10-Q 1 bpr3311910q.htm 10-Q Document


UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
 
FORM 10-Q
 
ý      Quarterly report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
 For the quarterly period ended March 31, 2019
 
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 1-34948

Brookfield Property REIT Inc.
(Exact name of registrant as specified in its charter)
Delaware
 
27-2963337
(State or other jurisdiction of incorporating or organization)
 
(I.R.S. Employer Identification Number)
 
 
 
250 Vesey Street, 15th Floor, New York, NY
 
10281-1023
(Address of principal executive offices)
 
(Zip Code)
 
 
 
 (212) 417-7000
(Registrant's telephone number, including area code)
 
 
 

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 (the "Exchange Act") 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.  
ý Yes      o  No
 
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted 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).  
ý Yes      o No

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company.
ý
Large accelerated filer
 o
Accelerated filer
o
Non-accelerated filer
 o
Smaller reporting company
 
 
o
Emerging growth company
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. o

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

Indicate by check mark whether the Registrant has filed all documents and reports required to be filed by Sections 12, 13 or 15(d) of the Securities Exchange Act of 1934 subsequent to the distribution of securities under a plan confirmed by a court.  
o Yes      o No


1

Securities registered pursuant to Section 12(b) of the Securities Act:

Title of each class
Trading Symbol(s)
Name of each exchange on which registered
Class A Stock, par value $.01 per share
BPR
Nasdaq Global Select Market
6.375% Series A Cumulative Perpetual Redeemable Preferred Stock, par value $0.01 per share
BPPAP
Nasdaq Global Select Market

The number of shares of Class A Stock, $.01 par value, outstanding on May 8, 2019 was 93,931,957.
 

2


Brookfield Property REIT Inc.
INDEX

 
 
PAGE
NUMBER
 
 
 
Part I
FINANCIAL INFORMATION
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


3

PART I        FINANCIAL INFORMATION

ITEM I        FINANCIAL STATEMENTS

Brookfield Property REIT Inc.

CONSOLIDATED BALANCE SHEETS
(UNAUDITED)
 
March 31, 2019
 
December 31, 2018
 
(Dollars in thousands, except share and per share amounts)
Assets:
 
 
 
Investment in real estate:
 

 
 

Land
$
2,707,917

 
$
2,706,701

Buildings and equipment
10,903,813

 
10,774,079

Less accumulated depreciation
(2,291,563
)
 
(2,214,603
)
Construction in progress
522,233

 
576,695

Net property and equipment
11,842,400

 
11,842,872

Investment in Unconsolidated Real Estate Affiliates
5,381,821

 
5,385,582

Net investment in real estate
17,224,221

 
17,228,454

Cash and cash equivalents
200,786

 
247,019

Accounts receivable, net
222,840

 
222,562

Notes receivable
247,094

 
256,937

Deferred expenses, net
145,166

 
145,631

Prepaid expenses and other assets (see Notes 7 and 14)
351,377

 
313,648

Deferred tax assets, net
615,450

 
619,275

Total assets
$
19,006,934

 
$
19,033,526

Liabilities:
 

 
 
Mortgages, notes and loans payable (including related party debt of $341.8 million - see Note 6)
$
13,498,426

 
$
12,589,649

Investment in Unconsolidated Real Estate Affiliates
62,868

 
124,627

Accounts payable and accrued expenses (see Notes 7 and 15)
880,051

 
953,369

Dividend payable
49,119

 
4,668

Junior subordinated notes
206,200

 
206,200

Total liabilities
14,696,664

 
13,878,513

Redeemable Class A equity interests
2,069,999

 
2,305,895

Redeemable noncontrolling interests
62,119

 
73,696

Total redeemable interests
2,132,118

 
2,379,591

Equity:
 

 
 

Class B Stock: 4,942,500,000 shares authorized, $0.01 par value, 449,728,212 and 454,744,938 issued and outstanding as of March 31, 2019 and December 31, 2018, respectively.
4,497

 
4,547

Class C Stock: 1,000,000,000 shares authorized, $0.01 par value, 640,051,301 issued and outstanding as of March 31, 2019 and December 31, 2018.
6,401

 
6,401

Common Stock: 965,000,000 shares authorized, $.01 par value, no shares issued or outstanding as of March 31, 2019 and December 31, 2018
—

 
—

Preferred Stock: 500,000,000 shares authorized, $0.01 par value, 10,000,000 shares issued and outstanding as of March 31, 2019 and December 31, 2018.
242,042

 
242,042

Additional paid-in capital
5,731,469

 
5,772,824

Retained earnings (accumulated deficit)
(5,233,154
)
 
(4,721,335
)
Accumulated other comprehensive loss
(83,113
)
 
(82,653
)
Total stockholders' equity
668,142

 
1,221,826

Noncontrolling interests in Consolidated Real Estate Affiliates
25,280

 
26,652

Noncontrolling interests of the Operating Partnership
1,484,730

 
1,526,944

Total equity
2,178,152

 
2,775,422

Total liabilities, redeemable interests and equity
$
19,006,934

 
$
19,033,526

 

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

4

Brookfield Property REIT Inc.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
(UNAUDITED)
 
Three Months Ended March 31,
 
2019
 
2018
 
(Dollars in thousands, except per share amounts)
Revenues:
 

 
 

Rental revenues, net
$
323,020

 
$
531,769

Management fees and other corporate revenues
41,188

 
25,766

Other
12,175

 
16,631

Total revenues
376,383

 
574,166

Expenses:
 
 
 
Real estate taxes
40,855

 
59,733

Property maintenance costs
10,061

 
14,713

Marketing
904

 
1,417

Other property operating costs
43,422

 
71,752

Provision for doubtful accounts
—

 
3,429

Property management and other costs
56,054

 
39,574

General and administrative
5,413

 
12,247

Costs related to the BPY Transaction
8,339

 
—

Provision for impairment
—

 
38,379

Depreciation and amortization
118,799

 
185,393

Total expenses
283,847

 
426,637

Interest and dividend income
8,422

 
9,148

Interest expense
(154,706
)
 
(137,925
)
Gain from changes in control of investment properties and other, net
—

 
12,664

(Loss) income before income taxes, equity (loss) in income of Unconsolidated Real Estate Affiliates and related gain on investment, and allocation to noncontrolling interests
(53,748
)
 
31,416

(Provision for) benefit from income taxes
(4,450
)
 
280

(Equity) loss in income of Unconsolidated Real Estate Affiliates
(7,873
)
 
23,839

Unconsolidated Real Estate Affiliates - gain on investment, net
104,354

 
10,361

Net income
38,283

 
65,896

Allocation to noncontrolling interests
(6,633
)
 
(1,860
)
Net income attributable to Brookfield Property REIT Inc.
$
31,650

 
$
64,036

Class A Stock Earnings Per Share (See Note 10):
 
 
 
Basic & Diluted Earnings Per Share
$
0.330

 


Common Stock Earnings Per Share (See Note 10):
 
 
 
Basic


 
$
0.06

Diluted


 
$
0.06

 
 
 
 
 
 
 
 
 
 
 
 

5

Brookfield Property REIT Inc.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (Continued)
(UNAUDITED)
 
Three Months Ended March 31,
 
2019
 
2018
 
(Dollars in thousands, except per share amounts)
Comprehensive Income, Net:
 

 
 

Net income
$
38,283

 
$
65,896

Other comprehensive income (loss)
 
 
 
Foreign currency translation
(404
)
 
(378
)
Net unrealized gains (losses) on other financial instruments
(56
)
 
52

Other comprehensive income (loss)
(460
)
 
(326
)
Comprehensive income
37,823

 
65,570

Comprehensive income allocated to noncontrolling interests
(6,633
)
 
(1,858
)
Comprehensive income attributable to Brookfield Property REIT Inc.
$
31,190

 
$
63,712


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

6

Brookfield Property REIT Inc.

CONSOLIDATED STATEMENTS OF EQUITY
(UNAUDITED)
 
Common
Stock
 
Class B Stock
 
Class C Stock
 
Preferred
Stock
 
Additional
Paid-In
Capital
 
Retained
Earnings
(Accumulated
Deficit)
 
Accumulated 
Other
Comprehensive Loss
 
Common
Stock in
Treasury
 
Noncontrolling
Interests in Consolidated Real Estate Affiliates and Operating Partnership
 
Total
Equity
 
Redeemable Class A Stock
 
(Dollars in thousands, except for per share and share amounts)
 
 
Balance at January 1, 2018
$
10,130

 
$
—

 
$
—

 
$
242,042

 
$
11,845,532

 
$
(2,107,498
)
 
$
(71,906
)
 
$
(1,122,640
)
 
$
104,748

 
$
8,900,408

 
$
—

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cumulative effect of accounting change
 
 
 
 
 
 
 
 
 
 
(16,864
)
 
 
 
 
 
 
 
(16,864
)
 
 
Net income


 
 
 
 
 


 


 
64,036

 


 


 
667

 
64,703

 
 
Distributions to noncontrolling interests in consolidated Real Estate Affiliates


 
 
 
 
 


 
 
 
 
 
 
 
 
 
(1,613
)
 
(1,613
)
 
 
Acquisition/disposition of partner's noncontrolling interests in consolidated Real Estate Affiliates
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(7,228
)
 
(7,228
)
 
 
Long-Term Incentive Plan Common Unit grants, net (174,156 LTIP Units)
 
 
 
 
 
 
 
 
—

 
—

 
 
 
 
 
2,384

 
2,384

 
 
Restricted stock grants, net (1,006,061 common shares)
10

 
 
 
 
 
—

 
1,707

 


 


 


 


 
1,717

 
 
Employee stock purchase program (77,520 common shares)
1

 
 
 
 
 


 
1,736

 


 


 


 


 
1,737

 
 
Stock options exercised (246,202 common shares)
2

 
 
 
 
 


 
3,985

 


 


 


 


 
3,987

 
 
Cash dividends reinvested (DRIP) in stock (5,906 common shares)
—

 
 
 
 
 
—

 
139

 
(139
)
 


 


 


 
—

 
 
Other comprehensive loss


 
 
 
 
 


 


 


 
(325
)
 


 


 
(325
)
 
 
Cash distributions declared ($0.22 per share)


 
 
 
 
 


 


 
(210,647
)
 


 


 


 
(210,647
)
 
 
Cash distributions on Preferred Stock ($0.3984 per share)


 
 
 
 
 


 


 
(3,984
)
 


 


 


 
(3,984
)
 
 
Fair value adjustment for noncontrolling interest in Operating Partnership


 
 
 
 
 


 
23,252

 


 


 


 


 
23,252

 
 
 


 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Balance at March 31, 2018
$
10,143

 
$
—

 
$
—

 
$
242,042

 
$
11,876,351

 
$
(2,275,096
)
 
$
(72,231
)
 
$
(1,122,640
)
 
$
98,958

 
$
8,757,527

 
$
—

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

7

Brookfield Property REIT Inc.

CONSOLIDATED STATEMENTS OF EQUITY (Continued)
(UNAUDITED)
 
Common
Stock
 
Class B Stock
 
Class C Stock
 
Preferred
Stock
 
Additional
Paid-In
Capital
 
Retained
Earnings
(Accumulated
Deficit)
 
Accumulated 
Other
Comprehensive Loss
 
Common
Stock in
Treasury
 
Noncontrolling
Interests in Consolidated Real Estate Affiliates and Operating Partnership
 
Total
Equity
 
Redeemable Class A Stock
 
(Dollars in thousands, except for per share and share amounts)
 
 
Balance at January 1, 2019
$
—

 
$
4,547

 
$
6,401

 
$
242,042

 
$
5,772,824

 
$
(4,721,335
)
 
$
(82,653
)
 
$
—

 
$
1,553,596

 
$
2,775,422

 
$
2,305,895

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Net income (loss)


 
 
 
 
 


 


 
(2,386
)
 


 


 
5,019

 
2,633

 
34,036

Distributions to noncontrolling interests in consolidated Real Estate Affiliates
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(46,995
)
 
(46,995
)
 
 
Acquisition/disposition of partner's noncontrolling interests in consolidated Real Estate Affiliates
 
 
 
 
 
 
 
 


 


 
 
 
 
 
(1,066
)
 
(1,066
)
 
 
Buyback of Class A Stock
 
 
 
 
 
 
 
 


 
3,275

 
 
 
 
 
 
 
3,275

 
(98,276
)
Buyback of Class B Stock
 
 
(105
)
 
 
 
 
 
(158,517
)
 
(65,902
)
 
 
 
 
 
 
 
(224,524
)
 
 
Series K Preferred Unit redemption
 
 
 
 
 
 
 
 


 
923

 
 
 
 
 
(544
)
 
379

 
 
Preferred stock dividend ($0.3984 per share)
 
 
 
 
 
 
 
 
 
 
(3,984
)
 
 
 
 
 
 
 
(3,984
)
 
 
Other comprehensive loss
 
 
 
 
 
 
 
 
 
 
 
 
(460
)
 
 
 
 
 
(460
)
 
 
Dividends on Class A ( $0.33 per share) and Class B Stock (Refer to Note 9)
 
 
 
 
 
 
 
 
 
 
(467,270
)
 
 
 
 
 
 
 
(467,270
)
 
(34,036
)
Restricted stock expense, net of forfeitures (3,266 Class A Stock)


 
 
 
 
 
 
 
—

 
 
 
 
 
 
 
 
 
—

 
3,122

Class A Conversion to Class B (6,701,962 Class A Shares converted to 5,479,975 Class B Shares)
 
 
55

 
 
 
 
 
117,162

 
23,525

 
 
 
 
 
 
 
140,742

 
(140,742
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


 
 
 
 
 
 
Balance at March 31, 2019
$
—

 
$
4,497

 
$
6,401

 
$
242,042

 
$
5,731,469

 
$
(5,233,154
)
 
$
(83,113
)
 
$
—

 
$
1,510,010

 
$
2,178,152

 
$
2,069,999


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

8

Brookfield Property REIT Inc.

