued capital expenditures included in accounts payable and accrued expenses

    (86,367 )   67,339     24,914  
 

Change in deferred contingent property acquisition liabilities

    (174,229 )   178,815      
 

Deferred financing costs payable in conjunction with the DIP Facility

    19,000          
 

Debt market rate adjustment related to emerged entities

    342,165          
 

Recognition of note payable in conjunction with land held for development and sale

    6,520          
 

Assumption of debt by purchaser in conjunction with sale of office buildings

        84,000      
 

Acquisition of joint venture partner share of GGP/Homart, Inc.:

                   
   

Total assets

            3,331,032  
   

Total liabilities

            2,381,942  

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

F-11


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


NOTE 1 ORGANIZATION

General

        General Growth Properties, Inc. ("GGP"), a Delaware corporation, is a self-administered and self-managed real estate investment trust, referred to as a "REIT" which, as described in "Debtors in Possession" below, filed for bankruptcy protection under Chapter 11 of Title 11 of the United States Code ("Chapter 11") in the Southern District of New York (the "Bankruptcy Court") on April 16, 2009 (the "Petition Date"). GGP was organized in 1986 and through its subsidiaries and affiliates operates, manages, develops and acquires retail and other rental properties, primarily shopping centers, which are located primarily throughout the United States. GGP also holds assets through its international Unconsolidated Real Estate Affiliates (defined below) in Brazil, Turkey and Costa Rica (Note 5). Additionally, GGP develops and sells land for residential, commercial and other uses primarily in large-scale, long-term master planned community projects in and around Columbia, Maryland; Summerlin, Nevada; and Houston, Texas, as well as one residential condominium project located in Natick (Boston), Massachusetts. In these notes, the terms "we," "us" and "our" refer to GGP and its subsidiaries (the "Company").

        Substantially all of our business is conducted through GGP Limited Partnership (the "Operating Partnership" or "GGPLP"). As of December 31, 2009, common equity ownership (without giving effect to the potential conversion of the Preferred Units as defined below) of the Operating Partnership was as follows:

  98 % GGP, as sole general partner

 

1

 

Limited partners that indirectly include family members of the original stockholders of the Company. Represented by common units of limited partnership interest (the "Common Units")

 

1

 

Limited partners that include subsequent contributors of properties to the Operating Partnership which are also represented by Common Units.
     
  100 %  
     

        The Operating Partnership also has preferred units of limited partnership interest (the "Preferred Units") outstanding. The terms of the Preferred Units provide that the Preferred Units are convertible into Common Units which then are redeemable for cash or, at our option, shares of GGP common stock on a one-for-one basis (Note 11).

        In addition to holding ownership interests in various joint ventures, the Operating Partnership generally conducts its operations through the following subsidiaries:

    GGPLP L.L.C., a Delaware limited liability company (the "LLC"), has ownership interests in the majority of our Consolidated Properties (as defined below) (other than those acquired in The Rouse Company merger in November 2004 (the "TRC Merger").

    The Rouse Company LP ("TRCLP"), successor to The Rouse Company ("TRC"), which includes both REIT and taxable REIT subsidiaries ("TRSs"), has ownership interests in Consolidated Properties and Unconsolidated Properties (each as defined below).

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Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 1 ORGANIZATION (Continued)

    General Growth Management, Inc., a TRS which manages, leases, and performs various services for some of our Unconsolidated Real Estate Affiliates (defined below) and 19 properties owned by unaffiliated third parties, all located in the United States and also performs marketing and strategic partnership services at all of our Consolidated Properties ("GGMI").

        In this report, we refer to our ownership interests in properties in which we own a majority or controlling interest and, as a result, are consolidated under generally accepted accounting principles ("GAAP") as the "Consolidated Properties." Some properties are held through joint venture entities in which we own a non-controlling interest ("Unconsolidated Real Estate Affiliates") and we refer to those properties as the "Unconsolidated Properties." Collectively, we refer to the Consolidated Properties and Unconsolidated Properties as our "Company Portfolio."

Debtors in Possession

        In the fourth quarter of 2008 we suspended our cash dividend and halted or slowed nearly all development and redevelopment projects other than those that were substantially complete, could not be deferred as a result of contractual commitments, and joint venture projects. As we had significant past due, or imminently due, and cross-collateralized or cross-defaulted debt on the Petition Date, the Company, the Operating Partnership and certain of the Company's domestic subsidiaries filed voluntary petitions for relief under Chapter 11. On April 22, 2009, certain additional domestic subsidiaries (collectively with the subsidiaries filing on the Petition Date, the Company and the Operating Partnership, the "Debtors") of the Company also filed voluntary petitions for relief in the Bankruptcy Court (collectively, the "Chapter 11 Cases") which the Bankruptcy Court has ruled may be jointly administered. However, neither GGMI, certain of our wholly-owned subsidiaries, nor any of our joint ventures, (collectively, the "Non-Debtors") either consolidated or unconsolidated, have sought such protection.

        In the aggregate, the Debtors, all of which are consolidated in the accompanying consolidated financial statements, own and operate 166 of the more than 200 regional shopping centers that we own and manage. The Non-Debtors are continuing their operations and are not subject to the requirements of Chapter 11. Pursuant to Chapter 11, a debtor is afforded certain protection against its creditors and creditors are prohibited from taking certain actions (such as pursuing collection efforts or proceeding to foreclose on secured obligations) related to debts that were owed prior to the commencement of the Chapter 11 Cases. Accordingly, although the commencement of the Chapter 11 Cases triggered defaults on substantially all debt obligations of the Debtors, creditors are stayed from taking any action as a result of such defaults. Absent an order of the Bankruptcy Court, these pre-petition liabilities are subject to settlement under a plan of reorganization.

        Since the Petition Date, the Bankruptcy Court has granted a variety of Debtors motions that allow the Company to continue to operate its business in the ordinary course without interruption; and covering, among other things, employee obligations, critical service providers, tax matters, insurance matters, tenant and contractor obligations, claim settlements, ordinary course property sales, cash management, cash collateral, alternative dispute resolution, settlement of pre-petition mechanics liens and department store transactions. The Bankruptcy Court has also approved the Debtors' request to enter into a post-petition financing arrangement (the "DIP Facility"), as further discussed in Note 6.

F-13


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 1 ORGANIZATION (Continued)

        During December 2009, January and February 2010, 231 Debtors (the "Track 1 Debtors") owning 119 properties with $12.33 billion of secured mortgage loans filed consensual plans of reorganization (the "Track 1 Plans"). As of December 31, 2009, 113 Debtors owning 50 properties with $4.65 billion secured debt emerged from bankruptcy (the "Track 1A Debtors"). Effectiveness of the plans of reorganization and emergence from bankruptcy of the remaining Track 1 Debtors (the "Track 1B Debtors") continued through February 2010 and is expected to be completed in the first quarter of 2010. In such regard, through March 1, 2010, an additional 92 Debtors owning 57 properties with $5.98 billion of secured mortgage debt emerged from bankruptcy. The Chapter 11 Cases for the remaining Debtors (generally, GGP, GGPLP and other holding company or investment subsidiaries (the "TopCo Debtors") which own certain individual or groups of properties but also certain operating property Debtors, (collectively, the "2010 Track Debtors")) will continue until their respective plans of reorganization are filed with the Bankruptcy Court, approved by the applicable classes of creditors and confirmed by the Bankruptcy Court.

        GGP is continuing to pursue consensual restructurings for 31 Debtors (the "Remaining Secured Debtors") with secured loans aggregating $2.50 billion.

        On December 18, 2009, the Bankruptcy Court approved the payment of a $0.19 per share dividend to holders of record of GGP common stock on December 28, 2009 as declared by the GGP Board of Directors to allow GGP to satisfy the REIT dividend distribution requirements (Note 7) for 2009. The dividend was paid on January 28, 2010 in a combination of approximately $5.9 million in cash and approximately 4.9 million shares of common stock (with a valuation of $10.8455 calculated based on the volume weighted average trading prices of GGP's common stock on January 20, 21 and 22, 2010).

        As described above, we have received legal protection from our creditors pursuant to the Chapter 11 Cases. This protection is limited in duration and the 2010 Track Debtors are currently negotiating the terms of a reorganization plan with our lenders and other stakeholders which is expected to require significant additional equity capital. The Track 1 Plans are a key component of the plan of reorganization currently being developed. We have filed a motion to extend the exclusivity period for us to file a plan until August 26, 2010 and to solicit acceptances of such plan to October 26, 2010. Our motion is currently scheduled to be heard by the Bankruptcy Court on March 3, 2010. Pending entry on order on our motion, the Bankruptcy Court has entered a bridge order extending the exclusivity period until the date that is 7 days following the date on which an order on our extension motion is entered. If an order is entered by the Bankruptcy Court granting our extension motion, it will supersede the bridge order. If the Bankruptcy Court denies our extension motion, the Company will have 7 days following the entry of an order related to the March 3 hearing before exclusivity expires. If we do not file a plan of reorganization for the 2010 Track Debtors prior to the lapse of the exclusivity period, any party in interest would be able to file a plan of reorganization for any of the 2010 Track Debtors.

        Our potential inability to negotiate and obtain confirmation of a mutually agreeable plan of reorganization for the 2010 Track Debtors and to address our remaining future debt maturities raise substantial doubts as to our ability to continue as a going concern. The accompanying consolidated financial statements have been prepared in conformity with accounting principles generally accepted in the United States of America applicable to a going concern, which contemplates the realization of assets and the satisfaction of liabilities in the normal course of business. However, as a result of the

F-14


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 1 ORGANIZATION (Continued)


Chapter 11 Cases, such realization of assets and satisfaction of liabilities are subject to a significant number of uncertainties. Our consolidated financial statements do not reflect any adjustments related to the recoverability of assets and satisfaction of liabilities that might be necessary should we be unable to continue as a going concern.

Shareholder Rights Plan

        We have a shareholder rights plan (with an expiration date, as amended, of the plan on November 18, 2010) which will impact a potential acquirer unless the acquirer negotiates with our Board of Directors and the Board of Directors approves the transaction. Pursuant to this plan, as amended, one preferred share purchase right (a "Right") is attached to each currently outstanding or subsequently issued share of our common stock. Prior to becoming exercisable, the Rights trade together with our 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 our common stock. Each Right entitles the holder to purchase from GGP one-third of one-thousandth of a share of Series A Junior Participating Preferred Stock, par value $100 per share (the "Preferred Stock"), at an exercise price of $105 per one one-thousandth of a share, subject to adjustment. If a person or group acquires 15% or more of our common stock, each Right will entitle the holder (other than the acquirer) to purchase shares of our 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 the common stock held by the acquirer having a market value of twice the exercise price of a Right at such time. In addition, under certain circumstances, our Board of Directors may exchange each Right (other than those held by the acquirer) for one share of our common stock, subject to adjustment. If the Rights become exercisable, holders of common units of partnership interest in the Operating Partnership, other than GGP, will receive the number of Rights they would have received if their units had been redeemed and the purchase price paid in our common stock.


NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Principles of Consolidation

        The accompanying consolidated financial statements include the accounts of GGP, our subsidiaries and joint ventures in which we have a controlling interest. For consolidated joint ventures, the noncontrolling partner's share of the assets, liabilities and operations of the joint ventures (generally computed as the joint venture partner's ownership percentage) is included in noncontrolling interests in Consolidated Real Estate Affiliates as permanent equity of the Company. All significant intercompany balances and transactions have been eliminated.

Reclassifications and Adoption of New Accounting Pronouncements

        Certain amounts in the 2008 and 2007 consolidated financial statements have been reclassified to conform to the current period presentation. In addition, as of January 1, 2009 we adopted the following two accounting pronouncements that required retrospective application, in which all periods presented reflect the necessary changes.

F-15


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

        As of January 1, 2009, we retrospectively adopted a new generally accepted accounting principle related to convertible debt instruments that may be settled in cash upon conversion, which required us to separately account for the liability and equity components of our Exchangeable Senior Notes (the "Exchangeable Notes") in a manner that reflects the nonconvertible debt borrowing rate when interest cost is recognized in subsequent periods. The impact of the required retrospective application of this pronouncement on our consolidated financial statements is that the Exchangeable Notes have been reflected as originally being issued at a discount, with such discount being reflected through April, 2012 as a non-cash increase in interest expense. Below is a summary of the effects of the retrospective application of this pronouncement on the consolidated financial statements and the Exchangeable Notes.

 
  December 31, 2009   December 31, 2008  
 
  (In thousands)
 

Balance Sheet:

             

Principal amount of liability

  $ 1,550,000   $ 1,550,000  

Unamortized discount

    (69,348 )   (96,736 )
           

Carrying amount of liability component

  $ 1,480,652   $ 1,453,264  
           

Carrying amount of equity component

  $ 139,882   $ 139,882  
           

 

 
  December 31,  
 
  2009   2008   2007  
 
  (Dollars in thousands)
 

Income Statement:

                   

Coupon interest

  $ 61,690   $ 61,690   $ 41,127  

Discount amortization

    27,388     25,777     17,369  
               

Total interest

  $ 89,078   $ 87,467   $ 58,496  
               

Effective interest rate

    5.62 %   5.62 %   5.62 %
               

 

 
  As Previously Reported
December 31, 2008
  Impact of
Retrospective
Application
  Current Presentation
December 31, 2008
 
 
  (In thousands)
 

Balance Sheet

                   

Mortgages, notes and loans payable

  $ 24,853,313   $ (96,736 ) $ 24,756,577  

F-16


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

 

 
  As Previously Reported
December 31, 2008
  Impact of
Retrospective
Application
  Current Presentation
December 31, 2008
 
 
  (Dollars in thousands)
 

Income Statement

                   

Interest expense

  $ (1,299,496 ) $ (25,777 ) $ (1,325,273 )

Allocation to noncontrolling interests

    (18,189) *   4,236     (13,953 )

Net income attributable to common stockholders

    26,260     (21,541 )   4,719  

Basic and Diluted Earnings Per Share

  $ 0.10   $ (0.08 ) $ 0.02  

*
Includes the effect of adoption of new generally accepted accounting principles related to noncontrolling interests in consolidated financial statements on the presentation of noncontrolling interests. See below for further detail.

 
  As Previously Reported
December 31, 2007
  Impact of
Retrospective
Application
  Current Presentation
December 31, 2007
 
 
  (Dollars in thousands)
 

Income Statement

                   

Interest expense

  $ (1,174,097 ) $ (17,369 ) $ (1,191,466 )

Allocation to noncontrolling interests

    (77,012 )   3,057     (73,955 )

Net income attributable to common stockholders

    287,954     (14,312 )   273,642  

Basic and Diluted Earnings Per Share

  $ 1.18   $ (0.06 ) $ 1.12  

        As of January 1, 2009, we retrospectively adopted a new generally accepted accounting principle related to noncontrolling interests in consolidated financial statements, which changed the reporting for minority interests in our consolidated joint ventures by re-characterizing them as noncontrolling interests and re-classifying certain of such minority interests as a component of permanent equity in our Consolidated Balance Sheets. The minority interests related to our common and preferred Operating Partnership units have been re-characterized as redeemable noncontrolling interests and will remain as temporary equity at a mezzanine level in our Consolidated Balance Sheets presented at the greater of the carrying amount adjusted for the noncontrolling interest's share of the allocation of income or loss (and its share of other comprehensive income or loss) and dividends or the Fair Value (as defined below) as of each measurement date subsequent to the measurement date. Fair Value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date ("Fair Value"). The excess of the Fair Value over the carrying amount from period to period is charged to Additional paid-in capital in our Consolidated Balance Sheets. This also changed the presentation of the income allocated to minority interests by re-characterizing it as allocations to noncontrolling interests and re-classifying such income as an adjustment to net income to arrive at net income attributable to common stockholders.

F-17


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

        As of June 30, 2009, we adopted a new generally accepted accounting principle related to subsequent events which provides guidance on our assessment of subsequent events. The new standard clarifies that we must evaluate, as of each reporting period, events or transactions that occur after the balance sheet date through the date that the financial statements are issued. We performed our assessment of subsequent events and all material events or transactions since December 31, 2009 have been integrated into our disclosures in the accompanying consolidated financial statements.

Accounting for Reorganization

        The accompanying consolidated financial statements and the combined condensed financial statements of the Debtors presented below have been prepared in accordance with the generally accepted accounting principles related to financial reporting by entities in reorganization under the Bankruptcy Code, and on a going concern basis, which contemplates the realization of assets and the satisfaction of liabilities in the normal course of business. Such accounting guidance also provides that if a debtor, or group of debtors, has significant combined assets and liabilities of entities which have not sought Chapter 11 bankruptcy protection, the debtors and non-debtors should continue to be combined. However, separate disclosure of financial statement information solely relating to the debtor entities should be presented. Therefore, the combined condensed financial statements presented below solely reflect the results for the Track 1B Debtors and the 2010 Track Debtors.


Combined Condensed Balance Sheet

 
  December 31, 2009  
 
  (In thousands)
 

Net investment in real estate

  $ 17,601,372  

Cash and cash equivalents

    592,448  

Accounts and notes receivable, net

    230,138  

Other

    860,206  
       
 

Total Assets

  $ 19,284,164  
       

Liabilities not subject to compromise:

       
 

Mortgages, notes and loans payable

  $ 400,000  
 

Deferred tax liabilities

    910,847  
 

Investment in and loans to/from Unconsolidated Real Estate Affiliates

    33,005  
 

Accounts payable and accrued expenses

    766,121  

Liabilities subject to compromise

    17,767,253  

Total redeemable non-controlling interest

    206,833  

Equity

    (799,895 )
       
 

Total Liabilities and Equity

  $ 19,284,164  
       

        As described above, since the Track 1B Debtors and the 2010 Track Debtors commenced their respective Chapter 11 Cases on two different dates in April 2009, combined condensed statements of operations and the combined condensed statement of cash flows is presented from May 1, 2009 to December 31, 2009.

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Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

Combined Condensed Statement of Operations

 
  May 1, 2009 to
December 31, 2009
 
 
  (In thousands)
 

Operating Revenues

  $ 1,140,063  

Operating Expenses

    (1,591,501 )
       
 

Operating Income

    (451,438 )

Interest expense, net

    (611,061 )

Provision for income taxes

    (4,302 )

Equity in income of Real Estate Affiliates

    52,832  

Reorganization items

    (189,390 )
       
 

Net loss

    (1,203,359 )

Allocation to noncontrolling interests

    11,028  
       
 

Net loss attributable to common stockholders

  $ (1,192,331 )
       


Combined Condensed Statement of Cash Flows

 
  May 1, 2009 to
December 31, 2009
 
 
  (In thousands)
 

Net cash provided by:

       
 

Operating activities

  $ 623,808  
 

Investing activities

    (278,362 )
 

Financing activities

    188,225  
       
   

Net increase in cash and cash equivalents

    533,671  
   

Cash and cash equivalents, beginning of period

    58,777  
       
   

Cash and cash equivalents, end of period

  $ 592,448  
       

Cash paid for reorganization items

  $ (41,020 )

Pre-Petition Date claims and Classification of Liabilities Subject to Compromise

        During September 2009, the Debtors filed with the Bankruptcy Court their schedules of the assets and liabilities existing on the Petition Date. In addition, November 12, 2009 was established by the Bankruptcy Court as the general bar date (the date by which most entities that wished to assert a pre-petition claim against a Debtor had to file a proof of claim in writing). The Debtors have made subsequent amendments to those schedules and, as the bar date has passed, are now in the process of evaluating, reconciling and resolving all claims that were timely submitted. The substantial majority of the claims submitted were erroneous, duplicative or protective and the Debtors have filed, and will continue to file, claim objections with the Bankruptcy Court. Claim objections, that is, differences between liability amounts estimated by the Debtors and claims submitted by creditors that cannot be resolved, will be submitted to the Bankruptcy Court which will make a final determination of the allowable claim. The Track 1 Plans provide that all allowed claims, that is, undisputed or Bankruptcy

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Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)


Court affirmed claims of creditors against the Track 1 Debtors, are to be paid in full. Our aggregate liabilities (consisting of Liabilities Subject to Compromise ("LSTC") and not subject to compromise as further described below) include provisions for claims against both the Track 1 Debtors and the 2010 Track Debtors that were timely submitted to the Bankruptcy Court and have been recorded, as appropriate, based upon the GAAP guidance for the recognition of contingent liabilities and on our evaluations of such claims. Accordingly, although submitted proofs of claims against all Debtors exceed the amounts recorded for such claims, we currently believe that the aggregate amount of claims recorded by the Debtors will not vary materially from the amount of claims that will ultimately be allowed or resolved by the Bankruptcy Court.

        Liabilities not subject to compromise include: (1) liabilities held by Non-Debtor and Track 1A Debtor entities; (2) liabilities incurred after the Petition Date; (3) pre-petition liabilities that the Track 1B Debtors and the 2010 Track Debtors expect to pay in full, even though certain of these amounts may not be paid until after the applicable Debtor's plan of reorganization is effective; and (4) liabilities related to pre-petition contracts that affirmatively have not been rejected. Unsecured liabilities not subject to compromise as of December 31, 2009 with respect to the Track 1A Debtors are reflected at the current estimate of the probable amounts to be paid. However, the amounts of such unsecured liabilities related to the associated liabilities not subject to compromise resolved or allowed by the Bankruptcy Court (and therefore paid at 100% pursuant to the Track 1 Plans) has not yet been determined. In such regard, during February 2010, payments commenced on the Track 1 Debtor claims, a process expected to continue for several months as the amounts to be allowed are confirmed by the Bankruptcy Court. With respect to secured liabilities, GAAP bankruptcy guidance provides that Track 1A Debtor mortgage loans should be recorded at their estimated Fair Value upon emergence. A discount of approximately $342.2 million was recorded on such $4.65 billion of secured debt, with the resulting gain classified as a reorganization item. This discount will be accreted on an effective yield basis into interest expense in future periods as a non-cash item until maturity of the related debt obligation. In certain cases, either due to loan modifications which provide, with respect to the Special Consideration Properties (as defined in Note 6), the right to satisfy our obligations to the applicable mortgage lender by assigning title to the property to such lender or due to the non-recourse nature of the loans, the estimated Fair Value of the debt was set to the estimated Fair Value of the property. Similar gains will be recorded in the first quarter of 2010 with respect to the $7.69 billion of mortgage loans related to the Track 1B Debtors that have emerged or will emerge from bankruptcy in 2010.

        All liabilities incurred prior to the Petition Date other than those specified immediately above are considered LSTC. The amounts of the various categories of liabilities that are subject to compromise are set forth below. As described above, these amounts represent the Company's estimates of known or potential pre-petition claims that are likely to be resolved in connection with the Chapter 11 Cases. Such claims remain subject to future adjustments which may result from 2010 Track Debtor/creditor negotiations, actions of the Bankruptcy Court, rejection of executory contracts and unexpired leases, the determination as to the value of any collateral securing claims, amended proofs of claim, or other events. There can be no assurance that the liabilities represented by claims against a particular 2010 Track Debtor will not be found to exceed the Fair Value of its respective assets. This could result in claims being paid at less than 100% of their face value and the equity of the applicable 2010 Track

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Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)


Debtor being diluted or eliminated entirely. The amounts subject to compromise consisted of the following items:

 
  December 31, 2009  
 
  (In thousands)
 

Mortgages and secured notes

  $ 11,148,467  

Unsecured notes

    6,006,778  

Accounts payable and accrued liabilities

    612,008  
       
 

Total liabilities subject to compromise

  $ 17,767,253  
       

        The classification of liabilities as LSTC or as liabilities not subject to compromise is based on currently available information and analysis. As the Chapter 11 Cases proceed and additional information is received and analysis is completed, or as the Bankruptcy Court rules on relevant matters, the classification of amounts between LSTC and liabilities not subject to compromise may change. The amount of any such changes could be material.

Reorganization Items

        Reorganization items under the Chapter 11 Cases are expense or income items that were incurred or realized by the Debtors as a result of the Chapter 11 Cases and are presented separately in the Consolidated Statements of Income and Comprehensive Income and in the condensed combined statements of operations of the Debtors presented above. These items include professional fees and similar types of expenses and gains directly related to the Chapter 11 Cases, resulting from activities of the reorganization process, and interest earned on cash accumulated by the Debtors as a result of the Chapter 11 Cases. Unless property-specific or expressly allocated, reorganization items have been considered to be exclusively TopCo Debtor items.

        With respect to certain retained professionals, the terms of engagement and the timing of payment for services rendered are subject to approval by the Bankruptcy Court. In addition, certain of these retained professionals have agreements that provide for success or completion fees that are payable upon the consummation of specified restructuring or sale transactions. A portion of these success or completion fees, currently estimated at approximately $28.4 million in the aggregate, have been deemed probable of being paid and therefore we accrued $7.2 million related to the period from the date the retention of those professionals was approved by the Bankruptcy Court to our estimated date of successful emergence from bankruptcy.

        In addition, the key employee incentive program (the "KEIP") was subject to approval by the Bankruptcy Court. The KEIP is intended to retain certain key employees and provides for payment to these employees upon successful emergence from bankruptcy. A portion of the KEIP, currently estimated at approximately $131 million in the aggregate, has been deemed probable of being paid and therefore, as of December 31, 2009, we have accrued $27.5 million related to the period from the date approved by the Bankruptcy Court to our estimated date of successful emergence from bankruptcy. Although the amount of the KEIP payment is technically uncapped, we estimate the cost to be in the range from zero to approximately $160 million.

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Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

        Reorganization items are as follows:

Reorganization Items
  Post-Petition
Period Ended
December 31, 2009
 
 
  (In thousands)
 

Gains on liabilities subject to compromise(1)

  $ (350,692 )

Interest income(2)

    (34 )

U.S. Trustee fees(3)

    3,993  

Restructuring costs(4)

    200,543  
       
 

Total reorganization items

  $ (146,190 )
       

(1)
This amount primarily relates to a $342.2 million gain that resulted from the required Fair Value of debt adjustment for the entities that emerged from bankruptcy in December 2009. This amount also includes repudiation, rejection or termination of contracts or guarantee of obligations. In addition, such gains reflect agreements reached with certain critical vendors (as defined), which were authorized by the Bankruptcy Court and for which payments on an installment basis began in July 2009.

(2)
Interest income primarily reflects amounts earned on cash accumulated as a result of our Chapter 11 cases.

(3)
Estimate of fees due remain subject to confirmation and review by the Office of the United States Trustee ("U.S. Trustee").

(4)
Restructuring costs primarily includes professional fees incured related to the bankruptcy filings; finance costs incurred by and the write off of unamortized deferred finance costs related to the the properties that emerged from bankruptcy in December.

Properties

        Real estate assets are stated at cost less any provisions for impairments. Construction and improvement costs incurred in connection with the development of new properties or the redevelopment of existing properties are capitalized to the extent the total carrying amount of the property does not exceed the estimated Fair Value of the completed property. Real estate taxes and interest costs incurred during construction periods are capitalized. Capitalized interest costs are based on qualified expenditures and interest rates in place during the construction period. Capitalized real estate taxes and interest costs are amortized over lives which are consistent with the constructed assets.

        Pre-development costs, which generally include legal and professional fees and other directly-related third-party costs, are capitalized as part of the property being developed. In the event a development is no longer deemed to be probable, the costs previously capitalized are expensed (see also our impairment policies in this Note 2 below).

        Tenant improvements, either paid directly or in the form of construction allowances paid to tenants, are capitalized and depreciated over the applicable lease term. Maintenance and repairs are

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)


charged to expense when incurred. Expenditures for significant betterments and improvements are capitalized.

