Quarterly report pursuant to Section 13 or 15(d)

Investments in Unconsolidated Real Estate Joint Ventures

v3.19.1
Investments in Unconsolidated Real Estate Joint Ventures
3 Months Ended
Mar. 31, 2019
Investments In Unconsolidated Real Estate Joint Ventures [Abstract]  
Investments in Unconsolidated Real Estate Joint Ventures
Investments in Unconsolidated Real Estate Joint Ventures
The equity method of accounting is used to account for each of the individual joint ventures. We have an ownership interest in the following unconsolidated real estate joint ventures:

As of March 31, 2019
Joint Venture
 
Outlet Center Location
 
Ownership %
 
Square Feet
(in 000's)
 
Carrying Value of Investment (in millions)
 
Total Joint Venture Debt, Net
(in millions)(1)
Investments included in investments in unconsolidated joint ventures:
 
 
 
 
RioCan Canada
 
Various
 
50.0
%
 
924

 
$
97.7

 
$
9.5

 
 
 
 
 
 
$
97.7

 


Investments included in other liabilities:
 
 
 
 
Columbus(2)
 
Columbus, OH
 
50.0
%
 
355

 
$
(2.6
)
 
$
84.8

Charlotte(2)
 
Charlotte, NC
 
50.0
%
 
399

 
(11.2
)
 
99.5

National Harbor(2)
 
National Harbor, MD
 
50.0
%
 
341

 
(5.0
)
 
94.4

Galveston/Houston (2)
 
Texas City, TX
 
50.0
%
 
353

 
(20.6
)
 
79.7

 
 
 
 
 
 
$
(39.4
)
 




As of December 31, 2018
Joint Venture
 
Outlet Center Location
 
Ownership %
 
Square Feet
(in 000's)
 
Carrying Value of Investment (in millions)
 
Total Joint Venture Debt, Net
(in millions)(1)
Investments included in investments in unconsolidated joint ventures:
 
 
 
 
RioCan Canada
 
Various
 
50.0
%
 
924

 
$
96.0

 
$
9.3

 
 
 
 
 
 
$
96.0

 
 
Investments included in other liabilities:
 
 
 
 
 
 
Columbus (2)
 
Columbus, OH
 
50.0
%
 
355

 
$
(1.6
)
 
$
84.7

Charlotte(2)
 
Charlotte, NC
 
50.0
%
 
398

 
(10.8
)
 
99.5

National Harbor (2)
 
National Harbor, MD
 
50.0
%
 
341

 
(5.1
)
 
94.5

Galveston/Houston(2)
 
Texas City, TX
 
50.0
%
 
353

 
(15.0
)
 
79.6

 
 
 
 
 
 
$
(32.5
)
 



(1)
Net of debt origination costs and including premiums of $1.4 million as of March 31, 2019 and December 31, 2018.
(2)
The negative carrying value is due to distributions exceeding contributions and increases or decreases from our equity in earnings of the joint venture.

Fees we received for various services provided to our unconsolidated joint ventures were recognized in management, leasing and other services as follows (in thousands):
 

Three months ended
 

March 31,
 

2019

2018
Fee:
 
 

 
 

Management and marketing
 
$
566

 
$
567

Leasing and other fees
 
31

 
46

Expense reimbursements from unconsolidated joint ventures
 
745


586

Total Fees
 
$
1,342

 
$
1,199



Expense reimbursements from unconsolidated joint ventures were previously included in expense reimbursements in our 2018 10-Q. As these revenues are not related to leases, the 2018 amounts have been reclassified to management, leasing and other services on the consolidated statements of operations to conform to the current year presentation. See Note 17 for discussion of adoption of Accounting Standards Codification Topic 842 “Leases”.

Our investments in real estate joint ventures are reduced by the percentage of the profits earned for leasing and development services associated with our ownership interest in each joint venture. Our carrying value of investments in unconsolidated joint ventures differs from our share of the assets reported in the "Summary Balance Sheets - Unconsolidated Joint Ventures" shown below due to adjustments to the book basis, including intercompany profits on sales of services that are capitalized by the unconsolidated joint ventures. The differences in basis (totaling $4.0 million and $4.1 million as of March 31, 2019 and December 31, 2018, respectively) are amortized over the various useful lives of the related assets.

Condensed combined summary financial information of unconsolidated joint ventures accounted for using the equity method is as follows (in thousands):
Condensed Combined Balance Sheets - Unconsolidated Joint Ventures
 
March 31, 2019
 
December 31, 2018
Assets
 
 

 
 

Land
 
$
92,440

 
$
91,443

Buildings, improvements and fixtures
 
474,981

 
469,834

Construction in progress
 
3,455

 
2,841

 
 
570,876

 
564,118

Accumulated depreciation
 
(119,996
)
 
(113,713
)
Total rental property, net
 
450,880

 
450,405

Cash and cash equivalents
 
11,744

 
16,216

Deferred lease costs and other intangibles, net
 
8,098

 
8,437

Prepaids and other assets
 
15,963

 
25,648

Total assets
 
$
486,685

 
$
500,706

Liabilities and Owners' Equity
 
 

 
 

Mortgages payable, net
 
$
367,933

 
$
367,865

Accounts payable and other liabilities
 
11,933

 
13,414

Total liabilities
 
379,866

 
381,279

Owners' equity
 
106,819

 
119,427

Total liabilities and owners' equity
 
$
486,685

 
$
500,706




 
 
Three months ended
Condensed Combined Statements of Operations
 
March 31,
 - Unconsolidated Joint Ventures
 
2019
 
2018
Revenues
 
$
23,463

 
$
23,997

Expenses:
 
 

 
 
Property operating
 
9,790

 
9,928

General and administrative
 
90

 
198

Depreciation and amortization
 
6,110

 
6,363

Total expenses
 
15,990

 
16,489

Other income (expense):
 


 


Interest expense
 
(4,134
)
 
(3,077
)
Other income
 
66

 
52

Total other income (expense)
 
$
(4,068
)
 
$
(3,025
)
Net income
 
$
3,405

 
$
4,483

The Company and Operating Partnership's share of:
 

 
 

Net income
 
$
1,629

 
$
2,194

Depreciation and amortization (real estate related)
 
$
3,130

 
$
3,229