CONSOLIDATED STATEMENTS OF CASH FLOWS
(UNAUDITED)
 
Three Months Ended March 31,
 
2019
 
2018
 
(Dollars in thousands)
Cash Flows provided by (used in) Operating Activities:
 

 
 

Net income
$
38,283

 
$
65,896

Adjustments to reconcile net income to net cash provided by operating activities:
 

 
 

(Equity) loss in income of Unconsolidated Real Estate Affiliates
7,873

 
(23,839
)
Distributions received from Unconsolidated Real Estate Affiliates
17,699

 
33,507

Provision for doubtful accounts
2,707

 
3,429

Depreciation and amortization
118,799

 
185,393

Amortization/write-off of deferred finance costs
7,899

 
2,775

Accretion/write-off of debt market rate adjustments
(413
)
 
(1,108
)
Amortization of intangibles other than in-place leases
(1,205
)
 
1,971

Straight-line rent amortization
4,496

 
(1,260
)
Deferred income taxes
3,826

 
(988
)
Unconsolidated Real Estate Affiliates - gain on investment, net
(104,354
)
 
(10,361
)
Gain from changes in control of investment properties and other, net
—

 
(12,664
)
Provision for impairment
—

 
38,379

Net changes:
 

 
 

Accounts and notes receivable, net
(13,683
)
 
18,680

Prepaid expenses and other assets (see Notes 7 and 14)
11,297

 
16,844

Deferred expenses, net
(6,293
)
 
(7,307
)
Accounts payable and accrued expenses (see Notes 7 and 15)
(80,021
)
 
(50,283
)
Other, net
3,122

 
6,401

Net cash provided by (used in) operating activities
10,032

 
265,465

Cash Flows used in Investing Activities:
 

 
 

Acquisition of real estate and property additions
(16,596
)
 
—

Development of real estate and property improvements
(144,903
)
 
(197,190
)
Loans to affiliates
(331,975
)
 
(2,415
)
Proceeds on loans from affiliates
330,000

 
—

Proceeds from repayment of loans to joint venture partners
18,020

 
58,564

Proceeds from sales of investment properties and Unconsolidated Real Estate Affiliates
12,000

 
—

Contributions to Unconsolidated Real Estate Affiliates
(19,440
)
 
(20,734
)
Distributions received from Unconsolidated Real Estate Affiliates in excess of income
27,760

 
29,041

Net cash used in investing activities
(125,134
)

(132,734
)
Cash Flows provided by (used in) Financing Activities:
 

 
 

Proceeds from refinancing/issuance of mortgages, notes and loans payable
956,795

 
210,000

Principal payments on mortgages, notes and loans payable
(55,531
)
 
(115,644
)
Deferred finance costs
28

 
—

Buyback of Class A Stock
(95,000
)
 
—

Buyback of Class B Stock
(224,525
)
 
—

Series K preferred unit redemptions
(14,556
)
 
—

Cash distributions to noncontrolling interests in consolidated real estate affiliates
(2,119
)
 
(1,613
)
Cash distributions paid to stockholders
(501,306
)
 
(210,530
)
Cash distributions reinvested (DRIP) in common stock
—

 
139

Cash distributions paid to preferred stockholders
(3,984
)
 
(3,984
)
Cash distributions and redemptions paid to unit holders
(2,227
)
 
(3,190
)
Other, net
—

 
5,583

Net cash provided by (used in) financing activities
57,575

 
(119,239
)
Net change in cash, cash equivalents and restricted cash
(57,527
)
 
13,492

Cash, cash equivalents and restricted cash at beginning of period
298,693

 
231,939

Cash, cash equivalents and restricted cash at end of period
$
241,166

 
$
245,431

 
 
 
 
 


 



9

Brookfield Property REIT Inc.

CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)
(UNAUDITED)

 
Three Months Ended March 31,
 
2019
 
2018
 
(Dollars in thousands)
Supplemental Disclosure of Cash Flow Information:
 

 
 

Interest paid
$
149,903

 
$
138,646

Interest capitalized
5,590

 
4,325

Income taxes paid
145

 
67

Accrued capital expenditures included in accounts payable and accrued expenses
232,248

 
259,952

Cash paid for amounts included in the measurement of lease liabilities
2,191

 
—

Recognition of right-of-use asset
73,440

 
—

  Lease liabilities arising from obtaining right-of-use lease asset
73,440

 
—

Straight-line ground rent asset reclassed to right-of-use asset
52,753

 
—

Straight-line ground rent liability reclassed to right-of-use asset
3,817

 
—

Straight-line building rent liability reclassed to right-of-use asset
3,556

 
—


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

10
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)



NOTE 1        ORGANIZATION

Readers of this Quarterly Report on Form 10-Q (this "Quarterly Report") should refer to the Company's (as defined below) audited consolidated financial statements for the year ended December 31, 2018 which are included in the Company's Annual Report on Form 10-K (our "Annual Report") for the fiscal year ended December 31, 2018 (Commission File No. 001-34948), as certain footnote disclosures which would substantially duplicate those contained in our Annual Report have been omitted from this Quarterly Report. In the opinion of management, all adjustments necessary for a fair presentation (which include only normal recurring adjustments) have been included in this Quarterly Report. Unless context otherwise requires, capitalized terms used, but not defined in this Quarterly Report, have the same meanings as in our Annual Report.
 
General

Brookfield Property REIT, Inc. (referred to herein as "BPR or the "Company"), formerly known as GGP Inc. ("GGP")), a Delaware corporation, was organized in July 2010 and is an externally managed real estate investment trust, referred to as a "REIT".

On March 26, 2018, GGP and Brookfield Property Partners L.P. ("BPY") entered into a definitive agreement (the "Merger Agreement") pursuant to which BPY would acquire all of the shares of GGP common stock, par value $0.01 per share, that BPY and its affiliates did not already own through a series of transactions (collectively, the "BPY Transaction"), including, among other things, the exchange of all shares of GGP common stock owned by certain affiliates of BPY and any subsidiary of GGP for Series B Preferred Stock (the "Class B Exchange") and the payment of a special dividend payable to certain holders of record of GGP common stock pursuant to the terms of the Merger Agreement (the "Pre-Closing Dividend").

BPR is an indirect subsidiary of BPY, one of the world's largest commercial real estate companies. In these notes, the terms "we", "us" and "our" refer to BPR and its subsidiaries. BPR, through its subsidiaries and affiliates, is an owner and operator of retail properties. As of March 31, 2019, we are the owner, either entirely or with joint venture partners, of 123 retail properties in the United States.

Substantially all of our business is conducted through BPR OP, LP ("BPROP"), which we sometimes refer to herein as the Operating Partnership, and its subsidiaries. As of March 31, 2019, BPR held approximately 99% of the common equity of BPROP, while the remaining 1% was held by limited partners and certain previous contributors of properties to BPROP.

In addition to holding ownership interests in various joint ventures, the Operating Partnership generally conducts its operations through BPR REIT Services LLC. ("BPRRS"), Brookfield Properties Retail Inc. ("BPRI") and General Growth Management, Inc. ("GGMI"). Each of GGMI and BPRI is a taxable REIT subsidiary ("TRS"), which earn real estate management, leasing, development, and financing fees for other ancillary services for a majority of our Unconsolidated Real Estate Affiliates (defined below) and for substantially all of our Consolidated Properties (defined below). BPRI also serves as a contractor to GGMI for these services. BPRRS generally provides financial, accounting, tax, legal, development, and other services to our Consolidated Properties.

We refer to our ownership interests in properties in which we own a majority or controlling interest and are consolidated under accounting principles generally accepted in the United States of America ("GAAP") as the "Consolidated Properties." We also own interests in certain properties through joint venture entities in which we own a noncontrolling interest ("Unconsolidated Real Estate Affiliates") and we refer to those properties as the "Unconsolidated Properties".

NOTE 2        SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Principles of Consolidation and Basis of Presentation

The accompanying consolidated financial statements include the accounts of BPR, 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. Intercompany balances and transactions have been eliminated. Noncontrolling interests are included on our Consolidated Balance Sheets related to the Common,

11
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


Preferred, and LTIP Units of BPROP and are presented either as redeemable noncontrolling interests or as noncontrolling interests in our permanent equity. The Operating Partnership and each of our consolidated joint ventures are variable interest entities as the limited partners do not have substantive kick-out rights or substantive participating rights. However, as the Company holds a majority voting interest in the Operating Partnership and our consolidated joint ventures, it qualifies for the exemption from providing certain of the disclosure requirements associated with variable interest entities.

We operate in a single reportable segment, which includes the operation, development and management of retail and other rental properties. Our portfolio is targeted to a range of market sizes and consumer tastes. Each of our operating properties is considered a separate operating segment, as each property earns revenues and incurs expenses, individual operating results are reviewed and discrete financial information is available. The Company's chief operating decision maker is comprised of a team of several members of executive management who use property operations in assessing segment operating performance. We do not distinguish or group our consolidated operations based on geography, size or type for purposes of making property operating decisions. Our operating properties have similar economic characteristics and provide similar products and services to our tenants. There are no individual operating segments that are greater than 10% of combined revenue or combined assets. When assessing segment operating performance, certain non-cash and non-comparable items such as straight-line rent, depreciation expense and intangible asset and liability amortization are excluded from property operations, which are a result of GGP's emergence from bankruptcy, acquisition accounting and other capital contribution or restructuring events. Further, all material operations are within the United States and no customer or tenant comprises more than 10% of consolidated revenues. As a result, the Company's operating properties are aggregated into a single reportable segment.

Reclassifications

Components of revenue that were previously reported as minimum rents, tenant recoveries, and overage rents have been combined and reported as rental revenues on the Consolidated Statements of Comprehensive Income. This change in presentation was done to improve comparability by conforming prior year presentation to the current year presentation required under Accounting Standards Codification ("ASC") 842. Total revenues of the Company are unchanged by this reclassification. Refer to Note 7 for further information.
 
Three Months Ended March 31, 2018
 
As Originally Reported
As Reclassified
Minimum rents
$
368,523

$
—

Tenant recoveries
157,002

—

Overage rent
6,244

—

Total rental revenues
$
—

$
531,769


Acquisitions of Operating Properties (Note 3)

The fair values of tangible assets are determined on an "if vacant" basis. The "if vacant" fair value is allocated to land, where applicable, buildings, equipment and tenant improvements based on comparable sales and other relevant information with respect to the property. Specifically, the "if vacant" value of the buildings and equipment was calculated using a cost approach utilizing published guidelines for current replacement cost or actual construction costs for similar, recently developed properties; and an income approach. Assumptions used in the income approach to the value of buildings include: capitalization and discount rates, lease-up time, market rents, make ready costs, land value, and site improvement value.

The estimated fair value of in-place tenant leases includes lease origination costs (costs we would have incurred to lease the property to the current occupancy level of the property) and the lost revenues during the period necessary to lease-up from vacant to current occupancy level. Such estimates include the fair value of leasing commissions, legal costs and tenant coordination costs that would be incurred to lease the property to this occupancy level. Additionally, we evaluate the time period over which such occupancy level would be achieved and include an estimate of the net operating costs (primarily real estate taxes, insurance, and utilities) incurred during the lease-up period, which generally ranges up to one year. The fair value of the acquired in-place tenant leases is included in the balance of buildings and equipment and amortized over the remaining lease term for each tenant.


12
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


Identifiable intangible assets and liabilities are calculated for above-market and below-market tenant and ground leases where we are the lessor or the lessee. The difference between the contractual rental rates and our estimate of market rental rates is measured over a period equal to the remaining non-cancelable term of the leases, including significantly below-market renewal options for which exercise of the renewal option appears to be reasonably certain. The remaining term of leases with renewal options at terms significantly below market reflect the assumed exercise of such below-market renewal options and assume the amortization period would coincide with the extended lease term.

The gross asset balances of the in-place value of tenant leases are included in buildings and equipment in our Consolidated Balance Sheets.
 
Gross Asset
 
Accumulated
Amortization
 
Net Carrying
Amount
 
 
 
 
 
 
As of March 31, 2019
 

 
 

 
 

Tenant leases:
 

 
 

 
 

In-place value
$
171,211

 
$
(75,985
)
 
$
95,226

 
 
 
 
 
 
As of December 31, 2018
 
 
 
 
 
Tenant leases:
 
 
 
 
 
In-place value
$
188,140

 
$
(86,510
)
 
$
101,630


The above-market tenant leases are included in prepaid expenses and other assets (Note 14); the below-market tenant leases are included in accounts payable and accrued expenses (Note 15) in our Consolidated Balance Sheets.

Amortization/accretion of all intangibles, including the intangibles in Note 14 and Note 15, had the following effects on our income from continuing operations:
 
Three Months Ended March 31,
 
2019
 
2018
Amortization/accretion effect on continuing operations
$
(5,182
)
 
$
(16,039
)

Future amortization/accretion of all intangibles in Note 14 and Note 15, is estimated to decrease results from continuing operations as follows:
Year
 
Amount
2019 Remaining
 
$
14,769

2020
 
14,096

2021
 
9,442

2022
 
8,580

2023
 
8,251


Revenue Recognition and Related Matters

Accounting for real estate sales distinguishes between sales to a customer or non-customer for purposes of revenue recognition. Once we, as the seller, determine that we have a contract, we will identify each distinct non-financial asset promised to the counter-party and whether the counter-party obtains control and transfers risks and rewards of ownership of each non-financial asset to determine if we should derecognize the asset.







13
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


Leases
 
We have entered into lease arrangements for the land and buildings at certain properties, as well as for the use of office space in Chicago, Illinois. We account for leases under Accounting Standards Update ("ASU") 2016-02, Leases ("Topic 842" or "the new leasing standard"). We elected to use the "package of practical expedients", as discussed below, which allowed us not to reassess under the new leasing standard prior conclusions about lease identification, lease classification, and initial direct costs. We elected to recast prior-period comparative information presented in our Consolidated Statements of Comprehensive Income related to rental revenues.