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

 
  Years

Buildings and improvements

  40 - 45

Equipment, tenant improvements and fixtures

  5 - 10

Impairment

Operating properties, land held for development and sale and developments in progress

        The generally accepted accounting principles related to accounting for the impairment or disposal of long-lived assets require that if impairment indicators exist and the undiscounted cash flows expected to be generated by an asset are less than its carrying amount, an impairment provision should be recorded to write down the carrying amount of such asset to its Fair Value. We review our consolidated and unconsolidated real estate assets, including operating properties, land held for development and sale and developments in progress, for potential impairment indicators whenever events or changes in circumstances indicate that the carrying amount may not be recoverable.

        Impairment indicators for our retail and other segment are assessed separately for each property and include, but are not limited to, significant decreases in real estate property net operating income and occupancy percentages.

        Impairment indicators for our Master Planned Communities segment are assessed separately for each community and include, but are not limited to, significant decreases in sales pace or average selling prices, significant increases in expected land development and construction costs or cancellation rates, and projected losses on expected future sales.

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

        If an indicator of potential impairment exists, the asset is tested for recoverability by comparing its carrying amount to the estimated future undiscounted cash flow. The cash flow estimates used both for determining recoverability and estimating Fair Value are inherently judgmental and reflect current and projected trends in rental, occupancy and capitalization rates, and estimated holding periods for the applicable assets. Although the estimated value of certain assets may be exceeded by the carrying amount, a real estate asset is only considered to be impaired when its carrying amount cannot be recovered through estimated future undiscounted cash flows. To the extent an impairment provision is necessary; the excess of the carrying amount of the asset over its estimated Fair Value is expensed to operations. In addition, the impairment provision is allocated proportionately to adjust the carrying amount of the asset. The adjusted carrying amount, which represents the new cost basis of the asset, is depreciated over the remaining useful life of the asset.

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Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

        In 2009, the holding periods for the Special Consideration Properties were reduced to either reflect our probable transfer of such properties to the lender in satisfaction of the secured debt obligation or a change in the estimated holding period with respect to such property in conjunction with the development of our overall plan of reorganization. We recorded impairment charges related to our operating properties, land held for development and sale, and properties under development of $1.08 billion, $83.8 million and $130.5 million for the years ended December 31, 2009, 2008 and 2007, as presented in the table below. All of these impairment charges are included in provisions for impairment in our consolidated financial statements for the years ended December 31, 2009, 2008 and 2007.

Investment in Unconsolidated Real Estate Affiliates

        In accordance with the generally accepted accounting principles related to the equity method of accounting for investments, a series of operating losses of an investee or other factors may indicate that a decrease in value of our investment in the Unconsolidated Real Estate Affiliates has occurred which is other-than-temporary. The investment in each of the Unconsolidated Real Estate Affiliates is evaluated periodically and as deemed necessary for recoverability and valuation declines that are other than temporary. Accordingly, in addition to the property-specific impairment analysis that we perform on the investment properties, land held for development and sale and developments in progress owned by such joint ventures (as part of our investment property impairment process described above), we also considered the ownership and distribution preferences and limitations and rights to sell and repurchase our ownership interests. We recorded impairment charges related to our investments in Circle T Power Center and The Shops at Circle T Ranch joint venture of $10.6 million for the year ended December 31, 2009 to write these investments down to their estimated Fair Value. Based on such evaluations, no provisions for impairment were recorded for the years ended December 31, 2008 and 2007 related to our investments in Unconsolidated Real Estate Affiliates. See Note 5 for further disclosure of the provisions for impairment related to certain properties within our Unconsolidated Real Estate Affiliates.

Goodwill

        The excess of the cost of an acquired entity over the net of the amounts assigned to assets acquired (including identified intangible assets) and liabilities assumed was recorded as goodwill. Goodwill has been recognized and allocated to specific properties in our Retail and Other Segment since each individual rental property or each operating property is an operating segment and considered a reporting unit. The generally accepted accounting principles related to goodwill and other intangible assets states that goodwill should be tested for impairment annually or more frequently if events or changes in circumstances indicate that the asset might be impaired. As of the end of each quarter in 2009, we performed impairment tests on goodwill as changes in current market and economic conditions during each of the quarters in 2009 indicated an impairment of the asset might have occurred. We perform this test by first comparing the estimated Fair Value of each property with our book value of the property, including, if applicable, its allocated portion of aggregate goodwill. We assess Fair Value based on estimated future cash flow projections that utilize discount and capitalization rates which are generally unobservable in the market place (Level 3 inputs) under these principles, but approximate the inputs we believe would be utilized by market participants in assessing fair value.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)


Estimates of future cash flows are based on a number of factors including the historical operating results, known trends, and market/economic conditions. If the carrying amount of a property, including its goodwill, exceeds its estimated Fair Value, the second step of the goodwill impairment test is performed to measure the amount of impairment loss, if any. In this second step, if the implied Fair Value of goodwill is less than the carrying amount of goodwill, an impairment charge is recorded. Based on our testing methodology, we recorded provisions for impairment of goodwill for the years ended December 31, 2009 and 2008, as presented in the table below. No provisions for impairment of goodwill were recorded for the year ended December 31, 2007.

 
  2009   2008  
 
  (In thousands)
 

Balance as of January 1

             
 

Goodwill*

  $ 373,097   $ 385,683  
 

Accumulated impairment losses

    (32,806 )    
           

    340,291     385,683  
 

Adjustments resulting from the subsequent recognition of deferred tax assets during the year*

        (12,586 )
 

Impairment losses during the year

    (140,627 )   (32,806 )
           
 

Balance as of December 31

             
 

Goodwill

    373,097     373,097  
 

Accumulated impairment losses

    (173,433 )   (32,806 )
           

  $ 199,664   $ 340,291  
           

*
Resulting from GGP's merger with TRC in 2004.

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Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

        Summary of all Impairment Provisions:

 
   
   
  Years Ended December 31,  
 
   
  Method of Determining Fair
Value
 
Impaired Asset
  Location   2009   2008   2007  
 
   
   
  (In thousands)
 

Retail and other:

                           
 

Operating properties:

                           
   

Bay City Mall

  Bay City, MI   Discounted cash flow analysis(4)   $ 830   $   $  
   

Cache Valley Mall

  Logan, UT   Discounted cash flow analysis(5)     3,169          
   

Cache Valley Marketplace

  Logan, UT   Discounted cash flow analysis(5)     938          
   

Century Plaza

  Birmingham, AL   Projected sales price analysis(1)         7,819      
   

Chico Mall

  Chico, CA   Discounted cash flow analysis(4)     4,127          
   

Country Hills Plaza

  Ogden, UT   Discounted cash flow analysis(4)     287          
   

Eagle Ridge Mall

  Lake Wales, FL   Discounted cash flow analysis(4)     22,301          
   

Foothills Mall

  Fort Collins, CO   Discounted cash flow analysis(5)     57,602          
   

Lakeview Square

  Battle Creek, MI   Discounted cash flow analysis(4)     2,764          
   

Landmark Mall

  Alexandria, VA   Discounted cash flow analysis     27,323          
   

Moreno Valley Mall

  Moreno Valley, CA   Discounted cash flow analysis(4)     2,873          
   

Northgate Mall

  Chattanooga, TN   Discounted cash flow analysis(4)     14,904          
   

North Plains Mall

  Clovis, NM   Discounted cash flow analysis(5)     2,496          
   

Oviedo Marketplace

  Oviedo, FL   Discounted cash flow analysis(4)     3,438          
   

Owings Mills Mall

  Owings Mills, MD   Discounted cash flow analysis     51,604          
   

Owings Mills-Two Corporate Center

  Owings Mills, MD   Projected sales price analysis(1)     7,880          
   

Plaza 9400

  Sandy, UT   Projected sales price analysis(1)     5,409          
   

Piedmont Mall

  Danville, VA   Discounted cash flow analysis(4)     7,232          
   

River Falls Mall

  Clarksville, IN   Discounted cash flow analysis     82,893          
   

The Shoppes At The Palazzo

  Las Vegas, NV   Discounted cash flow analysis(5)     37,914          
   

Silver Lake Mall

  Coeur d' Alene, ID   Discounted cash flow analysis(5)     10,134          
   

Spring Hill Mall

  West Dundee, IL   Discounted cash flow analysis(5)     59,050          
   

Southshore Mall

  Aberdeen, WA   Projected sales price analysis(1)         3,951      
   

The Village At Redlands

  Redlands, CA   Projected sales price analysis(1)     5,537          
                       
     

Total operating properties

            410,705     11,770      
                       

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Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

 
   
   
  Years Ended December 31,  
 
   
  Method of Determining Fair
Value
 
Impaired Asset
  Location   2009   2008   2007  
 
   
   
  (In thousands)
 
 

Development:

                           
   

Allen Towne Mall

  Allen, TX   Projected sales price analysis(1)   $ 29,063   $   $  
   

The Bridges At Mint Hill

  Charlotte, NC   Comparable property market analysis     16,636          
   

Cottonwood Mall

  Holladay, UT   Comparable property market analysis     50,768          
   

Elk Grove Promenade

  Elk Grove, CA   Comparable property market analysis     175,280          
   

Kendall Town Center

  Miami, FL   Projected sales price analysis(1)     35,518          
   

Princeton Land East, LLC

  Princeton, NJ   Comparable property market analysis     8,904          
   

Princeton Land LLC

  Princeton, NJ   Comparable property market analysis     13,356          
   

Redlands Promenade

  Redlands, CA   Projected sales price analysis(1)     6,747          
   

The Shops At Summerlin Centre

  Las Vegas, NV   Comparable property market analysis     176,141          
                       
     

Total development

            512,413          
                       
 

Various pre-development costs

      (2)     51,373     31,689     2,933  
 

Goodwill

      (3)     140,627     32,806      
                       

Total Retail and other

            1,115,118     76,265     2,933  
                       

Master Planned Communities:

                           
   

Columbia Master Planned Community

  Columba, MD   Projected sales price analysis(1)             77,200  
   

Fairwood Master Planned Community

  Columbia, MD   Projected sales price analysis(1)     52,769         50,400  
   

Nouvelle at Natick

  Natick, MA   Discounted cash flow analysis     55,923     40,346      
                       

Total Master Planned Communities

            108,692     40,346     127,600  
                       

Total Provisions for impairment

          $ 1,223,810   $ 116,611   $ 130,533  
                       

(1)
Projected sales price analysis incorporates available market information and other management assumptions.

(2)
Related to the write down of various pre-development costs that were determined to be non-recoverable due to the related projects being terminated.

(3)
These impairments were primarily driven by continued increases in capitalization rate assumptions during 2009 and reduced estimates of NOI, primarily due to the impact of decline in the retail market on our operations.

(4)
These impairments were primarily driven by the management's intent to deed these properties to lenders in satisfaction of secured debt upon emergence from bankruptcy.

(5)
These impairments were primarily driven by the management's business plan that exclude these properties from a long term hold period.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

General

        Certain of our properties had Fair Values less than their carrying amounts. However, based on the Company's plans with respect to those properties, we believe that the carrying amounts are recoverable and therefore, under applicable GAAP guidance, no additional impairments were taken. Nonetheless, due to the tight credit markets, the recent and continuing decline in our market capitalization, the uncertain economic environment, as well as other uncertainties, or if our plans regarding our assets change, additional impairment charges in the future could result. Therefore, we can provide no assurance that material impairment charges with respect to operating properties, Unconsolidated Real Estate Affiliates, construction in progress, property held for development and sale or goodwill will not occur in future periods. Accordingly, we will continue to monitor circumstances and events in future periods to determine whether additional impairments are warranted.

Acquisitions of Operating Properties

        Acquisitions of properties are accounted for utilizing the purchase method and, accordingly, the results of operations of acquired properties are included in our results of operations from the respective dates of acquisition. Estimates of future cash flows and other valuation techniques are used to allocate the purchase price of acquired property between land, buildings and improvements, equipment, debt liabilities assumed and identifiable intangible assets and liabilities such as amounts related to in-place at-market tenant leases, acquired above and below-market tenant and ground leases and tenant relationships. Due to existing contacts and relationships with tenants at our currently owned properties and at properties currently managed for others, no significant value has been ascribed to the tenant relationships at the acquired properties.

        As of January 1, 2009, we adopted a new generally accepted accounting principle related to business combinations, which will change how business acquisitions are accounted for and will impact the financial statements both on the acquisition date and in subsequent periods.

Investments in Unconsolidated Real Estate Affiliates

        We account for investments in joint ventures where we own a non-controlling joint interest using the equity method. Under the equity method, the cost of our investment is adjusted for our share of the equity in earnings of such Unconsolidated Real Estate Affiliates from the date of acquisition and reduced by distributions received. Generally, the operating agreements with respect to our Unconsolidated Real Estate Affiliates provide that assets, liabilities and funding obligations are shared in accordance with our ownership percentages. Therefore, we generally also share in the profit and losses, cash flows and other matters relating to our Unconsolidated Real Estate Affiliates in accordance with our respective ownership percentages. Except for Retained Debt (as described in Note 5), differences between the carrying amount of our investment in the Unconsolidated Real Estate Affiliates and our share of the underlying equity of such Unconsolidated Real Estate Affiliates is amortized over lives ranging from five to forty five years. When cumulative distributions exceed our investment in the joint venture, the investment is reported as a liability in our consolidated financial statements. For those joint ventures where we own less than approximately a 5% interest and have virtually no influence on the joint venture's operating and financial policies, we account for our investments using the cost method.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

Cash and Cash Equivalents

        Highly-liquid investments with maturities at dates of purchase of three months or less are classified as cash equivalents.

Leases

        Leases which transfer substantially all the risks and benefits of ownership to tenants are considered finance leases and the present values of the minimum lease payments and the estimated residual values of the leased properties, if any, are accounted for as receivables. Leases which transfer substantially all the risks and benefits of ownership to us are considered capital leases and the present values of the minimum lease payments are accounted for as assets and liabilities.

Deferred Expenses

        Deferred expenses consist principally of financing fees and leasing costs and commissions. Deferred financing fees are amortized to interest expense using the effective interest method (or other methods which approximate the effective interest method) over the terms of the respective financing agreements. Deferred leasing costs and commissions are amortized using the straight-line method over periods that approximate the related lease terms. Deferred expenses in our Consolidated Balance Sheets are shown at cost, net of accumulated amortization, and were $266.2 million as of December 31, 2009 and $256.8 million as of December 31, 2008.

Noncontrolling interests—Common (Note 12)

        Generally, the holders of the Common Units share equally with our common stockholders on a per share basis in any distributions by the Operating Partnership on the basis that one Common Unit is equivalent to one share of GGP common stock. However, the Operating Partnership agreement permits distributions solely to GGP if such distributions are required to allow GGP to comply with the REIT distribution requirements or to avoid the imposition of excise tax (Note 7). Under certain circumstances, the Common Units (other than Common Units held by the parties to the Rights Agreement dated July 27, 1993, as described below) can be redeemed at the option of the holders for cash or, at our election, shares of GGP common stock on a one-for-one basis. Upon receipt of a request for redemption by a holder of such Common Units, the Company, as general partner of the Operating Partnership, has the option to pay the redemption price for such Common Units with shares of common stock of the Company (subject to certain conditions), or in cash, on a one-for-one basis with a cash redemption price equivalent to the market price of one share of common stock of the Company at the time of redemption. Parties to the Rights Agreement dated July 27, 1993 (the "Rights Agreement") have the right to redeem the Common Units covered by such agreement for shares of GGP Common Stock on a one-for-one basis until they and certain affiliates own 25% of the outstanding shares of GGP Common Stock, at which point such parties have the right, subject to certain limitations, to require the Company to purchase any additional Common Units subject to the agreement. The Company may elect to pay for such Common Units in cash, or in shares of GGP Common Stock at the Company's election subject to certain limitations. All prior requests for redemption of Common Units have been fulfilled with shares of the Company's common stock. Notwithstanding this historical practice, the aggregate amount of cash that would have been paid to the

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)


holders of the outstanding Common Units as of December 31, 2009 if such holders had requested redemption of the Common Units as of December 31, 2009, and all such Common Units were redeemed (or purchased in the case of the Rights Agreement) for cash, would have been $86.1 million. As a result of the Chapter 11 Cases, we currently cannot redeem Common Units for cash or shares of GGP common stock. In addition, the conditions necessary to issue GGP common stock upon redemption of Common Units are not currently satisfied. GAAP provides that the redeemable noncontrolling interests are to be presented in our Consolidated Balance Sheets at the greater of Fair Value (the conversion value of the units based on the stock price) or the carrying amount of the units. The applicable stock price was $11.56 and $1.29 per share at December 31, 2009 and December 31, 2008, respectively. Accordingly, the redeemable noncontrolling interests have been presented at Fair Value at December 31, 2009 and carrying amount at December 31, 2008.

Treasury Stock

        We account for repurchases of common stock using the cost method with common stock in treasury classified in the Consolidated Balance Sheets as a reduction of stockholders' equity. Treasury stock is reissued at average cost.

Revenue Recognition and Related Matters

        Minimum rent revenues are recognized on a straight-line basis over the terms of the related leases. Minimum rent revenues also include amounts collected from tenants to allow the termination of their leases prior to their scheduled termination dates and accretion related to above and below-market tenant leases on acquired properties. Termination income recognized for the years ended December 31, 2009, 2008 and 2007 was $23.3 million, $34.9 million and $26.0 million, respectively. Net accretion related to above and below-market tenant leases for the years ended December 31, 2009, 2008 and 2007 was $8.5 million, $15.6 million and $31.0 million, respectively.

        Straight-line rent receivables, which represent the current net cumulative rents recognized prior to when billed and collectible as provided by the terms of the leases, of $254.7 million as of December 31, 2009 and $228.1 million as of December 31, 2008 are included in Accounts and notes receivable, net in our consolidated financial statements.

        Percentage rent in lieu of fixed minimum rent received from tenants for the years ended December 31, 2009, 2008 and 2007 was $61.7 million, $50.3 million and $44.3 million, respectively, and is included in Minimum rents in our consolidated financial statements.

        We provide an allowance for doubtful accounts against the portion of accounts receivable, including straight-line rents, which is estimated to be uncollectible. Such allowances are reviewed periodically based upon our recovery experience. We also evaluate the probability of collecting future rent which is recognized currently under a straight-line methodology. This analysis considers the long-term nature of our leases, as a certain portion of the straight-line rent currently recognizable will not be billed to the tenant until future periods. Our experience relative to unbilled deferred rent receivable is that a certain portion of the amounts recorded as straight-line rental revenue are never collected from (or billed to) tenants due to early lease terminations. For that portion of the otherwise recognizable deferred rent that is not deemed to be probable of collection, no revenue is recognized. Accounts receivable in our Consolidated Balance Sheets are shown net of an allowance for doubtful

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)


accounts of $69.2 million as of December 31, 2009, $59.8 million as of December 31, 2008 and $68.6 milion as of December 31, 2007. The following table summarizes the changes in allowance for doubtful accounts:

 
  2009   2008  
 
  (In thousands)
 

Balance as of January 1

  $ 59,784   $ 68,596  
 

Provisions for doubtful accounts

    30,331     17,873  
 

Write-offs

    (20,880 )   (26,685 )
           

Balance as of December 31

  $ 69,235   $ 59,784  
           

        Overage Rent ("Overage Rent") is paid by a tenant when its 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. Overage Rent is recognized on an accrual basis once tenant sales exceed contractual tenant lease thresholds. Recoveries from tenants are established in the leases or computed based upon a formula related to real estate taxes, insurance and other shopping center operating expenses and are generally recognized as revenues in the period the related costs are incurred.

        Management and other fees primarily represent management and leasing fees, construction fees, financing fees and fees for other ancillary services performed for the benefit of the Unconsolidated Real Estate Affiliates and for properties owned by third parties (Note 9).

        Revenues from land sales are recognized using the full accrual method provided that various criteria relating to the terms of the transactions and our subsequent involvement with the land sold are met. Revenues relating to transactions that do not meet the established criteria are deferred and recognized when the criteria are met or using the installment or cost recovery methods, as appropriate in the circumstances. Revenues and cost of sales are recognized on a percentage of completion basis for land sale transactions in which we are required to perform additional services and incur significant costs after title has passed.

        Cost ratios for land sales are determined as a specified percentage of land sales revenues recognized for each community development project. The cost ratios used are based on actual costs incurred and estimates of future development costs and sales revenues to completion of each project. The ratios are reviewed regularly and revised for changes in sales and cost estimates or development plans. Significant changes in these estimates or development plans, whether due to changes in market conditions or other factors, could result in changes to the cost ratio used for a specific project. The specific identification method is used to determine cost of sales for certain parcels of land, including acquired parcels we do not intend to develop or for which development was complete at the date of acquisition.

        As of December 31, 2009, there have been 84 unit closings of sales at our 215 unit Nouvelle at Natick residential condominium project. As the threshold for profit recognition on such sales has not yet been achieved, the $36.4 million of sales proceeds received at December 31, 2009 has been deferred and has been reflected within accounts payable, accrued expenses and other liabilities (Note 11). When

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)


such thresholds are achieved, the deferred revenue, and the related costs of units sold, will be reflected on the percentage of completion method within our master planned community segment.

Income Taxes (Note 7)

        Deferred income taxes are accounted for using the asset and liability method. Deferred tax assets and liabilities are recognized for the expected future tax consequences of events that have been included in the financial statements or tax returns and are recorded primarily by certain of our taxable REIT subsidiaries. Under this method, deferred tax assets and liabilities are determined based on the differences between the financial reporting and tax bases of assets and liabilities using enacted tax rates in effect for the year in which the differences are expected to reverse. An increase or decrease in the deferred tax liability that results from a change in circumstances, and which causes a change in our judgment about expected future tax consequences of events, is included in the current tax provision. Deferred income taxes also reflect the impact of operating loss and tax credit carryforwards. A valuation allowance is provided if we believe it is more likely than not that all or some portion of the deferred tax asset will not be realized. An increase or decrease in the valuation allowance that results from a change in circumstances, and which causes a change in our judgment about the realizability of the related deferred tax asset, is included in the current tax provision. It is possible that the Company could experience a change in control pursuant to Section 382 that could limit the benefit of deferred tax assets. In addition, we recognize and report interest and penalties, if necessary, related to uncertain tax positions within our provision for income tax expense.

        In many of our Master Planned Communities, gains with respect to sales of land for commercial use, condominiums or apartments are reported for tax purposes on the percentage of completion method. Under the percentage of completion method, gain is recognized for tax purposes as costs are incurred in satisfaction of contractual obligations. The method used for determining the percentage complete for income tax purposes is different than that used for financial statement purposes. In addition, gains with respect to sales of land for single family residences are reported for tax purposes under the completed contract method. Under the completed contract method, gain is recognized for tax purposes when 95% of the costs of our contractual obligations are incurred or the contractual obligation is transferred.

Earnings Per Share ("EPS")

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

        Diluted EPS excludes options where the exercise price was higher than the average market price of our common stock and options for which vesting requirements were not satisfied. Such options totaled 6,207,025 shares as of December 31, 2009, 4,966,829 shares as of December 31, 2008 and 3,754,458 shares as of December 31, 2007. Outstanding Common Units have also been excluded from the diluted

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)


earnings per share calculation because including such Common Units would also require that the share of GGPLP income attributable to such Common Units be added back to net income therefore resulting in no effect on EPS. Finally, the Exchangeable Notes that were issued in April 2007 (Note 6) are also excluded from EPS because the conditions for exchange were not satisfied as of December 31, 2008 and were stayed by our Chapter 11 Cases in 2009.

        Information related to our EPS calculations is summarized as follows:

 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  Basic   Diluted   Basic   Diluted   Basic   Diluted  
 
  (In thousands)
 

Numerators:

                                     
 

(Loss) income from continuing operations

  $ (1,303,861 ) $ (1,303,861 ) $ (36,372 ) $ (36,372 ) $ 347,597   $ 347,597  
 

Allocation to noncontrolling interests

    20,115     20,115     (4,909 )   (4,909 )   (73,955 )   (73,955 )
                           
 

(Loss) income from continuing operations—net of noncontrolling interests

    (1,283,746 )   (1,283,746 )   (41,281 )   (41,281 )   273,642     273,642  
 

Discontinued operations—(loss) gain on dispositions

    (966 )   (966 )   55,044     55,044          
 

Allocation to noncontrolling interests

    23     23     (9,044 )   (9,044 )        
                           
 

Discontinued operations—net of noncontrolling interests

    (943 )   (943 )   46,000     46,000          
 

Net (loss) income

    (1,304,827 )   (1,304,827 )   18,672     18,672     347,597     347,597  
 

Allocation to noncontrolling interests

    20,138     20,138     (13,953 )   (13,953 )   (73,955 )   (73,955 )
                           
 

Net (loss) income attributable to common stockholders

  $ (1,284,689 ) $ (1,284,689 ) $ 4,719   $ 4,719   $ 273,642   $ 273,642  
                           

Denominators:

                                     
 

Weighted average number of common shares outstanding—basic and diluted

    311,993     311,993     262,195     262,195     243,992     243,992  
 

Effect of dilutive securities—stock options

                        546  
                           
 

Weighted average number of common shares outstanding

    311,993     311,993     262,195     262,195     243,992     244,538  
                           

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

Derivative Financial Instruments

        As of January 1, 2009, we adopted the generally accepted accounting principles related to disclosures about derivative instruments and hedging activities which requires qualitative disclosures about objectives and strategies for using derivatives, quantitative disclosures about the Fair Value of and gains and losses on derivative instruments, and disclosures about credit-risk-related contingent features in derivative instruments.

        We use derivative financial instruments to reduce risk associated with movement in interest rates. We may choose or be required by lenders to reduce cash flow and earnings volatility associated with interest rate risk exposure on variable-rate borrowings and/or forecasted fixed-rate borrowings by entering into interest rate swaps or interest rate caps. We do not use derivative financial instruments for speculative purposes.

        During the first quarter of 2009, our interest rate swaps no longer qualified as highly effective and therefore no longer qualified for hedge accounting treatment as the Company made the decision not to pay future settlement payments under such swaps. As a result of the terminations of the swaps we incurred termination fees of $34.8 million. Accordingly, we reduced the liability associated with these derivative financial instruments during the first and second quarter of 2009 (included in interest expense in our consolidated financial statements) which resulted in a reduction in interest expense of $27.7 million in 2009. As the interest payments on the hedged debt remain probable, the net balance in the gain or loss in accumulated other comprehensive (loss) income of $(27.7) million that existed as of December 31, 2008 remains in accumulated other comprehensive (loss) income and is amortized to interest expense as the hedged forecasted transactions impact earnings or are deemed probable not to occur. The amortization of the accumulated other comprehensive (loss) income resulted in additional interest expense of $18.1 million for the year ended December 31, 2009.

        Under interest rate cap agreements, we make initial premium payments to the counterparties in exchange for the right to receive payments from them if interest rates exceed specified levels during the agreement period. Notional principal amounts are used to express the volume of these transactions, but the cash requirements and amounts subject to credit risk are substantially less. We had no interest rate cap derivatives for our Consolidated Properties as of December 31, 2009 while we had three outstanding interest rate cap derivatives that were designated as a cash flow hedge of interest rate risk with a notional value of $1.13 billion as of December 31, 2008.

        Parties to interest rate exchange agreements are subject to market risk for changes in interest rates and risk of credit loss in the event of nonperformance by the counterparty. We do not require any collateral under these agreements, but deal only with well known financial institution counterparties (which, in certain cases, are also the lenders on the related debt) and expect that all counterparties will meet their obligations.

