8-K

                                Securities Exchange Act of 1934 -- Form 8-K



                     SECURITIES AND EXCHANGE COMMISSION
                          WASHINGTON, D.C. 20549

                                 FORM 8-K




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

                              Date of Report :
                              February 3, 2000
- --------------------------------------------------------------------------

                      CBL & ASSOCIATES PROPERTIES, INC.
- --------------------------------------------------------------------------
           (Exact name of registrant as specified in its charter)


      Delaware                   1-12494                  62-1545718
- ---------------------     ---------------------     ---------------------
   (State or other           (Commission                (IRS Employer
   jurisdiction of           File Number)               Identification
   incorporation)                                       Number)


     One Park Place, 6148 Lee Highway, Chattanooga, Tennessee 37421
- ------------------------------------------------------------------------
                (Address of principal executive offices)


            Registrant's telephone number, including area code:
                              (423) 855-0001
- -----------------------------------------------------------------------
                              Page 1




                        CBL & ASSOCIATES PROPERTIES, INC.
                             Conference Call Outline
                               Fourth Quarter 1999
                                February 3, 2000
                                   10:00 a.m.



     Good morning, everyone. We appreciate your participation in today's call to
discuss  our  results  for 1999.  Before we begin,  I would  like to have  Kelly
Sargent, our Director of Investor Relations, read our Safe Harbor disclosure.

     This  conference  call  contains  "forward-looking"  statements  within the
meaning of the federal  securities laws. Such statements are inherently  subject
to risks and uncertainties,  many of which cannot be predicted with accuracy and
some of which might not even be  anticipated.  Future events and actual results,
financial  and  otherwise,  may differ  materially  from the events and  results
discussed  in the  forward-looking  statements.  During  our  discussion  today,
references made to per share is based upon a fully diluted  converted  share. We
direct you to the Company's  various  filings with the  Securities  and Exchange
Commission,  including  without  limitation the Company's  Annual Report on Form
10-K and the  "Management's  Discussion and Analysis of Financial  Condition and
Results of Operations"  incorporated by reference  therein,  for a discussion of
such risks and uncertainties.

     I would like to note that a transcript of John's  comments will be filed as
a form 8K later  this  morning  and will be  available  upon  request as well as
available  for  replay  on the  Internet  through  a  link  on  our  website  at
www.cblproperties.com.

INCOME STATEMENT REVIEW

     1999 was an  outstanding  year for CBL.  At  95.3%,  we are  reporting  our
highest ever total portfolio occupancy.  We exceeded our anticipated performance
and achieved our ninth  consecutive  quarter of  double-digit  growth in FFO per
share.

     The 20.8%  increase  in FFO per share for the  fourth  quarter of 1999 over
1998 consisted of the following:

1.   31.3% was from the  opening of four new  shopping  centers  and from the
     acquisition of one mall, all of which occurred during
     the last twelve months.

2.   68.7% was from improved  operations in our portfolio,  or internal  growth.
     This resulted  primarily  from improved  rents,  higher tenant  recoveries,
     increased specialty rental income and higher returns on previously acquired
     properties,  all  resulting  from our high  occupancy  levels.  These  high
     occupancy  levels  have been  attained  through  our focus on  leasing  and
     managing our properties to maximize returns on our capital.



                                       2

Other financial highlights were:

1.   Income from  operations  increased 20% to $17.8 million in the quarter from
     $14.8 million in the prior-year  period and for the year increased 30.6% to
     $67.5 million from $51.6 million a year ago.

2.   In the fourth  quarter,  same-center NOI increased 6.7% over the prior-year
     period and increased 5.5% for the calendar year 1999 over 1998.

3.   Our cost recovery ratio  increased to 92.3% in the fourth quarter  compared
     with  90.6% a year ago.  For the year,  the cost  recovery  ratio was up to
     93.3% compared with 92.1% a year ago.