The new leasing standard requires lessees to record a right-of-use ("ROU") asset and a related lease liability for the rights and obligations associated with all lessee leases. Topic 842 also modified the lease classification criteria through the elimination of "bright-line" tests, the removal of historical real estate specific lease provisions, and changes to lessor accounting to align with the new revenue recognition standard (ASC 606).

On the adoption date, we recognized lease liabilities of $73.4 million and ROU assets of $118.9 million for operating leases of Consolidated Properties for which we are the lessee included in accounts payable and accrued expenses and prepaid expenses and other assets, respectively, on the Consolidated Balance Sheet and there was no cumulative effect on retained earnings. In order to determine the lease liabilities recognized upon adoption, we discounted the remaining lease payments using our incremental borrowing rates ("IBR") at January 1, 2019. The weighted average rate applied was 7.36%. The ROU asset balance was initially measured as the lease liability amount adjusted by the amount of prepaid or accrued lease payments, deferred straight-line lease liabilities, and intangible ground lease assets and liabilities relating to leases recognized on our Consolidated Balance Sheet as of December 31, 2018. In transition, an adjustment of $45.4 million was made to the ROU asset balance to derecognize $52.8 million of below-market ground lease intangible assets (within prepaid expenses and other assets) and $7.4 million of accrued straight-line rent (within accounts payable and accrued expenses) previously recorded on our Consolidated Balance Sheet.

In addition to the "package of practical expedients", we elected to use the following additional practical expedients permitted by the new leasing standard:
•
The transition practical expedient that allows us to carry forward our historical accounting treatment for land easements on existing agreements.
•
The short-term lease election that allows a lessee not to apply the balance sheet recognition requirements to leases with a term of 12 months or less; lease payments associated with these leases are recognized on a straight-line basis as an expense over the lease term and are not material.
•
The practical expedient which allows a lessee to not separate lease and non-lease components. We have elected to apply this election to all classes of underlying assets.
•
The Company did not elect to apply the practical expedients related to hindsight or assessing impairment of ROU assets.

Lessee arrangements (policy applicable from January 1, 2019)
 
To account for leases for which we are the lessee under the new leasing standard, contracts must be analyzed upon inception to determine if the arrangement is, or contains, a lease. A lease conveys the right to control the use of an identified asset for a period of time in exchange for consideration. Lease classification tests and measurement procedures are performed at the lease commencement date. Differences in lease classification will affect only the pattern and classification of expense recognition in our Consolidated Statements of Comprehensive Income.
 
The lease liability is initially measured as the present value of the lease payments over the lease term, discounted using the interest rate implicit in the lease, if that rate is readily determinable; otherwise, the lessee’s incremental borrowing rate is used. The lease liability balance is subsequently amortized using the effective interest method. The incremental borrowing rate is determined using an approach based on the rate of interest that the lessee would pay to borrow on a collateralized basis over a similar term at an amount equal to the lease payments in a similar economic environment. We utilized a market-based approach to estimate the IBR for each individual lease. The approach required significant judgment. Therefore, we utilized different data sets to estimate base IBRs via an analysis of (i) yields on outstanding public debt of BPR, as well as comparable companies, (ii) observable mortgage rates, and (iii) unlevered property yields and discount rates. We then applied adjustments to account for considerations related to (i) term and (ii) security that may not be fully incorporated by the aforementioned data sets. Based on individual characteristics

14
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


of each lease, we selected an IBR taking into consideration how each data approach and adjustments thereto incorporate term, currency and security.

The lease term is the noncancelable period of the lease, and includes any renewal and termination options we are reasonably certain to exercise. The reasonably certain threshold is evaluated at lease commencement and is typically met if substantial economic incentives or termination penalties are identified.
Lease payments measured at the commencement date include fixed payments, in-substance fixed payments, variable lease payments dependent on a rate or index (using the index or rate in effect at lease commencement), any purchase option the lessee is reasonably certain to exercise, and payments of penalties for terminating the lease if the lease term reflects the lessee exercising the termination option. Fully variable lease payments without an in-substance fixed component are not included in the measurement of the lease liability and are recognized in the period in which the underlying contingency is resolved.
The lease liability is remeasured when the contract is modified, upon the resolution of a contingency such that variable payments become fixed or if our assessment of exercising an extension, termination or purchase option changes. Once remeasured, an adjustment is made to the ROU asset. However, if the carrying amount of the right-of-use asset is reduced to zero, any remaining amount of the remeasurement is recognized in earnings.

The ROU asset balance is initially measured as the lease liability amount, adjusted for any lease payments made prior to the commencement date, initial direct costs, estimated costs to dismantle, remove, or restore the underlying asset and incentives received.

Our current lessee lease portfolio is comprised entirely of operating leases; however if we enter into a finance lease in the future, the new leasing standard requires us to initially recognize and measure these leases using the same method as described above for operating leases. Subsequent to initial recognition, each lease payment would be allocated between interest expense and a reduction of the lease liability. Interest expense would be recognized over the lease term using the interest method to produce a constant periodic rate of interest on the remaining balance of the liability for each period and would be included in interest expense in our Consolidated Statements of Comprehensive Income. The ROU asset would be amortized on a straight-line basis over the lease term, with depreciation recorded in depreciation and amortization in our Consolidated Statements of Comprehensive Income.

The ROU assets in our operating leases are evaluated for impairment in a manner similar to our operating properties, as described below under "Impairment".

Lessor arrangements (policy applicable from January 1, 2019)
 
At the inception of a new lease arrangement, including new leases that arise from amendments, we assess the terms and conditions to determine the proper lease classification. When the terms of a lease effectively transfer control of the underlying asset, the lease is classified as a sales-type lease. When a lease does not effectively transfer control of the underlying asset to the lessee, but we obtain a guarantee for the value of the asset from a third party, we classify the lease as a direct financing lease. All other leases are classified as operating leases. Control of the underlying asset is transferred to the lessee if any of the following criteria are met: (i) transfer of ownership to the lessee prior to or shortly after the end of the lease term, (ii) lessee has an option to purchase the underlying property that the lessee is reasonably certain to exercise, (iii) the lease term is for the major part of the underlying property’s remaining economic life, (iv) the present value of the sum of lease payments and any residual value guaranteed by the lessee that is not already reflected in the lease payments is equal to or exceeds substantially all of the fair value of the leased property or (v) the underlying property is of such a specialized nature that it is expected to have no alternative use at the end of the lease term. As of March 31, 2019, we do not have any material sales-type or direct financing leases.
 
For operating leases with minimum scheduled rent increases, we recognize rental income on a straight‑line basis, including the effect of any free rent periods, over the lease term when collectability of lease payments (and, if applicable, any amounts necessary to satisfy a residual value guarantee) is probable. Variable lease payments are recognized as rental income in the period when the changes in facts and circumstances on which the variable lease payments are based occur. Variable lease payments include overage rent, which is paid by a tenant when the tenant's sales exceed an agreed upon minimum amount, is recognized once tenant sales exceed contractual tenant lease thresholds and is calculated by multiplying the sales in excess of the minimum amount by a percentage defined in the lease.

15
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)



Our leases also contain provisions for tenants to reimburse us for real estate taxes and insurance, as well as for other property operating expenses, marketing costs, and utilities, which are considered to be non-lease components. These tenant reimbursements are most often established in the leases or in less frequent cases computed based upon a formula. We have elected the practical expedient to not separate non-lease components from the lease component for all classes of underlying assets and determined that the lease component is the predominant component in the contract; therefore, these recoveries are recognized in a manner similar to minimum rents and variable rents within rental revenues on our Consolidated Statements of Comprehensive Income.

Recognizing rental and related income on a straight-line basis results in a difference in the timing of revenue recognition from what is contractually due from tenants. Straight-line rents are recorded in accounts receivable, net in our Consolidated Balance Sheet. If we determine that collectability of the lease payments is not probable, we record a current-period adjustment to rental income in the amount of the difference between cumulative straight-line and variable lease income recognized since lease commencement and the amounts collected from the lessee. Future revenue recognition is limited to amounts contractually owed and paid by the lessee. Generally, a lease is returned to accrual status when all delinquent payments become current under the terms of the lease agreement and collectability of the remaining contractual lease payments is reasonably probable.

Rental revenues also includes lease termination income collected from tenants to allow for the tenant to vacate their space prior to their scheduled termination dates, as well as accretion related to above-market and below-market tenant leases on acquired properties and properties that were recorded at fair value at the emergence from bankruptcy.

In leasing tenant space, we may provide funding to the lessee through a tenant allowance. To account for a tenant allowance, we determine whether the allowance represents funding for the construction of leasehold improvements and evaluate the control and ownership of such improvements. If we are considered the owner of the leasehold improvements, we capitalize the amount of the tenant allowance and depreciate it over the shorter of the useful life of the leasehold improvements or the related lease term. If the tenant allowance represents a payment for a purpose other than funding leasehold improvements, or in the event we are not considered the owner of the leasehold improvements, the allowance is capitalized to deferred expenses and considered to be a lease incentive and is recognized over the lease term as a reduction of rental revenue on a straight-line basis.

Deferred expenses (policy applicable from January 1, 2019)

The new leasing standard defines initial direct costs as incremental costs of a lease that would not have been incurred if the lease had not been obtained. These initial direct costs (consisting primarily of leasing commissions paid to third parties) are recognized as deferred expenses on our Consolidated Balance Sheet and are amortized using the straight-line method over the life of the leases. Other leasing costs which do not meet the definition of initial direct costs (consisting primarily of internal legal and leasing overhead costs) are expensed as incurred and included in property management and other costs in our Consolidated Statements of Comprehensive Income.

Policy applicable to periods prior to January 1, 2019

Our accounting policy for leases in which we are the lessor or lessee prior to the adoption of the new leasing standard can be found in our audited consolidated financial statements for the year ended December 31, 2018, which are included in our Annual Report.
 
Management Fees and Other Corporate Revenues

Management fees and other corporate revenues primarily represent real estate 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. Management fees are reported at 100% of the revenue earned from the joint venture in management fees and other corporate revenues on our Consolidated Statements of Comprehensive Income. Our share of the management fee expense incurred by the Unconsolidated Real Estate Affiliates is reported within equity in income of Unconsolidated Real Estate Affiliates on our Consolidated Statements of Comprehensive Income and in property management and other costs in the Condensed Combined Statements of Income in Note 5. The following table summarizes the management fees from affiliates and our share of the management fee expense:

16
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


 
Three Months Ended March 31,
 
2019
 
2018
Management fees from affiliates
$
41,188

 
$
25,766

Management fee expense
(12,517
)
 
(10,491
)
Net management fees from affiliates
$
28,671

 
$
15,275


 
Following the BPY Transaction, certain Brookfield Asset Management Inc. ("BAM")-owned entities provide certain management and administration services to BPR. BPR will pay an annual base management fee to BAM equal to 1.25% of the total capitalization of BPR, subject to certain adjustments. For the first twelve months following closing of the BPY Transaction, BAM has agreed to waive management fees payable by BPR. There were no amounts due pursuant to these services for the three months ended March 31, 2019.

Following the BPY Transaction, an affiliate of BAM is entitled to receive incentive distributions based on an amount by which quarterly distributions exceed specified target levels. There were no such amounts payable for the three months ended March 31, 2019.

Impairment

Operating Properties
 
We regularly review our Consolidated Properties for potential impairment indicators whenever events or changes in circumstances indicate that the carrying amount may not be recoverable. Impairment indicators are assessed separately for each property and include, but are not limited to, significant decreases in real estate property net operating income, significant decreases in occupancy, debt maturities, changes in management's intent with respect to the properties and prevailing market conditions.
 
If an indicator of potential impairment exists, the property is tested for recoverability by comparing its carrying amount to the estimated future undiscounted cash flows. Although the carrying amount may exceed the estimated fair value of certain properties, 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 determined to be necessary, the excess of the carrying amount of the property 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 group. The adjusted carrying amount, which represents the new cost basis of the property, is depreciated over the remaining useful life of the property.

Although we may market a property for sale, there can be no assurance that the transaction will be complete until the sale is finalized. However, GAAP requires us to utilize the Company's expected holding period of our properties when assessing recoverability. If we cannot recover the carrying value of these properties within the planned holding period, we will estimate the fair values of the assets and record impairment charges for properties when the estimated fair value is less than their carrying value.

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

Impairment charges are recorded in the Consolidated Statements of Comprehensive Income when the carrying value of a property is not recoverable and it exceeds the estimated fair value of the property, which can occur in accounting periods preceding disposition and/or in the period of disposition.

No provisions for impairment were recognized for the three months ended March 31, 2019. During the three months ended March 31, 2018, we recorded a $38.4 million impairment charge on our Consolidated Statements of Comprehensive Income related to one operating property that had non-recourse debt maturing during 2019 that exceeded the fair value of the operating property.


17
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


Changes in economic and operating conditions that occur subsequent to our review of recoverability of our properties could impact the assumptions used in that assessment and could result in future impairment if assumptions regarding those properties differ from actual results.

Investment in Unconsolidated Real Estate Affiliates

A series of operating losses of an investee or other factors may indicate that an other-than-temporary decline in value of our investment in an Unconsolidated Real Estate Affiliate has occurred. The investment in each of the Unconsolidated Real Estate Affiliates is evaluated for valuation declines below the carrying amount. Accordingly, in addition to the property-specific impairment analysis that we performed for such joint ventures (as part of our operating property impairment process described above), we also considered whether there were other-than-temporary declines with respect to the carrying values of our Unconsolidated Real Estate Affiliates.

Concentrations of Credit Risk

Financial instruments that potentially subject us to significant concentrations of credit risk consist principally of cash and cash equivalents. We are exposed to credit risk with respect to cash held at various financial institutions and access to our credit facility. Our credit risk exposure with regard to our cash and the $1.5 billion available under our credit facility is spread among a diversified group of investment grade financial institutions. We had $987.0 million and $387.0 million outstanding under our credit facility as of March 31, 2019 and December 31, 2018, respectively.