        We have not recognized any losses as a result of hedge accounting and the expense that we recognized related to changes in the time value of interest rate cap agreements were insignificant for 2009, 2008 and 2007.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

Investments in Marketable Securities

        Most investments in marketable securities are held in an irrevocable trust for participants (employees of a subsidiary acquired in 2004) in a qualified defined contribution pension plan, are classified as trading securities and are carried at Fair Value with changes in values recognized in earnings. Investments in certain marketable debt securities with maturities at dates of purchase in excess of three months are carried at amortized cost as we intend to hold these investments until maturity. Other investments in marketable equity securities subject to significant restrictions on sale or transfer are classified as available-for-sale and are carried at Fair Value with unrealized changes in values recognized in other comprehensive income.

 
  2009   2008   2007  
 
   
  (In thousands)
   
 

Proceeds from sales of available-for-sale securities

  $ 7,097   $ 3,362   $ 3,720  

Gross realized (losses) gains on available-for-sale securities

    (2,681 )   (426 )   643  

Fair Value Measurements

        We adopted the generally accepted accounting principles related to Fair Value measurements as of January 1, 2008 for our financial assets and liabilities and, although our disclosures were increased, such adoption did not change our valuation methods for such assets and liabilities. This initial adoption applied primarily to our derivative financial instruments, which are assets and liabilities carried at Fair Value (primarily based on unobservable market data) on a recurring basis in our consolidated financial statements. As of December 31, 2009, our derivative financial instruments and our investments in marketable securities are immaterial to our consolidated financial statements. In addition, as required, we adopted these principles as of January 1, 2009 for our non-financial assets and liabilities, which, in accordance with the guidance impacts our assets measured at Fair Value due to impairments incurred since adoption.

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

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

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

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

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

        The asset or liability Fair Value measurement level within the Fair Value hierarchy is based on the lowest level of any input that is significant to the Fair Value measurement. Valuation techniques used need to maximize the use of observable inputs and minimize the use of unobservable inputs. Any Fair Values utilized or disclosed in our consolidated financial statements were developed for the purpose of complying with the accounting principles established for Fair Value measurements. The Fair Values of our assets or liabilities for enterprise value in our Chapter 11 Cases or as a component of our reorganization plan (see Note 1) will reflect differing assumptions and methodologies. These estimates will be subject to a number of approvals and reviews and therefore may be materially different.

        The following table summarizes our assets and liabilities that are measured at Fair Value on a nonrecurring basis:

 
  Total Fair Value
Measurement
  Quoted Prices in
Active Markets
for Identical
Assets (Level 1)
  Significant Other
Observable
Inputs (Level 2)
  Significant
Unobservable
Inputs (Level 3)
  Total (Loss) Gain
Year Ended
December 31, 2009
 
 
  (In thousands)
 

Investments in real estate:

                               
 

Allen Towne Mall

  $ 25,900   $   $ 25,900   $   $ (29,063 )
 

Bay City Mall(1)

    26,711             26,711     (830 )
 

The Bridges At Mint Hill

    14,100         14,100         (16,636 )
 

Cache Valley Mall(1)

    26,695             26,695     (3,169 )
 

Cache Valley Marketplace(1)

    8,100             8,100     (938 )
 

Chico Mall(1)

    55,524             55,524     (4,127 )
 

Cottonwood Mall(1)

    21,500             21,500     (50,768 )
 

Country Hills Plaza(1)

    11,626             11,626     (287 )
 

Eagle Ridge Mall(1)

    27,289             27,289     (22,301 )
 

Elk Grove Promenade

    21,900         21,900         (175,280 )
 

Fairwood Master Planned Community

    12,629         12,629         (52,769 )
 

Foothills Mall(1)

    42,296             42,296     (57,602 )
 

Kendall Town Center

    13,931             13,931     (35,518 )
 

Lakeview Square(1)

    33,618             33,618     (2,764 )
 

Landmark Mall(1)

    49,501             49,501     (27,323 )
 

Moreno Valley Mall(1)

    78,477             78,477     (2,873 )
 

Northgate Mall(1)

    27,179             27,179     (14,904 )
 

North Plains Mall(1)

    15,252             15,252     (2,496 )
 

Nouvelle At Natick

    64,661             64,661     (55,923 )
 

Oviedo Marketplace(1)

    34,578             34,578     (3,438 )
 

Owings Mills Mall(1)

    26,695             26,695     (51,604 )
 

Owings Mills-Two Corporate Center

    15,762             15,762     (7,880 )
 

Plaza 9400

    2,618             2,618     (5,409 )
 

Piedmont Mall(1)

    30,222             30,222     (7,232 )
 

Princeton Land East, LLC

    8,802         8,802         (8,904 )
 

Princeton Land LLC

    11,948         11,948         (13,356 )
 

Redlands Promenade

    6,727             6,727     (6,747 )
 

River Falls Mall(1)

    23,782             23,782     (82,893 )

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)

 
  Total Fair Value
Measurement
  Quoted Prices in
Active Markets
for Identical
Assets (Level 1)
  Significant Other
Observable
Inputs (Level 2)
  Significant
Unobservable
Inputs (Level 3)
  Total (Loss) Gain
Year Ended
December 31, 2009
 
 
  (In thousands)
 
 

The Shoppes At The Palazzo(1)

    244,680             244,680     (37,914 )
 

The Shops At Summerlin Centre

    46,300         46,300         (176,141 )
 

Silver Lake Mall(1)

    16,038             16,038     (10,134 )
 

Spring Hill Mall(1)

    49,294             49,294     (59,050 )
 

The Village At Redlands

    7,545             7,545     (5,537 )
                       

Total investments in real estate

  $ 1,101,880   $   $ 141,579   $ 960,301   $ (1,031,810 )
                       

Debt: (2)

                               
 

Fair value of emerged entity mortgage debt

  $ 4,246,387   $   $   $ 4,246,387   $ 342,165  
                       

Total liabilities

  $ 4,246,387   $   $   $ 4,246,387   $ 342,165  
                       

(1)
The Fair Value was calculated based on a discounted cash flow analysis using property specific discount rates ranging from 9.25% to 12.00% and residual capitalization rates ranging from 8.50% to 11.50%.

(2)
The fair value of debt relates to the 50 properties that emerged from bankruptcy in December 2009.

Fair Value of Financial Instruments

        The Fair Values of our financial instruments approximate their carrying amount in our financial statements except for debt. Notwithstanding that we do not believe that a fully-functioning market for real property financing exists currently, GAAP guidance requires that management estimate the Fair Value of our debt. However, as a result of the Company's Chapter 11 filing, the Fair Value for the outstanding debt that is included in liabilities subject to compromise in our Consolidated Balance Sheets cannot be reasonably determined at December 31, 2009 as the timing and amounts to be paid are subject to confirmation by the Bankruptcy Court. For the $7.30 billion of mortgages, notes and loans payable outstanding that are not subject to compromise at December 31, 2009, management's required estimates of Fair Value are presented below. This Fair Value was estimated solely for financial statement reporting purposes and should not be used for any other purposes, including to estimate the value of any of the Company's securities or to estimate the appropriate interest rate for consensual and non-consensual restructuring of secured debt in our Chapter 11 Cases. We estimated the Fair Value of this debt based on quoted market prices for publicly-traded debt, recent financing transactions (which may not be comparable), estimates of the Fair Value of the property that serves as collateral for such debt, historical risk premiums for loans of comparable quality, current London Interbank Offered Rate ("LIBOR"), a widely quoted market interest rate which is frequently the index used to determine the rate at which we borrow funds and US treasury obligation interest rates, and on the discounted estimated future cash payments to be made on such debt. The discount rates estimated reflect our judgment as to what the approximate current lending rates for loans or groups of loans with similar maturities and credit quality would be if credit markets were operating efficiently and assume that the

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)


debt is outstanding through maturity. We have utilized market information as available or present value techniques to estimate the amounts required to be disclosed, or, in the case of the debt of the Track 1A Debtors, recorded due to GAAP bankruptcy emergence guidance (as described above and in Note 6). Since such amounts are estimates that are based on limited available market information for similar transactions and do not acknowledge transfer or other repayment restrictions that may exist in specific loans, it is unlikely that the estimated Fair Value of any of such debt could be realized by immediate settlement of the obligation.

 
  2009   2008  
 
  Carrying
Amount
  Estimated
Fair Value
  Carrying
Amount
  Estimated
Fair Value
 
 
  (In millions)
 

Fixed-rate debt

  $ 7,301   $ 7,207   $ 19,241   $ 16,601  

Variable-rate debt

            5,516     4,867  
                   

  $ 7,301   $ 7,207   $ 24,757   $ 21,468  
                   

        Included in such amounts for 2009 is $4.2 billion of debt that relates to the 50 properties that emerged from bankruptcy in December 2009 where the carrying value of the debt was adjusted by $342.2 million to an estimated Fair Value of such debt (based on significant unobservable Level 3 Inputs).

Stock—Based Compensation Expense

        We evaluate our stock-based compensation expense in accordance with the generally accepted accounting principles related to share—based payments, which requires companies to estimate the Fair Value of share—based payment awards on the date of grant using an option—pricing model. The value of the portion of the award that is ultimately expected to vest is recognized as expense over the requisite service periods in the Consolidated Statements of Income and Comprehensive Income.

        These accounting principles require forfeitures to be estimated at the time of grant and revised, if necessary, in subsequent periods if actual forfeitures differ from those estimates. The cumulative effect of estimating forfeitures for these plans decreased compensation expense by approximately $1.8 million for the year ended December 31, 2009, $1.9 million for the year ended December 31, 2008 and $1.0 million for the year ended December 31, 2007 and have been reflected in our consolidated financial statements.

Officer Loans

        In October 2008, the independent members of the Company's Board of Directors learned that between November 2007 and September 2008, an affiliate of certain Bucksbaum family trusts advanced a series of unsecured loans, without the Board's approval, to Mr. Robert Michaels, the Company's former director and president and Mr. Bernard Freibaum, the Company's former director and chief financial officer, for the purpose of repaying personal margin debt relating to Company common stock owned by each of them. The loan to Mr. Michaels, which totaled $10 million, has been repaid in full. The loans to Mr. Freibaum totaled $90 million, of which $80 million was outstanding as of the date of Mr. Freibaum's separation from the Company in 2008. No Company assets or resources were involved

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)


in the loans and no laws or United States Securities and Exchange Commission ("SEC") rules were violated as a result of the loans. Under applicable GAAP guidance, as a result of these loans, the Company is deemed to have received a contribution to capital by the lender and to have incurred compensation expense in an equal amount for no incremental equity interest in the Company. We calculated the Fair Value of the loans based on a derivation of the income approach known as the discounted cash flow method. Specifically, the Fair Values of the loans were calculated as the present value of the estimated future cash flows (consisting of quarterly interest payments, an annual loan commitment fee, and principal repayment upon demand of the loan) attributable to the loan using a market-based discount rate that accounts for the time value of money and the appropriate degree of risk inherent in the loans as of the various valuation dates. Included in our valuation of the Fair Value of the loans is a consideration for the credit risk of the loans on each date of issuance, based upon, among other considerations, Mr. Freibaum's and Mr. Michaels' stockholdings in the Company, outstanding loans and current and past compensation from the Company. For Mr. Freibaum's loans we valued the loans at each respective disbursement date and amendment date and used loan terms varying from six months to two years reflecting our estimation that repayment would require an orderly liquidation of Mr. Freibaum's other assets. For Mr. Michaels' loans, we valued the loan at its disbursement date based on its actual term. Accordingly, the compensation expense is measured as the difference between the Fair Values of the loans as compared to the face amount of the loans. Such calculated expenses are measured and recognizable at the date of such advances and as of the dates of amendments as there were no future service or employment requirements stated in the loan agreements. The total compensation expense is the aggregation of the Fair Value to face amount differences. Accordingly, we recorded the cumulative correction of the compensation expense of $15.4 million in the fourth quarter of 2008 and there was no impact to 2009.

The Glendale Matter

        In the fall of 2007, a lawsuit (the "Glendale Matter") involving Caruso Affiliated Holdings, LLC as Plaintiff and GGP and GGP/Homart II, L.L.C. (one of our Unconsolidated Real Estate Affiliates) (collectively, the "Defendants") in the Los Angeles Superior Court (the "Court") alleging violations of the California antitrust and unfair competition laws and tortious interference with prospective economic advantage was concluded. The Court entered judgment with respect to the interference with prospective economic advantage claim against Defendants in the amount of $74.2 million in compensatory damages, $15.0 million in punitive damages, and $0.2 million in court costs (the "Judgment Amount"). Defendants appealed the judgment and posted an appellate bond in April 2008 for $134.1 million, which was equal to 150% of the Judgment Amount. Additionally, in April 2008, GGPLP supplied cash as collateral to secure the appellate bond in the amount equal to 50% of the total bond amount or $67.1 million.

        On December 19, 2008, the Defendants agreed to terms of a settlement and mutual release agreement with Caruso Affiliated Holdings LLC which released the Defendants from all past, present and future claims related to the Glendale Matter in exchange for a settlement payment of $48.0 million, which was paid from the appellate bond cash collateral account in January 2009. Concurrently, GGP agreed with its joint venture partner in GGP/Homart II, New York State Common Retirement Fund ("NYSCRF"), that GGP would not be reimbursed for any portion of this payment, and we would reimburse $5.5 million of costs to NYSCRF in connection with the settlement.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)


Accordingly, as of December 2008, the Company adjusted its liability for the Judgment Amount from $89.4 million to $48.0 million and reversed legal fees incurred by GGP/Homart II of $14.2 million that were previously recorded at 100% by GGP and post-judgment related interest expense of $7.0 million. The net impact of these items related to the settlement is a credit of $57.1 million reflected in litigation recovery in our Consolidated Statements of Income and Comprehensive Income for 2008. Also as a result of the settlement, the Company reflected its 50% share of legal costs that had previously been recorded at 100% as $7.1 million of additional expense reflected in Equity in income of Unconsolidated Real Estate Affiliates in our Consolidated Statements of Income and Comprehensive Income for 2008.

Foreign Currency Translation

        The functional currencies for our international joint ventures are their local currencies. Assets and liabilities of these investments are translated at the rate of exchange in effect on the balance sheet date and operations are translated at the weighted average exchange rate for the period. Translation adjustments resulting from the translation of assets and liabilities are accumulated in stockholders' equity as a component of accumulated other comprehensive income (loss). Translation of operations is reflected in equity in income of Unconsolidated Real Estate Affiliates.

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 periods. For example, significant estimates and assumptions have been made with respect to useful lives of assets, capitalization of development and leasing costs, provision for income taxes, recoverable amounts of receivables and deferred taxes, initial valuations and related amortization periods of deferred costs and intangibles, particularly with respect to acquisitions, impairment of long-lived assets and goodwill, valuation of debt of emerged entities and cost ratios and completion percentages used for land sales. Actual results could differ from these and other estimates.


NOTE 3 ACQUISITIONS AND INTANGIBLES

Acquisitions

        On February 29, 2008, we acquired The Shoppes at The Palazzo in Las Vegas, Nevada for an initial purchase price of $290.8 million (Note 14).

        On July 6, 2007, we acquired the fifty percent interest owned by NYSCRF in the GGP/Homart I portfolio (the "Homart I acquisition") for a purchase price of approximately $2.3 billion, including approximately $1 billion of assumed debt.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 3 ACQUISITIONS AND INTANGIBLES (Continued)

Intangible Assets and Liabilities

        The following table summarizes our intangible assets and liabilities:

 
  Gross Asset
(Liability)
  Accumulated
(Amortization)/
Accretion
  Net Carrying
Amount
 
 
   
  (In thousands)
   
 

As of December 31, 2009

                   

Tenant leases:

                   
 

In-place value

  $ 539,257   $ (335,310 ) $ 203,947  
 

Above-market

    94,194     (59,855 )   34,339  
 

Below-market

    (149,978 )   86,688     (63,290 )

Ground leases:

                   
 

Above-market

    (16,968 )   2,423     (14,545 )
 

Below-market

    271,602     (29,926 )   241,676  

Real estate tax stabilization agreement

    91,879     (20,272 )   71,607  

As of December 31, 2008

                   

Tenant leases:

                   
 

In-place value

  $ 637,791   $ (381,027 ) $ 256,764  
 

Above-market

    117,239     (65,931 )   51,308  
 

Below-market

    (199,406 )   110,650     (88,756 )

Ground leases:

                   
 

Above-market

    (16,968 )   1,951     (15,017 )
 

Below-market

    271,602     (24,049 )   247,553  

Real estate tax stabilization agreement

    91,879     (16,348 )   75,531  

        Changes in gross asset (liability) balances in 2009 are the result of the allocation of provisions for impairment (Note 2) and our policy of writing off fully amortized intangible assets.

        The gross asset balances of the in-place value of tenant leases are included in Buildings and equipment in our Consolidated Balance Sheets. Acquired in-place at-market tenant leases are amortized over periods that approximate the related lease terms. The above-market and below-market tenant and ground leases as well as the real estate tax stabilization agreement intangible asset are included in Prepaid expenses and other assets and Accounts payable and accrued expenses as detailed in Note 11. Above and below-market lease values are amortized over the remaining non-cancelable terms of the respective leases (averaging approximately five years for tenant leases and approximately 45 years for ground leases).

        Amortization/accretion of these intangible assets and liabilities, and similar assets and liabilities from our Unconsolidated Real Estate Affiliates at our share, decreased our income (excluding the impact of noncontrolling interest and the provision for income taxes) by $62.6 million in 2009, $70.4 million in 2008 and $62.5 million in 2007.

        Future amortization, including our share of such items from Unconsolidated Real Estate Affiliates, is estimated to decrease income (excluding the impact of noncontrolling interest and the provision for

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 3 ACQUISITIONS AND INTANGIBLES (Continued)


income taxes) by $54.8 million in 2010, $44.4 million in 2011, $37.0 million in 2012, $30.6 million in 2013 and $31.3 million in 2014.


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

        On December 21, 2009, we sold one office building totaling approximately 38,400 square feet and 4.1995 acres of land located in Woodlands, Texas for a total sales price of $2.0 million, resulting in a total loss of $0.9 million.

        On April 4, 2008, we sold one office building totaling approximately 16,500 square feet located in Las Vegas for a total sales price of $3.3 million, resulting in a total gain of $2.0 million (net of $0.5 million of noncontrolling interest).

        On April 23, 2008, we sold two office buildings totaling approximately 390,000 square feet located in Maryland for a sales price of $94.7 million (including debt assumed of approximately $84 million), resulting in total gains of $28.8 million (net of $5.7 million of noncontrolling interest).

        On August 21, 2008, we sold an office park consisting of three office buildings totaling approximately 73,500 square feet located in Maryland for a total sales price of $4.7 million, resulting in total gains of $0.8 million (net of $0.2 million of noncontrolling interest).

        On September 29, 2008, we sold an office park consisting of five office buildings totaling approximately 306,500 square feet located in Maryland for a total sales price of $42.3 million, resulting in total gains of $14.4 million (net of $2.6 million of noncontrolling interest).

        All of the 2008 dispositions are included in discontinued operations, (loss) gain on dispositions in our consolidated financial statements. For Federal income tax purposes, the two office buildings and one of the office parks located in Maryland were used as relinquished property in a like-kind exchange involving the acquisition of The Shoppes at The Palazzo.

        We evaluated the operations of these properties pursuant to the requirements of the generally accepted accounting principles related to business combinations and concluded that the operations of these office buildings that were sold did not materially impact the prior period results and therefore have not reported any prior operations of these properties as discontinued operations in the accompanying consolidated financial statements.


NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES

        The Unconsolidated Real Estate Affiliates include our noncontrolling investments in real estate joint ventures. Generally, we share in the profits and losses, cash flows and other matters relating to our investments in Unconsolidated Real Estate Affiliates in accordance with our respective ownership percentages. We manage most of the properties owned by these joint ventures. As we have joint interest and control of these ventures with our venture partners and they have substantive participating rights in such ventures, we account for these joint ventures using the equity method. Some of the joint ventures have elected to be taxed as REITs. As described in Note 1, at December 31, 2009, we have three joint venture investments located outside the U.S. These investments, with an aggregate carrying amount of $221.0 million and $166.7 million at December 31, 2009 and 2008, respectively, are managed

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)


by the respective joint venture partners in each country. Substantially all changes in 2009 and 2008 in the carrying amount of our investments in such international joint ventures have been due to currency fluctuations. As we also have substantial participation rights with respect to these international joint ventures, we account for them on the equity method. Finally, we entered into an agreement to sell our Costa Rica investment for $7.5 million, yielding a nominal gain that we expect will be recognized in the first quarter of 2010.

        In June and July, 2009 we made capital contributions of $28.7 million and $57.5 million, respectively, to fund our portion of $172.2 million of joint venture mortgage debt which had reached maturity and which, due to the non-functioning credit markets, we were unable to satisfactorily extend or refinance. As of December 31, 2009, approximately $6.38 billion of indebtedness was secured by our Unconsolidated Properties, our share of which was approximately $3.12 billion. There can be no assurance that we will be able to refinance or restructure such debt (including the $635.9 million of debt maturing in 2010) on acceptable terms or otherwise, or that joint venture operations or contributions by us and/or our partners will be sufficient to repay such loans.

        In certain circumstances, we have debt obligations in excess of our pro rata share of the debt of our Unconsolidated Real Estate Affiliates ("Retained Debt"). This Retained Debt represents distributed debt proceeds of the Unconsolidated Real Estate Affiliates in excess of our pro rata share of the non-recourse mortgage indebtedness of such Unconsolidated Real Estate Affiliates. The proceeds of the Retained Debt which are distributed to us are included as a reduction in our investment in Unconsolidated Real Estate Affiliates. Such Retained Debt totaled $158.2 million as of December 31, 2009 and $160.8 million as of December 31, 2008, and has been reflected as a reduction in our investment in Unconsolidated Real Estate Affiliates. We are obligated, and through March 1, 2010 have fulfilled our obligation, to contribute funds to our Unconsolidated Real Estate Affiliates in amounts sufficient to pay debt service on such Retained Debt. If we do not contribute such funds, our distributions from such Unconsolidated Real Estate Affiliates, or our interest in, will be reduced to the extent of such deficiencies. As of March 1, 2010, we do not anticipate an inability to perform on our obligations with respect to such Retained Debt.

        In certain other circumstances, the Company, in connection with the debt obligations of certain Unconsolidated Real Estate Affiliates, has agreed to provide supplemental guarantees or master-lease commitments to provide to the debt holders additional credit-enhancement or security. As of December 31, 2009, we do not expect to be required to perform pursuant to any of such supplemental credit-enhancement provisions for our Unconsolidated Real Estate Affiliates, either due to estimates of the current obligations represented by such provisions or as a result of the protections afforded us through our Chapter 11 Cases.

        We recorded provisions for impairment related to our Unconsolidated Real Estate Affiliates for the years ended December 31, 2009, 2008 and 2007, as presented in the table below. In addition, we recorded provisions for impairment related to our investments in The Shops at Circle T Ranch and Circle T Power Center joint ventures of $10.6 million for the year ended December 31, 2009. All of

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)


these impairment charges are included in equity in earnings (loss) from Unconsolidated Real Estate Affiliates in our consolidated financial statements.

Impaired Asset
  Location   2009   Year Ended December 31,
2008
  2007  
 
   
   
  (In thousands)
   
 

GGP/Homart II

                       
 

Montclair Properties(1)

  Montclair, CA   $ 12,894   $   $  
 

Various pre-development costs(2)

        3,697     446     (17 )
                   

        16,591     446     (17 )

GGP/Teachers

                       
 

Silver City Galleria(1)

  Taunton, MA     16,846          
 

Various pre-development costs(2)

        17     115     45  
                   

        16,863     115     45  

The Shops at Circle T Ranch(3)

 

Dallas, TX

   
17,062
   
   
 

Circle T Power Center(3)

 

Dallas, TX

   
21,020
   
   
 

Other:

                       
 

Various pre-development costs(2)

        2,749     267     451  
                   

      $ 74,285   $ 828   $ 479  
                   

Total Provisions for impairment, at our ownership share

      $ 37,120   $ 389   $ 232  
                   

(1)
These impairments were primarily driven by the management's decision to discontinue financial support.

(2)
Related to the write down of various pre-development costs that were determined to be non-recoverable due to the related projects being terminated.

(3)
Impairment is measured based on projected sales price analysis, which incorporates available market information and other management assumptions using Level 2 Inputs (Note 2).

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

        On January 29, 2010, our Brazilian joint venture, Aliansce Shopping Centers S.A. ("Aliansce"), commenced trading on the Brazilian Stock Exchange, or BM&FBovespa, as a result of an initial public offering of Aliansce's common shares in Brazil. GGP did not sell any of its Aliansce shares in the offering and now has approximately a 31.4% ownership interest in Aliansce, which develops, owns and manages shopping centers in Brazil. In light of Aliansce becoming a public company in Brazil, we will change the manner in which we account for our share of Aliansce's results of operations in our consolidated financial statements. We will continue to apply the equity method to our interest in Aliansce; however, commencing in 2010 we will report our share of Aliansce's results in our financial statements one quarter in arrears due to the timing of the release of Aliansce's publicly available financial statements. As a result of the transition to this accounting treatment, GGP's financial statements for the quarter ended March 31, 2010 will not include any results from Aliansce's business and GGP's financial statements for the fiscal year ended December 31, 2010 will include only nine months of Aliansce's operations. We do not believe that this timing difference will have a material impact on our consolidated financial statements.

        The significant accounting policies used by the Unconsolidated Real Estate Affiliates are the same as ours.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

Condensed Combined Financial Information of Unconsolidated Real Estate Affiliates

        Following is summarized financial information for our Unconsolidated Real Estate Affiliates as of December 31, 2009 and 2008 and for the years ended December 31, 2009, 2008 and 2007. Certain 2008 and 2007 amounts have been reclassified to conform to the 2009 presentation.