     Our FFO calculation remains one of the most conservative in the industry as
we  exclude  outparcel  sales  from  the  calculation,  due to  the  significant
fluctuations which occur in the normal course of our business.  The inclusion of
outparcel  sales would have a  significant  impact on year end results for 1999,
increasing  the  earnings  per share  from  $3.21 to $3.44  for the  year.  This
permissible increase in FFO due to outparcels sales was $.23 in 1999 compared to
$.12 in 1998.  In the fourth  quarter we recorded a $.03 per share tax provision
due to gains from outparcel sales. Before  consideration of outparcel sales, our
dividend payout ratio for the year is 61%. Including outparcel sales, the payout
ratio is 57%.  We expect our payout  ratio to  continue to trend down during the
year.

CAPITAL STRUCTURE
- -----------------

     The details of our capital  structure are listed in our release,  so I will
just touch on a couple areas.  Yesterday,  the Federal  Reserve elected to raise
short term interest  rates by 25 basis points.  Consistent  with our policy,  we
have protected  ourselves against interest rate risks on our variable rate debt.
Variable rate debt at year end was $606 million with a weighted average interest
rate of 6.85%.  Through  the  execution  of swap  agreements,  we have fixed the
interest rates on $414 million of the variable rate debt on operating properties
at a weighted  average  interest rate of 6.79%.  An  additional  $150 million of
interest rate caps leaves only $42 million of variable rate debt  exposure,  all
of which is associated with construction properties.

     A good  indication  of the strength of our balance  sheet is the fact that,
excluding normal principal amortization, we have $243 million of debt maturities
in the next two years of which  approximately  $100  million  will be retired or
refinanced within 180 days.  Another measure is our EBITDA coverage ratio, which
was 2.53 times  interest  expense  in 1999  compared  with 2.43  times  interest
expense in 1998.

CAPITAL EXPENDITURES
- --------------------

     During  1999  we  spent  $9.6   million  on  revenue   generating   capital
expenditures,  $15.4  million on revenue  neutral and $6.2 on revenue  enhancing
capital  expenditures.   The  revenue  neutral  and  revenue  enhancing  capital
expenditures  are primarily  remodeling and  renovation  costs with the majority
being recovered from tenants. During 1999 we continued our proactive strategy of
renovating our properties,  those  renovations  included  Rivergate Mall and The
Village at  Rivergate  in  Nashville,  College  Square Mall in  Morristown,  TN,
Governors Square in Clarksville,  TN,  Foothills Plaza in Maryville,  TN and six
other community centers. These expenditures are representative of our commitment
to investing in our properties to drive sales and occupancy.

                                       3


DEVELOPMENTS
- ------------

     In 1999, we developed and opened over 2 million square feet of new shopping
center space. Our largest project this year was the grand opening of Arbor Place
Mall in  metropolitan  Atlanta,  which  was  held on  October  13.  Arbor  Place
represents  the 30th mall in our  portfolio  and was one of the most  successful
mall  openings to date.  We project  Arbor Place to post sales of  approximately
$300 per square foot in its first year.  This project will yield 9.7%  initially
and 11% upon stabilization. The sizeable amount of traffic since opening and the
retailers' response to store sales has validated our decision to develop in this
Atlanta market.  As many of you know,  Upton's parent company  announced that it
would close its entire  portfolio  of stores,  shortly  prior to the Arbor Place
grand  opening.  We are in  final  negotiations  with a  retailer  to fill  this
location  and expect  that they will  occupy  the space by the first  quarter of
2001, Upton's will continue to pay rent until the new tenant opens.

     In 1999, we also opened one associated  center, The Landing at Arbor Place;
three  community  centers,  Fiddler's  Run,  Morganton,  NC, Sand Lake  Corners,
Orlando,  FL and Regal Cinemas,  Jacksonville,  FL; and three  community  center
expansions. These properties represent a net investment of $168.4 million.

     We currently have 1.9 million square feet under construction, including one
mall, The Lakes Mall in Muskegon, MI; one mall expansion in Asheville, NC; three
community  centers,  Gunbarrel Pointe in Chattanooga,  Chesterfield  Crossing in
Richmond,  and Coastal Way Shopping Center in Spring Hill, FL; and two community
center  expansions,  Sutton  Plaza in Mt.  Olive,  NJ and Sand Lake  Corners  in
Orlando,  FL. These projects  represent a total investment of approximately $123
million,  of which $34.1  million has been invested  through  December 31, 1999.
Construction  loans are closed  and in place for the  remaining  costs.  Initial
unleveraged  yields on these  centers are expected to range from 9% to 11% after
management and development fees.