Recently Issued Accounting Pronouncements

In February 2016, the Financial Accounting Standards Board ("FASB") issued ASU 2016-02, Leases. This new guidance, including related ASUs that have been subsequently issued, was effective January 1, 2019, and required lessees to recognize a liability to make lease payments and a right-of-use asset, initially measured at the present value of lease payments, for both operating and finance leases. For leases with a term of 12 months or less, lessees were permitted to make an accounting policy election by class of underlying asset to not recognize lease liabilities and lease assets. The guidance allowed lessors and lessees to make an accounting policy election, by class of underlying asset, to not separate non-lease components from lease components. The guidance also provided an optional transition method which allowed entities to initially apply the new guidance in the period of adoption, recognizing a cumulative-effect adjustment to the opening balance of retained earnings, if necessary. The Company elected to apply the alternative transition method and no cumulative-effect adjustment to the opening balance of retained earnings was deemed necessary to record.

The Company adopted the new standard on January 1, 2019 and applied the new guidance as of that date. In addition, the Company has presented all income as a single line item within "rental revenues" in the accompanying Consolidated Statements of Comprehensive Income for the current and comparative period. Refer to the Reclassifications section of Note 2 for additional detail. The Company elected to use the "package of practical expedients", which allowed the Company to not reassess under the new standard prior conclusions about lease identification, lease classification, and initial direct costs. The Company did not make any adjustments to the opening balance of retained earnings upon adoption of the new standard given the nature of the impacts and other transition practical expedients elected by the Company. The leases section above and Note 7 includes a discussion of the effect of the adoption of the new standard.

In June 2016, the FASB issued ASU 2016-13, Financial Instruments - Credit Losses, which changes the model for the measurement of credit losses on financial instruments. Specifically, the amendments in the ASU replace the incurred loss impairment methodology in current GAAP with a methodology that reflects expected credit losses and requires consideration of a broader range of reasonable and supportable information to inform credit loss estimates. The amendments in this ASU will be effective for the Company January 1, 2020. The Company is evaluating the potential impact of this pronouncement on its consolidated financial statements.

In August 2018, the FASB issued ASU 2018-13, Fair Value Measurement. This new guidance is effective January 1, 2020, with early adoption permitted, and provides new, and in some cases eliminates or modifies the existing disclosure requirements on fair value measurements. Public entities will be required to disclose the following: (i) the changes in unrealized gains and losses for the period included in other comprehensive income for recurring Level 3 fair value measurements held at the end of the reporting period and (ii) the range and weighted average of significant unobservable inputs used to develop Level 3 fair value measurements.

18
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


In addition, public entities will no longer be required to disclose the following: (i) the amount of and reasons for transfers between Level 1 and Level 2 of the fair value hierarchy, (ii) the policy for timing of transfers between levels and (iii) the valuation processes for Level 3 fair value measurements. The new pronouncement also clarifies and modifies certain existing provisions, including eliminating "at a minimum" from the phrase "an entity shall disclose at a minimum" to promote the appropriate exercise of discretion by entities when considering fair value measurement disclosures and clarifying that materiality is an appropriate consideration when evaluating disclosure requirements. The Company is evaluating the potential impact of this pronouncement on its consolidated financial statements.

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 periods. For example, estimates and assumptions have been made with respect to allocating the purchase price of real estate acquisitions, the useful lives of assets, capitalization of development and leasing costs, provision for income taxes, recoverable amounts of receivables and deferred taxes, provision for loan loss, initial valuations and related amortization periods of deferred costs and intangibles, particularly with respect to acquisitions, impairment of long-lived assets, litigation related accruals and disclosures and fair value of debt. Actual results could differ from these and other estimates.

NOTE 3        ACQUISITIONS, SALES AND JOINT VENTURE ACTIVITY

On January 7, 2019, we completed the sale of our 12.0% interest in Bayside Marketplace for a sales price of $42.0 million, which resulted in a gain of $104.4 million recognized in Unconsolidated Real Estate Affiliates - gain on investment on our Consolidated Statements of Comprehensive Income for the three months ended March 31, 2019.

The Company entered into a series of separate transactions on August 27, 2018 as a result of the BPY Transaction as follows:

•
BPR-FF JV LLC joint venture was formed with Brookfield Real Estate Partners F LP. The Company contributed properties and recognized a gain from the change in control of the investment properties and other, net of $1.4 billion for the year ended December 31, 2018. In addition, the Company recognized a gain in Unconsolidated Real Estate Affiliates - gain on investment of $18.5 million for the year ended December 31, 2018.

•
Joint ventures were formed with the Teachers Insurance and Annuity Association of America. The Company contributed properties and recognized a gain from the change in control of the investment properties and other, net of $943.4 million for the year ended December 31, 2018. In addition, the Company recognized a gain in Unconsolidated Real Estate Affiliates - gain on investment of $18.4 million for the year ended December 31, 2018.

•
Joint ventures were formed with CBRE Global Investment Partners. The Company contributed properties and recognized a gain from the change in control of the investment properties and other, net of $454.0 million for the year ended December 31, 2018.

•
Joint ventures were formed with the California Public Employees' Retirement System. The Company contributed properties and recognized a gain in Unconsolidated Real Estate Affiliates - gain on investment of $440.3 million for the year ended December 31, 2018.

•
A new joint venture, BPY Retail Holdings LLC, was formed with an institutional investor. As a result of this investment, the institutional investor owns a noncontrolling interest in all retail assets of the Company, as all retail assets are wholly or partially owned by the Operating Partnership.

On January 29, 2018, we completed the sale of a 49.49% joint venture interest in an anchor box at Oakbrook Center to our joint venture partner for a sales price of $44.7 million, which resulted in a gain of $12.7 million recognized in gain from changes in control of investment properties and other, net for the three months ended March 31, 2018.


19
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


On September 15, 2016, joint ventures we formed with Simon Property Group and Authentic Brands Group LLC ("ABG") acquired Aeropostale, Inc. ("Aeropostale") for $80.0 million in total cash which included cash for working capital requirements of the retail business. The intellectual property and brand related assets were assigned to the Aero IpCo, LLC venture ("IPCO") and the assets and liabilities necessary to run the stores were assigned to the Aero OpCo, LLC venture. In connection with the transaction, our total investment was $20.4 million of cash contributed to the ventures for an effective ownership of approximately 26% in the two joint ventures. Aeropostale is a tenant at certain properties for which we receive rental income included in rental revenues on the Consolidated Statements of Comprehensive Income.

On December 29, 2017, we sold approximately 54% of our interest in IPCO to ABG for a sales price of $16.6 million, which resulted in a gain of $12.0 million recognized in Unconsolidated Real Estate Affiliates - gain on investment on our Consolidated Statements of Comprehensive Income for the year ended December 31, 2017. On March 30, 2018, ABG exercised their call right to purchase the remaining 46% of our original interest in IPCO for a sales price of $13.9 million, which resulted in a gain of $10.4 million recognized in Unconsolidated Real Estate Affiliates - gain on investment on our Consolidated Statements of Comprehensive Income for the three months ended March 31, 2018. In addition, we invested $30.5 million in ABG units on December 29, 2017. The investment is considered a cost method investment and is included in investment in Unconsolidated Real Estate Affiliates on the Consolidated Balance Sheets.

NOTE 4        FAIR VALUE
 
Nonrecurring Fair Value Measurements

We estimate fair value relating to impairment assessments based upon discounted cash flow and direct capitalization models that include all projected cash inflows and outflows over a specific holding period, or the negotiated sales price, if applicable. Such projected cash flows are comprised of contractual rental revenues and forecasted rental revenues and expenses based upon market conditions and expectations for growth. Capitalization rates and discount rates utilized in these models are based on a reasonable range of current market rates for each property analyzed. Based upon these inputs, we determined that our valuations of properties using a discounted cash flow or a direct capitalization model were classified within Level 3 of the fair value hierarchy. For our properties for which the estimated fair value was based on negotiated sales prices, we determined that our valuation was classified within Level 2 of the fair value hierarchy.

The following table summarizes certain of our assets that are measured at fair value on a nonrecurring basis as a result of impairment charges recorded. There were no impairment charges recorded during the three months ended March 31, 2019. During the three months ended March 31, 2018, we recognized $38.4 million in impairment charges.

 
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)
 
Provisions for Impairment
 
 
 
 
 
 
 
 
 
 
Investments in real estate (1)
$
71,181

 
$
—

 
$
—

 
$
71,181

 
$
38,379

_______________________________________________________________________________
(1)
Refer to Note 2 for more information regarding impairment. Investments in real estate includes consolidated properties and Unconsolidated Real Estate Affiliates.
Unobservable Quantitative Input
 
Rate
Discount rates
 
9.75%
Terminal capitalization rates
 
10.25%

Disclosure of Fair Value of Financial Instruments

The fair values of our financial instruments approximate their carrying amount in our consolidated financial statements except for debt. Management's estimates of fair value are presented below for our debt as of March 31, 2019 and December 31, 2018.

20
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


 
 
March 31, 2019
 
December 31, 2018
 
 
Carrying Amount (1)
 
Estimated Fair
Value
 
Carrying Amount (2)
 
Estimated Fair
Value
Fixed-rate debt
 
$
6,047,625

 
$
5,694,225

 
$
6,073,193

 
$
6,048,104

Variable-rate debt
 
7,450,801

 
7,540,910

 
6,516,456

 
6,614,172

 
 
$
13,498,426

 
$
13,235,135

 
$
12,589,649

 
$
12,662,276

 
(1) 
Includes net market rate adjustments of $7.3 million and deferred financing costs of $115.9 million, net.
(2)
Includes net market rate adjustments of $7.7 million and deferred financing costs of $123.8 million, net.

The fair value of our junior subordinated notes approximates their carrying amount as of March 31, 2019 and December 31, 2018. We estimated the fair value of mortgages, notes and other loans payable using Level 2 and Level 3 inputs based on recent financing transactions, estimates of the fair value of the property that serves as collateral for such debt, historical risk premiums for loans of comparable quality, current LIBOR, U.S. 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 assume that the debt is outstanding through maturity. We have utilized market information as available or present value techniques to estimate the amounts required to be disclosed. 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 such debt could be realized by immediate settlement of the obligation.


21
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


NOTE 5        UNCONSOLIDATED REAL ESTATE AFFILIATES

Following is summarized financial information for all of our real estate related Unconsolidated Real Estate Affiliates accounted for using the equity method and a reconciliation to our total investment in Unconsolidated Real Estate Affiliates. The reconciliation to our total investment in Unconsolidated Real Estate Affiliates is inclusive of investments accounted for using the cost method (Note 2).
 
March 31, 2019
 
December 31, 2018
Condensed Combined Balance Sheets - Unconsolidated Real Estate Affiliates
 

 
 

Assets:
 

 
 

Land
$
3,604,141

 
$
3,595,706

Buildings and equipment
23,215,593

 
23,468,110

Less accumulated depreciation
(4,452,934
)
 
(4,361,210
)
Construction in progress
470,510

 
489,250

Net property and equipment
22,837,310

 
23,191,856

Investment in unconsolidated joint ventures
627,254

 
632,060

Net investment in real estate
23,464,564


23,823,916

Cash and cash equivalents
586,310

 
540,905

Accounts receivable, net
345,813

 
348,655

Notes receivable
22,498

 
22,881

Deferred expenses, net
500,039

 
511,814

Prepaid expenses and other assets
718,603

 
796,815

Total assets
$
25,637,827

 
$
26,044,986

Liabilities and Owners' Equity:
\

 
 

Mortgages, notes and loans payable
$
15,829,842

 
$
16,139,498

Accounts payable, accrued expenses and other liabilities
1,032,661

 
1,118,663

Cumulative effect of foreign currency translation ("CFCT")
(7,701
)
 
(21,384
)
Owners' equity, excluding CFCT
8,783,025

 
8,808,209

Total liabilities and owners' equity
$
25,637,827

 
$
26,044,986

Investment in Unconsolidated Real Estate Affiliates, Net:
 

 
 

Owners' equity
$
8,775,323

 
$
8,786,824

Less: joint venture partners' equity
(4,806,830
)
 
(4,796,896
)
Plus: excess investment/basis differences
1,305,517

 
1,220,632

Investment in Unconsolidated Real Estate Affiliates, net (equity method)
5,274,010

 
5,210,560

Investment in Unconsolidated Real Estate Affiliates, net (cost method)
30,483

 
30,483

Retail investment, net
14,460

 
19,912

Investment in Unconsolidated Real Estate Affiliates, net
$
5,318,953

 
$
5,260,955

Reconciliation - Investment in Unconsolidated Real Estate Affiliates:
 

 
 

Asset - Investment in Unconsolidated Real Estate Affiliates
$
5,381,821

 
$
5,385,582

Liability - Investment in Unconsolidated Real Estate Affiliates
(62,868
)
 
(124,627
)
Investment in Unconsolidated Real Estate Affiliates, net
$
5,318,953

 
$
5,260,955





22
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


 
 
Three Months Ended March 31,
 
 
2019
 
2018
Condensed Combined Statements of Income - Unconsolidated Real Estate Affiliates (1)
 
 

 
 

Revenues:
 
 

 
 

Rental revenues, net
 
$
641,036

 
$
420,419

Condominium sales
 
—

 
36,889

Other
 
15,366

 
18,269

Total revenues
 
656,402

 
475,577

Expenses:
 
 

 
 

Real estate taxes
 
62,121

 
36,136

Property maintenance costs
 
15,677

 
11,664

Marketing
 
6,074

 
5,591

Other property operating costs
 
79,552

 
56,305

Condominium cost of sales
 
—

 
26,895

Provision for doubtful accounts
 
—

 
2,559

Property management and other costs (2)
 
29,040

 
23,413

General and administrative
 
1,667

 
558

Depreciation and amortization
 
263,399

 
125,080

Total expenses
 
457,530

 
288,201

Interest income
 
2,282

 
1,841

Interest expense
 
(173,599
)
 
(104,564
)
Provision for income taxes
 
(567
)
 
(205
)
Loss in unconsolidated joint ventures
 
(8,733
)
 
(7,563
)
Income from continuing operations
 
18,255

 
76,885

Allocation to noncontrolling interests
 
(14
)
 
(18
)
Net income attributable to the ventures
 
$
18,241

 
$
76,867

Equity In Income of Unconsolidated Real Estate Affiliates:
 
 

 
 

Net income attributable to the ventures
 
$
18,241

 
$
76,867

Joint venture partners' share of income
 
(9,056
)
 
(35,601
)
Elimination of gain from consolidated real estate investment with interest owned through joint venture
 
—

 
(89
)
Loss on retail investment
 
(5,452
)
 
(5,856
)
Amortization of capital or basis differences
 
(11,606
)
 
(11,482
)
Equity in income (loss) of Unconsolidated Real Estate Affiliates
 
$
(7,873
)
 
$
23,839

 
(1)
The Condensed Combined Statements of Income - Unconsolidated Real Estate Affiliates include income from the joint ventures formed in conjunction with the BPY Transaction subsequent to August 27, 2018 (Note 3).
(2)     Includes management fees charged to the unconsolidated joint ventures by BPRRS and BRMI.
 