 
  December 31,
2009
  December 31,
2008
 
 
  (In thousands)
 

Condensed Combined Balance Sheets—Unconsolidated Real Estate Affiliates

             

Assets:

             
 

Land

  $ 901,387   $ 863,965  
 

Buildings and equipment

    7,924,577     7,558,344  
 

Less accumulated depreciation

    (1,691,362 )   (1,524,121 )
 

Developments in progress

    333,537     549,719  
           
   

Net property and equipment

    7,468,139     7,447,907  
 

Investment in unconsolidated joint ventures

    385,767     241,786  
 

Investment property and property held for development and sale

    266,253     282,636  
           
   

Net investment in real estate

    8,120,159     7,972,329  
 

Cash and cash equivalents

    275,018     231,500  
 

Accounts and notes receivable, net

    226,385     163,749  
 

Deferred expenses, net

    197,663     173,213  
 

Prepaid expenses and other assets

    293,069     225,809  
           
     

Total assets

  $ 9,112,294   $ 8,766,600  
           

Liabilities and Owners' Equity:

             
 

Mortgages, notes and loans payable

  $ 6,375,798   $ 6,411,631  
 

Accounts payable, accrued expenses and other liabilities

    490,814     513,538  
 

Owners' equity

    2,245,682     1,841,431  
           
     

Total liabilities and owners' equity

  $ 9,112,294   $ 8,766,600  
           

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

             

Owners' equity

  $ 2,245,682   $ 1,841,431  

Less joint venture partners' equity

    (1,940,707 )   (915,690 )

Capital or basis differences and loans

    1,636,049     911,894  
           

Investment in and loans to/from

             
 

Unconsolidated Real Estate Affiliates, net

  $ 1,941,024   $ 1,837,635  
           

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

             

Asset—Investment in and loans to/from

             
 

Unconsolidated Real Estate Affiliates

  $ 1,979,313   $ 1,869,929  

Liability—Investment in and loans to/from

             
 

Unconsolidated Real Estate Affiliates

    (38,289 )   (32,294 )
           

Investment in and loans to/from

             
 

Unconsolidated Real Estate Affiliates, net

  $ 1,941,024   $ 1,837,635  
           

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

 

 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  (In thousands)
 

Condensed Combined Statements of Income—Unconsolidated Real Estate Affiliates

                   

Revenues:

                   
 

Minimum rents

  $ 763,283   $ 761,128   $ 805,713  
 

Tenant recoveries

    335,324     337,377     356,148  
 

Overage rents

    13,213     17,622     25,314  
 

Land sales

    72,367     137,504     161,938  
 

Management and other fees

    32,526     24,459     33,145  
 

Other

    93,886     113,988     142,549  
               
   

Total revenues

    1,310,599     1,392,078     1,524,807  
               

Expenses:

                   
 

Real estate taxes

    99,600     93,707     100,279  
 

Repairs and maintenance

    78,965     78,222     84,840  
 

Marketing

    15,265     18,251     25,275  
 

Other property operating costs

    226,615     234,388     272,560  
 

Land sales operations

    60,717     81,833     91,539  
 

Provision for doubtful accounts

    12,931     7,115     4,185  
 

Property management and other costs

    78,433     85,013     90,945  
 

General and administrative

    28,508     24,647     22,281  
 

Provisions for impairment

    74,285     828     479  
 

Litigation (recovery) provision

        (89,225 )   89,225  
 

Depreciation and amortization

    271,246     245,794     255,827  
               
   

Total expenses

    946,565     780,573     1,037,435  
               

Operating income

    364,034     611,505     487,372  

Interest income

   
7,220
   
12,467
   
24,725
 

Interest expense

    (337,871 )   (338,770 )   (358,088 )

(Provision for) benefit from income taxes

    (995 )   3,773     (9,263 )

Equity in income of unconsolidated joint ventures

    61,730     30,359     27,989  
               

Income from continuing operations

    94,118     319,334     172,735  

Discontinued operations, including net gain on dispostions

            106,016  
               

Net income

    94,118     319,334     278,751  

Allocation to noncontrolling interests

    (3,453 )   624     103  
               

Net income attributable to joint venture partners

  $ 90,665   $ 319,958   $ 278,854  
               

Equity In Income of Unconsolidated Real Estate Affiliates:

                   

Net income attributable to joint venture partners

  $ 90,665   $ 319,958   $ 278,854  

Joint venture partners' share of income

    (26,320 )   (119,709 )   (187,672 )

Amortization of capital or basis differences

    (59,710 )   (29,117 )   (19,019 )

Special Allocation of litigation provision to GGPLP

        (89,225 )   89,225  

Elimination of Unconsolidated Real Estate Affiliates loan interest

        (1,313 )   (2,987 )
               

Equity in income of Unconsolidated Real Estate Affiliates

  $ 4,635   $ 80,594   $ 158,401  
               

F-47


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

Condensed Financial Information of Individually Significant Unconsolidated Real Estate Affiliates

        Following is summarized financial information for GGP/Homart II, L.L.C. ("GGP/Homart II"), GGP- TRS, L.L.C. ("GGP/Teachers") and The Woodlands Land Development Holdings, L.P. ("The Woodlands Partnership"). We account for these joint ventures using the equity method because we have joint interest and joint control of these ventures with our venture partners and since they have substantive participating rights in such ventures. For financial reporting purposes, we consider these joint ventures to be individually significant Unconsolidated Real Estate Affiliates. Our investment in such affiliates varies from a strict ownership percentage due to capital or basis differences or loans and related amortization.

GGP/Homart II

        We own 50% of the membership interest of GGP/Homart II, L.L.C. ("GGP/Homart II"), a limited liability company. The remaining 50% interest in GGP/Homart II is owned by NYSCRF. GGP Homart II owns 11 retail properties and one office building. Certain 2008 and 2007 amounts have been reclassified to conform to the 2009 presentation.

 
  GGP/Homart II  
 
  December 31,
2009
  December 31,
2008
 
 
  (In thousands)
 

Assets:

             
 

Land

  $ 238,164   $ 239,481  
 

Buildings and equipment

    2,783,869     2,761,838  
 

Less accumulated depreciation

    (526,985 )   (482,683 )
 

Developments in progress

    5,129     85,676  
           
   

Net investment in real estate

    2,500,177     2,604,312  
 

Cash and cash equivalents

    70,417     42,836  
 

Accounts and notes receivable, net

    47,843     45,025  
 

Deferred expenses, net

    92,439     84,902  
 

Prepaid expenses and other assets

    20,425     27,411  
           
   

Total assets

  $ 2,731,301   $ 2,804,486  
           

Liabilities and Capital:

             
 

Mortgages, notes and loans payable

  $ 2,245,582   $ 2,269,989  
 

Accounts payable, accrued expenses and other liabilities

    63,923     80,803  
 

Capital

    421,796     453,694  
           
   

Total liabilities and capital

  $ 2,731,301   $ 2,804,486  
           

F-48


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

 
  GGP/Homart II  
 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  (In thousands)
 

Revenues:

                   
 

Minimum rents

  $ 244,576   $ 246,516   $ 230,420  
 

Tenant recoveries

    109,779     112,142     103,265  
 

Overage rents

    3,546     4,429     7,008  
 

Other

    7,841     10,502     10,028  
               
   

Total revenues

    365,742     373,589     350,721  
               

Expenses:

                   
 

Real estate taxes

    31,418     32,875     29,615  
 

Repairs and maintenance

    24,113     25,620     23,100  
 

Marketing

    5,767     6,640     8,332  
 

Other property operating costs

    39,434     43,219     41,116  
 

Provision for doubtful accounts

    2,404     1,833     1,315  
 

Property management and other costs

    22,837     23,185     22,279  
 

General and administrative

    380     2,872     11,777  
 

Provisions for impairment

    16,591     446     (17 )
 

Litigation (recovery) provision

        (89,225 )   89,225  
 

Depreciation and amortization

    95,975     90,243     81,241  
               
   

Total expenses

    238,919     137,708     307,983  
               

Operating income

    126,823     235,881     42,738  

Interest income

    5,212     7,276     7,871  

Interest expense

    (125,678 )   (121,543 )   (109,209 )

(Provision for) benefit from income taxes

    (1,176 )   5,839     (2,202 )
               

Net income (loss)

    5,181     127,453     (60,802 )

Allocation to noncontrolling interests

    (5 )   (21 )   (26 )
               

Net income (loss) attributable to joint venture partners

  $ 5,176   $ 127,432   $ (60,828 )
               

F-49


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

 
  GGP/Homart II  
 
  Years Ended December 31,  
 
  2009   2008   2007  
 
   
  (In thousands)
   
 

Cash Flows from Operating Activities:

                   
 

Net income (loss)

  $ 5,181   $ 127,453   $ (60,802 )
 

Adjustments to reconcile net income (loss) to net cash provided by operating activities:

                   
   

Provisions for impairment

    16,591     446     (17 )
   

Depreciation and amortization

    95,975     90,243     81,241  
   

Amortization of deferred financing costs

    1,035     970     460  
   

Straight-line rent amortization

    (4,256 )   (4,637 )   (4,929 )
   

Amortization of intangibles other than in-place leases

            (2,306 )
   

Net changes:

                   
     

Accounts and notes receivable and other assets, net

    4,031     3,050     3,354  
     

Deferred expenses

    (15,205 )   (5,699 )   (22,132 )
     

Accounts payable and accrued expenses

    3,852     (115,846 )   111,954  
     

Other, net

    4,249     8,101     (4,893 )
               
       

Net cash provided by operating activities

    111,453     104,081     101,930  
               

Cash Flows from Investing Activities:

                   
 

Acquisition/development of real estate and property additions/improvements

    (22,283 )   (128,271 )   (267,882 )
 

Proceeds from sales of investment properties

        2,179     1,349  
 

(Increase) decrease in restricted cash

    (49 )        
               
   

Net cash used in investing activities

    (22,332 )   (126,092 )   (266,533 )
               

Cash Flows from Financing Activities:

                   
 

Proceeds from issuance of mortgages, notes and loans payable

        290,000      
 

Principal payments on mortgage notes, notes and loans payable

    (24,407 )   (130,958 )   (24,316 )
 

Notes payable from affiliate

            (149,500 )
 

Deferred financing costs

    (7 )   (2,570 )   (17 )
 

(Distributions) contributions and receivables from members, net

    (37,126 )   (122,476 )   362,998  
               
   

Net cash (used in) provided by financing activities

    (61,540 )   33,996     189,165  
               
   

Net change in cash and cash equivalents

    27,581     11,985     24,562  

Cash and cash equivalents at the beginning of period

    42,836     30,851     6,289  
               

Cash and cash equivalents at the end of period

  $ 70,417   $ 42,836   $ 30,851  
               

Supplemental Disclosure of Cash Flow Information:

                   
 

Interest paid, net of amounts capitalized

  $ 120,411   $ 126,621   $ 122,818  

Non-Cash Investing and Financing Activities:

                   
 

Capital expenditures incurred but not yet paid

  $ 6,269   $ 26,841   $ 67,497  
 

Write-off of fully amortized below-market leases, net

            2,306  
 

Distribution of member loans including accrued interest of $3,532

    102,578          

F-50


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

GGP/Teachers

        We own 50% of the membership interest in GGP-TRS, L.L.C. ("GGP/Teachers"), a limited liability company. The remaining 50% interest in GGP/Teachers is owned by the Teachers' Retirement System of the State of Illinois. GGP/Teachers owns six retail properties. Certain 2008 and 2007 amounts have been reclassified to conform to the 2009 presentation.

 
  GGP/Teachers  
 
  December 31,
2009
  December 31,
2008
 
 
  (In thousands)
 

Assets:

             
 

Land

  $ 195,832   $ 177,740  
 

Buildings and equipment

    1,071,748     1,076,748  
 

Less accumulated depreciation

    (153,778 )   (145,101 )
 

Developments in progress

    3,586     54,453  
           
   

Net investment in real estate

    1,117,388     1,163,840  
 

Cash and cash equivalents

    6,663     7,148  
 

Accounts and notes receivable, net

    17,622     16,675  
 

Deferred expenses, net

    42,941     20,011  
 

Prepaid expenses and other assets

    7,216     17,097  
           
   

Total assets

  $ 1,191,830   $ 1,224,771  
           

Liabilities and Members' Capital:

             
 

Mortgages, notes and loans payable

  $ 1,011,700   $ 1,020,825  
 

Accounts payable, accrued expenses and other liabilities

    32,914     40,787  
 

Members' Capital

    147,216     163,159  
           
   

Total liabilities and members' capital

  $ 1,191,830   $ 1,224,771  
           

F-51


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

 
  GGP/Teachers  
 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  (In thousands)
 

Revenues:

                   
 

Minimum rents

  $ 102,735   $ 116,132   $ 111,810  
 

Tenant recoveries

    51,804     51,093     46,370  
 

Overage rents

    2,108     3,692     4,732  
 

Other

    2,361     2,850     3,737  
               
   

Total revenues

    159,008     173,767     166,649  
               

Expenses:

                   
 

Real estate taxes

    14,597     12,536     10,817  
 

Repairs and maintenance

    10,029     10,033     9,073  
 

Marketing

    2,349     2,545     3,992  
 

Other property operating costs

    19,404     20,587     19,609  
 

Provision for doubtful accounts

    1,695     1,487     455  
 

Property management and other costs

    9,258     9,829     9,718  
 

General and administrative

    258     254     239  
 

Provisions for impairment

    16,863     115     45  
 

Depreciation and amortization

    37,549     34,901     28,806  
               
   

Total expenses

    112,002     92,287     82,754  
               

Operating income

    47,006     81,480     83,895  

Interest income

    7     229     702  

Interest expense

    (55,537 )   (55,640 )   (47,740 )

Provision for from income taxes

    (99 )   (158 )   (181 )
               

Net (loss) income

  $ (8,623 ) $ 25,911   $ 36,676  
               

F-52


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

 
  GGP/Teachers  
 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  (In thousands)
 

Cash Flows from Operating Activities:

                   
 

Net income

  $ (8,623 ) $ 25,911   $ 36,676  
 

Adjustments to reconcile net income to net cash provided by operating activities:

                   
   

Provisions for impairment

    16,863     115     45  
   

Depreciation and amortization

    37,549     34,901     28,806  
   

Amortization of deferred financing costs

    1,337     1,338     1,294  
   

Straight-line rent amortization

    (1,781 )   (1,578 )   (2,797 )
   

Amortization of intangibles other than in-place leases

    (5,900 )   (15,565 )   (17,595 )
   

Net changes:

                   
     

Accounts and notes receivable and other assets, net

    (2,783 )   (8,163 )   3,132  
     

Deferred expenses

    (11,013 )   (2,253 )   (6,668 )
     

Accounts payable and accrued expenses

    4,251     (4,466 )   12,278  
     

Other, including gain on land exchange, net

    (3,830 )   (243 )   330  
               
       

Net cash provided by operating activities

    26,070     29,997     55,501  
               

Cash Flows from Investing Activities:

                   
 

Acquisition/development of real estate and property additions/improvements

    (9,899 )   (59,543 )   (112,333 )
 

(Increase) decrease in restricted cash

    (213 )        
               
       

Net cash used in investing activities

    (10,112 )   (59,543 )   (112,333 )
               

Cash Flows from Financing Activities:

                   
 

Proceeds from issuance of mortgages, notes and loans payable

            200,000  
 

Principal payments on mortgage notes, notes and loans payable

    (9,125 )   (8,963 )   (103,587 )
 

Deferred financing costs

    2         (2,234 )
 

Contributions (distributions) and receivables from members, net

    (7,320 )   25,234     (35,953 )
               
       

Net cash (used in) provided by financing activities

    (16,443 )   16,271     58,226  
               
       

Net change in cash and cash equivalents

    (485 )   (13,275 )   1,394  

Cash and cash equivalents at the beginning of period

    7,148     20,423     19,029  
               

Cash and cash equivalents at the end of period

  $ 6,663   $ 7,148   $ 20,423  
               

Supplemental Disclosure of Cash Flow Information:

                   
 

Interest paid, net of amounts capitalized

  $ 54,651   $ 56,237   $ 51,818  

Non-Cash Investing and Financing Activities:

                   
 

Write-off of fully amortized below-market leases, net

  $ 46,956   $ 23,483   $ 2,422  
 

Write-off of investment in real estate

    1,306     222     3,227  
 

Capital expenditures incurred but not yet paid

    2,032     7,481     39,251  

F-53


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

Woodlands Land Development

        We own 52.5% of the membership interest of The Woodlands Land Development Company L.P. ("The Woodlands Partnership"), a limited liability partnership which is a venture developing the master planned community known as The Woodlands near Houston, Texas. The remaining 47.5% interest in The Woodlands Partnership is owned by Morgan Stanley Real Estate Fund II, L.P.

 
  The Woodlands Partnership  
 
  December 31,
2009
  December 31,
2008
 
 
  (In thousands)
 

Assets:

             
 

Land

  $ 19,841   $ 16,573  
 

Buildings and equipment

    101,119     60,130  
 

Less accumulated depreciation

    (14,105 )   (11,665 )
 

Developments in progress

    31,897     71,124  
 

Investment property and property held for development and sale

    266,253     282,636  
           
   

Net investment in real estate

    405,005     418,798  
 

Cash and cash equivalents

    30,373     45,710  
 

Accounts and notes receivable, net

    4,660     20,420  
 

Deferred expenses, net

    593     1,268  
 

Prepaid expenses and other assets

    30,275     93,538  
           
   

Total assets

  $ 470,906   $ 579,734  
           

Liabilities and Owners' Equity:

             
 

Mortgages, notes and loans payable

  $ 281,964   $ 318,930  
 

Accounts payable, accrued expenses and other liabilities

    629     74,067  
 

Owners' equity

    188,313     186,737  
           
   

Total liabilities and owners' equity

  $ 470,906   $ 579,734  
           

F-54


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

 

 
  The Woodlands Partnership  
 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  (In thousands)
 

Revenues:

                   
 

Minimum rents

  $ 6,514   $ 4,227   $ 734  
 

Land sales

    72,367     137,504     161,938  
 

Other

    11,658     12,957     34,750  
               
   

Total revenues

    90,539     154,688     197,422  
               

Expenses:

                   
 

Real estate taxes

    596     634     131  
 

Repairs and maintenance

    2,906     1,274     257  
 

Other property operating costs

    16,668     19,180     39,162  
 

Land sales operations

    60,717     81,833     91,539  
 

Depreciation and amortization

    3,402     3,007     3,504  
               
   

Total expenses

    84,289     105,928     134,593  
               

Operating income

    6,250     48,760     62,829  

Interest income

   
592
   
769
   
676
 

Interest expense

    (4,045 )   (6,268 )   (9,025 )

Provision for income taxes

    (602 )   (978 )   (1,918 )
               

Income from continuing operations

    2,195     42,283     52,562  

Discontinued operations, including net gain on dispositions

            94,556  
               

Net income attributable to joint venture partners

  $ 2,195   $ 42,283   $ 147,118  
               

F-55


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 5 UNCONSOLIDATED REAL ESTATE AFFILIATES (Continued)

 

 
  The Woodlands Partnership  
 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  (In thousands)
 

Cash Flows from Operating Activities:

                   
 

Net income

  $ 2,195   $ 42,283   $ 147,118  
 

Adjustments to reconcile net income to net cash provided by operating activities:

                   
   

Depreciation and amortization

    3,402     3,007     3,504  
   

Land development and acquisitions expenditures

    (18,177 )   (50,975 )   (65,851 )
   

Cost of land sales

    34,560     56,301     68,162  
   

Gain on dispositions

        (10,260 )   (94,556 )
   

Net changes:

                   
     

Accounts and notes receivable, net

    15,760     (18,672 )   (1,775 )
     

Prepaid expenses and other assets

    63,262     (9,955 )   14,422  
     

Deferred expenses

    675     776     738  
     

Accounts payable and accrued expenses

    (73,437 )   (3,452 )   16,745  
               
       

Net cash provided by operating activities

    28,240     9,053     88,507  
               

Cash Flows from Investing Activities:

                   
 

Acquisition/development of real estate and property additions/improvements

    (5,992 )   (52,283 )   (67,624 )
 

Proceeds from dispositions

        30,178     146,822  
               
       

Net cash (used in) provided by investing activities

    (5,992 )   (22,105 )   79,198  
               

Cash Flows from Financing Activities:

                   
 

Proceeds from issuance of mortgages, notes and loans payable

    8,095     92,470      
 

Principal payments on mortgages, notes and loans payable

    (45,061 )   (60,305 )   (34,959 )
 

Distributions and receivables from owners, net

            (120,606 )
 

Other

    (619 )   (762 )    
               
       

Net cash (used in) provided by financing activities

    (37,585 )   31,403     (155,565 )
               
       

Net change in cash and cash equivalents

    (15,337 )   18,351     12,140  

Cash and cash equivalents at the beginning of period

    45,710     27,359     15,219  
               

Cash and cash equivalents at the end of period

  $ 30,373   $ 45,710   $ 27,359  
               

F-56


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)


NOTE 6 MORTGAGES, NOTES AND LOANS PAYABLE

        Mortgages, notes and loans payable are summarized as follows (see Note 14 for the maturities of our long term commitments):

 
  December 31,
2009
  December 31,
2008
 
 
  (In thousands)
 

Fixed-rate debt:

             
 

Collateralized mortgages, notes and loans payable

  $ 15,446,962   $ 15,538,825  
 

Corporate and other unsecured term loans

    3,724,463     3,701,615  
           
 

Total fixed-rate debt

    19,171,425     19,240,440  
           

Variable-rate debt:

             
 

Collateralized mortgages, notes and loans payable

    2,500,892     2,732,437  
 

Corporate and other unsecured term loans

    2,783,700     2,783,700  
           
 

Total variable-rate debt

    5,284,592     5,516,137  
           
   

Total Mortgages, notes and loans payable

    24,456,017     24,756,577  
     

Less: Mortgages, notes and loans payable subject to compromise

    (17,155,245 )    
           
 

Total mortgages, notes and loans payable not subject to compromise

  $ 7,300,772   $ 24,756,577  
           

        As previously discussed, on April 16 and 22, 2009, the Debtors filed voluntary petitions for relief under Chapter 11, which triggered defaults on substantially all debt obligations of the Debtors. However, under section 362 of Chapter 11, the filing of a bankruptcy petition automatically stays most actions against the debtor's estate. Absent an order of the Bankruptcy Court, these pre-petition liabilities are subject to settlement under a plan of reorganization, and therefore are presented as Liabilities subject to compromise on the Consolidated Balance Sheet. Of the total amount of debt presented above, $7.30 billion is not subject to compromise, consisting primarily of the collateralized mortgages of the Non-Debtors and the Track 1A Debtors and the DIP Facility. Also, as discussed in Note 1, the $1.70 billion of mortgages of the Track 1B Debtors were reflected as subject to compromise at December 31, 2009 as the effective dates of their plans of reorganization did not occur as of December 31, 2009. We expect that such mortgage loan amounts will be reflected as not subject to compromise in 2010.

        As of December 31, 2009, as described in Note 1, plans of reorganization for the Track 1A Debtors, owning 50 operating properties secured by approximately $4.65 billion of mortgage debt, had been declared effective. The Track 1 Plans for such Track 1A Debtors provided for, in exchange for payment of certain extension fees and cure of previously unpaid amounts due on the applicable mortgage loans (primarily, principal amortization otherwise scheduled to have been paid since the Petition Date), the extension of the secured mortgage loans at previously existing non-default interest rates. As a result of the extensions, none of these loans will have a maturity prior to January 1, 2014 and the weighted average remaining duration of the secured loans associated with these properties is 4.49 years. In conjunction with these extensions, certain financial and operating covenants and guarantees were created or reinstated, all to be effective with the bankruptcy emergence of the 2010

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 6 MORTGAGES, NOTES AND LOANS PAYABLE (Continued)


Track Debtors. Also in conjunction with such extensions, the Debtors for 13 properties (the "Special Consideration Properties") have until two days following emergence of the TopCo Debtors to determine whether the collateral property should be deeded to the respective lender or the property should be retained with further modified loan terms. Prior to emergence of the TopCo Debtors, the lenders related to the Special Consideration Properties control all cash produced by the property and we are required to pay any operating expense shortfall. In addition, prior to emergence of the TopCo Debtors, the respective lender can change the manager of the property or put the property in receivership and GGP has an unrestricted right to deed the property to the lender. Five of the Special Consideration Properties, representing $371.1 million in secured debt, are owned by the Track 1A Debtors.

        The weighted-average interest rate including the effects of interest rate swaps, excluding the effects of deferred finance costs and using the contract rate prior to any defaults on such loans, on our mortgages, notes and loans payable was 5.31% at December 31, 2009 and 5.36% at December 31, 2008. The weighted average interest rate, using the contract rate prior to any defaults on such loans, on the remaining corporate unsecured fixed and variable rate debt and the revolving credit facility was 4.24% at December 31, 2009 and 4.29% at December 31, 2008. With respect to those loans and Debtors that remain in bankruptcy at December 31, 2009, we are currently recognizing interest expense on our loans based on contract rates in effect prior to bankruptcy as the Bankruptcy Court has ruled that interest payments based on such contract rates constitutes adequate protection to the secured lenders.

        The Track 2010 Debtors, pursuant to their debt obligations, are required to comply with certain customary financial covenants and affirmative representations and warranties including, but not limited to, stipulations relating to leverage, net equity, maintenance of our REIT status, maintenance of our New York Stock Exchange (the 'Exchange") listing, cross-defaults to certain other indebtedness and interest or fixed charge coverage ratios. Such financial covenants are calculated from applicable Company information computed in accordance with GAAP, subject to certain exclusions or adjustments, as defined. As discussed in the Debtors-in-possession section of Note 1, we were unable to repay or refinance certain debt as it became due, and our Chapter 11 cases have stayed the enforcement of the default provisions of such covenants.

Collateralized Mortgages, Notes and Loans Payable

        As of December 31, 2009, $23.86 billion of land, buildings and equipment and developments in progress (before accumulated depreciation) have been pledged as collateral for our mortgages, notes and loans payable. Certain of these secured loans are cross-collateralized with other properties. Although substantially all of the $17.95 billion of fixed and variable rate secured mortgage notes and loans payable are non-recourse, $2.66 billion of such mortgages, notes and loans payable are recourse due to guarantees or other security provisions for the benefit of the note holder. Enforcement of substantially all of these security provisions are stayed by our Chapter 11 cases. In addition, certain mortgage loans as of December 31, 2009 contain other credit enhancement provisions (primarily master leases for all or a portion of the property) which have been provided by 2010 Track Debtors upon which we do not expect to perform during the pendency of our Chapter 11 Cases. Certain mortgage notes payable may be prepaid but are generally subject to a prepayment penalty equal to a yield-maintenance premium, defeasance or a percentage of the loan balance.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 6 MORTGAGES, NOTES AND LOANS PAYABLE (Continued)

Corporate and Other Unsecured Loans

        The TopCo Debtors have certain unsecured debt obligations which are described below. Although the contractual terms of such loans are summarized below, as a result of the Chapter 11 Cases, the TopCo Debtors are not paying dividends or interest on such obligations. Satisfaction of these obligations will be addressed in the TopCo Debtors' plan of reorganization.

        In April 2007, GGPLP sold $1.55 billion aggregate principal amount of 3.98% Exchangeable Notes. Interest on the Exchangeable Notes is payable semi-annually in arrears on April 15 and October 15 of each year, beginning October 15, 2007. The Exchangeable Notes will mature on April 15, 2027 unless previously redeemed by GGPLP, repurchased by GGPLP or exchanged in accordance with their terms prior to such date. Prior to April 15, 2012, we will not have the right to redeem the Exchangeable Notes, except to preserve our status as a REIT. On or after April 15, 2012, we may redeem for cash all or part of the Exchangeable Notes at any time, at 100% of the principal amount of the Exchangeable Notes, plus accrued and unpaid interest, if any, to the redemption date. On each of April 15, 2012, April 15, 2017 and April 15, 2022, holders of the Exchangeable Notes may require us to repurchase the Exchangeable Notes, in whole or in part, for cash equal to 100% of the principal amount of Exchangeable Notes to be repurchased, plus accrued and unpaid interest.

        The Exchangeable Notes are exchangeable for GGP common stock or a combination of cash and common stock, at our option, upon the satisfaction of certain conditions, and any exchange currently is stayed by our Chapter 11 cases. The exchange rate for each $1,000 principal amount of the Exchangeable Notes is 11.27 shares of GGP common stock, which is subject to adjustment under certain circumstances. See Note 2 for information regarding the impact on our 2008 and 2007 comparative consolidated financial statements as the result of the new accounting guidance adopted as of January 1, 2009 relating to certain convertible debt instruments.

The Second Amended and Restated Credit Agreement (the "2006 Credit Facility").

        The 2006 Credit Facility provides for a $2.85 billion term loan (the "Term Loan") and a $650 million revolving credit facility. However, as of December 31, 2009, $1.99 billion of the Term Loan and $590.0 million of the revolving credit facility was outstanding under the 2006 credit facility and no further amounts were available to be drawn due to our Chapter 11 cases. The 2006 Credit Facility had a scheduled maturity of February 24, 2010. The interest rate, as of December 31, 2009, was LIBOR plus 1.25%.