     Our  development  pipeline  today  includes  two  malls.  The Mall of South
Carolina in Myrtle Beach, is a joint venture with Burroughs & Chapin.  We expect
to begin  construction this year with an opening to occur in 2002. Parkway Place
in  Huntsville,  AL, was acquired  late 1998,  and this is a joint  venture with
Colonial  Properties.  Though  construction  for Parkway Place is subject to tax
increment  financing  and  other  approvals,   we  anticipate   commencement  of
construction this year, with a projected opening date in 2002.

ACQUISITIONS
- ------------

     Reflecting our focus on internal growth  opportunities and new development,
we acquired  only one property in 1999,  York Galleria in York,  PA.  Consistent
with our  strategy,  this mall  dominates  the York  trade  area and has  growth
potential. We funded a sizable portion of this acquisition with the sale of four
assets that displayed  less  potential for growth.  We will continue to redeploy
our capital and resources to higher growth opportunities.

     Currently we are pursuing  dispositions  of selected  community  centers in
"one-off'  transactions,  but we have nothing  specific to report to you at this
time. The select disposition of assets continues to be a priority for us, but we
will only do so if the transaction creates shareholder value.
                                       4


     Acquisition opportunities remain available; however, we will continue to be
selective  and  opportunistic.  We will not purchase  assets  merely for "spread
investing". Any project we purchase must have a value-added component.

IMPROVED OPERATIONS - INTERNAL GROWTH
- -------------------------------------

     The strong  internal  growth  generated  in 1999 has been a function  of an
aggressive  leasing program which has improved  occupancy,  as well as mall shop
sales.  As I mentioned  earlier,  we are reporting  our highest total  portfolio
occupancy  ever at 95.3%,  compared with 94.8% one year ago.  Community  centers
were the highest at 97.7%,  but we were pleased with occupancy in the stabilized
and new mall  portfolio,  which  was a  combined  93.6% at year  end.  Excluding
Parkway  Place,   where  we  are  not  renewing   expiring  leases  due  to  its
redevelopment,  and excluding  Springdale  Mall which we continue to reposition,
total mall  occupancy  would  have been  94.2%.  Because of this high  occupancy
level,  we feel we have the  leverage to replace  underperforming  tenants  with
those that can generate higher sales and higher rents.

LEASING
- -------

     We leased a total of 1.9 million square feet in 1999,  with average renewal
rents  for the year up over the  prior  rent and  percentage  rent  15.5% in the
malls, 8.9% in associated centers, and 11.3% in the community centers. Continued
strength in renewal  leasing will remain an important  component of our internal
growth as we release the square footage  rolling over in our malls and community
centers in 2000.

SALES
- -----

     Retail  sales in our malls as a whole  continued  to increase in the fourth
quarter.  Average  sales for the year were $285 per  square  foot,  up 5.0% on a
comparable  per square foot  basis.  Total mall sales  volume for our  portfolio
increased 10.8% to $1.7 billion. Occupancy costs as a percentage of sales at our
malls was 11.8% at December 31, 1999 compared to 11.1% at December 31, 1998.

THE STATE OF TENNESSEE FRANCHISE AND EXCISE TAX LAW
- ---------------------------------------------------

     In June 1999,  the state of  Tennessee  enacted  legislation  that  extends
franchise  and  excise  taxes to  limited  liability  entities.  Based  upon our
understanding  of the current tax law, we estimate  this  legislation's  maximum
impact is  approximately  $.06 per share.  We have  joined the NAREIT task force
that is working with  legislators in Nashville to change this  legislation as it
pertains to REITs. The Tennessee legislature reconvened in January and a bill is
expected to be submitted which will provide relief for REITS.