The Unconsolidated Real Estate Affiliates represent our investments in real estate joint ventures that are not consolidated. We hold interests in 28 domestic joint ventures, comprising 66 U.S. retail properties and one joint venture in Brazil. 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. We account for investments in joint ventures where we own a non-controlling joint interest using either the equity method or the cost method. If we have significant influence but not control over the investment, we utilize the equity method. If we have neither

23
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


control nor significant influence, we utilize the cost method. If we control the joint venture, we account for the venture as a consolidated investment.

As of March 31, 2019, the balance of ROU assets was $60.6 million, net and lease liabilities of $73.5 million for 25 ground leases in the Condensed Combined Balance Sheets - Unconsolidated Real Estate Affiliates under Topic 842, included in prepaid expenses and other assets and accounts payable and accrued expenses, respectively. All of these leases are operating leases; we do not have any finance leases.

Unconsolidated Mortgages, Notes and Loans Payable, and Retained Debt

Our proportionate share of the mortgages, notes and loans payable of the unconsolidated joint ventures was $7.5 billion as of March 31, 2019 and $7.6 billion as of December 31, 2018, including Retained Debt (as defined below). There can be no assurance that the Unconsolidated Properties will be able to refinance or restructure such debt 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.

We have debt obligations in excess of our pro rata share of the debt for one 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. The proceeds of the Retained Debt which were distributed to us are included as a reduction in our investment in Unconsolidated Real Estate Affiliates. We had Retained Debt of $82.8 million at one property as of March 31, 2019, and $83.3 million as of December 31, 2018. We are obligated to contribute funds on an ongoing basis, as needed, 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 interest in or our distributions from such Unconsolidated Real Estate Affiliates could be reduced to the extent of such deficiencies. As of March 31, 2019, we do not anticipate an inability to perform on our obligations with respect to Retained Debt.

NOTE 6        MORTGAGES, NOTES AND LOANS PAYABLE

Mortgages, notes and loans payable and the weighted-average interest rates are summarized as follows:
 
 
March 31, 2019 (1)
 
Weighted-Average
Interest Rate (2)
 
December 31, 2018 (3)
 
Weighted-Average
Interest Rate (2)
Fixed-rate debt:
 
 

 
 

 
 

 
 

Collateralized mortgages, notes and loans payable
 
$
6,047,625

 
4.39
%
 
$
6,073,193

 
4.38
%
Total fixed-rate debt
 
6,047,625

 
4.39
%
 
6,073,193

 
4.38
%
Variable-rate debt:
 
 

 
 

 
 

 
 

Collateralized mortgages, notes and loans payable (4)
 
1,698,647

 
4.40
%
 
1,702,142

 
4.22
%
Unsecured corporate debt (5)
 
5,752,154

 
4.89
%
 
4,814,314

 
4.86
%
Total variable-rate debt
 
7,450,801

 
4.78
%
 
6,516,456

 
4.69
%
Total Mortgages, notes and loans payable
 
$
13,498,426

 
4.61
%
 
$
12,589,649

 
4.54
%
Junior subordinated notes
 
$
206,200

 
4.20
%
 
$
206,200

 
3.97
%
 
(1) 
Includes $7.3 million of market rate adjustments and $115.9 million of deferred financing costs, net.
(2) 
Represents the weighted-average interest rates on our principal balances, excluding the effects of market rate adjustments and deferred financing costs.
(3) 
Includes $7.7 million of market rate adjustments and $123.8 million of deferred financing costs, net.
(4) 
$1.3 billion of the variable-rate balance is cross-collateralized.
(5)
Includes deferred financing costs, which are shown as a reduction to the debt balance. See table below for the balance excluding deferred financing costs.
 

24
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


Collateralized Mortgages, Notes and Loans Payable

As of March 31, 2019, $11.9 billion of land, buildings and equipment (before accumulated depreciation) and construction in progress have been pledged as collateral for our mortgages, notes and loans payable. Certain of these consolidated secured loans, representing $1.3 billion of debt, are cross-collateralized. Although a majority of the $7.7 billion of fixed and variable rate collateralized mortgages, notes and loans payable are non-recourse, $687.1 million of such mortgages, notes and loans payable are recourse to the Company as guarantees on secured financings. In addition, certain mortgage loans contain other credit enhancement provisions which have been provided by BPR. Certain mortgages, notes and loans 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.

During the year ended December 31, 2018, we refinanced a consolidated mortgage note at 685 Fifth Avenue. The prior $340.0 million variable-rate consolidated mortgage note matured on July 1, 2018 and had an interest rate of LIBOR plus 2.75%. In connection with the refinancing, $100.0 million remained related to the commercial office unit and a new $275.0 million fixed-rate consolidated mortgage note with a term-to-maturity of 10.0 years and an interest rate of 4.53% was obtained on the retail unit. The $100.0 million was paid down in full in conjunction with the sale of the commercial office unit on July 13, 2018. In addition, we obtained a new fixed-rate subordinate loan at The Woodlands Mall for $62.4 million with an interest rate of 4.05% and obtained a new fixed-rate loan at 605 North Michigan Avenue for $80.0 million with an interest rate of 4.76%. We also refinanced mortgage notes totaling $117.0 million at two properties. The prior loans totaling $152.3 million had a weighted-average interest rate of 4.42%. The new loans have a weighted-average term-to-maturity of 4.3 years and a weighted-average interest rate of 5.24%. We released Columbiana Centre from the $1.4 billion term loan, substituting Columbia Mall and Quail Springs Mall, and conveyed Oak View Mall to the lender in full satisfaction of $74.7 million in outstanding debt. The Oak View transaction resulted in a $12.4 million gain on extinguishment of debt for the year ended December 31, 2018.

Corporate and Other Unsecured Loans

We have certain unsecured debt obligations, the terms of which are described below:
 
 
March 31, 2019 (1)
 
Weighted-Average
Interest Rate
 
December 31, 2018 (2)
 
Weighted-Average
Interest Rate
Unsecured debt:
 
 

 
 

 
 

 
 

Unsecured corporate debt
 
$
5,855,535

 
4.89
%
 
$
4,923,740

 
4.86
%
Total unsecured debt
 
$
5,855,535

 
4.89
%
 
$
4,923,740

 
4.86
%
 
(1)
Excludes deferred financing costs of $103.4 million in 2019 that decrease the total amount that appears outstanding in our Consolidated Balance Sheets.
(2)
Excludes deferred financing costs of $109.4 million in 2018 that decrease the total amount that appears outstanding in our Consolidated Balance Sheets.

On March 25, 2019, the Company secured a $341.8 million subordinated unsecured note with Brookfield BPY Holdings Inc., a related party. The note bears interest at a rate equal to LIBOR plus 275 basis points and is scheduled to mature on March 25, 2029.

The Company entered into a new credit agreement (the "Agreement") dated as of August 24, 2018 consisting of a revolving credit facility (the "Facility"), Term A-1 and A-2 loans, and a Term B loan. The Facility provides for revolving loans of up to $1.5 billion and borrowings bear interest at a rate equal to LIBOR plus 225 basis points. The Facility is scheduled to mature in August 2022 and had outstanding borrowings of $987.0 million as of March 31, 2019. The Term A-1 Loan has a total commitment of $900.0 million, with $700.0 million attributable to BPR and $200.0 million attributable to an affiliate, and is scheduled to mature in August 2021 bearing interest at a rate equal to LIBOR plus 225 basis points. The Term A-2 Loan has a total commitment of $2.0 billion and is scheduled to mature in August 2023 bearing interest at a rate equal to LIBOR plus 225 basis points. The Term B Loan has a total commitment of $2.0 billion and is scheduled to mature in August 2025 bearing interest at a rate equal to LIBOR plus 250 basis points. The Term A-1, A-2, and B Loans are contractually obligated to be prepaid through net proceeds from property level refinances and asset sales as outlined in the Agreement. The Agreement contains certain restrictive covenants which limit material changes in the nature of our business conducted, including, but not limited to, mergers, dissolutions or liquidations, dispositions of assets, liens, incurrence of additional indebtedness, dividends, transactions with affiliates, prepayment of subordinated debt,

25
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


negative pledges and changes in fiscal periods. In addition, we are required not to exceed a maximum net debt-to-value ratio and fixed charge coverage ratio. As of March 31, 2019, we are not aware of any instances of non-compliance with such covenants.

Junior Subordinated Notes

GGP Capital Trust I, a Delaware statutory trust (the "Trust"), completed a private placement of $200.0 million of trust preferred securities ("TRUPS") in 2006. The Trust also issued $6.2 million of common securities to BPROP. 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 BPROP 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 junior subordinated notes. The junior subordinated notes bear interest at LIBOR plus 1.45% and are fully recourse to the Company. We have recorded the junior subordinated notes as a liability and our common equity interest in the Trust as prepaid expenses and other assets in our Consolidated Balance Sheets as of March 31, 2019 and December 31, 2018.

Letters of Credit and Surety Bonds

We had outstanding letters of credit and surety bonds of $45.3 million as of March 31, 2019 and $42.4 million as of December 31, 2018. These letters of credit and bonds were issued primarily in connection with insurance requirements, special real estate assessments and construction obligations.

We are not aware of any instances of non-compliance with our financial covenants related to our mortgages, notes and loans payable as of March 31, 2019.

NOTE 7        LEASES

Lessee arrangements
 
We are the lessee in several ground lease agreements for the land under some of our owned buildings. Generally, we own the land underlying the properties; however, at certain properties, all or part of the underlying land is owned by a third party that leases the land to us through a long-term ground lease. In addition, we lease office space for our corporate headquarters and field offices. Our material consolidated leases have reasonably certain lease terms ranging from four years to forty years. Certain leases provide the lessee with two to three renewal options which are considered to be termination options unless it is reasonably certain that the Company will elect to renew and generally range from five years to ten years each, with renewal rent payments based on a predetermined annual increase, market rates at the time of exercise of the renewal, or changes in the Consumer Price Index ("CPI").

As of March 31, 2019, the balance of ROU assets was $118.5 million, net and lease liabilities of $73.3 million for seven ground leases and one office lease in the Consolidated Balance Sheets under Topic 842, included in prepaid expenses and other assets and accounts payable and accrued expenses, respectively.


26
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


The maturity of our operating lease liabilities as of March 31, 2019 is as follows:
Year
 
Amount
Remainder of 2019
 
$
6,534

2020
 
8,958

2021
 
9,175

2022
 
9,395

2023
 
9,621

2024
 
9,853

2025 and thereafter
 
95,184

Total undiscounted lease payments
 
148,720

Less: Present value adjustment
 
(75,401
)
Total lease liability
 
$
73,319


The maturity of our operating lease liabilities as of December 31, 2018 is as follows:
Year
Amount
2019
$
9,948

2020
10,164

2021
10,386

2022
10,592

2023
10,794

2024 and thereafter
118,835

Total
$
170,719


Straight-line rent expense recognized for our consolidated operating leases was $0.7 million for ground leases and $2.0 million for the office lease for the quarter ended March 31, 2019 and is included in other property operating costs for ground leases and property management and other costs for the office lease, respectively, in the Consolidated Statements of Comprehensive Income. Several lease agreements include variable lease payments which vary based on factors such as sublease income received, the revenues or net operating income of the properties constructed on the leased premises, increases in CPI, and changes in market rents. In addition, our leases require us to reimburse the lessor for the lessor’s tax, insurance and common area costs. Variable lease payments and short-term lease costs recognized as rent expense for operating leases were not significant for the quarter ended March 31, 2019 and are included in other property operating costs in the Consolidated Statements of Comprehensive Income.
 
The following summarizes additional information related to our operating leases as of March 31, 2019:
Weighted-average remaining lease term (years)
17
Weighted-average discount rate
7.36%
 
 
Supplemental disclosure for the statement of cash flows:
 
Cash paid for amounts included in the measurement of lease liabilities
$2,191

Lessor arrangements
 
We own a property portfolio comprised primarily of Class A retail properties and lease this retail space to tenants. As of March 31, 2019, we own a controlling interest in and consolidate 57 retail properties located throughout the United States comprising approximately 50 million square feet of GLA. We enter into operating leases with a variety of tenants, the majority of which are national and regional retail chains and local retailers. These operating leases expire starting in year 2019 and typically include

27
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


renewal options, which are generally exercisable only by the tenant. Certain leases also include early termination options which are typically exercisable only by the tenant. Our leases do not allow the tenant to purchase the retail space.