        In May 2006 TRCLP sold $800.0 million of senior unsecured notes which provide for semi-annual, interest only payments at a rate of 6.75% and payment of the principal in full on May 1, 2013.

        Concurrently with the 2006 Credit Facility transaction, GGP Capital Trust I, a Delaware statutory trust (the "Trust") and a wholly-owned subsidiary of GGPLP, completed a private placement of $200 million of trust preferred securities ("TRUPS"). The Trust also issued $6.2 million of Common Securities to GGPLP. The Trust used the proceeds from the sale of the TRUPS and Common Securities to purchase $206.2 million of floating rate Junior Subordinated Notes of GGPLP due 2036. Distributions on the TRUPS are equal to LIBOR plus 1.45%. Distributions are cumulative and accrue from the date of original issuance. The TRUPS mature on April 30, 2036, but may be redeemed beginning on April 30, 2011 if the Trust exercises its right to redeem a like amount of the Junior

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 6 MORTGAGES, NOTES AND LOANS PAYABLE (Continued)


Subordinated Notes. The Junior Subordinated Notes bear interest at LIBOR plus 1.45%. Though the Trust is a wholly-owned subsidiary of GGPLP, we are not the primary beneficiary of the Trust and, accordingly, it is not consolidated for accounting purposes. As a result, we have recorded the Junior Subordinated Notes as Mortgages, Notes and Loans Payable and our common equity interest in the Trust as Prepaid Expenses and Other Assets in our Consolidated Balance Sheets at December 31, 2009 and 2008.

        In conjunction with the TRC Merger, we acquired certain publicly-traded unsecured debt which totaled $1.45 billion at December 31, 2009 and 2008.

Debtor-in-Possession Facility

        On May 14, 2009, the Bankruptcy Court issued an order authorizing certain of the Debtors to enter into a Senior Secured Debtor in Possession Credit, Security and Guaranty Agreement among the Company, as co-borrower, GGP Limited Partnership, as co-borrower, certain of their subsidiaries, as guarantors, UBS AG, Stamford Branch, as agent, and the lenders party thereto (the "DIP Facility").

        The DIP Facility, which closed on May 15, 2009, provides for an aggregate commitment of $400.0 million (the "DIP Term Loan"), which was used to refinance the $215.0 million remaining balance on the short-term secured loan and the remainder of which has been used to provide additional liquidity to the Debtors during the pendency of their Chapter 11 Cases. The DIP Facility provides that principal outstanding on the DIP Term Loan bears interest at an annual rate equal to LIBOR (subject to a minimum LIBOR floor of 1.5%) plus 12% and matures at the earlier of May 16, 2011 or the effective date of a plan of reorganization of the 2010 Track Debtors and has an outstanding balance of $400.0 million at December 31, 2009.

        Subject to certain conditions being present, the Company will have the right to elect to repay all or a portion of the outstanding principal amount of the DIP Term Loan, plus accrued and unpaid interest thereon and all exit fees at maturity, by issuing (i) common stock of the Company to the lenders (the "Equity Conversion") or (ii) debt to the lenders, which would be issued for a three-year term, prepayable at any time without penalty or premium, and otherwise on terms substantially similar to those of the DIP Term Loan. Any Equity Conversion will be limited to the lenders' receipt of Company common stock equaling no more than (i) 8.0% of the Company common stock distributed in connection with the Debtors' plan of reorganization, as confirmed by the Bankruptcy Court (the "Plan of Reorganization") on a fully-diluted basis, or (ii) 9.9% of the Company common stock actually distributed in connection with the Plan of Reorganization on its effective date, without giving effect to common stock held back for the payment of contingencies. The DIP Credit Agreement contains customary non-financial covenants, representations and warranties, and events of default. Although the DIP Agreement contains no financial covenants, it does include obligations to periodically provide certain operating information concerning the Debtors directly to the DIP Agent.

Letters of Credit and Surety Bonds

        We had outstanding letters of credit and surety bonds of $112.8 million as of December 31, 2009 and $286.2 million as of December 31, 2008. These letters of credit and bonds were issued primarily in connection with insurance requirements, special real estate assessments and construction obligations.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)


NOTE 7 INCOME TAXES

        We elected to be taxed as a REIT under sections 856-860 of the Internal Revenue Code of 1986, as amended (the "Code"), commencing with our taxable year beginning January 1, 1993. To qualify as a REIT, we must meet a number of organizational and operational requirements, including requirements to distribute at least 90% of our ordinary taxable income and to distribute to stockholders or pay tax on 100% of capital gains and to meet certain asset and income tests. As discussed in Note 1, we obtained Bankruptcy Court approval to distribute $0.19 per share (no more than 10% in cash) to our stockholders (paid on January 28, 2010) to satisfy such GGPI REIT distribution requirements for 2009.

        As a REIT, we will generally not be subject to corporate level Federal income tax on taxable income we distribute currently to our stockholders. If we fail to qualify as a REIT in any taxable year, we will be subject to Federal income taxes at regular corporate rates (including any applicable alternative minimum tax) and may not be able to qualify as a REIT for four subsequent taxable years. Even if we qualify for taxation as a REIT, we may be subject to certain state and local taxes on our income or property, and to Federal income and excise taxes on our undistributed taxable income. In addition, we are subject to rules which may impose corporate income tax on certain built-in gains recognized upon the disposition of assets owned by our subsidiaries where such subsidiaries (or other predecessors) had formerly been C corporations. These rules apply only where the disposition occurs within certain specified recognition periods. The properties subject to these rules are TRCLP properties that were associated with the private REIT/TRS restructuring described below and our Victoria Ward properties. However, to the extent that any such properties subject to the built-in gain tax are to be sold, we intend to utilize tax strategies when prudent, such as dispositions through like-kind exchanges to limit or offset the amount of such gains and therefore the amount of tax paid, although the market climate and our business needs may not allow for such strategies to be implemented.

        We also have subsidiaries which we have elected to be treated as a TRS (also "TRS entities") and which are, therefore, subject to federal and state income taxes. Our primary TRS entities include GGMI and entities which own our master planned community properties as well as some operating properties. Current Federal income taxes of certain of these TRS entities are likely to increase in future years as we exhaust the net loss carryforwards of these entities and as certain master planned community developments are completed. Such increases could be significant.

        Effective March 31, 2007, through a series of transactions, a private REIT owned by GGPLP was contributed to TRCLP and one of our TRS entities became a qualified REIT subsidiary of that private REIT ("the Private REIT/TRS Restructuring"). This transaction resulted in a $328.4 million decrease in our net deferred tax liabilities, an approximate $7.4 million increase in our current taxes payable and an approximate $321.0 million income tax benefit related to the properties now owned by that private REIT.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 7 INCOME TAXES (Continued)

        The provision for (benefit from) income taxes for the years ended December 31, 2009, 2008 and 2007 was as follows:

 
  2009   2008   2007  
 
  (In thousands)
 

Current

  $ (15,443 ) $ 27,605   $ 73,976  

Deferred

    833     (4,144 )   (368,136 )
               

Total

  $ (14,610 ) $ 23,461   $ (294,160 )
               

        Income tax expense computed by applying the Federal corporate tax rate for the years ended December 31, 2009, 2008 and 2007 is reconciled to the provision for income taxes as follows:

 
  2009   2008   2007  
 
  (In thousands)
 

Tax at statutory rate on earnings from continuing operations before income taxes

  $ (454,416 ) $ 1,302   $ (2,172 )

Increase in valuation allowances, net

    30,487     9,027     160  

State income taxes, net of Federal income tax benefit

    5,905     4,484     2,290  

Tax at statutory rate on REIT earnings not subject to Federal income taxes

    397,533     8,227     22,973  

Tax benefit from change in tax rates, prior period adjustments and other permanent differences

    4,775     (1,904 )   (665 )

Tax benefit from Private REIT/TRS restructuring

        359     (320,956 )

Uncertain tax position expense, excluding interest

    866     (1,574 )   (2,763 )

Uncertain tax position interest, net of Federal income tax benefit

    240     3,540     6,973  
               

(Benefit from) Provision for income taxes

  $ (14,610 ) $ 23,461   $ (294,160 )
               

        Realization of a deferred tax benefit is dependent upon generating sufficient taxable income in future periods. Our net operating loss carryforwards are currently scheduled to expire in subsequent years through 2030. Some of the net operating loss carryforward amounts are subject to annual limitations under Section 382 of the Code. This annual limitation under Section 382 is subject to modification if a taxpayer recognizes what are called "built-in gain items." It is possible that the Company could, in the future, experience a change in control pursuant to Section 382 that could put additional limits on the benefit of deferred tax assets.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 7 INCOME TAXES (Continued)

        The amounts and expiration dates of operating loss and tax credit carryforwards for tax purposes for the TRS's are as follows:

 
  Amount   Expiration Dates
 
  (In thousands)

Net operating loss carryforwards—Federal

  $ 114,459   2010 - 2030

Net operating loss carryforwards—State

    89,696   2010 - 2030

Capital loss carryforwards

    223   2013

Tax credit carryforwards—Federal AMT

    847   N/A

        Each TRS and certain REIT entities subject to state income taxes is a tax paying component for purposes of classifying deferred tax assets and liabilities. As of December 31, 2009, the Company had gross deferred tax assets totaling $273.5 million, of which a valuation allowance of $40.6 million has been established against certain deferred tax assets, and gross deferred tax liabilities of $1.07 billion. Net deferred tax assets (liabilities) are summarized as follows:

 
  2009   2008  
 
  (In thousands)
 

Total deferred tax assets

  $ 69,225   $ 48,096  

Valuation allowance

    (40,610 )   (10,123 )
           
 

Net deferred tax assets

    28,615     37,973  

Total deferred tax liabilities

    (866,400 )   (868,978 )
           

Net deferred tax liabilities

  $ (837,785 ) $ (831,005 )
           

        Due to the uncertainty of the realization of certain tax carryforwards, we have established valuation allowances on those deferred tax assets that we do not reasonably expect to realize.

        The tax effects of temporary differences and carryforwards included in the net deferred tax liabilities at December 31, 2009 and 2008 are summarized as follows:

 
  2009   2008  
 
  (In thousands)
 

Property, primarily differences in depreciation and amortization, the tax basis of land assets and treatment of interest and certain other costs

  $ (747,086 ) $ (772,761 )

Other TRS property, primarily differences in basis of assets and liabilities

    (372 )   (15,481 )

REIT deferred state tax liability

    (9,653 )   (7,579 )

Deferred income

    (269,933 )   (219,666 )

Interest deduction carryforwards

    142,073     142,073  

Operating loss and tax credit carryforwards

    65,459     37,269  

Residential property, primarily differences in tax basis

    22,337     15,263  

Valuation allowance

    (40,610 )   (10,123 )
           

Net deferred tax liabilities

  $ (837,785 ) $ (831,005 )
           

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 7 INCOME TAXES (Continued)

        The deferred tax liability associated with the master planned communities is largely attributable to the difference between the basis and value determined as the date of the acquisition of TRC in 2004 adjusted for sales that have occurred since that time. The cash cost related to this deferred tax liability is dependent upon the sales price of future land sales and the method of accounting used for income tax purposes. The deferred tax liability related to deferred income is the difference between the income tax method of accounting and the financial statement method of accounting for prior sales of land in our Master Planned Communities.

        Although we believe our tax returns are correct, the final determination of tax examinations and any related litigation could be different than what was reported on the returns. In the opinion of management, we have made adequate tax provisions for years subject to examination. Generally, we are currently open to audit under the statute of limitations by the Internal Revenue Service for the years ending December 31, 2005 through 2009 and are open to audit by state taxing authorities for years ending December 31, 2004 through 2009. In the fourth quarter of 2008, we effectively settled with the IRS with respect to the audits for the years 2001 through 2005 for two of our taxable REIT subsidiaries. In February 2009, we were notified that the IRS had commenced examination of the year ended December 31, 2007 with respect to two taxable REIT subsidiaries. We received a letter of Income Tax Examination Changes ("30 Day Letter") for the two taxable REIT subsidiaries with the proposed changes amounting to additional tax of $128.1 million. We timely filed a protest disputing the proposed changes. In December 2009, we were notified that the same two taxable REIT subsidiaries are also under audit for the year ended December 31, 2008. It is the Company's position that the pertinent tax law in question has been properly applied and reflected in the income tax returns for both 2008 and 2007. We are unable to determine when the examinations will be resolved.

        On January 1, 2007, we adopted a generally accepted accounting principle related to accounting for uncertainty in income taxes, which prescribes a recognition threshold that a tax position is required to meet before recognition in the financial statements and provides guidance on derecognition, measurement, classification, interest and penalties, accounting in interim periods, disclosure and transition issues.

        At January 1, 2007, we had total unrecognized tax benefits of $135.1 million, excluding accrued interest, of which approximately $69 million would impact our effective tax rate. These unrecognized tax benefits increased our income tax liabilities by $82.1 million, increased goodwill by $28.0 million and cumulatively reduced retained earnings by $54.1 million. As of January 1, 2007, we had accrued interest of $11.9 million related to these unrecognized tax benefits and no penalties. Prior to adoption of the generally accepted accounting principle related to accounting for uncertainty in income taxes, we did not treat either interest or penalties related to tax uncertainties as part of income tax expense. With the adoption of the generally accepted accounting principle related to accounting for uncertainty in income taxes, we have chosen to change this accounting policy. As a result, we will recognize and report interest and penalties, if necessary, within our provision for income tax expense from January 1, 2007 forward. We recognized potential interest expense related to the unrecognized tax benefits of $3.7 million, $2.7 million and $7.0 million for the years ended December 31, 2009, 2008 and 2007, respectively. During the years ended December 31, 2009, 2008 and 2007 we recognized previously unrecognized tax benefits, excluding accrued interest, of ($6.2) million, $7.0 million and $20 million, respectively. The recognition of the previously unrecognized tax benefits resulted in the reduction of interest expense accrued related to these amounts. At December 31, 2009, we had total unrecognized

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 7 INCOME TAXES (Continued)


tax benefits of $104.0 million, excluding interest, of which $32.0 million would impact our effective tax rate.

 
  2009   2008   2007  
 
  (In thousands)
 

Unrecognized tax benefits, opening balance

  $ 112,915   $ 127,109   $ 135,062  

Gross increases—tax positions in prior period

    41     3,336     1,970  

Gross increases—tax positions in current period

    6,969     3,637     10,029  

Gross decreases—tax positions in prior period

    (15,950 )   (3,549 )    

Lapse of statute of limitations

        (17,618 )   (19,952 )
               

Unrecognized tax benefits, ending balance

  $ 103,975   $ 112,915   $ 127,109  
               

        Based on our assessment of the expected outcome of existing examinations or examinations that may commence, or as a result of the expiration of the statute of limitations for specific jurisdictions, it is reasonably possible that the related unrecognized tax benefits, excluding accrued interest, for tax positions taken regarding previously filed tax returns will materially change from those recorded at December 31, 2009. A material change in unrecognized tax benefits could have a material effect on our statements of income and comprehensive income. As of December 31, 2009, there is $94.3 million of unrecognized tax benefits, excluding accrued interest, which due to the reasons above, could significantly increase or decrease during the next twelve months.

        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 temporary differences on the inclusion or deductibility of elements of income and deductibility of expense for such purposes.

        Distributions paid on our common stock and their tax status, as sent to our shareholders, is presented in the following table. The tax status of GGP distributions in 2009, 2008 and 2007 may not be indicative of future periods.

 
  2009   2008   2007  

Ordinary income

  $ 0.103   $ 1.425   $ 0.926  

Return of capital

             

Qualified dividends

            0.501  

Capital gain distributions

    0.087     0.075     0.423  
               

Distributions per share

  $ 0.190   $ 1.500   $ 1.850  
               

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)


NOTE 8 RENTALS UNDER OPERATING LEASES

        We receive rental income from the leasing of retail and other space under operating leases. The minimum future rentals based on operating leases of our Consolidated Properties held as of December 31, 2009 are as follows:

Year
  Amount  
 
  (In thousands)
 

2010

  $ 1,574,692  

2011

    1,455,964  

2012

    1,291,194  

2013

    1,137,631  

2014

    988,367  

Subsequent

    3,183,947  

        Minimum future rentals exclude amounts which are payable by certain tenants based upon a percentage of their gross sales or as reimbursement of operating expenses and amortization of above and below-market tenant leases. Such operating leases are with a variety of tenants, the majority of which are national and regional retail chains and local retailers, and consequently, our credit risk is concentrated in the retail industry.


NOTE 9 TRANSACTIONS WITH AFFILIATES

        Management and other fee revenues primarily represent management and leasing fees, development fees, financing fees and fees for other ancillary services performed for the benefit of certain of the Unconsolidated Real Estate Affiliates and for properties owned by third parties. Fees earned from the Unconsolidated Properties totaled $76.6 million in 2009, $74.3 million in 2008 and $83.4 million in 2007. Such fees are recognized as revenue when earned.


NOTE 10 STOCK-BASED COMPENSATION PLANS

Incentive Stock Plans

        Prior to the Chapter 11 Cases, we granted qualified and non-qualified stock options and restricted stock to officers and key employees through the 2003 Incentive Stock Plan (the "2003 Incentive Plan"). The 2003 Incentive Plan provides for the issuance of 9,000,000 shares, of which 5,625,232 shares (4,878,500 stock options and 746,732 restricted shares) have been granted as of December 31, 2009, subject to certain customary adjustments to prevent dilution. Additionally, the Compensation Committee of the Board of Directors grants employment inducement awards to senior executives on a discretionary basis, and in the fourth quarter of 2008, granted 1,800,000 stock options to two senior executives. Stock options are granted by the Compensation Committee of the Board of Directors at an exercise price of not less than 100% of the Fair Value of our common stock on the date of the grant. The terms of the options are determined by the Compensation Committee.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 10 STOCK-BASED COMPENSATION PLANS (Continued)

        The following tables summarize stock option activity for the 2003 Incentive Stock Plan as of and for the years ended December 31, 2009, 2008 and 2007.

 
  2009   2008   2007  
 
  Shares   Weighted
Average
Exercise
Price
  Shares   Weighted
Average
Exercise
Price
  Shares   Weighted
Average
Exercise
Price
 

Stock options outstanding at January 1

    4,730,000   $ 33.01     3,053,000   $ 51.21     3,167,348   $ 38.41  

Granted

            1,800,000     3.73     1,205,000     65.81  

Exercised

            (23,000 )   15.24     (1,318,748 )   33.81  

Forfeited

    (290,000 )   54.66     (100,000 )   65.81          

Expired

    (198,500 )   30.78             (600 )   9.99  
                           

Stock options outstanding at December 31

    4,241,500   $ 31.63     4,730,000   $ 33.01     3,053,000   $ 51.21  
                           

 
  Stock Options Outstanding   Stock Options Exercisable  
Range of Exercise Prices
  Shares   Weighted
Average
Remaining
Contractual
Term
(in years)
  Weighted
Average
Exercise Price
  Shares   Weighted
Average
Remaining
Contractual
Term
(in years)
  Weighted
Average
Exercise Price
 

$0 - $6.5810

    1,800,000     3.8   $ 3.73     1,800,000     3.8   $ 3.73  

$6.5811 - $13.1620

    3,000     0.3     9.99     3,000     0.3     9.99  

$13.1621 - $19.7430

    50,000     2.7     15.49     50,000     2.7     15.49  

$32.9051 - $39.4860

    531,000     0.1     35.59     531,000     0.1     35.59  

$39.4861 - $46.0670

    30,000     0.2     44.59     30,000     0.2     44.59  

$46.0671 - $52.6480

    862,500     0.9     49.75     787,500     0.9     49.68  

$59.2291 - $65.8100

    965,000     1.7     65.81     703,000     1.7     65.81  
                           

Total

    4,241,500     2.3   $ 31.63     3,904,500     2.3   $ 28.98  
                           

Intrinsic value (in thousands)

  $ 14,099               $ 14,099              
                                   

        The intrinsic value of outstanding and exercisable stock options as of December 31, 2009 represents the excess of our closing stock price on that date, $11.56, over the exercise price multiplied by the applicable number of shares that may be acquired upon exercise of stock options, and is not presented in the table above if the result is a negative value. The intrinsic value of exercised stock options represents the excess of our stock price at the time the option was exercised over the exercise price and was $0.6 million for options exercised during 2008 and $39.3 million for options exercised during 2007. No stock options were exercised during 2009.

        The weighted-average Fair Value of stock options as of the grant date was $1.94 for stock options granted during 2008 and $11.07 for stock options granted during 2007. No stock options were granted during 2009.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 10 STOCK-BASED COMPENSATION PLANS (Continued)

        Prior to 2007, stock options generally vested 20% at the time of the grant and in 20% annual increments thereafter. In February 2007, however, in lieu of awarding options similar in size to prior years to two of our senior executives, the Compensation Committee of our Board of Directors accelerated the vesting of options held by these executives so that all such options became immediately vested and exercisable. As a result, the vesting of 705,000 options was accelerated and compensation expense of $4.1 million which would have been recognized in 2007 through 2010 was recognized in the first quarter of 2007.

Restricted Stock

        Pursuant to the 2003 Stock Incentive Plan, we make restricted stock grants to certain employees and non-employee directors. The vesting terms of these grants are specific to the individual grant. The vesting terms vary in that a portion of the shares vest either immediately or on the first anniversary and the remainder vest in equal annual amounts over the next two to five years. Participating employees must remain employed for vesting to occur (subject to certain exceptions in the case of retirement). Shares that do not vest are forfeited. Dividends are paid on restricted stock and are not returnable, even if the underlying stock does not ultimately vest.

        The following table summarizes restricted stock activity for the respective grant years as of and for the years ended December 31, 2009, 2008, and 2007.

 
  2009   2008   2007  
 
  Shares   Weighted
Average Grant
Date Fair Value
  Shares   Weighted
Average Grant
Date Fair Value
  Shares   Weighted
Average Grant
Date Fair Value
 

Nonvested restricted stock grants outstanding as of January 1

    410,767   $ 41.29     136,498   $ 59.75     72,666   $ 47.62  
 

Granted

    70,000     2.10     360,232     35.69     96,500     65.29  
 

Vested

    (135,706 )   35.38     (53,164 )   54.24     (32,668 )   49.11  
 

Canceled

    (69,628 )   46.04     (32,799 )   35.65          
                           

Nonvested restricted stock grants outstanding as of December 31

    275,433   $ 33.04     410,767   $ 41.29     136,498   $ 59.75  
                           

        The total Fair Value of restricted stock grants which vested during 2009 was $0.1 million, during 2008 was $2.0 million and during 2007 was $2.0 million.

Threshold-Vesting Stock Options

        Under the 1998 Incentive Stock Plan (the "1998 Incentive Plan"), stock incentive awards to employees in the form of threshold-vesting stock options ("TSOs") have been granted. The exercise price of the TSO is the Current Market Price ("CMP") as defined in the 1998 Incentive Plan of our common stock on the date the TSO is granted. In order for the TSOs to vest, our common stock must achieve and sustain the applicable threshold price for at least 20 consecutive trading days at any time during the five years following the date of grant. Participating employees must remain employed until

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 10 STOCK-BASED COMPENSATION PLANS (Continued)


vesting occurs in order to exercise the options. The threshold price is determined by multiplying the CMP on the date of grant by an Estimated Annual Growth Rate (7%) and compounding the product over a five-year period. TSOs granted in 2004 and thereafter must be exercised within 30 days of the vesting date. TSOs granted prior to 2004, all of which have vested, have a term of up to 10 years. Under the 1998 Incentive Plan, 8,163,995 options have been granted as of December 31, 2009, subject to certain customary adjustments to prevent dilution. No TSOs were granted in 2008 or 2009 and the 1998 Incentive Plan terminated December 31, 2008.

        The following table summarizes TSO activity as of December 31, 2009 by grant year.

 
  TSO Grant Year  
 
  2007  

TSOs outstanding at January 1, 2009

    1,079,194  

Forfeited(1)

    (125,311 )

Vested and exercised

     
       

TSOs outstanding at December 31, 2009(2)

    953,883  
       

Intrinsic value(3)

 
$

 

Intrinsic value—options exercised

     

Fair value—options exercised

     

Cash received—options exercised

     

Exercise price(4)

 
$

65.81
 

Threshold price

    92.30  

Fair value of options on grant date

    9.54  

Remaining contractual term (in years)

    2.1  

(1)
No TSO expirations for years presented.

(2)
TSOs outstanding at December 31, 2009 for the years 2006 and prior were 1,014,642.

(3)
Intrinsic value is not presented if result is a negative number.

(4)
A weighted average exercise price is not applicable as there is only one grant date and issuance per year.

        The Company has a $200 million per fiscal year common stock repurchase program which gives us the ability to acquire some or all of the shares of common stock to be issued upon the exercise of the TSOs or the Contingent Stock Agreement under which we assumed the obligations of TRC to issue shares of common stock to the beneficiaries thereunder (the "CSA") (Note 14). During 2008 and in 2009, no shares were repurchased and, during the pendency of our Chapter 11 Cases, no stock repurchases are expected.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 10 STOCK-BASED COMPENSATION PLANS (Continued)

Other Required Disclosures

        Historical data, such as the past performance of our common stock and the length of service by employees, is used to estimate expected life of the stock options, TSOs and our restricted stock and represents the period of time the options or grants are expected to be outstanding. No TSOs were granted during the years ended December 31, 2009 and 2008 and no stock options were granted during 2009. The Fair Values of TSOs granted in 2007 were estimated using the binomial method. The value of restricted stock grants is calculated as the average of the high and low stock prices on the date of the initial grant. The Fair Values of all other stock options were estimated on the date of grant using the Black-Scholes-Merton option pricing model. These Fair Values are affected by our stock price as well as assumptions regarding a number of highly complex and subjective variables. Expected volatilities are based on historical volatility of our stock price as well as that of our peer group, implied volatilities and various other factors. The weighted average estimated value of TSOs granted during 2007 and stock options granted during 2007 and 2008 were based on the following assumptions:

 
  2008   2007  

Risk-free interest rate

    1.68 %   4.70 %

Dividend yield

    4.00 %   4.00 %

Expected volatility

    97.24 %   24.72 %

Expected life (in years)

    3.0     5.0  

        Compensation expense related to the Incentive Stock Plans, TSOs and restricted stock was $8.6 million in 2009, $6.8 million in 2008 and $16.9 million in 2007.

        As of December 31, 2009, total compensation expense which had not yet been recognized related to nonvested options, TSOs and restricted stock grants was $14.7 million. Of this total, $8.4 million is expected to be recognized in 2010, $5.6 million in 2011 and $0.7 million in 2012. These amounts may be impacted by future grants, changes in forfeiture estimates or vesting terms, actual forfeiture rates which differ from estimated forfeitures and/or timing of TSO vesting.