RETAIL OUTLOOK
- --------------

     Retail sales were  impressive in 1999,  but a few  retailers  have not been
able to  compete in this  market.  Last week,  Venator  announced  they would be
closing 358 stores. CBL has been affected at 5 locations,  three of which are at
our malls in  Nashville,  totaling  9200  square  feet.  These  three  Nashville
locations  are located in high  traffic  areas,  which should be released in the
near term,  though Venator will continue to pay rent.  Also announced last week,
Just For Feet will be closing  their  doors.  We have three of their  superstore
locations in our portfolio. These are located on the periphery of Hamilton Place
in Chattanooga and in two of our associated centers, Courtyard at Hickory Hollow
and Village at Rivergate in Nashville.  We feel there is upside potential at the
Just for Feet locations.

                                       5


E-COMMERCE
- ----------

     Over this past  holiday  season,  e-commerce  continued  facing  some major
hurdles, distribution, shipping and returns of merchandise. Amazon.com and other
well known e-tailers' experienced much publicized difficulties in filling orders
this past holiday season.  We concur with several  analysts who believe that the
Internet will become part of a multi-channel  strategy on the part of retailers.
Amazon.com's  transformation  from a no inventory  business  model to a dramatic
build  up of  distribution  centers  is an  example  of the  "pure-play"  online
retailer.  Companies such as The Gap, Wal*Mart and other multi-channel retailers
have a head start and can integrate  the Internet as an additional  distribution
channel more easily than a "pure-play" Internet retailer.

     At CBL our Internet strategy is continuing to evolve. Our updated corporate
web page, launched in December,  has been well received, and we are updating the
web pages for each of our malls. These upgrades are more  customer-oriented  and
include a number of new features such as coupons and gift certificate  sales. We
are also  adding a guest  book to our mall web sites to allow us to  communicate
with our customers via e-mail.  We will  continually  expand our presence on the
Internet to reach our  customers  more  directly  and to drive sales and traffic
into our malls.

     In  addition,  we are  laying the  groundwork  for  "wiring"  our malls for
high-speed  Internet  connectivity  for our  retailers as well as providing  the
ability to offer additional retail and  entertainment  offerings to the shopper.
We are pleased that the press has finally  recognized that the best  opportunity
for the Internet is in conjunction with a strong physical  presence.  We see the
convergence of bricks and clicks working to our benefit.

OUTLOOK
- -------

Our outlook remains positive for both our growth and the retail industry.

     |X|  We will  continue to integrate  the  Internet  into all aspects of our
          business.

     |X|  The dominance  our malls enjoy in their  specific  market areas,  will
          enable us to continue to enhance our FFO growth.

     |X|  Our  management  team will continue to focus on other ways to increase
          revenues through traditional and  non-traditional  sources to maximize
          long-term shareholder value.

That concludes our conference call.  I would be glad to answer any questions.

                                       6





                              Renewal Leasing for Second Quarter
                                                                     
                      Prior PSF
                    Rent & Percentage       New PSF      New PSF      % change    % change
                        Rent              Rent-Initial   Rent-Avg.     Initial     Average
                        ----              ------------   ---------     -------     -------

Malls                  $21.56            $24.23           $24.91        12.4%        15.5%

Associated Centers     $10.35           $ 11.10           $11.28         7.2%        8.9%

Community Centers       $8.44             $9.03           $9.39          7.0%       11.3%




              Total Leasing Compared to Tenants Vacating for the year

                                                
                     Leased       Avg. Rate    Vacated     Avg. Rate
                     ------       ---------    -------     ---------

Malls                718,694       $24.62       333,564     $21.42

Associated Centers    90,162       $11.40        22,096      $10.33

Community Centers    442,959       $ 9.48        97,587      $8.41



                                       7



                               SIGNATURE





Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.



                                      CBL & ASSOCIATES PROPERTIES, INC.

                                              /c/ John N. Foy
                                      ------------------------------------
                                                 John N. Foy
                                           Vice Chairman,
                                          Chief Financial Officer and
                                                  Treasurer
                                          (Authorized Officer of the
                                                  Registrant,
                                        Principal Financial Officer and
                                         Principal Accounting Officer)



Date:   February 3, 2000


                                       8

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