The maturity analysis of the lease payments we expect to receive from our operating leases as of March 31, 2019 is as follows:
Year
Amount
Remainder of 2019
$
710,542

2020
883,509

2021
794,816

2022
701,209

2023
605,294

2024
495,760

Subsequent
1,455,721

 
$
5,646,851


The maturity analysis of the lease payments we expect to receive from our operating leases as of December 31, 2018 is as follows:
Year
Amount
2019
$
764,196

2020
696,381

2021
621,582

2022
543,232

2023
464,453

Subsequent
1,442,312

 
$
4,532,156


All lease-related income is reported as a single line item, rental revenues, in our Consolidated Statements of Comprehensive Income. Effective January 1, 2019, with the adoption of Topic 842, rental revenues is presented net of provision for doubtful accounts. Rental income recognized on a straight-line basis consists primarily of fixed and in-substance fixed lease payments (including lease payments related to non-lease components which have been combined with the lease component). Variable rental income represents variable lease payments, which consist primarily of overage rents; reimbursements for tenants’ pro rata share of real estate taxes, insurance, property operating and marketing expenses, and utilities; lease payments related to CPI-based escalations and market rent resets; and lease termination income.


28
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


In accordance with the terms of our operating leases, we billed separately for minimum rents, tenant recoveries and overage rents, lease termination income as shown below for the quarter ended March 31, 2019:
 
Amount
Minimum rents, billed
$
221,962

Tenant recoveries, billed
91,927

Lease termination income, billed
1,495

Overage rent, billed
4,351

Total contractual operating lease billings
319,735

Adjustment to recognize contractual operating lease billings on a straight-line basis
3,197

Above and below-market tenant leases, net
2,795

Less provision for doubtful accounts
(2,707
)
Total rental revenues, net
$
323,020


Of the total contractual rental revenues we have billed, 79.2% are fixed lease payments.

NOTE 8        INCOME TAXES

The Company elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended. We intend to maintain REIT status. To qualify as a REIT, the Company must meet a number of organizational and operational requirements, including a requirement to distribute at least 90% of our taxable ordinary income. In addition, the Company is required to meet certain asset and income tests.

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 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 and capital gains. We are currently statutorily open to audit by the Internal Revenue Service for the years ended December 31, 2015 through 2018 and are statutorily open to audit by state taxing authorities for the years ended December 31, 2014 through 2018.

We have no unrecognized tax benefits recorded pursuant to uncertain tax positions as of March 31, 2019.

NOTE 9     EQUITY AND REDEEMABLE NONCONTROLLING INTERESTS

Allocation to Noncontrolling Interests

Noncontrolling interests consists of the redeemable interests related to BPROP Common, Preferred, and LTIP Units and the noncontrolling interest in our consolidated joint ventures. The following table reflects the activity included in the allocation to noncontrolling interests.

29
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


 
 
Three Months Ended March 31,
 
 
2019
 
2018
Distributions to preferred BPROP units ("Preferred Units")
 
$
(1,614
)
 
$
(633
)
Net income allocation to noncontrolling interests in BPROP from continuing operations ("Common Units")
 
—

 
(560
)
Net income allocation to noncontrolling interests in BPROP from continuing operations ("LTIP Units")
 
—

 
(134
)
Net income allocated to noncontrolling interest in consolidated real estate affiliates
 
305

 
(533
)
Net income allocated to noncontrolling interest of the Operating Partnership (1)
 
(5,324
)
 
—

Allocation to noncontrolling interests
 
(6,633
)
 
(1,860
)
Other comprehensive (income) loss allocated to noncontrolling interests
 
—

 
2

Comprehensive income allocated to noncontrolling interests
 
$
(6,633
)
 
$
(1,858
)
_______________________________________________________________________________
(1)    Represents the noncontrolling interest of our institutional investor (Note 3).

Noncontrolling Interests

The noncontrolling interest related to the Common, Preferred, and LTIP Units of BPROP are presented either as redeemable noncontrolling interests in mezzanine equity or as noncontrolling interests in our permanent equity on our Consolidated Balance Sheets. Classification as redeemable or permanent equity is considered on a tranche-by-tranche basis and is dependent on whether we could be required, under certain events outside of our control, to redeem the securities for cash by the holders of the securities, Those tranches for which we could be required to redeem the security for cash are included in redeemable equity. If we control the decision to redeem the securities for cash, the securities are classified as permanent equity.

The redeemable Common and Preferred Units of BPROP are recorded 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 their redemption value (i.e. fair value) as of each measurement date. The excess of the fair value over the carrying amount from period to period is recorded within additional paid-in capital in our Consolidated Balance Sheets. Allocation to noncontrolling interests is presented as an adjustment to net income to arrive at net income (loss) attributable to BPR. The preferred redeemable noncontrolling interests have been recorded at carrying value.

Generally, each Series K Preferred Unit of BPROP entitles its holder to distributions and a liquidation preference identical to those established for each share of BPR’s Class A Stock, and each Series L Preferred Unit of BPROP entitles its holder to distributions and a liquidation preference identical to those established for each share of BPR’s Class B Stock. Each LTIP Unit of BPROP is convertible into, and, except for the level of preference, entitles its holder to regular and liquidating distributions equivalent to that of 0.016256057 Series K Preferred Units, subject to adjustment. Each Series K Preferred Unit received by an LTIP holder in connection with the BPY Transaction is redeemable for a cash amount equal to the average closing price of BPR's Class A Stock for five consecutive trading days ending on the date of the notice of redemption, provided that BPR may elect to satisfy such redemption by delivering one share of BPR's Class A Stock. If the holders had requested redemption of the Class A Stock and Preferred Units as of March 31, 2019, the aggregate amount of cash the Company would have paid would have been $2.02 billion and $58.6 million, respectively.

Holders of Series B Preferred Units, Series D Preferred Units, Series E Preferred Units and Series G Preferred Units of BPROP are each entitled to periodic distributions at the rates set forth in the Fifth Amended and Restated Agreement of Limited Partnership of BPROP. Holders of Common Units of BPROP are entitled to distributions of all or a portion of BPROP’s remaining net operating cash flow, when and as declared by BPROP’s general partner. However, the Fifth Amended and Restated Agreement of Limited Partnership of BPROP permits distributions solely to BPR if such distributions were required to allow the Company to comply with the REIT distribution requirements or to avoid the imposition of excise tax.

The Series D Preferred Units of BPROP are convertible based on a conversion ratio of 1.50821, which is the quotient of the Series D Preferred Unit’s $50 liquidation preference and $33.151875 conversion price. Upon conversion, each Series D Preferred Unit entitles its holder to (i) $21.9097 in cash, (ii) a number of Series K Preferred Units of BPROP equal to (x) 0.40682134 Series K

30
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


Preferred Units (which is subject to adjustment), multiplied by (y) the Series D conversion ratio; and (iii) a number of Common Units of BPROP equal to (x) one Common Unit (which is subject to adjustment), multiplied by (y) the Series D conversion ratio.

The Series E Preferred Units of BPROP are convertible based on a conversion ratio of 1.29836, which is the quotient of the Series E Preferred Unit’s $50 liquidation preference and $38.51 conversion price. Upon conversion, each Series E Preferred Unit entitles its holder to (i) $18.8613 in cash, (ii) a number of Series K Preferred Units of BPROP equal to (x) 0.40682134 Series K Preferred Units (which is subject to adjustment), multiplied by (y) the Series E conversion ratio; and (iii) a number of Common Units of BPROP equal to (x) one Common Unit (which is subject to adjustment), multiplied by (y) the Series E conversion ratio.

As of March 31, 2019, there were 532,749.6574 Series D Preferred Units of BPROP outstanding and 502,657.8128 Series E Preferred Units of BPROP outstanding.

As of March 31, 2019, there were 9,717.658 Series B Preferred Units of BPROP outstanding. As of July 10, 2017, the Series B Preferred Unit conversion option expired, and each Series B Preferred Unit now has a fixed cash redemption value of $50 per unit.

Also, as of March 31, 2019, there were 4,176,972.006 Common Units of BPROP outstanding and 839,664 LTIP Units of BPROP outstanding. There were also 1,699,281.285 Series K Preferred Units of former Common Unit holders and 334,324 Series K Preferred Units of former LTIP holders. LTIP Units and Series K Preferred Units issued to individual former LTIP Unitholders are both subject to certain redemption rights.

The holder of each Series K Preferred Unit of BPROP issued upon conversion of Series D Preferred Units or Series E Preferred Units of BPROP has the right to redeem such Series K Preferred Unit for a cash amount equal to the average closing price of BPR’s Class A Stock for the five consecutive trading days ending on the date of the notice of redemption, provided that BPR may elect to satisfy such redemption by delivering one share of BPR’s Class A Stock. The holder of each Common Unit of BPROP issued upon conversion of Series D Preferred Units or Series E Preferred Units of BPROP has the right to redeem such Common Unit for a cash amount equal to $0.324405869, subject to adjustment.

Except as otherwise noted, the Common, Preferred, and LTIP Units of BPROP are not convertible or redeemable at the election of either the holder or BPROP.

The following table reflects the activity of the common redeemable noncontrolling interests for the three months ended March 31, 2019, and 2018.
Balance at January 1, 2018
$
248,126

Net income
560

Distributions
(1,842
)
Other comprehensive loss
(2
)
Fair value adjustment for noncontrolling interests in Operating Partnership
(23,252
)
Balance at March 31, 2018
$
223,590

 
 
Balance at January 1, 2019
$
73,696

LTIP Expense
3,358

Series K Preferred Unit redemption
(14,935
)
Balance at March 31, 2019
$
62,119


Class A Stock

Class A Stock refers to the Company's Class A Stock, par value $0.01 per share, authorized and issued to unaffiliated GGP common stockholders as part of the BPY Transaction.

Each share of Class A Stock is entitled to cumulative dividends per share in a cash amount equal in value to the amount of any distribution made on a BPY limited partnership unit ("BPY unit"). In addition, each share of Class A Stock is exchangeable for

31
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


one BPY unit or its cash equivalent (the form of payment to be determined by BP US REIT LLC, in its sole discretion). Such exchange and distribution rights are subject to adjustment in the event of certain dilutive or other capital events by BPY or BPR. If and to the extent declared by the Company's board of directors, the record and payment dates for the dividends or other distributions upon the shares of Class A Stock, to the extent not prohibited by applicable law, is expected to be the same as the record and payment dates for the dividends or other distributions upon the BPY units. Pursuant to the terms of the Company's charter, all such dividends to holders of Class A Stock will be paid prior and in preference to any dividends or distributions on the Class B Stock or Class C Stock will be fully declared and paid before any dividends are declared and paid or any other distributions are made on any Class B Stock or Class C Stock. The holders of Class A Stock shall not be entitled to any dividends from BPR other than the Class A dividend.

Upon any liquidation, dissolution or winding up of the Company that is not a Market Capitalization Liquidation Event (as defined below) or substantially concurrent with the liquidation, dissolution or winding up of BPY, the holders of Class A Stock are entitled to a cash amount, for each share of Class A Stock, equal to the market price of one BPY unit (subject to adjustment in the event of certain dilutive or other capital events by BPY or BPR) on the date immediately preceding announcement of such liquidation, dissolution or winding up, plus all declared and unpaid dividends. If, upon any such liquidation, dissolution or winding up, the assets of BPR are insufficient to make such payment in full, then the assets of BPR will be distributed among the holders of Class A Stock ratably in proportion to the full amounts to which they would otherwise be respectively entitled to receive.

If the market capitalization of the Class A Stock (i.e., if the price per share of Class A Stock, multiplied by the number of shares of Class A Stock outstanding) averages, over any period of 30 consecutive trading days, less than one (1) billion dollars, the BPR board will have the right to liquidate BPR’s assets and wind up BPR’s operations (a "Market Capitalization Liquidation Event"). Upon any Market Capitalization Liquidation Event, the holders of Class A Stock shall be entitled to a cash amount, for each share of Class A Stock, equal to the dollar volume-weighted average price of one BPY unit over the ten (10) trading days immediately following the public announcement of such Market Capitalization Liquidation Event, plus all declared and unpaid dividends. If, upon any such Market Capitalization Liquidation Event, the assets of BPR are insufficient to make such payment in full, then the assets of BPR will be distributed among the holders of Class A Stock ratably in proportion to the full amounts which they would otherwise be respectively entitled to receive. Notwithstanding the foregoing, upon any Market Capitalization Liquidation Event, BPY may elect to exchange all of the outstanding shares of the Class A Stock for BPY units on a one-for-one basis, subject to adjustment in the event of certain dilutive or other capital events by BPY or BPR.

Holders of Class A Stock shall have the right to exchange all or a portion of their Class A Stock for cash at a price equal to the value of an equivalent number of BPY units, subject to adjustment in the event of certain dilutive or other capital events by BPY or BPR. Upon receipt of a request for exchange, BPR will deliver a notice of exchange to BPY within one (1) business day and will have ten (10) business days to deliver the cash amount to the tendering holder. Upon receipt of the notice of exchange, BPY may elect to satisfy BPR’s exchange obligation by exchanging all of the shares of the Class A Stock tendered for BPY units on a one-for-one basis. This initial one-for-one conversion factor is subject to adjustment in the event of certain dilutive or other capital events by BPY or BPR. If so elected, BPY will have to satisfy such obligation within ten (10) business days from the date of the notice of exchange. If BPY exercises its right to assume the exchange obligation, units of BPY units will be delivered in exchange for the Class A Stock and such Class A Stock will automatically be converted into Class B Stock.

As there are certain events outside of the Company’s control whereby it could be required to redeem the Class A Stock for cash by the holders of the securities, the Class A Stock is included in redeemable equity. Accordingly, the Class A Stock are recorded at the greater of the carrying amount or their redemption value (i.e. fair value) as of each measurement date. The excess of the fair value over the carrying amount from period to period is recorded within additional paid-in capital in the Company’s Consolidated Balance Sheets. There is no adjustment within additional paid-in capital for the Class A stock when the fair value is less than the carrying value.

Class B Stock

The following description of Class B Stock sets forth certain general terms and provisions of Class B Stock. Each share of Class B-1 Stock shall have terms (including the same powers, preferences and relative, participating, optional and other special rights, and qualifications, limitations and restrictions) identical to the terms of a share of Class B Stock. References herein to Class B Stock shall be deemed to be a reference to Class B Stock and Class B-1 Stock, as applicable. 