Employee Stock Purchase Plan

        The General Growth Properties, Inc. Employee Stock Purchase Plan (the "ESPP"), which was terminated effective June 30, 2009 and had been suspended from June 2008 through June 2009, was established to assist eligible employees in acquiring stock ownership interest in GGP. Under the ESPP, eligible employees made payroll deductions over a six-month purchase period. At the end of each six-month purchase period, the amounts withheld were used to purchase shares of our common stock at a purchase price equal to 85% of the lesser of the closing price of a share of a common stock on the first or last trading day of the purchase period. The ESPP was considered a compensatory plan in accordance with the generally accepted accounting principles related to share—based payments.            From inception through June 30, 2009, an aggregate of 1.7 million shares of our common stock had been purchased by eligible employees under the ESPP. Compensation expense related to the ESPP was $1.0 million in 2008 and $2.0 million in 2007. No compensation expense was recognized in 2009.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 10 STOCK-BASED COMPENSATION PLANS (Continued)

Defined Contribution Plan

        We sponsor the General Growth 401(k) Savings 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. Subject to certain limitations (including an annual limit imposed by the Code), each participant is allowed to make before-tax contributions up to 50% of gross earnings, as defined. We add to a participant's account through a matching contribution up to 5% of the participant's annual earnings contributed to the 401(k) Plan. We match 100% of the first 4% of earnings contributed by each participant and 50% of the next 2% of earnings contributed by each participant. We recognized expense resulting from the matching contributions of $9.1 million in 2009, $10.7 million in 2008, and $10.2 million in 2007.

Dividend Reinvestment and Stock Purchase Plan

        The Dividend Reinvestment and Stock Purchase Plan ("DRSP") was terminated on the Petition Date. In general, the DRSP had allowed participants to purchase our common stock from dividends received or additional cash investments. The stock was purchased at current market price, but no fees or commissions were charged to the participant. As of the Petition Date, an aggregate of 837,604 shares of our common stock had been issued under the DRSP.


NOTE 11 OTHER ASSETS AND LIABILITIES

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

 
  December 31,
2009
  December 31,
2008
 
 
  (In thousands)
 

Below-market ground leases (Note 2)

  $ 241,676   $ 247,553  

Receivables—finance leases and bonds

    119,506     118,543  

Security and escrow deposits

    99,685     156,574  

Prepaid expenses

    88,651     63,879  

Real estate tax stabilization agreement (Note 2)

    71,607     75,531  

Special Improvement District receivable

    48,713     51,314  

Above-market tenant leases (Note 2)

    34,339     51,308  

Deferred tax, net of valuation allowances

    28,615     37,973  

Other

    21,955     32,780  
           

  $ 754,747   $ 835,455  
           

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 11 OTHER ASSETS AND LIABILITIES (Continued)

        The following table summarizes the significant components of accounts payable, accrued expenses and other liabilities.

 
  December 31,
2009
  December 31,
2008
 
 
  (In thousands)
 

Accounts payable and accrued expenses

  $ 434,911   $ 263,167  

Accrued interest

    366,398     115,968  

Construction payable

    150,746     257,178  

Uncertain tax position liability

    129,413     134,646  

Accrued payroll and other employee liabilities

    104,926     62,591  

Accrued real estate taxes

    88,511     90,663  

Hughes participation payable (Note 8)

    68,378     73,325  

Deferred gains/income

    67,611     62,716  

Below-market tenant leases (Note 2)

    63,290     88,756  

Conditional asset retirement obligation liability

    24,601     23,499  

Tenant and other deposits

    23,250     24,452  

Derivative financial instruments

        27,715  

Funded defined contribution plan liabilities

        7,517  

Other

    212,861     306,956  
           
 

Total accounts payable and accrued expenses

    1,734,896     1,539,149  
 

Less: amounts subject to compromise (Note 1)

    (612,008 )    
           
   

Accounts payable and accrued expenses not subject to compromise

  $ 1,122,888   $ 1,539,149  
           

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)


NOTE 12 NONCONTROLLING INTERESTS

        The following table reflects the activity of the redeemable noncontrolling interests for the years ended December 31, 2009, 2008 and 2007.

 
  (In thousands)
 

Balance at December 31, 2006 (as adjusted)

  $ 3,109,732  

Net income

    69,472  

Distributions

    (169,522 )

Conversion of operating partnership units into common shares

    (7,695 )

Conversion of convertible preferred units to common shares

    (488 )

Other comprehensive income

    5,486  

Adjustment for noncontrolling interests in operating partnership

    65,431  

Adjust redeemable noncontrolling interests

    (713,515 )
       

Balance at December 31, 2007

  $ 2,358,901  
       

Net income

   
11,499
 

Distributions

    (88,328 )

Conversion of operating partnership units into common shares

    (9,147 )

Conversion of convertible preferred units to common shares

    (250 )

Other comprehensive loss

    (18,160 )

Adjustment for noncontrolling interests in operating partnership

    117,447  

Adjust redeemable noncontrolling interests

    (1,872,037 )
       

Balance at December 31, 2008

  $ 499,925  
       

Net loss

   
(21,959

)

Distributions

    (9,433 )

Conversion of operating partnership units into common shares

    (324,489 )

Other comprehensive income

    10,573  

Adjustment for noncontrolling interests in operating partnership

    (13,200 )

Adjust redeemable noncontrolling interests

    65,416  
       

Balance at December 31, 2009

  $ 206,833  
       

        On January 2, 2009, MB Capital Units LLC, pursuant to the Rights Agreement, converted 42,350,000 Common Units (approximately 13% of all outstanding Common Units, including those owned by GGP) in the Company's Operating Partnership into 42,350,000 shares of GGP common stock.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 12 NONCONTROLLING INTERESTS (Continued)

        The Operating Partnership has also issued Convertible Preferred Units, which are convertible, with certain restrictions, at any time by the holder into Common Units of the Operating Partnership at the following rates (subject to adjustment):

 
  Number of
Common Units
for each
Preferred Unit
 

Series B—JP Realty

    3.000  

Series D—Foothills Mall

    1.508  

Series E—Four Seasons Town Centre

    1.298  


NOTE 13 ACCUMULATED OTHER COMPREHENSIVE (LOSS) INCOME

        Components of accumulated other comprehensive (loss) income as of December 31, 2009 and 2008 are as follows:

 
  2009   2008  
 
  (In thousands)
 

Net unrealized losses on financial instruments

  $ (14,673 ) $ (27,903 )

Accrued pension adjustment

    (1,704 )   (2,110 )

Foreign currency translation

    16,166     (25,634 )

Unrealized losses on available-for-sale securities

    (38 )   (481 )
           

  $ (249 ) $ (56,128 )
           


NOTE 14 COMMITMENTS AND CONTINGENCIES

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

        We lease land or buildings at certain properties from third parties. The leases generally provide us with a right of first refusal in the event of a proposed sale of the property by the landlord. Rental payments are expensed as incurred and have, to the extent applicable, been straight-lined over the term of the lease. Contractual rental expense, including participation rent, was $19.0 million in 2009, $19.3 million in 2008 and $19.5 million in 2007, while the same rent expense excluding amortization of above and below-market ground leases and straight-line rents, as presented in our consolidated financial statements, was $12.7 million in 2009, $12.4 million in 2008 and $12.0 million in 2007.

        We have, in the past, periodically entered into contingent agreements for the acquisition of properties. Each acquisition subject to such agreements was subject to satisfactory completion of due diligence and, in the case of property acquired under development, completion of the project. In conjunction with the acquisition of The Grand Canal Shoppes in 2004, we entered into an agreement (the "Phase II Agreement") to acquire the multi-level retail space that is part of The Shoppes at The Palazzo in Las Vegas, Nevada (The "Phase II Acquisition") which is connected to the existing Venetian

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 14 COMMITMENTS AND CONTINGENCIES (Continued)


and the Sands Expo and Convention Center facilities and The Grand Canal Shoppes. The project opened on January 18, 2008. The acquisition closed on February 29, 2008 for an initial purchase price payment of $290.8 million, which was primarily funded with $250.0 million of new variable-rate short-term debt collateralized by the property and for Federal income tax purposes was used as replacement property in a like-kind exchange. The Phase II Agreement provides for additional purchase price payments based on net operating income, as defined, of the Phase II retail space. Such additional payments, if any, are to be made during the 30 months after closing with the final payment being subject to re-adjustment 48 months after closing. Although we have currently estimated that no additional amounts will be paid pursuant to the Phase II Agreement, the total final purchase price of the Phase II Acquisition could be different than the current estimate.

        See Note 7 for our obligations related to uncertain tax positions for disclosure of additional contingencies.

        The following table summarizes the contractual maturities of our long-term commitments. Both long-term debt and ground leases include the related purchase accounting Fair Value adjustments:

 
  2010   2011   2012   2013   2014   Subsequent /
Other
  Total  
 
   
   
   
  (In thousands)
   
   
   
 

Long-term debt-principal(1)

  $ 1,114,925   $ 191,366   $ 1,006,706   $ 481,140   $ 1,626,788   $ 2,879,847   $ 7,300,772  

Retained debt-principal

    119,694     775     37,742                 158,211  

Ground lease payments

    14,547     14,365     14,336     14,381     14,444     543,378     615,451  

Uncertainty in income taxes, including interest

                        129,413     129,413  
                               

Total

  $ 1,249,166   $ 206,506   $ 1,058,784   $ 495,521   $ 1,641,232   $ 3,552,638   $ 8,203,847  
                               

(1)
Excludes $17.16 billion of long-term debt-principal that is subject to compromise and the effect of any principal accelerations due to cross defaults or other revisions to our debt agreements due to conditions described in Note 1.

Contingent Stock Agreement

        In conjunction with GGP's acquisition of The Rouse Company ("TRC") in November 2004, GGP assumed TRC's obligations under a CSA. TRC entered into the CSA in 1996 when it acquired The Hughes Corporation ("Hughes"). This acquisition included various assets, including Summerlin (the "CSA Assets"), a development in GGP's Master Planned Communities segment. The CSA is an unsecured obligation of GGP and therefore, GGP's obligations to the former Hughes owners or their successors (the "Beneficiaries") under the CSA are, and will be, subject to treatment in accordance with applicable requirements of the bankruptcy law and any plan of reorganization that may be confirmed by the Bankruptcy Court.

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 14 COMMITMENTS AND CONTINGENCIES (Continued)

        Under the terms of the CSA, GGP was required through August 2009 to issue shares of its common stock semi-annually (February and August) to the Beneficiaries with the number of shares to be issued in any period based on cash flows from the development and/or sale of the CSA Assets and GGP's stock price. The Beneficiaries' share of earnings from the CSA Assets is accounted for as a land sales operations expense. During 2009, GGP was not obligated to deliver any shares of its common stock under the CSA as the net development and sales cash flows were negative for the applicable periods. During 2008, 356,661 shares of GGP common stock (from treasury shares) were delivered to the Beneficiaries pursuant to the CSA.

        Under the terms of the CSA, GGP is also required to make a final distribution to the Beneficiaries in 2010, following a final valuation of the remaining CSA Assets as of December 31, 2009. The CSA sets forth a methodology for establishing this final valuation and requires the payment, if any, be made in shares of GGP common stock. GGP would account for any final distribution to the Beneficiaries as an additional GGP investment in the CSA Assets (that is, contingent consideration). However, since GGP's plan of reorganization is still being developed, treatment of the CSA and the final distribution amount, if any, to the Beneficiaries cannot currently be determined and, therefore, no liability for any final distribution amount is probable or estimable at December 31, 2009. The carrying amount of the CSA Assets as reflected in the Company's Consolidated Financial Statements is not the final valuation, and should not be relied upon for purposes of determining, or estimating, the final distribution amount, if any, to the Beneficiaries.


NOTE 15 RECENTLY ISSUED ACCOUNTING PRONOUNCEMENTS

        On June 12, 2009, the FASB issued new generally accepted accounting guidance that amends the consolidation guidance applicable to variable interest entities. The amendments to the consolidation guidance affect all entities and enterprises currently within the scope of the previous guidance and are effective to the Company on January 1, 2010. Although the amendments significantly affected the overall consolidation analysis under previously issued guidance, we do not expect changes to our consolidated financial statements for this new guidance.

        In June 2009, the FASB issued new generally accepted accounting guidance related to the accounting standards codification and the hierarchy of generally accepted accounting principles. The codification's content will carry the same level of authority, effectively superseding previous related guidance. The GAAP hierarchy has been modified to include only two levels of GAAP: authoritative and nonauthoritative. This new guidance was effective for us in the third quarter of 2009. The effect of the implementation of this new guidance on our consolidated financial statements resulted in the conversion of previously referenced specific accounting guidance to a "plain English" reference.


NOTE 16 SEGMENTS

        We have two business segments which offer different products and services. Our segments are managed separately because each requires different operating strategies or management expertise. We do not distinguish or group our consolidated operations on a geographic basis. Further, all material

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GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 16 SEGMENTS (Continued)


operations are within the United States and no customer or tenant comprises more than 10% of consolidated revenues. Our reportable segments are as follows:

    Retail and Other—includes the operation, development and management of retail and other rental property, primarily shopping centers

    Master Planned Communities—includes the development and sale of land, primarily in large-scale, long-term community development projects in and around Columbia, Maryland; Summerlin, Nevada; and Houston, Texas, and our one residential condominium project located in Natick (Boston), Massachusetts

        The operating measure used to assess operating results for the business segments is Real Estate Property Net Operating Income ("NOI") which represents the operating revenues of the properties less property operating expenses, exclusive of depreciation and amortization and, with respect to our retail and other segment, provisions for impairment. Management believes that NOI provides useful information about a property's operating performance.

        The accounting policies of the segments are the same as those described in Note 2, except that we report Unconsolidated Real Estate Affiliates using the proportionate share method rather than the equity method. Under the proportionate share method, our share of the revenues and expenses of the Unconsolidated Properties are combined with the revenues and expenses of the Consolidated Properties. Under the equity method, our share of the net revenues and expenses of the Unconsolidated Properties are reported as a single line item, Equity in income of Unconsolidated Real Estate Affiliates, in our Consolidated Statements of Income and Comprehensive Income. This difference affects only the reported revenues and operating expenses of the segments and has no effect on our reported net earnings. In addition, other revenue includes the NOI of discontinued operations and is reduced by the NOI attributable to our noncontrolling interest partners in consolidated joint ventures.

        The total cash expenditures for additions to long-lived assets for the Master Planned Communities segment was $78.2 million for the year ended December 31, 2009, $166.1 million for the year ended December 31, 2008 and $243.3 million for the year ended December 31, 2007. Similarly, cash expenditures for long-lived assets for the Retail and Other segment was $252.8 million for the year ended December 31, 2009, $1.19 billion for the year ended December 31, 2008 and $1.50 billion for the year ended December 31, 2007. Such amounts for the Master Planned Communities segment and the Retail and Other segment are included in the amounts listed as Land/residential development and acquisitions expenditures and Acquisition/development of real estate and property additions/improvements, respectively, in our Consolidated Statements of Cash Flows.

        The total amount of goodwill, as presented on our Consolidated Balance Sheets, is included in our Retail and Other segment.

F-77


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 16 SEGMENTS (Continued)

        Segment operating results are as follows:

 
  Year Ended December 31, 2009  
 
  Consolidated
Properties
  Unconsolidated
Properties
  Segment
Basis
 
 
  (In thousands)
 

Retail and Other

                   

Property revenues:

                   
 

Minimum rents

  $ 1,992,046   $ 388,997   $ 2,381,043  
 

Tenant recoveries

    883,595     158,160     1,041,755  
 

Overage rents

    52,306     7,779     60,085  
 

Other, including noncontrolling interests

    85,815     56,320     142,135  
               
   

Total property revenues

    3,013,762     611,256     3,625,018  
               

Property operating expenses:

                   
 

Real estate taxes

    280,895     47,661     328,556  
 

Repairs and maintenance

    232,624     37,275     269,899  
 

Marketing

    34,363     7,225     41,588  
 

Other property operating costs

    416,332     115,659     531,991  
 

Provision for doubtful accounts

    30,331     6,131     36,462  
               
   

Total property operating expenses

    994,545     213,951     1,208,496  
               
     

Retail and other net operating income

    2,019,217     397,305     2,416,522  
               

Master Planned Communities

                   

Land sales

    45,997     37,993     83,990  

Land sales operations

    (50,807 )   (33,684 )   (84,491 )
               
 

Master Planned Communities net operating (loss) income before provision for impairment

    (4,810 )   4,309     (501 )

Provision for impairment

    (108,691 )       (108,691 )
               
 

Master Planned Communities net operating (loss) income

    (113,501 )   4,309     (109,192 )
               
   

Real estate property net operating income

  $ 1,905,716   $ 401,614   $ 2,307,330  
               

F-78


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 16 SEGMENTS (Continued)

 

 
  Year Ended December 31, 2008  
 
  Consolidated
Properties
  Unconsolidated
Properties
  Segment
Basis
 
 
  (In thousands)
 

Retail and Other

                   

Property revenues:

                   
 

Minimum rents

  $ 2,085,758   $ 383,003   $ 2,468,761  
 

Tenant recoveries

    927,332     159,499     1,086,831  
 

Overage rents

    72,882     9,461     82,343  
 

Other, including noncontrolling interests

    112,160     62,081     174,241  
               
   

Total property revenues

    3,198,132     614,044     3,812,176  
               

Property operating expenses:

                   
 

Real estate taxes

    274,317     44,934     319,251  
 

Repairs and maintenance

    234,987     36,800     271,787  
 

Marketing

    43,426     8,501     51,927  
 

Other property operating costs

    436,804     123,234     560,038  
 

Provision for doubtful accounts

    17,873     3,442     21,315  
               
   

Total property operating expenses

    1,007,407     216,911     1,224,318  
               
     

Retail and other net operating income

    2,190,725     397,133     2,587,858  
               

Master Planned Communities

                   

Land sales

    66,557     72,189     138,746  

Land sales operations

    (63,441 )   (46,311 )   (109,752 )
               
 

Master Planned Communities net operating income before provision for impairment

    3,116     25,878     28,994  

Provision for impairment

    (40,346 )       (40,346 )
               
 

Master Planned Communities net operating (loss) income

    (37,230 )   25,878     (11,352 )
               
   

Real estate property net operating income

  $ 2,153,495   $ 423,011   $ 2,576,506  
               

F-79


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 16 SEGMENTS (Continued)

 

 
  Year Ended December 31, 2007  
 
  Consolidated Properties   Unconsolidated Properties   Segment Basis  
 
  (In thousands)
 

Retail and Other

                   

Property revenues:

                   
 

Minimum rents

  $ 1,933,674   $ 406,241   $ 2,339,915  
 

Tenant recoveries

    859,801     173,486     1,033,287  
 

Overage rents

    89,016     12,213     101,229  
 

Other, including noncontrolling interests

    115,910     82,884     198,794  
               
   

Total property revenues

    2,998,401     674,824     3,673,225  
               

Property operating expenses:

                   
 

Real estate taxes

    246,484     50,478     296,962  
 

Repairs and maintenance

    216,536     40,559     257,095  
 

Marketing

    54,664     12,233     66,897  
 

Other property operating costs

    418,295     150,149     568,444  
 

Provision for doubtful accounts

    5,426     1,978     7,404  
               
   

Total property operating expenses

    941,405     255,397     1,196,802  
               
     

Retail and other net operating income

    2,056,996     419,427     2,476,423  
               

Master Planned Communities

                   

Land sales

    145,649     85,017     230,666  

Land sales operations

    (116,708 )   (57,813 )   (174,521 )
               
 

Master Planned Communities net operating income before provision for impairment

    28,941     27,204     56,145  

Provision for impairment

    (127,600 )       (127,600 )
               
 

Master Planned Communities net operating (loss) income

    (98,659 )   27,204     (71,455 )
               
   

Real estate property net operating income

  $ 1,958,337   $ 446,631   $ 2,404,968  
               

F-80


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 16 SEGMENTS (Continued)

        The following reconciles NOI to GAAP-basis operating income and income from continuing operations:

 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  (In thousands)
 

Real estate property net operating income:

                   
 

Segment basis

  $ 2,307,330   $ 2,576,506   $ 2,404,968  
 

Unconsolidated Properties

    (401,614 )   (423,011 )   (446,631 )
               
 

Consolidated Properties

    1,905,716     2,153,495     1,958,337  

Management and other fees

    65,268     85,773     106,584  

Property management and other costs

    (176,876 )   (184,738 )   (198,610 )

General and administrative

    (28,608 )   (39,245 )   (37,005 )

Strategic initiatives

    (67,341 )   (18,727 )    

Litgation recovery (provision)

        57,145     (89,225 )

Provisions for impairment

    (1,115,119 )   (76,265 )   (2,933 )

Depreciation and amortization

    (755,161 )   (759,930 )   (670,454 )

Noncontrolling interest in NOI of Consolidated Properties and other

    10,787     11,063     11,167  
               
 

Operating income

    (161,334 )   1,228,571     1,077,861  

Interest income

    3,321     3,197     8,641  

Interest expense

    (1,311,283 )   (1,325,273 )   (1,191,466 )

Benefit from (provision for) income taxes

    14,610     (23,461 )   294,160  

Equity in income of Unconsolidated Real Estate Affiliates

    4,635     80,594     158,401  

Reorganization items

    146,190          
               
 

(Loss) income from continuing operations

  $ (1,303,861 ) $ (36,372 ) $ 347,597  
               

        The following reconciles segment revenues to GAAP-basis consolidated revenues:

 
  Years Ended December 31,  
 
  2009   2008   2007  
 
  (In thousands)
 

Segment basis total property revenues

  $ 3,625,018   $ 3,812,176   $ 3,673,225  

Unconsolidated segment revenues

    (611,256 )   (614,044 )   (674,824 )

Consolidated land sales

    45,997     66,557     145,649  

Management and other fees

    65,268     85,773     106,584  

Noncontrolling interest in NOI of Consolidated Properties and other

    10,787     11,063     11,167  
               

GAAP-basis consolidated total revenues

  $ 3,135,814   $ 3,361,525   $ 3,261,801  
               

F-81


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 16 SEGMENTS (Continued)

        The assets by segment and the reconciliation of total segment assets to the total assets in the consolidated financial statements at December 31, 2009 and 2008 are summarized as follows:

 
  2009   2008  
 
  (In thousands)
 

Retail and Other

  $ 28,166,899   $ 29,931,570  

Master Planned Communities

    2,095,415     2,174,015  
           

Total segment assets

    30,262,314     32,105,585  

Unconsolidated Properties

    (4,609,763 )   (4,481,818 )

Corporate and other

    2,497,223     1,933,563  
           

Total assets

  $ 28,149,774   $ 29,557,330  
           


NOTE 17 QUARTERLY FINANCIAL INFORMATION (UNAUDITED)

 
  2009  
 
  First
Quarter
  Second
Quarter
  Third
Quarter
  Fourth
Quarter
 
 
  (In thousands except for per share amounts)
 

Total revenues

  $ 788,640   $ 792,095   $ 760,961   $ 794,118  

Operating (loss) income(1)

    (95,438 )   193,590     201,206     (460,692 )

Loss from continuing operations(1)

    (404,145 )   (158,581 )   (117,454 )   (623,681 )

(Loss) income from discontinued operations

    (55 )       29     (940 )

Net loss attibutable to common shareholders

    (396,082 )   (158,402 )   (117,847 )   (612,358 )

Loss per share from continuing operations(2):

                         
 

Basic

    (1.27 )   (0.51 )   (0.38 )   (1.96 )
 

Diluted

    (1.27 )   (0.51 )   (0.38 )   (1.96 )

Loss per share(2):

                         
 

Basic

    (1.27 )   (0.51 )   (0.38 )   (1.96 )
 

Diluted

    (1.27 )   (0.51 )   (0.38 )   (1.96 )

Dividends declared per share

                0.19  

Weighted-average shares outstanding:

                         
 

Basic

    310,868     312,337     312,363     312,382  
 

Diluted

    310,868     312,337     312,363     312,382  

F-82


Table of Contents


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

NOTE 17 QUARTERLY FINANCIAL INFORMATION (UNAUDITED) (Continued)

 

 
  2008  
 
  First
Quarter
  Second
Quarter
  Third
Quarter
  Fourth
Quarter
 
 
  (In thousands except for per share amounts)
 

Total revenues

  $ 830,322   $ 815,618   $ 814,701   $ 900,884  

Operating income(1)

    318,280     304,447     257,671     348,173  

Income (loss) from continuing operations(1)

    7,581     872     (40,286 )   (4,539 )

Income (loss) from discontinued operations

        37,060     18,023     (39 )

Net income (loss) attibutable to common shareholders

    3,360     28,751     (20,859 )   (6,533 )

Earnings (loss) per share from continuing operations:

                         
 

Basic

    0.01         (0.13 )   (0.02 )
 

Diluted

    0.01         (0.13 )   (0.02 )

Earnings (loss) per share:

                         
 

Basic

    0.01     0.12     (0.08 )   (0.02 )
 

Diluted(2)

    0.01     0.12     (0.08 )   (0.02 )

Dividends declared per share

    0.50     0.50     0.50      

Weighted-average shares outstanding:

                         
 

Basic

    244,765     267,369     267,945     268,569  
 

Diluted

    244,918     267,369     267,945     268,569  

(1)
Operating loss and loss from continuing operations in the fourth quarter of 2009 were primarily due to provisions for impairment (Note 2) and property level bankruptcy claims. Such losses were partially offset by gains on liabilities subject to compromise (Note 2).

(2)
Earnings (loss) per share for the quarters do not add up to the annual earnings per share due to the issuance of additional common stock during the year.

        As more fully described in Note 2, the Company, under applicable GAAP guidance, was deemed to incur compensation expense as a result of a series of loans made to two officers of the Company by an affiliate of certain Bucksbaum family trusts. The independent members of the Company's Board of Directors learned of these loans in October 2008 and the aggregate deemed compensation expense amount of approximately $15.4 million, before noncontrolling interest, was recorded as a general and administrative expense (a component of operating income) in the fourth quarter of 2008. This amount is a cumulative correction of an error as no expense amounts for these loans were recorded or reflected in the above schedules of unaudited quarterly financial information for the first, second or third quarters of 2008. Had the deemed compensation expense been recorded in the applicable periods, operating income would have declined by approximately $2.9 million, $59 thousand and $12.1 million, respectively, for the first, second and third quarters of 2008, respectively. For net income, which is presented net of noncontrolling interest, net income would have been lower by approximately $2.4 million, $50 thousand and $10.1 million for the first, second and third quarters of 2008, respectively. If this deemed expense had been recorded in the applicable quarters as just discussed rather than as a correction of an error in the fourth quarter of 2008, fourth quarter 2008 operating income would have increased by the full amount of the correction recorded ($15.4 million) and net income (presented net of noncontrolling interest) would have increased by $12.8 million. We have assessed the impacts to the previously reported quarters of 2008 (and the related year-to-date 2008 amounts), and the impact of the cumulative correction recorded in the fourth quarter of 2008, and concluded that all such impacts are immaterial. Accordingly, we have determined that no restatement of previously issued financial statements or information is necessary and, therefore, no such restatement is reflected in the above presentation of unaudited quarterly financial information for the deemed compensation expense correction recorded.

F-83


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REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Board of Directors and Stockholders of
General Growth Properties, Inc.
Chicago, Illinois

        We have audited the consolidated financial statements of General Growth Properties, Inc. (Debtor-in-Possession) and subsidiaries (the "Company") as of December 31, 2009 and 2008, and for each of the three years in the period ended December 31, 2009, and the Company's internal control over financial reporting as of December 31, 2009, and have issued our reports thereon dated March 1, 2010 (for which the report on the consolidated financial statements expresses an unqualified opinion and includes explanatory paragraphs regarding the Company's bankruptcy proceedings, the Company's ability to continue as a going concern and the Company's change in methods of accounting for noncontrolling interests and convertible debt instruments); such consolidated financial statements and reports are included elsewhere in this Form 10-K. Our audits also included the consolidated financial statement schedule 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 consolidated 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 consolidated 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.

/s/ Deloitte & Touche LLP

Chicago, Illinois
March 1, 2010

F-84


Table of Contents

GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)
SCHEDULE III—REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2009

 
   
   
   
   
  Costs Capitalized
Subsequent to
Acquisition(c)
  Gross Amounts at Which
Carried at Close of Period(d)
   
   
   
  Life
Upon Which
Latest
Income
Statement
is Computed
 
 
   
   
  Initial Cost(b)    
   
   
 
Name of Center
  Location   Encumbrances(a)   Land   Buildings and
Improvements
  Land   Buildings and
Improvements
  Land   Buildings and
Improvements
  Total   Accumulated
Depreciation(e)
  Date of
Construction
  Date
Acquired
 
 
   
  (In thousands)
   
   
   
 

Retail and Other:

                                                                           

Ala Moana Center

 

Honolulu, HI

 
$

1,500,000
 
$

336,229
 
$

473,771
 
$

 
$

287,812
 
$

336,229
 
$

761,583
 
$

1,097,812
 
$

195,434
       
1999
   
(e

)

Alameda Plaza

  Pocatello, ID         740     2,060         13     740     2,073     2,813     387         2002     (e )

Anaheim Crossing

  Anaheim, CA             1,986         29         2,015     2,015     375         2002     (e )

Animas Valley Mall

  Farmington, NM     35,054     6,464     35,902         8,645     6,464     44,547     51,011     9,011         2002     (e )

Apache Mall

  Rochester, MN         8,110     72,993         26,639     8,110     99,632     107,742     29,428         1998     (e )

Arizona Center

  Phoenix, AZ         2,314     132,158         2,326     2,314     134,484     136,798     28,994         2004     (e )

Augusta Mall

  Augusta, GA     159,000     787     162,272     1,217     82,949     2,004     245,221     247,225     30,377         2004     (e )

Austin Bluffs Plaza

  Colorado Springs, CO     2,288     1,080     3,007         234     1,080     3,241     4,321     610         2002     (e )

Bailey Hills Village

  Eugene, OR         290     806         36     290     842     1,132     156         2002     (e )

Baybrook Mall

  Friendswood, TX     168,570     13,300     117,163     6,853     28,291     20,153     145,454     165,607     38,830         1999     (e )

Bayshore Mall

  Eureka, CA     31,005     3,005     27,399         37,512     3,005     64,911     67,916     33,854   1986-1987           (e )

Bayside Marketplace

  Miami, FL     84,103         177,801         3,616         181,417     181,417     39,816         2004     (e )

Beachwood Place

  Beachwood, OH     240,164     18,500     319,684         27,113     18,500     346,797     365,297     39,988         2004     (e )

Bellis Fair

  Bellingham, WA     61,586     7,616     47,040     (131 )   15,946     7,485     62,986     70,471     32,856   1987-1988           (e )

Birchwood Mall

  Port Huron, MI     44,308     1,769     34,575     1,274     19,871     3,043     54,446     57,489     30,763   1989-1990           (e )

Boise Plaza

  Boise, ID         374     1,042         112     374     1,154     1,528     210         2002     (e )

Boise Towne Plaza

  Boise, ID     10,921     3,988     11,101         146     3,988     11,247     15,235     2,116         2002     (e )

Boise Towne Square

  Boise, ID     69,689     23,449     131,001     1,088     36,423     24,537     167,424     191,961     31,202         2002     (e )

Burlington Town Center

  Burlington, VT     26,304     1,637     32,798     2,597     20,396     4,234     53,194     57,428     7,976         2004     (e )

Cache Valley Mall

  Logan, UT     28,043     3,875     22,047     (415 )   472     3,460     22,519     25,979             2002     (e )

Cache Valley Marketplace

  Logan, UT         1,500     1,583     1,310     3,526     2,810     5,109     7,919             2002     (e )

Capital Mall

  Jefferson City, MO     11,000     4,200     14,201     (287 )   10,871     3,913     25,072     28,985     12,648         1993     (e )

Century Plaza

  Birmingham, AL         3,164     28,514         (14,290 )   3,164     14,224     17,388     6         1997     (e )

Chapel Hills Mall

  Colorado Springs, CO     98,500     4,300     34,017         72,043     4,300     106,060     110,360     40,624         1993     (e )

Chico Mall

  Chico, CA     55,524     16,958     45,628     (1,187 )   (6,966 )   15,771     38,662     54,433             2003     (e )

Coastland Center

  Naples, FL     117,006     11,450     103,050         50,040     11,450     153,090     164,540     38,703         1998     (e )

Collin Creek

  Plano, TX     68,940     26,250     122,991         2,529     26,250     125,520     151,770     16,772         2004     (e )

Colony Square Mall

  Zanesville, OH     25,239     1,000     24,500     597     25,302     1,597     49,802     51,399     27,678         1986     (e )

Columbia Mall

  Columbia, MO     90,000     5,383     19,663         32,259     5,383     51,922     57,305     27,795   1984-1985           (e )

Coral Ridge Mall

  Coralville, IA     88,250     3,364     64,218     49     22,952     3,413     87,170     90,583     31,860   1998-1999           (e )

Coronado Center

  Albuquerque, NM     168,798     33,072     148,799         3,482     33,072     152,281     185,353     28,996         2003     (e )

Cottonwood Mall

  Salt Lake City, UT         7,613     42,987     (4,713 )   (42,987 )   2,900         2,900             2002     (e )

Cottonwood Square

  Salt Lake City, UT         1,558     4,339         218     1,558     4,557     6,115     847         2002     (e )

Country Hills Plaza

  Ogden, UT     13,526     3,620     9,080     (88 )   (1,111 )   3,532     7,969     11,501             2002     (e )

Crossroads Center

  St. Cloud, MN     78,436     10,813     72,203     2,393     40,769     13,206     112,972     126,178     25,981         2000     (e )

Cumberland Mall

  Atlanta, GA     103,862     15,199     136,787     10,042     74,528     25,241     211,315     236,556     50,567         1998     (e )

Division Crossing

  Portland, OR     5,273     1,773     4,935         422     1,773     5,357     7,130     1,007         2002     (e )

Eagle Ridge Mall

  Lake Wales, FL     47,578     7,620     49,561     (3,280 )   (27,366 )   4,340     22,195     26,535       1995-1996           (e )

Eastridge Mall

  Casper, WY     31,992     6,171     34,384     (79 )   11,590     6,092     45,974     52,066     8,090         2002     (e )

Eastridge Mall

  San Jose, CA     170,000     36,724     178,018         23,540     36,724     201,558     238,282     29,010         2006     (e )

Eden Prairie Center

  Eden Prairie, MN     79,828     465     19,024     28     123,355     493     142,379     142,872     49,162         1997     (e )

F-85


Table of Contents

GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)
SCHEDULE III—REAL ESTATE AND ACCUMULATED DEPRECIATION (Continued)
DECEMBER 31, 2009

 
   
   
   
   
  Costs Capitalized
Subsequent to
Acquisition(c)
  Gross Amounts at Which
Carried at Close of Period(d)
   
   
   
  Life
Upon Which
Latest
Income
Statement
is Computed
 
 
   
   
  Initial Cost(b)    
   
   
 
Name of Center
  Location   Encumbrances(a)   Land   Buildings and
Improvements
  Land   Buildings and
Improvements
  Land   Buildings and
Improvements
  Total   Accumulated
Depreciation(e)
  Date of
Construction
  Date
Acquired
 
 
   
  (In thousands)
   
   
   
 

Fallbrook Center

  West Hills, CA     85,000     6,117     10,077     10     101,497     6,127     111,574     117,701     50,995         1984     (e )

Faneuil Hall Marketplace

  Boston, MD     87,235         122,098         2,033         124,131     124,131     20,769         2004     (e )

Fashion Place

  Murray, UT     136,850     21,604     206,484     706     46,542     22,310     253,026     275,336     32,922         2004     (e )

Fashion Show

  Las Vegas, NV     645,918     523,650     602,288         (7,683 )   523,650     594,605     1,118,255     94,137         2004     (e )

Foothills Mall

  Fort Collins, CO     50,758     8,031     96,642     (3,576 )   (59,906 )   4,455     36,736     41,191             2003     (e )

Fort Union

  Midvale, UT     2,753         3,842         27         3,869     3,869     736         2002     (e )

Four Seasons Town Centre

  Greensboro, NC     100,429     27,231     141,978         6,810     27,231     148,788     176,019     25,280         2004     (e )

Fox River Mall

  Appleton, WI     195,000     2,701     18,291     2,086     66,854     4,787     85,145     89,932     41,709   1983-1984           (e )

Fremont Plaza

  Las Vegas, NV             3,956         330         4,286     4,286     774         2002     (e )

Gateway Crossing Shopping Center

  Bountiful, UT     15,234     4,104     11,422         991     4,104     12,413     16,517     2,407         2002     (e )

Gateway Mall

  Springfield, OR     40,597     8,728     34,707     (96 )   38,375     8,632     73,082     81,714     35,420   1989-1990           (e )

Gateway Overlook

  Columbia, MD     55,000         31,679         2,850         34,529     34,529     2,321   2007           (e )

Glenbrook Square

  Fort Wayne, IN     153,429     30,414     195,896     50     13,375     30,464     209,271     239,735     34,569         2003     (e )

Governor's Square

  Tallahassee, FL     74,368         121,482         5,941         127,423     127,423     21,978         2004     (e )

Grand Teton Mall

  Idaho Falls, ID     48,795     6,973     44,030         11,397     6,973     55,427     62,400     10,189         2002     (e )

Grand Teton Plaza

  Idaho Falls, ID         2,349     7,336         132     2,349     7,468     9,817     989         2004     (e )

Grand Traverse Mall

  Traverse City, MI     85,302     3,534     20,776         30,413     3,534     51,189     54,723     28,311   1990-1991           (e )

Greenwood Mall

  Bowling Green, KY     45,579     3,200     40,202     187     37,664     3,387     77,866     81,253     34,517         1993     (e )

Halsey Crossing

  Gresham, OR     2,581         4,363         126         4,489     4,489     864         2002     (e )

Harborplace

  Baltimore, MD     49,016         54,308         11,728         66,036     66,036     12,133         2004     (e )

Hulen Mall

  Fort Worth, TX     113,021     8,910     153,894         (4,392 )   8,910     149,502     158,412     17,736         2004     (e )

Jordan Creek Town Center

  West Des Moines, IA     185,950     18,142     166,143         11,816     18,142     177,959     196,101     39,536   2004           (e )

Knollwood Mall

  St. Louis Park, MN     39,942         9,748     7,026     42,058     7,026     51,806     58,832     26,280         1978     (e )

Lakeside Mall

  Sterling Heights, MI     161,380     35,860     369,639         5,620     35,860     375,259     411,119     55,813         2004     (e )

Lakeview Square

  Battle Creek, MI     41,334     3,579     32,210     (274 )   (2,733 )   3,305     29,477     32,782             1996     (e )

Landmark Mall

  Alexandria, VA         28,396     67,235     (10,038 )   (38,434 )   18,358     28,801     47,159             2003     (e )

Lansing Mall

  Lansing, MI     24,144     6,978     62,800     4,518     44,239     11,496     107,039     118,535     38,275         1996     (e )

Lincolnshire Commons

  Lincolnshire, IL     28,000     10,784     9,441         20,994     10,784     30,435     41,219     4,892   2006           (e )

Lockport Mall

  Lockport, NY         800     10,000         (3,523 )   800     6,477     7,277     1,054         1986     (e )

Lynnhaven Mall

  Virginia Beach, VA     210,408     33,698     229,433         6,126     33,698     235,559     269,257     41,760         2003     (e )

Mall At Sierra Vista

  Sierra Vista, AZ     23,556     3,652     20,450         4,128     3,652     24,578     28,230     5,006         2002     (e )

Mall of Louisiana

  Baton Rouge, LA     235,174     28,649     275,102     (4,058 )   78,430     24,591     353,532     378,123     47,583         2004     (e )

Mall of The Bluffs

  Council Bluffs, IA     35,951     1,860     24,016     35     24,636     1,895     48,652     50,547     27,669   1985-1986           (e )

Mall St. Matthews

  Louisville, KY     144,565         176,583     33,108     1,877     33,108     178,460     211,568     21,484         2004     (e )

Mall St. Vincent

  Shreveport, LA     32,578     2,640     23,760         10,264     2,640     34,024     36,664     12,412         1998     (e )

Market Place Shopping Center

  Champaign, IL     106,000     7,000     63,972         56,631     7,000     120,603     127,603     42,423         1997     (e )

Mayfair Mall

  Wauwatosa, WI     274,932     14,707     224,847         41,831     14,707     266,678     281,385     75,210         2003     (e )

Meadows Mall

  Las Vegas, NV     101,463     24,634     104,088     (3,259 )   21,489     21,375     125,577     146,952     33,617         2003     (e )

Mondawmin Mall

  Baltimore, MD     84,689     11,850     57,871     (2,182 )   41,824     9,668     99,695     109,363     7,592         2004     (e )

North Plains Mall

  Clovis, NM     10,656     2,722     15,048     (385 )   (2,670 )   2,337     12,378     14,715             2002     (e )

North Star Mall

  San Antonio, TX     232,570     29,230     467,961     3,791     44,593     33,021     512,554     545,575     67,828         2004     (e )

North Temple Shops(g)

  Salt Lake City, UT         168     468     (168 )   (468 )                       2002     (e )

NorthTown Mall

  Spokane, WA     114,976     22,407     125,033         5,593     22,407     130,626     153,033     25,631         2002     (e )

Northgate Mall

  Chattanooga, TN     27,179     2,525     43,944     (908 )   (19,565 )   1,617     24,379     25,996             2003     (e )

Northridge Fashion Center

  Northridge, CA     127,168     16,618     149,563     248     40,840     16,866     190,403     207,269     58,604         1998     (e )

F-86


Table of Contents

GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)
SCHEDULE III—REAL ESTATE AND ACCUMULATED DEPRECIATION (Continued)
DECEMBER 31, 2009

 
   
   
   
   
  Costs Capitalized
Subsequent to
Acquisition(c)
  Gross Amounts at Which
Carried at Close of Period(d)
   
   
   
  Life
Upon Which
Latest
Income
Statement
is Computed
 
 
   
   
  Initial Cost(b)    
   
   
 
Name of Center
  Location   Encumbrances(a)   Land   Buildings and
Improvements
  Land   Buildings and
Improvements
  Land   Buildings and
Improvements
  Total   Accumulated
Depreciation(e)
  Date of
Construction
  Date
Acquired
 
 
   
  (In thousands)
   
   
   
 

Oak View Mall

  Omaha, NE     83,292     12,056     113,042         6,174     12,056     119,216     131,272     29,852         2003     (e )

Oakwood Center

  Gretna, LA     95,000     2,830     137,574     1,532     (7,342 )   4,362     130,232     134,594     14,427         2004     (e )

Oakwood Mall

  Eau Claire, WI     75,772     3,267     18,281         29,964     3,267     48,245     51,512     28,743   1985-1986           (e )

Oglethorpe Mall

  Savannah, GA     141,375     16,036     92,978         9,614     16,036     102,592     118,628     30,208         2003     (e )

Orem Plaza Center Street

  Orem, UT     2,460     1,069     2,974         2,389     1,069     5,363     6,432     751         2002     (e )

Orem Plaza State Street

  Orem, UT     1,523     592     1,649         191     592     1,840     2,432     336         2002     (e )

Oviedo Marketplace

  Orlando, FL     51,819     24,017     23,958     (4,052 )   (10,072 )   19,965     13,886     33,851             2004     (e )

Owings Mills Mall

  Owing Mills, MD     56,043     27,534     173,005     (13,386 )   (127,323 )   14,148     45,682     59,830     2,294         2004     (e )

Oxmoor Center

  Louisville, KY     60,789         131,434         10,464         141,898     141,898     18,897         2004     (e )

Paramus Park

  Paramus, NJ     102,855     47,660     182,124         7,065     47,660     189,189     236,849     30,369         2004     (e )

Park City Center

  Lancaster, PA     149,234     8,465     177,191     (276 )   39,572     8,189     216,763     224,952     56,339         2003     (e )

Park Place

  Tucson, AZ     176,443     4,996     44,993     (280 )   116,377     4,716     161,370     166,086     49,674         1996     (e )

Park West

  Peoria, AZ         16,526     77,548     1     124     16,527     77,672     94,199     5,301   2008           (e )

Peachtree Mall

  Columbus, GA     79,573     22,052     67,679         6,053     22,052     73,732     95,784     14,998         2003     (e )

Pecanland Mall

  Monroe, LA     51,860     10,101     68,329     297     17,716     10,398     86,045     96,443     17,892         2002     (e )

Piedmont Mall

  Danville, VA     33,911     2,000     38,000     (390 )   (13,952 )   1,610     24,048     25,658             1995     (e )

Pierre Bossier Mall

  Bossier City, LA     40,382     4,367     35,353         10,525     4,367     45,878     50,245     14,608         1998     (e )

Pine Ridge Mall

  Pocatello, ID     15,400     4,905     27,349         6,816     4,905     34,165     39,070     7,345         2002     (e )

Pioneer Place

  Portland, OR     157,116     10,805     209,965         3,696     10,805     213,661     224,466     33,867         2004     (e )

Plaza 800

  Sparks, NV             5,430         724         6,154     6,154     974         2002     (e )

Plaza 9400

  Sandy, UT             9,114         (6,932 )       2,182     2,182     6         2002     (e )

Prince Kuhio Plaza

  Hilo, HI     37,826     9     42,710         1,940     9     44,650     44,659     12,601         2002     (e )

Providence Place

  Providence, RI     411,494         502,809         11,224         514,033     514,033     80,398         2004     (e )

Provo Towne Centre

  Provo, UT     56,879     13,486     74,587         1,761     13,486     76,348     89,834     15,711         2002     (e )

Red Cliffs Mall

  St. George, UT     21,882     1,880     26,561         14,028     1,880     40,589     42,469     6,934         2002     (e )

Red Cliffs Plaza

  St. George, UT             2,366         467         2,833     2,833     560         2002     (e )

Regency Square Mall

  Jacksonville, FL     77,152     16,498     148,478     1,386     22,149     17,884     170,627     188,511     49,484         1998     (e )

Ridgedale Center

  Minnetonka, MN     153,754     10,710     272,607         18,222     10,710     290,829     301,539     42,481         2004     (e )

Rio West Mall

  Gallup, NM             19,500         7,479         26,979     26,979     15,239         1986     (e )

River Falls Mall

  Clarksville, IN         3,178     54,610     3,703     (41,302 )   6,881     13,308     20,189     2,817   1989-1990           (e )

River Hills Mall

  Mankato, MN     80,000     3,714     29,014     561     44,371     4,275     73,385     77,660     31,435   1990-1991           (e )

River Pointe Plaza

  West Jordan, UT     3,811     1,302     3,623         549     1,302     4,172     5,474     751         2002     (e )

Riverlands Shopping Center

  LaPlace, LA         500     4,500     601     6,195     1,101     10,695     11,796     2,547         1998     (e )

Riverside Plaza

  Provo, UT     5,454     2,475     6,890         2,330     2,475     9,220     11,695     1,873         2002     (e )

Rivertown Crossings

  Grandville, MI     119,588     10,973     97,142     (3,747 )   50,543     7,226     147,685     154,911     49,820   1998-1999           (e )

Riverwalk Marketplace

  New Orleans, LA             94,513         (2,397 )       92,116     92,116     11,324         2004     (e )

Rogue Valley Mall

  Medford, OR     27,440     21,913     36,392     (95 )   5,694     21,818     42,086     63,904     9,424         2003     (e )

Saint Louis Galleria

  St. Louis, MO     219,770     36,774     184,645     (545 )   38,249     36,229     222,894     259,123     35,796         2003     (e )

Salem Center

  Salem, OR     41,728     6,966     38,976         2,150     6,966     41,126     48,092     8,188         2002     (e )

Sikes Senter

  Wichita Falls, TX     61,381     12,759     50,567         2,030     12,759     52,597     65,356     10,161         2003     (e )

Silver Lake Mall

  Coeur d'Alene, ID     18,228     4,448     24,801     (1,727 )   (11,782 )   2,721     13,019     15,740             2002     (e )

Sooner Mall

  Norman, OK     60,000     2,700     24,300     (119 )   21,040     2,581     45,340     47,921     16,716         1996     (e )

South Street Seaport

  New York, NY             10,872         (5,082 )       5,790     5,790     2,416         2004     (e )

Southlake Mall

  Morrow, GA     100,000     6,700     60,407     (85 )   14,668     6,615     75,075     81,690     25,463         1997     (e )

Southland Center

  Taylor, MI     103,185     7,690     99,376         9,789     7,690     109,165     116,855     21,519         2004     (e )

F-87


Table of Contents

GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)
SCHEDULE III—REAL ESTATE AND ACCUMULATED DEPRECIATION (Continued)
DECEMBER 31, 2009

 
   
   
   
   
  Costs Capitalized
Subsequent to
Acquisition(c)
  Gross Amounts at Which
Carried at Close of Period(d)
   
   
   
  Life
Upon Which
Latest
Income
Statement
is Computed
 
 
   
   
  Initial Cost(b)    
   
   
 
Name of Center
  Location   Encumbrances(a)   Land   Buildings and
Improvements
  Land   Buildings and
Improvements
  Land   Buildings and
Improvements
  Total   Accumulated
Depreciation(e)
  Date of
Construction
  Date
Acquired
 
 
   
  (In thousands)
   
   
   
 

Southland Mall

  Hayward, CA     81,477     13,921     75,126     200     17,089     14,121     92,215     106,336     16,928         2002     (e )

Southshore Mall

  Aberdeen, WA         650     15,350         (10,735 )   650     4,615     5,265     280         1986     (e )

Southwest Plaza

  Littleton, CO     96,187     9,000     103,984     602     41,133     9,602     145,117     154,719     41,555         1998     (e )

Spokane Valley Mall

  Spokane, WA     53,880     11,455     67,046         2,657     11,455     69,703     81,158     13,453         2002     (e )

Spokane Valley Plaza

  Spokane, WA         3,558     10,150         79     3,558     10,229     13,787     1,903         2002     (e )

Spring Hill Mall

  West Dundee, IL     68,088     12,400     111,644     (6,809 )   (69,066 )   5,591     42,578     48,169             1998     (e )

Staten Island Mall

  Staten Island, NY     282,842     222,710     339,102         14,571     222,710     353,673     576,383     55,648         2004     (e )

Stonestown Galleria

  San Francisco, CA     273,000     67,000     246,272         9,938     67,000     256,210     323,210     34,724         1998     (e )

The Boulevard Mall

  Las Vegas, NV     107,630     16,490     148,413     (1,135 )   13,670     15,355     162,083     177,438     47,317         1998     (e )

The Crossroads

  Portage, MI     40,154     6,800     61,200         23,348     6,800     84,548     91,348     23,154         1999     (e )

The Gallery At Harborplace

  Baltimore, MD     101,244     17,912     174,410         394     17,912     174,804     192,716     20,717         2004     (e )

The Grand Canal Shoppes

  Las Vegas, NV     371,475         766,232         15,139         781,371     781,371     114,835         2004     (e )

The Maine Mall

  South Portland, ME     195,596     41,374     238,457     (79 )   15,200     41,295     253,657     294,952     39,850         2003     (e )

The Mall In Columbia

  Columbia, MD     400,000     34,650     522,363         20,497     34,650     542,860     577,510     81,026         2004     (e )

The Pines

  Pine Bluff, AR         1,489     17,627     (242 )   17,295     1,247     34,922     36,169     21,568   1985-1986           (e )

The Shoppes at the Palazzo

  Las Vegas, Nevada     249,623         470,167         (229,647 )       240,520     240,520             2008     (e )

The Shops At Fallen Timbers

  Maumee, OH     42,401     3,677     77,825     1,417     39,209     5,094     117,034     122,128     9,139   2007           (e )

The Shops At La Cantera

  San Antonio, TX     168,949     10,966     205,222     3,504     110,155     14,470     315,377     329,847     30,757   2005           (e )

The Streets At SoutHPoint

  Durham, NC     237,825     16,070     406,266         8,592     16,070     414,858     430,928     61,166         2004     (e )

The Village Of Cross Keys

  Baltimore, MD         18,070     57,285     (11,859 )   (54,690 )   6,211     2,595     8,806     226         2004     (e )

Three Rivers Mall

  Kelso, WA     17,400     4,312     23,019         3,266     4,312     26,285     30,597     5,063         2002     (e )

Town East Mall

  Mesquite, TX     92,848     7,711     149,258         24,418     7,711     173,676     181,387     38,485         2004     (e )

Tucson Mall

  Tucson, AZ     112,867         181,424     6,406     33,196     6,406     214,620     221,026     44,391         2001     (e )

Twin Falls Crossing

  Twin Falls, ID         275     769             275     769     1,044     144         2002     (e )

University Crossing

  Orem, UT     11,373     3,420     9,526         1,240     3,420     10,766     14,186     1,953         2002     (e )

Valley Hills Mall

  Hickory, NC     49,737     3,444     31,025     2,212     45,127     5,656     76,152     81,808     26,006         1997     (e )

Valley Plaza Mall

  Bakersfield, CA     83,906     12,685     114,166         23,701     12,685     137,867     150,552     39,952         1998     (e )

Visalia Mall

  Visalia, CA     36,936     11,052     58,172     (15 )   6,927     11,037     65,099     76,136     12,855         2002     (e )

Ward Centers

  Honolulu, HI     203,284     164,007     89,321     5,550     120,136     169,557     209,457     379,014     27,361         2002     (e )

West Valley Mall

  Tracy, CA     56,436     9,295     47,789     1,591     36,304     10,886     84,093     94,979     32,241   1995           (e )

Westlake Center

  Seattle, WA     70,784     12,971     117,003     4,669     (4,298 )   17,640     112,705     130,345     15,089         2004     (e )

Westwood Mall

  Jackson, MI     24,117     2,658     23,924     913     5,991     3,571     29,915     33,486     11,801         1996     (e )

White Marsh Mall

  Baltimore, MD     187,000     24,760     239,688         16,019     24,760     255,707     280,467     41,624         2004     (e )

White Mountain Mall

  Rock Springs, WY     10,656     1,363     7,611         7,983     1,363     15,594     16,957     5,429         2002     (e )

Willowbrook

  Wayne, NJ     168,760     28,810     444,762     30     5,451     28,840     450,213     479,053     56,548         2004     (e )

Woodbridge Center

  Woodbridge, NJ     207,934     50,737     420,703         8,424     50,737     429,127     479,864     64,904         2004     (e )

Woodlands Village

  Flagstaff, AZ     6,968     2,689     7,484         278     2,689     7,762     10,451     1,430         2002     (e )

Yellowstone Square

  Idaho Falls, ID         1,057     2,943         147     1,057     3,090     4,147     592         2002     (e )
                                                           
 

Total GGPI

        15,030,063     2,833,560     17,251,138     34,423     2,379,283     2,867,983     19,630,421     22,498,404     3,894,207                  

F-88


Table of Contents

GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)
SCHEDULE III—REAL ESTATE AND ACCUMULATED DEPRECIATION (Continued)
DECEMBER 31, 2009

 
   
   
   
   
  Costs Capitalized
Subsequent to
Acquisition(c)
  Gross Amounts at Which
Carried at Close of Period(d)
   
   
   
  Life
Upon Which
Latest
Income
Statement
is Computed
 
 
   
   
  Initial Cost(b)    
   
   
 
Name of Center
  Location   Encumbrances(a)   Land   Buildings and
Improvements
  Land   Buildings and
Improvements
  Land   Buildings and
Improvements
  Total   Accumulated
Depreciation(e)
  Date of
Construction
  Date
Acquired
 