32
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


Pursuant to the Charter Amendments and subject to the prior rights of holders of all classes, including the Class A Stock, and any series of preferred stock at the time outstanding having prior rights as to dividends, each share of Class B Stock will entitle its holder to cumulative dividends per share in a cash amount at a rate of 10% per year of the Class B liquidation amount per share, with such Class B liquidation amount per share equal to the last closing price of a share of GGP common stock on the New York Stock Exchange on the trading day immediately preceding the date the series B designations was filed with the Secretary of State of the State of Delaware. On October 18, 2018, each of the Class B Stock Holders hereby irrevocably waived, all of its right, title and interest in and to 2.5% of the Dividend Rate, including without elimination all rights and entitlement to payment of such amounts. This partial dividend waiver results in a 7.5% effective rate per year of the Class B Liquidation Amount per share. Dividends on the Class B Stock may also be paid by an in-kind distribution of additional shares of Class B Stock or any other class of shares of capital stock of BPR ranking junior to the Class A Stock. Dividends on the Class B Stock shall be cumulative and shall be payable quarterly in arrears, when, as and if declared by the Company's Board of Directors with respect to dividends on the Class B Stock.

Holders of the Class B Stock are not entitled to receive dividends, redemptions or other distributions: (i) unless and until (a) BPR has paid the aggregate dividends owed to the holders of Class A Stock and (b) the dividend coverage ratio (as defined below) is equal to or greater than 1.25:1, (ii) if any tendering holder of Class A Stock has not received the cash or BPY units due upon exchange or (iii) if holders of Class A Stock are owed cash in the event of an adjustment to the conversion factor. The dividend coverage ratio is referred to as a ratio of (i) BPR’s funds from operations, as calculated in accordance with the definition of funds from operations used by the National Association of Real Estate Investment Trusts ("Nareit"), for the immediately preceding fiscal quarter, to (ii) the product of (a) the amount of the most recent regular quarterly distribution declared by BPY on each BPY unit, times (b) the number of shares of Class A Stock outstanding at such time.

Class C Stock

Class C Stock refers to the Company's Class C Stock, par value $0.01 per share, authorized as part of the BPY Transaction. Pursuant to the amended charter and subject to the prior rights of holders of all classes, including the holders of Class A Stock and Class B Stock, and any series of preferred stock at the time outstanding having prior rights as to dividends, each share of Class C Stock will entitle its holder to dividends when, as and if declared by the Company's Board of Directors out of any assets of BPR legally available therefore. The record and payment date for dividends on shares of Class C Stock shall be such date that the Company's Board of Directors shall designate.

Notwithstanding the foregoing, holders of the Class C Stock are not entitled to receive dividends, redemptions or other distributions: (i) unless and until (a) BPR has paid the aggregate dividends owed to the holders of Class A Stock and (b) the dividend coverage ratio is equal to or greater than 1.25:1, (ii) if any tendering holder of Class A Stock has not received the cash or BPY units due upon exchange, (iii) if holders of Class A Stock are owed cash in the event of an adjustment to the conversion factor or (iv) unless and until the full cumulative dividends on the Class B Stock for all past dividend periods and any current dividend periods have been (or contemporaneously are) (a) declared or paid in cash or (b) declared and a sum sufficient for the payment thereof in cash is set apart for such payment.

Class A Stock Dividend

Our Board of Directors declared Class A Stock dividends during 2019 and 2018 as follows:
Declaration Date
 
Record Date
 
Payment Date
 
Dividend Per Share
2019
 
 
 
 
 
 
May 6
 
May 31, 2019
 
June 28, 2019
 
$
0.330

February 6
 
February 28, 2019
 
March 29, 2019
 
0.330

2018
 
 
 
 
 
 
October 31
 
November 30, 2018
 
December 31, 2018
 
$
0.315

August 28
 
August 31, 2018
 
September 28, 2018
 
0.315



33
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


Class A Stock Repurchases

On August 28, 2018, the Company’s Board of Directors authorized the repurchase of the greater of (i) 5% of the Company’s Class A Stock that are issued or outstanding or (ii) 10% of its public float of Class A Stock over the next 12 months from time to time as market conditions warrant. On March 29, 2019, BPR purchased for cancellation 4,679,802 shares of Class A Stock at a purchase price of $20.30 per share, for an aggregate cost of approximately $95 million, excluding fees and expenses.

Class B Stock Dividend

Our Board of Directors declared Class B Stock dividends during 2019 as follows:
Declaration Date
 
Record Date
 
Payment Date
 
Average Dividend Per Share
2019
 
 
 
 
 
 
March 25
 
March 27, 2019
 
March 27, 2019
 
$
1.015


A dividend was declared on the Class B Stock of the Company in the amount equal to all unpaid dividends on such shares from the date of issue to March 31, 2019 at the rate of 7.5% per annum payable on March 27, 2019 to the holders of record of Class B Stock on March 27, 2019.

Class B Stock Redemption

In the quarter, 2019, BPR redeemed 10,496,703 shares of Class B-1 Stock held by BPR FIN 1 Subco LLC for fair market value consideration of $224.5 million, being the redemption amount of the shares acquired at $21.39 per share.

Common Stock Dividend

Our Board of Directors declared common stock dividends during 2018 as follows:
Declaration Date (1)
 
Record Date
 
Payment Date
 
Dividend Per Share
2018
 
 
 
 
 
 
May 3
 
July 13, 2018
 
July 31, 2018
 
$
0.22

February 7
 
April 13, 2018
 
April 30, 2018
 
0.22

 
(1)     Excludes the Pre-Closing Dividend (Note 1).

A Dividend Reinvestment Plan ("DRIP") provided eligible holders of GGP's common stock with a convenient method of increasing their investment in the Company by reinvesting all or a portion of cash dividends in additional shares. Pursuant to the DRIP, eligible stockholders who enrolled in the DRIP on or before the fourth business day preceding the record date for a dividend payment were able to have that dividend reinvested. As a result of the DRIP elections, no shares were issued during the three months ended March 31, 2019 and 5,906 shares were issued during the three months ended March 31, 2018. The Company terminated the registration statement relating to the DRIP (File No. 333-172795) with the filing of a post-effective amendment on August 28, 2018.

Preferred Stock

On February 13, 2013, we issued, in a public offering, 10,000,000 shares of 6.375% Series A Cumulative Perpetual Preferred Stock (the "Pre-Merger Preferred Stock") at a price of $25.00 per share, resulting in net proceeds of $242.0 million after issuance costs. In connection with the BPY Transaction, each share of Pre-Merger Preferred Stock was converted into one share of 6.375% Series A cumulative redeemable preferred stock of BPR (the "Series A Preferred Stock"). The Series A Preferred Stock is recorded net of issuance costs within equity on our Consolidated Balance Sheets, and accrues a quarterly dividend at an annual rate of 6.375%. The dividend is paid in arrears in preference to dividends on our Class A Stock, and reduces net income available to stockholders, and therefore, earnings per share.


34
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


The Series A Preferred Stock does not have a stated maturity date but we may redeem the Series A Preferred Stock for $25.00 per share plus all accrued and unpaid dividends. Upon certain circumstances surrounding a change of control, holders of Series A Preferred Stock may elect to convert each share of their Series A Preferred Stock into a number of shares of Class A Stock or Class C Stock, at the option of the holder, equivalent to $25.00 plus accrued and unpaid dividends, but not to exceed a cap of 2.4679 shares of Class A Stock or Class C Stock (subject to certain adjustments related to splits, subdivisions, or combinations). The BPY Transaction did not meet the definition of a change in control per the certificate of designation governing the Series A Preferred Stock.

Our Board of Directors declared preferred stock dividends during 2019 and 2018 as follows:
Declaration Date
 
Record Date
 
Payment Date
 
Dividend Per Share
2019
 
 
 
 
 
 
May 6
 
June 14, 2019
 
July 1, 2019
 
$
0.3984

February 6
 
March 15, 2019
 
April 1, 2019
 
0.3984

2018
 
 
 
 
 
 
October 31
 
December 14, 2018
 
January 1, 2019
 
$
0.3984

July 31
 
September 17, 2018
 
October 1, 2018
 
0.3984

May 3
 
June 15, 2018
 
July 2, 2018
 
0.3984

February 6
 
March 15, 2018
 
April 2, 2018
 
0.3984


Accumulated Other Comprehensive Loss

The following table reflects the components of accumulated other comprehensive loss as of March 31, 2019, and 2018:
 
 
March 31, 2019
 
March 31, 2018
Net unrealized gains on financial instruments
 
$
75

 
$
167

Foreign currency translation
 
(83,188
)
 
(72,398
)
Accumulated other comprehensive loss
 
$
(83,113
)
 
$
(72,231
)


NOTE 10    EARNINGS PER SHARE

Class A Stock

Income available to Class A stockholders is limited to distributed income or dividends declared. Additionally, for purposes of allocating earnings to Class A Stock, the portion of the change in the carrying amount of Class A Stock that reflects a redemption in excess of fair value is considered a dividend to the Class A stockholders. As the Class A Stock redemption value approximates its fair value, basic and diluted earnings per share ("EPS") for Class A Stock is equivalent to the dividends declared for the period January 1, 2019 through March 31, 2019. There were 109,804,513 and 98,419,483 shares of Class A Stock outstanding as of December 31, 2018 and March 31, 2019, respectively. EPS is not presented for Class B Stock and Class C Stock as neither class of stock is publicly traded.

Common Stock

In 2018, basic EPS for common stock was computed by dividing net income available to common stockholders by the weighted-average number of common shares outstanding. Diluted EPS for common stock was 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 options and their equivalents (including fixed awards and nonvested stock issued under stock-based compensation plans), were computed using the "treasury" method. The dilutive effect of the Preferred Units was computed using the "if-converted" method.


35
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


Information related to our EPS calculations is summarized as follows:
 
 
 
Three Months Ended March 31, 2018
Numerators - Basic:
 
 
 
Net income
 
 
$
65,896

Preferred Stock dividends
 
 
(3,984
)
Allocation to noncontrolling interests
 
 
(1,860
)
Net income attributable to common stockholders
 
 
$
60,052

Denominators:
 
 
 
Weighted-average number of common shares outstanding - basic
 
 
957,450,333

Effect of dilutive securities
 
 
2,842,797

Weighted-average number of common shares outstanding - diluted
 
 
960,293,130

Anti-dilutive Securities:
 
 
 
Effect of Preferred Units
 
 
1,514,030

Effect of Common Units
 
 
8,374,109

Effect of LTIP Units
 
 
1,788,081

Weighted-average number of anti-dilutive securities
 
 
11,676,220


NOTE 11    STOCK-BASED COMPENSATION PLANS

The GGP Inc. 2010 Equity Plan (the "Equity Plan") was renamed as the Amended and Restated Brookfield Property REIT Inc. 2010 Equity Incentive Plan on August 28, 2018 in connection with the BPY Transaction. The Equity Plan provides for grants of nonqualified stock options, incentive stock options, stock appreciation rights, restricted stock, other stock-based awards and performance-based compensation (collectively, the "Awards"). The Company's directors, officers and other employees and those of its subsidiaries and affiliates are eligible for the Awards. The Equity Plan is not subject to the Employee Retirement Income Security Act of 1974, as amended. No participant may be granted more than 4,000,000 shares, or the equivalent dollar value of such shares, in any year. Options granted under the Equity Plan will be designated as either nonqualified stock options or incentive stock options. An option granted as an incentive stock option will, to the extent it fails to qualify as an incentive stock option, be treated as a nonqualified option. The exercise price of an option may not be less than the fair value of a share of BPR's Class A Stock on the date of grant. The term of each option will be determined prior to the date of grant, but may not exceed 10 years.

In connection with the BPY Transaction, the Equity Plan was amended and certain outstanding awards were modified. All outstanding GGP in and out of the money options were canceled and replaced with Class A Stock of BPR and BPY options, respectively. Certain existing appreciation only LTIP awards were canceled and replaced with substitute awards of a BPY affiliate. Outstanding restricted GGP shares were replaced with restricted shares of Class A Stock. As the awards were modified in conjunction with an equity restructuring, they were accounted for as modifications. Incremental compensation cost was measured as the excess of the fair value of the replacement awards over the fair value of the original awards immediately before the terms were modified. Total compensation cost measured at the date of modification was the grant-date fair value of the original awards for which the requisite service is expected to be rendered (or has already been rendered) plus the incremental cost associated with the replacement awards. For vested awards, incremental compensation cost was recognized on the modification date. For unvested awards, incremental compensation cost is being recognized over the remaining service period.


36
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


Compensation expense related to stock-based compensation plans for the three months ended March 31, 2019, and 2018 is summarized in the following table in thousands:
 
Three Months Ended March 31,
 
2019
 
2018
Stock options - Property management and other costs
$
—

 
$
89

Stock options - General and administrative
—

 
64

Restricted stock - Property management and other costs
1,384

 
1,103

Restricted stock - General and administrative
335

 
610

LTIP Units - Property management and other costs
72

 
363

LTIP Units - General and administrative
957

 
4,169

Total
$
2,748

 
$
6,398

 

The following tables summarize stock option, LTIP Unit and restricted stock activity for the Equity Plan for the three months ended March 31, 2019 and 2018:
 
2019
 
2018
 
Shares
 
Weighted Average Exercise Price
 
Shares
 
Weighted Average Exercise Price
Stock options Outstanding at January 1,
1,011,523

 
$
19.71

 
14,427,103

 
$
17.84

Granted
—

 
—

 
—

 
—

Exercised
(773,642
)
 
17.91

 
(246,202
)
 
15.61

Forfeited
(13
)
 
26.05

 
—

 
—

Expired
—

 
—

 
(42,217
)
 
22.19

Conversion effect (1)
—

 
—

 
—

 
—

Stock options Outstanding at March 31,
237,868

 
$
25.59

 
14,138,684

 
$
17.87

 
(1) 
In connection with the BPY Transaction, outstanding GGP in and out of the money options were canceled and replaced with Class A Stock of BPR and BPY options, respectively. The BPY options remain outstanding as of March 31, 2019 as they are held by employees of BPR subsidiaries. Stock compensation costs related to the grant of BPY option awards to employees of BPR subsidiaries are recognized as compensation expense with a corresponding capital contribution from BPY.