 
   
  (In thousands)
   
   
   
 

Bay City Mall

  Bay City, MI     23,751     2,867     31,529     (87 )   (8,030 )   2,780     23,499     26,279             2007     (e )

Brass Mill Center

  Waterbury, CT     99,510     19,455     151,989         2,037     19,455     154,026     173,481     26,316         2007     (e )

Brass Mill Commons

  Waterbury, CT     21,282     4,993     27,170     (1 )       4,992     27,170     32,162     5,068         2007     (e )

Chula Vista Center

  Chula Vista, CA         15,085     81,697         2,585     15,085     84,282     99,367     13,521         2007     (e )

Columbiana Centre

  Columbia, SC     105,441     14,731     125,830         464     14,731     126,294     141,025     19,363         2007     (e )

Deerbrook Mall

  Humble, TX     73,964     17,015     137,480         4,780     17,015     142,260     159,275     21,524         2007     (e )

Lakeland Square

  Lakeland, FL     53,675     14,492     82,428         326     14,492     82,754     97,246     14,420         2007     (e )

Moreno Valley Mall

  Moreno Valley, CA     86,814     10,045     77,088     (360 )   (10,323 )   9,685     66,765     76,450             2007     (e )

Newgate Mall

  Ogden, UT     37,911     7,686     59,688         2,724     7,686     62,412     70,098     6,353         2007     (e )

Newpark Mall

  Newark, CA     68,987     15,278     136,773         450     15,278     137,223     152,501     27,120         2007     (e )

North Point Mall

  Alpharetta, GA     215,283     32,733     258,996         7,483     32,733     266,479     299,212     40,908         2007     (e )

Pembroke Lakes Mall

  Pembroke Pines, FL     126,924     41,980     230,513         4,563     41,980     235,076     277,056     30,694         2007     (e )

Steeplegate Mall

  Concord, NH     77,889     7,258     72,616         (513 )   7,258     72,103     79,361     13,876         2007     (e )

The Parks at Arlington

  Arlington, TX     174,517     27,101     279,987     1     8,416     27,102     288,403     315,505     42,653         2007     (e )

The Shoppes at Buckland

  Manchester, CT     161,319     24,319     196,291         (14 )   24,319     196,277     220,596     28,166         2007     (e )

The Woodlands Mall

  The Woodlands, TX     229,929     17,776     294,229     1     8,251     17,777     302,480     320,257     42,640         2007     (e )

Tysons Galleria

  McLean, VA     254,555     22,874     220,782         2,173     22,874     222,955     245,829     28,239         2007     (e )

Vista Ridge Mall

  Lewisville, TX     61,624     14,614     130,520     (1 )   294     14,613     130,814     145,427     37,383         2007     (e )

Washington Park Mall

  Bartlesville, OK     10,296     2,072     15,431     1     (1,105 )   2,073     14,326     16,399     3,351         2007     (e )

West Oaks Mall

  Ocoee, FL     68,301     18,677     91,899     6,599     (732 )   25,276     91,167     116,443     16,218         2007     (e )

Purchase accounting related adjustments

  Chicago, IL         (70 )   5,400     70     (5,400 )                                
                                                           
 

Total Homart I(f)

        1,951,972     330,981     2,708,336     6,223     18,429     337,204     2,726,765     3,063,969     417,813                  


Other, including corporate and developments in progress


 

 

7,381,714

 

 

291,114

 

 

492,836

 

 

(24,251

)

 

253,004

 

 

266,863

 

 

745,840

 

 

1,012,703

 

 

181,853

 

 

 

 

 

 

 

 

 
                                                           

Total Retail and Other

    24,363,749     3,455,655     20,452,310     16,395     2,650,716     3,472,050     23,103,026     26,575,076     4,493,873                  
                                                           


Master Planned Communities


 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bridgeland

  Houston, TX     29,812     257,222         148,550     1,123     405,772     1,123     406,895     412         2004     (e )

Columbia

  Howard County, MD         321,118         (146,428 )   57     174,690     57     174,747     5         2004     (e )

Fairwood

  Prince George's County, MD         136,434         (134,921 )   19     1,513     19     1,532     1         2004     (e )

Summerlin

  Summerlin, NV     52,199     990,179         125,164     31     1,115,343     31     1,115,374     5         2004     (e )

Natick-Nouvelle at Natick (Dev)

  Natick, MA                 74,364     4     74,364     4     74,368     1                  

Other

    10,257             2,103     7     2,103     7     2,110                      
                                                           


Total Master Planned Communities


 

 

92,268

 

 

1,704,953

 

 


 

 

68,832

 

 

1,241

 

 

1,773,785

 

 

1,241

 

 

1,775,026

 

 

424

 

 

 

 

 

 

 

 

 
                                                           


Total


 

$

24,456,017

 

$

5,160,608

 

$

20,452,310

 

$

85,227

 

$

2,651,957

 

$

5,245,835

 

$

23,104,267

 

$

28,350,102

 

$

4,494,297

 

 

 

 

 

 

 

 

 
                                                           

F-89


GENERAL GROWTH PROPERTIES, INC.
(Debtor-in-Possession)
NOTES TO SCHEDULE III

(a)
See description of mortgages, notes and other debt payable in Note 6 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)
For retail and other properties, costs capitalized subsequent to acquisitions is net of cost of disposals or other property write-downs. For Master Planned Communities, costs capitalized subsequent to acquisitions are net of land sales.

(d)
The aggregate cost of land, buildings and improvements for federal income tax purposes is approximately $17.6 billion.

(e)
Depreciation is computed based upon the following estimated lives:

   
  Years
 

Buildings, improvements and carrying costs

  40-45
 

Equipment, tenant improvements and fixtures

  5-10
(f)
Initial cost for individual properties acquired in the Homart I acquisition represents historical cost at December 31, 2007 including purchase accounting adjustments recorded during 2008.

(g)
The property was sold on February 4, 2009.

  Reconciliation of Real Estate  
   
  2009   2008   2007  
   
  (In thousands)
 
 

Balance at beginning of year

  $ 29,863,649   $ 28,591,756   $ 24,661,601  
 

Acquisitions

        503,096     3,152,350  
 

Change in Master Planned Communities land

    (70,156 )   204,569     (16,466 )
 

Additions

    263,418     641,757     866,353  
 

Impairments

    (1,079,473 )        
 

Dispositions and write-offs

    (627,336 )   (77,529 )   (72,082 )
                 
 

Balance at end of year

  $ 28,350,102   $ 29,863,649   $ 28,591,756  
                 

 

Reconciliation of Accumulated Depreciation

 
   
  2009   2008   2007  
   
  (In thousands)
 
 

Balance at beginning of year

  $ 4,240,222   $ 3,605,199   $ 2,766,871  
 

Depreciation expense

    707,183     712,552     635,873  
 

Acquisitions

            274,537 (h)
 

Dispositions and write-offs

    (453,108 )   (77,529 )   (72,082 )
                 
 

Balance at end of year

  $ 4,494,297   $ 4,240,222   $ 3,605,199  
                 
(h)
Accumulated depreciation of our original 50% interest in the properties acquired in the Homart I acquisition at July 6, 2007 (date of acquisition). Such properties were unconsolidated prior to the date of acquisition.

F-90


Table of Contents


EXHIBIT INDEX

  3.1   Restated Certificate of Incorporation of General Growth Properties, Inc. filed with the Delaware Secretary of State on February 10, 2006 (previously filed as Exhibit 3.1 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

3.2

 

Second Amended and Restated Bylaws of General Growth Properties, Inc. (previously filed as Exhibit 3(ii).1 to the Current Report on Form 8-K dated November 18, 2008 which was filed with the SEC on November 21, 2008).

 

3.3

 

Certificate of Designations, Preferences and Rights of Increasing Rate Cumulative Preferred Stock, Series I filed with the Delaware Secretary of State on February 26, 2007 (previously filed as Exhibit 3.3 to the Annual Report on Form 10-K for the year ended December 31, 2006, which was previously filed with the SEC on March 1, 2007).

 

4.1

 

Form of Common Stock Certificate (previously filed as Exhibit 4.1 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

4.2

 

Rights Agreement dated July 27, 1993, between General Growth Properties, Inc. and certain other parties named therein (previously filed as Exhibit 4.2 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

4.3

 

Amendment to Rights Agreement dated as of February 1, 2000, between General Growth Properties, Inc. and certain other parties named therein (previously filed as Exhibit 10.11 to the Annual Report on Form 10-K for the year ended December 31, 2003 which was filed with the SEC on March 12, 2004).

 

4.4

 

Redemption Rights Agreement dated July 13, 1995, by and among GGP Limited Partnership (the "Operating Partnership"), General Growth Properties, Inc. and the persons listed on the signature pages thereof (previously filed as Exhibit 4.4 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

4.5

 

Redemption Rights Agreement dated December 6, 1996, among the Operating Partnership, Forbes/Cohen Properties, Lakeview Square Associates, and Jackson Properties (previously filed as Exhibit 4.5 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

4.6

 

Redemption Rights Agreement dated June 19, 1997, among the Operating Partnership, General Growth Properties, Inc., and CA Southlake Investors, Ltd. (previously filed as Exhibit 4.6 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

4.7

 

Redemption Rights Agreement dated October 23, 1997, among General Growth Properties, Inc., the Operating Partnership and Peter Leibowits (previously filed as Exhibit 4.7 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

4.8

 

Redemption Rights Agreement dated April 2, 1998, among the Operating Partnership, General Growth Properties, Inc. and Southwest Properties Venture (previously filed as Exhibit 4.8 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

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Table of Contents

  4.9   Redemption Rights Agreement dated July 21, 1998, among the Operating Partnership, General Growth Properties, Inc., Nashland Associates, and HRE Altamonte, Inc. (previously filed as Exhibit 4.9 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

4.10

 

Redemption Rights Agreement dated October 21, 1998, among the Operating Partnership, General Growth Properties, Inc. and the persons on the signature pages thereof (previously filed as Exhibit 4.10 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

4.11

 

Redemption Rights Agreement (Common Units) dated July 10, 2002, by and among the Operating Partnership, General Growth Properties, Inc. and the persons listed on the signature pages thereof (previously filed as Exhibit 4.11 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008) .

 

4.12

 

Redemption Rights Agreement (Series B Preferred Units) dated July 10, 2002, by and among the Operating Partnership, General Growth Properties, Inc. and the persons listed on the signature pages thereof (previously filed as Exhibit 4.12 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

 

4.13

 

Redemption Rights Agreement (Common Units) dated November 27, 2002, by and among the Operating Partnership, General Growth Properties, Inc. and JSG, LLC (previously filed as Exhibit 4.13 to the Annual Report on Form 10-K for the year ended December 31, 2008 which was filed with the SEC on February 27, 2009).

 

4.14

 

Redemption Rights Agreement dated December 11, 2003, by and among the Operating Partnership, General Growth Properties, Inc. and Everitt Enterprises, Inc. (previously filed as Exhibit 10.44 to the Annual Report on Form 10-K for the year ended December 31, 2003 which was filed with the SEC on March 12, 2004).

 

4.15

 

Redemption Rights Agreement dated March 5, 2004, by and among the Operating Partnership, General Growth Properties, Inc. and Koury Corporation (previously filed as Exhibit 4.15 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

 

4.16

 

Registration Rights Agreement dated April 15, 1993, between General Growth Properties, Inc., Martin Bucksbaum, Matthew Bucksbaum and the other parties named therein (previously filed as Exhibit 4.16 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

 

4.17

 

Amendment to Registration Rights Agreement dated February 1, 2000, among General Growth Properties, Inc. and certain other parties named therein (previously filed as Exhibit 10.16 to the Annual Report on Form 10-K for the year ended December 31, 2003 which was filed with the SEC on March 12, 2004).

 

4.18

 

Registration Rights Agreement dated April 17, 2002, between General Growth Properties, Inc. and GSEP 2002 Realty Corp (previously filed as Exhibit 4.18 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

S-2


Table of Contents

  4.19   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 thereto as Exhibit B and the Summary of Rights to Purchase Preferred Shares attached thereto as Exhibit C) (previously filed as Exhibit 4.19 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

4.20

 

First Amendment to Rights Agreement dated as of November 10, 1999, between General Growth Properties, Inc. and Norwest Bank Minnesota, N.A. (previously filed as Exhibit 4.20 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

4.21

 

Second Amendment to Rights Agreement dated as of December 31, 2001, between General Growth Properties, Inc. and Mellon Investor Services, LLC, successor to Norwest Bank Minnesota, N.A. (previously filed as Exhibit 4.13 to the Registration Statement on Form S-3 (No. 333-82134) dated February 4, 2002 which was filed with the SEC on February 5, 2002).

 

4.22

 

Third Amendment to Rights Agreement dated as of November 18, 2008, between General Growth Properties, Inc. and BNY Mellon Shareholder Services (previously filed as Exhibit 4.1 to the Current Report on Form 8-K dated November 18, 2008 which was filed with the SEC on November 21, 2008).

 

4.23

 

Letter Agreement concerning Rights Agreement dated November 10, 1999, between the Operating Partnership and NYSCRF (previously filed as Exhibit 4.22 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

4.24

 

The Rouse Company and The Bank of New York Mellon Corporation (Trustee) Indenture dated as of February 24, 1995 (previously filed as Exhibit 4.23 to the Annual Report on Form 10-K for the year ended December 31, 2004 which was filed with the SEC on March 22, 2005).

 

4.25

 

The Rouse Company LP, TRC Co-Issuer, Inc. and The Bank of New York Mellon Corporation (Trustee) Indenture dated May 5, 2006 (previously filed as Exhibit 4.24 to the Annual Report on Form 10-K for the year ended December 31, 2006 which was filed with the SEC on March 1, 2007).

 

4.26

 

Second Amended and Restated Credit Agreement dated as of February 24, 2006 among General Growth Properties, Inc., Operating Partnership and GGPLP L.L.C., as Borrowers; the several lenders from time to time parties thereto; Banc of America Securities LLC, Eurohypo AG, New York Branch ("Eurohypo") and Wachovia Capital Markets, LLC, as Arrangers; Eurohypo, as Administrative Agent; Bank of America, N.A., and Wachovia Bank, National Association, as Syndication Agents; and Lehman Commercial Paper, Inc., as Documentation Agent (previously filed as Exhibit 4.1 to the Current Report on Form 8-K dated February 24, 2006 which was filed with the SEC on March 2, 2006).

 

4.27

 

Indenture, dated as of April 16, 2007, between the Operating Partnership and The Bank of New York Mellon Corporation (previously filed as Exhibit 4.1 to the Current Report on Form 8-K dated April 16, 2007 which was filed with the SEC on April 19, 2007).

 

10.1

 

Second Amended and Restated Agreement of Limited Partnership of the Operating Partnership dated April 1, 1998 (the "LP Agreement") (previously filed as Exhibit 10.1 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

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  10.2   First Amendment to the LP Agreement dated as of June 10, 1998 (previously filed as Exhibit 10.2 to the Annual Report on Form 10-K for the year ended December 31, 2008 which was filed with the SEC on February 27, 2009).

 

10.3

 

Second Amendment to the LP Agreement dated as of June 29, 1998 (previously filed as Exhibit 10.3 to the Annual Report on Form 10-K for the year ended December 31, 2008 which was filed with the SEC on February 27, 2009).

 

10.4

 

Third Amendment to the LP Agreement dated as of February 15, 2002 (previously filed as Exhibit 10.4 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

 

10.5

 

Amendment to the LP Agreement dated as of April 24, 2002 (previously filed as Exhibit 10.5 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

 

10.6

 

Fourth Amendment to the LP Agreement dated as of July 10, 2002 (previously filed as Exhibit 10.6 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

 

10.7

 

Amendment to the LP Agreement dated as of November 27, 2002 (previously filed as Exhibit 10.7 to the Annual Report on Form 10-K for the year ended December 31, 2008 which was filed with the SEC on February 27, 2009).

 

10.8

 

Sixth Amendment to the LP Agreement and Exhibit A to the Amendment dated as of November 20, 2003 (previously filed as Exhibit 10.8 to the Annual Report on Form 10-K for the year ended December 31, 2003 which was filed with the SEC on March 12, 2004).

 

10.9

 

Amendment to the LP Agreement and Exhibit A to the Amendment dated as of December 11, 2003 (previously filed as an Exhibit 10.9 to the Annual Report on Form 10-K for the year ended December 31, 2003 which was filed with the SEC on March 12, 2004).

 

10.10

 

Amendment to the LP Agreement dated March 5, 2004 (previously filed as Exhibit 10.1 to the Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2004 which was filed with the SEC on May 7, 2004).

 

10.11

 

Amendment to the LP Agreement dated November 12, 2004 (previously filed as Exhibit 10.3 to the Current Report on Form 8-K/A dated November 12, 2004 which was filed with the SEC on November 18, 2004).

 

10.12

 

Amendment to the LP Agreement dated September 30, 2006 (previously filed as Exhibit 10.12 to the Annual Report on Form 10-K for the year ended December 31, 2006, which was filed with the SEC on March 1, 2007).

 

10.13

 

Twelfth Amendment to the LP Agreement dated December 31, 2006 (previously filed as Exhibit 10.13 to the Annual Report on Form 10-K for the year ended December 31, 2006, which was filed with the SEC on March 1, 2007).

 

10.14

 

Second Amended and Restated Operating Agreement of GGPLP L.L.C. dated April 17, 2002 (the "LLC Agreement") (previously filed as Exhibit 10.14 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

 

10.15

 

First Amendment to the LLC Agreement dated April 23, 2002 (previously filed as Exhibit 10.15 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

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  10.16   Second Amendment to the LLC Agreement dated May 13, 2002 (previously filed as Exhibit 10.16 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

 

10.17

 

Third Amendment to the LLC Agreement dated October 30, 2002 (previously filed as Exhibit 10.17 to the Annual Report on Form 10-K for the year ended December 31, 2008 which was filed with the SEC on February 27, 2009).

 

10.18

 

Fourth Amendment to the LLC Agreement dated April 7, 2003 (previously filed as Exhibit 10.18 to the Annual Report on Form 10-K for the year ended December 31, 2008 which was filed with the SEC on February 27, 2009).

 

10.19

 

Fifth Amendment to the LLC Agreement dated April 11, 2003 (previously filed as Exhibit 10.19 to the Annual Report on Form 10-K for the year ended December 31, 2008 which was filed with the SEC on February 27, 2009).

 

10.20

 

Sixth Amendment to the LLC Agreement dated November 12, 2004 (previously filed as Exhibit 10.2 to the Current Report on Form 8-K/A dated November 12, 2004 which was filed with the SEC on November 18, 2004).

 

10.21

 

Operating Agreement dated November 10, 1999, between the Operating Partnership, NYSCRF, and GGP/Homart II L.L.C. (previously filed as Exhibit 10.20 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

10.22

 

Amendment to the Operating Agreement of GGP/Homart II L.L.C. dated November 22, 2002 (previously filed as Exhibit 10.21 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

10.23

 

Letter Amendment to the Operating Agreement of GGP/Homart II L.L.C. dated January 31, 2003 (previously filed as Exhibit 10.22 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

10.24

 

Second Amendment to the Operating Agreement of GGP/Homart II L.L.C. dated January 31, 2003 (previously filed as Exhibit 10.23 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

10.25

 

Third Amendment to the Operating Agreement of GGP/Homart II L.L.C. dated February 8, 2008 (previously filed as Exhibit 10.25 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

 

10.26

 

Amended and Restated Operating Agreement of GGP-TRS L.L.C. dated August 26, 2002, between the Operating Partnership, Teachers' Retirement System of the State of Illinois and GGP-TRS L.L.C. (previously filed as Exhibit 10.24 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

10.27

 

First Amendment to Amended and Restated Operating Agreement of GGP-TRS L.L.C. dated December 19, 2002 (previously filed as Exhibit 10.25 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

10.28

 

Second Amendment to Amended and Restated Operating Agreement of GGP-TRS L.L.C. dated November 1, 2005 (previously filed as Exhibit 10.26 to the Annual Report on Form 10-K for the year ended December 31, 2005 which was filed with the SEC on March 31, 2006).

 

10.29

*

Summary of Non-Employee Director Compensation Program (filed herewith).

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  10.30   Contingent Stock Agreement, effective January 1, 1996, by The Rouse Company and in favor of and for the benefit of the Holders and the Representatives (as defined therein) (previously filed as Exhibit 10.30 to the Annual Report on Form 10-K for the year ended December 31, 2007 which was filed with the SEC on February 27, 2008).

 

10.31

 

Assumption Agreement dated October 19, 2004 by General Growth Properties, Inc. and The Rouse Company in favor of and for the benefit of the Holders and the Representatives (as defined therein) (previously filed as Exhibit 99.2 to the Registration Statement on Form S-3/A (No. 333-120373) which was filed with the SEC on December 23, 2004).

 

10.32

 

Indemnity Agreement dated as of February 2006 by the Company and The Rouse Company, LP. (previously filed as Exhibit 10.1 to the Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2006 which was filed with the SEC on May 10, 2006).

 

10.33

*

General Growth Properties, Inc. 1998 Incentive Stock Plan, as amended (previously filed as Exhibit 10.1 to the Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2005 which was filed with the SEC on August 8, 2005).

 

10.34

*

Amendment dated November 8, 2006 and effective January 1, 2007 to General Growth Properties, Inc. 1998 Incentive Stock Plan (previously filed as Exhibit 10.1 to the Quarterly Report on Form 10-Q for the quarterly period ended September 30, 2006 which was filed with the SEC on November 8, 2006).

 

10.35

*

Form of Option Agreement pursuant to 1998 Incentive Stock Plan (previously filed as Exhibit 10.47 to the Annual Report on Form 10-K for the year ended December 31, 2004 which was filed with the SEC on March 22, 2005).

 

10.36

*

General Growth Properties, Inc. Second Amended and Restated 2003 Incentive Stock Plan, effective December 18, 2008 (previously filed as Exhibit 10.36 to the Annual Report on Form 10-K for the year ended December 31, 2008 which was filed with the SEC on February 27, 2009).

 

10.37

*

Form of Option Agreement pursuant to 2003 Incentive Stock Plan (previously filed as Exhibit 10.48 to the Annual Report on Form 10-K for the year ended December 31, 2004 which was filed with the SEC on March 22, 2005).

 

10.38

*

Form of Employee Restricted Stock Agreement pursuant to the 2003 Incentive Stock Plan (previously filed as Exhibit 10.2 to the Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2006 which was filed with the SEC on August 9, 2006).

 

10.39

*

Form of Non-Employee Director Restricted Stock Agreement pursuant to the 2003 Incentive Stock Plan (previously filed as Exhibit 10.3 to the Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2006 which was filed with the SEC on August 9, 2006).

 

10.40

*

Form of Restricted Stock Agreement pursuant to the General Growth Properties, Inc. 2003 Incentive Stock Plan, as amended (previously filed as Exhibit 10.1 to the Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2008 which was filed with the SEC on May 8, 2008).

 

10.41

*

Employment Agreement dated as of November 2, 2008 by and among General Growth Properties, Inc., GGP Limited Partnership and Adam S. Metz (previously filed as Exhibit 10.1 to the Current Report on Form 8-K dated November 2, 2008 which was filed with the SEC on November 4, 2008).

 

10.42

*

Employment Agreement dated as of November 2, 2008 by and among General Growth Properties, Inc., GGP Limited Partnership and Thomas H. Nolan, Jr. (previously filed as Exhibit 10.2 to the Current Report on Form 8-K dated November 2, 2008 which was filed with the SEC on November 4, 2008).

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  10.43 * Amendment to Employment Agreement, dated as of March 6, 2009 by and among the Company, GGP Limited Partnership and Adam S. Metz (previously filed as Exhibit 10.1 to the Current Report on Form 8-K dated March 6, 2009 which was filed with the SEC on March 10, 2009).

 

10.44

*

Amendment to Employment Agreement, dated as of March 6, 2009 by and among the Company, GGP Limited Partnership and Thomas H. Nolan, Jr. (previously filed as Exhibit 10.1 to the Current Report on Form 8-K dated March 6, 2009 which was filed with the SEC on March 10, 2009).

 

10.45

*

Non-Qualified Stock Option Agreement dated as of November 3, 2008 by and between General Growth Properties, Inc. and Adam S. Metz (previously filed as Exhibit 10.3 to the Current Report on Form 8-K dated November 2, 2008 which was filed with the SEC on November 4, 2008).

 

10.46

*

Non-Qualified Option Agreement dated as of November 3, 2008 by and between General Growth Properties, Inc. and Thomas H. Nolan, Jr. (previously filed as Exhibit 10.4 to the Current Report on Form 8-K dated November 2, 2008 which was filed with the SEC on November 4, 2008).

 

10.47

*

General Growth Properties, Inc. Key Employee Incentive Plan dated October 2, 2009 and effective October 15, 2009 (filed herewith).

 

10.48

 

Loan Agreement dated as of July 11, 2008, among the borrowers named therein; the lenders from time to time party thereto; Eurohypo, as Administrative Agent; Wachovia Capital Markets LLC, Eurohypo and ING Real Estate Finance (USA) LLC ("ING"), as Joint Lead Arrangers and Book Managers; the Documentation Agents, as defined therein; and Wachovia Bank, National Association and ING, as Co-Syndication Agents (previously filed as Exhibit 10.1 to the Current Report on Form 8-K dated July 11, 2008 which was filed with the SEC on July 18, 2008).

 

10.49

 

Senior Secured Debtor in Possession Credit, Security and Guaranty Agreement dated May 15, 2009 among General Growth Properties, Inc., as co-borrower, GGP Limited Partnership, as co-borrower, certain subsidiaries of the co-borrowers, as guarantors, UBS AG, Stamford Branch, as agent, and the lenders party thereto (previously filed as Exhibit 10.1 to the Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2009 which was filed with the SEC on August 10, 2009).

 

21

 

List of Subsidiaries (filed herewith).

 

23.1

 

Consent of Deloitte & Touche LLP (filed herewith).

 

23.2

 

Consent of KPMG LLP (filed herewith).

 

31.1

 

Certification of Chief Executive Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith).

 

31.2

 

Certification of Chief Financial Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith).

 

32.1

 

Certification of Chief Executive Officer Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (filed herewith).

 

32.2

 

Certification of Chief Financial Officer Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (filed herewith).

 

99.1

 

Financial Statements of TRCLP, a wholly owned subsidiary of GGPLP (filed herewith).

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  101   The following financial information from General Growth Properties, Inc's. Quarterly Report on Form 10-K for the year ended December 31, 2009, filed with the SEC on March 1, 2010, formatted in XBRL (Extensible Business Reporting Language): (1) Consolidated Balance Sheets, (2) Consolidated Statement of Income and Comprehensive Income, (3) Consolidated Statements of Equity, (4) Conso1idated Statements of Cash Flows and (5) Notes to Consolidated Financial Statements, tagged as blocks of text. Pursuant to Rule 406T of Regulation S-T, this information is deemed not filed or part of a registration statement or prospectus for purposes of sections 11 or 12 of the Securities Act of 1933, is deemed not filed for purposes of section 18 of the Securities Exchange Act of 1934, and is not otherwise subject to liability under these sections.

(*)
A compensatory plan or arrangement required to be filed.

        Pursuant to Item 601(b)(4)(iii) of Regulation S-K, the registrant has not filed debt instruments relating to long-term debt that is not registered and for which the total amount of securities authorized thereunder does not exceed 10% of total assets of the registrant and its subsidiaries on a consolidated basis as of December 31, 2009. The registrant agrees to furnish a copy of such agreements to the Commission upon request.

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