 
2019
 
2018
 
Shares
 
Weighted Average Grant Date Fair Value
 
Shares
 
Weighted Average Grant Date Fair Value
LTIP Units Outstanding at January 1,
3,921,175

 
$
25.96

 
4,747,664

 
$
26.98

Granted (1)
—

 
—

 
—

 
—

Exercised
(1,694,222
)
 
28.33

 
—

 
—

Forfeited
—

 
—

 
(179,824
)
 
25.82

Expired
—

 
—

 
—

 
—

Conversion effect (1)
—

 
—

 
—

 
—

LTIP Units Outstanding at March 31,
2,226,953

 
$
24.16

 
4,567,840

 
$
27.02

 
(1) 
In connection with the BPY Transaction, certain existing LTIP awards were canceled and replaced with substitute awards of a BPY affiliate. The substitute LTIP awards remain outstanding as of March 31, 2019 as they are held by employees

37
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


of BPR subsidiaries. Stock compensation costs related to the grant of BPY affiliate LTIP awards to employees of BPR subsidiaries are recognized as compensation expense with a corresponding capital contribution from BPY.

 
2019
 
2018
 
Shares
 
Weighted Average Grant Date Fair Value
 
Shares
 
Weighted Average Grant Date Fair Value
Restricted stock Outstanding at January 1,
986,937

 
$
22.48

 
1,089,364

 
$
25.29

Granted
—

 
—

 
1,074,137

 
21.52

Vested
(384,553
)
 
22.60

 
(224,532
)
 
26.25

Forfeited
(3,266
)
 
21.55

 
(68,076
)
 
25.90

Conversion effect (1)
—

 
—

 
—

 
—

Restricted stock Outstanding at March 31,
599,118

 
$
22.41

 
1,870,893

 
$
22.99

 
(1) 
In connection with the BPY Transaction, outstanding restricted GGP shares were replaced with restricted shares of Class A Stock.

NOTE 12    ACCOUNTS RECEIVABLE, NET

The following table summarizes the significant components of accounts receivable, net.
 
 
March 31, 2019
 
December 31, 2018
Trade receivables
 
$
96,530

 
$
97,329

Short-term tenant receivables
 
4,326

 
4,378

Straight-line rent receivable
 
140,549

 
137,387

Other accounts receivable
 
2,924

 
3,126

Total accounts receivable
 
244,329

 
242,220

Provision for doubtful accounts
 
(21,489
)
 
(19,658
)
Total accounts receivable, net
 
$
222,840

 
$
222,562



38
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


NOTE 13    NOTES RECEIVABLE

The following table summarizes the significant components of notes receivable.
 
 
March 31, 2019
 
December 31, 2018
Notes receivable
 
$
239,993

 
$
239,597

Accrued interest
 
7,101

 
17,340

Total notes receivable
 
$
247,094

 
$
256,937


Notes receivable includes a note from our joint venture partners related to the acquisition of 730 Fifth Avenue in New York, New York. The note bears interest at 8.0% compounded annually and matures on February 12, 2025. As of March 31, 2019, there was $199.8 million outstanding on the note.

On January 30, 2019, we entered into a revolving credit facility with BPY Bermuda Holdings IV Limited in which we lent $330.0 million. The note had an interest rate of LIBOR plus 2.50% and matured on January 30, 2020. On March 25, 2019, the note was paid down in full.

NOTE 14    PREPAID EXPENSES AND OTHER ASSETS
 
The following table summarizes the significant components of prepaid expenses and other assets.
 
March 31, 2019
 
December 31, 2018
 
Gross Asset
 
Accumulated
Amortization
 
Balance
 
Gross Asset
 
Accumulated
Amortization
 
Balance
Intangible assets:
 

 
 

 
 

 
 

 
 

 
 

Above-market tenant leases, net
$
134,361

 
$
(103,398
)
 
$
30,963

 
$
160,363

 
$
(125,152
)
 
$
35,211

Below-market ground leases, net
—

 
—

 
—

 
61,983

 
(8,293
)
 
53,690

Real estate tax stabilization agreement, net
111,506

 
(52,970
)
 
58,536

 
111,506

 
(51,393
)
 
60,113

Total intangible assets
$
245,867


$
(156,368
)
 
$
89,499

 
$
333,852


$
(184,838
)
 
$
149,014

Remaining prepaid expenses and other assets:
 

 
 

 
 

 
 

 
 

 
 

Restricted cash
 
 
 
 
40,380

 
 
 
 
 
51,674

Security and escrow deposits
 

 
 

 
1,562

 
 
 
 
 
1,394

Prepaid expenses
 

 
 

 
31,657

 
 
 
 
 
39,816

Other non-tenant receivables
 

 
 

 
53,059

 
 
 
 
 
53,016

Right of use assets, net
 
 
 
 
118,545

 
 
 
 
 
—

Other
 

 
 

 
16,675

 
 
 
 
 
18,734

Total remaining prepaid expenses and other assets
 

 
 

 
261,878

 
 

 
 

 
164,634

Total prepaid expenses and other assets
 

 
 

 
$
351,377

 
 

 
 

 
$
313,648



39
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


NOTE 15    ACCOUNTS PAYABLE AND ACCRUED EXPENSES

The following table summarizes the significant components of accounts payable and accrued expenses.  
 
March 31, 2019
 
December 31, 2018
 
Gross 
Liability
 
Accumulated
Accretion
 
Balance
 
Gross 
Liability
 
Accumulated
Accretion
 
Balance
Intangible liabilities:
 

 
 

 
 

 
 

 
 

 
 

Below-market tenant leases, net
180,395

 
(69,405
)
 
$
110,990

 
194,858

 
(76,825
)
 
$
118,033

Above-market ground leases, net
—

 
—

 
—

 
754

 
(73
)
 
681

Total intangible liabilities
$
180,395


$
(69,405
)
 
$
110,990

 
$
195,612


$
(76,898
)
 
$
118,714

Remaining accounts payable and accrued expenses:
 

 
 

 
 

 
 

 
 

 
 

Accrued interest
 

 
 

 
32,339

 
 

 
 

 
29,576

Accounts payable and accrued expenses
 

 
 

 
52,289

 
 

 
 

 
68,425

Accrued real estate taxes
 

 
 

 
44,169

 
 

 
 

 
59,877

Deferred gains/income
 

 
 

 
64,897

 
 

 
 

 
75,841

Accrued payroll and other employee liabilities
 

 
 

 
27,423

 
 

 
 

 
64,515

Construction payable
 

 
 

 
232,248

 
 

 
 

 
267,102

Tenant and other deposits
 

 
 

 
12,674

 
 

 
 

 
12,248

Lease liability right of use
 
 
 
 
73,319

 
 
 
 
 
—

Insurance reserve liability
 

 
 

 
12,546

 
 

 
 

 
12,281

Capital lease obligations
 

 
 

 
5,385

 
 

 
 

 
5,385

Conditional asset retirement obligation liability
 

 
 

 
2,391

 
 

 
 

 
2,484

Other
 

 
 

 
209,381

 
 

 
 

 
236,921

Total remaining Accounts payable and accrued expenses
 

 
 

 
769,061

 
 

 
 

 
834,655

Total Accounts payable and accrued expenses
 

 
 

 
$
880,051

 
 

 
 

 
$
953,369


NOTE 16    LITIGATION

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 effect on our consolidated financial position, results of operations or liquidity.

The Company is subject to litigation related to the BPY Transaction. The Company cannot predict the outcome of pending litigation, nor can it predict the amount of time and expense that will be required to resolve such litigation.

NOTE 17    COMMITMENTS AND CONTINGENCIES

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. The following is a summary of our contractual rental expense as presented in our Consolidated Statements of Comprehensive Income:

40
Brookfield Property REIT Inc.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share amounts)
(Unaudited)


 
 
Three Months Ended March 31,
 
 
2019
 
2018
 
 
(Dollars in thousands)
Contractual rent expense, including participation rent
 
$
3,265

 
$
2,150

Contractual rent expense, including participation rent and excluding amortization of above and below-market ground leases and straight-line rent
 
3,265

 
1,598


NOTE 18    SUBSEQUENT EVENTS

On April 9, 2019, the Company obtained a new variable-rate loan at Coronado Center, Governor's Square and Lynnhaven Mall for proceeds of $515.0 million with an interest rate of LIBOR plus 3.40%. The loan replaced three loans totaling $461.2 million with a weighted-average interest rate of 4.24%.

On April 26, 2019, the Company announced that it is offering $1.0 billion of senior secured notes. The notes will bear interest at an annual rate of 5.75%, payable on May 15 and November 15 of each year, beginning on November 15, 2019. The notes will mature on May 15, 2026.


41

ITEM 2
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 Quarterly Report and whose descriptions are incorporated into the applicable response by reference. The following discussion should be read in conjunction with such Consolidated Financial Statements and related Notes. Capitalized terms used, but not defined, in this Management's Discussion and Analysis of Financial Condition and Results of Operations have the same meanings as in such Notes.

Overview

GGP Inc., ("GGP" or the "Company") (now known as Brookfield Property REIT Inc. or "BPR"), a Delaware corporation, was organized in July 2010 and is an externally managed real estate investment trust, referred to as a "REIT".

On March 26, 2018, GGP and Brookfield Property Partners L.P. ("BPY") entered into a definitive agreement (the "Merger Agreement") pursuant to which BPY would acquire all of the shares of GGP common stock, par value $0.01 per share, that BPY and its affiliates did not already own through a series of transactions (collectively, the "BPY Transaction"), including, among other things, the exchange of all shares of GGP common stock owned by certain affiliates of BPY and any subsidiary of GGP for Series B Preferred Stock (the "Class B Exchange") and the payment of a special dividend payable to certain holders of record of GGP common stock pursuant to the terms of the Merger Agreement (the "Pre-Closing Dividend").

BPR is an indirect subsidiary of BPY, one of the world's largest commercial real estate companies. As used herein, the terms "we", "us" and "our" refer to BPR and its subsidiaries. BPR, through its subsidiaries and affiliates, is an owner and operator of retail properties. As of March 31, 2019, we are the owner, either entirely or with joint venture partners, of 123 retail properties located throughout the United States comprising approximately 121 million square feet of gross leasable area, or GLA.

Substantially all of our business is conducted through BPR OP, LP ("BPROP"), which we sometimes refer to herein as the Operating Partnership, and its subsidiaries. As of March 31, 2019, BPR held approximately 99% of the common equity of BPROP, while the remaining 1% was held by limited partners and certain previous contributors of properties to BPROP.

In addition to holding ownership interests in various joint ventures, the Operating Partnership generally conducts its operations through BPR REIT Services LLC. ("BPRRS"), Brookfield Properties Retail Inc. ("BPRI") and General Growth Management, Inc. ("GGMI"). Each of GGMI and BPRI is a taxable REIT subsidiary ("TRS"), which earn real estate management and leasing fees, development fees, financing fees for other ancillary services for a majority of our unconsolidated real estate affiliates and for substantially all of our consolidated properties. BPRI also serves as a contractor to GGMI for these services. BPRRS generally provides financial, accounting, tax, legal, development, and other services to our consolidated properties.

Our primary business is owning and operating best-in-class retail properties that provide an outstanding environment and experience for our communities, retailers, consumers and stockholders. We own a property portfolio comprised primarily of Class A retail properties (defined primarily by sales per square foot). We provide 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 the same whether the properties are consolidated or unconsolidated.

As of March 31, 2019, the portfolio was 94.3% occupied, compared to 94.4% occupied at March 31, 2018. On a suite-to-suite basis, the leases commencing occupancy in the trailing 12 months exhibited initial rents that were 7.1% higher than the final rents paid on expiring leases.

We have identified approximately $1.5 billion of development and redevelopment projects within our portfolio, including re-development of anchor box spaces, over 80% of which is being invested into Class A retail properties. We currently expect to achieve stabilized returns of approximately 7-13% for all projects.

We believe our long-term strategy can provide our stockholders with a competitive risk-adjusted total return comprised of dividends and share price appreciation.

Financial Overview

Net income attributable to BPR decreased from $64.0 million for the three months ended March 31, 2018 to $31.7 million for the three months ended March 31, 2019 primarily due to the sale of partial interests in properties related to joint ventures formed in

42

conjunction with the BPY Transaction and an increase in interest expense as a result of the new debt related to the BPY Transaction. Our funds from operations ("FFO") decreased 51.8% from $328.2 million for the three months ended March 31, 2018 to $158.3 million for the three months ended March 31, 2019 primarily due to the sale of partial interests in properties related to joint ventures formed in conjunction with the BPY Transaction.

See Non-GAAP Supplemental Financial Measures below for a discussion of FFO, along with a reconciliation to Net income attributable to BPR.

Operating Metrics

The following table summarizes selected operating metrics for our portfolio.
 
 
March 31, 2019 (1)
 
March 31, 2018 (1)
In-Place Rents Per Square Foot for Total Retail Properties (2)
 
$
79.17

 
$
78.73

 
 
 
 
 
Percentage Occupied for Total Retail Properties
 
94.3
%
 
94.4
%
 
(1)
Metrics exclude properties acquired in the year ended December 31, 2018 and the three months ended March 31, 2019, reductions in ownership as a result of sales or other transactions, and certain redevelopments and other properties.
(2)
Rent is presented on a cash basis and consists of base minimum rent and common area costs.

Lease Spread Metrics

The following table summarizes signed leases compared to expiring leases in the same suite, for leases where (1) the downtime between new and previous tenant was less than 24 months, (2) the occupied space between the previous tenant and new tenant did not change by more than 10,000 square feet and (3) the new lease is at least a year. These metrics are weighted based on the operating income contribution of the properties.
 
# of Leases
 
SF (in thousands)
 
Term
(in years)
 
Initial Rent PSF (1)
 
Expiring Rent PSF (2)
 
Initial Rent
Spread
 
% Change
Trailing 12 Month Commencements
1,105

 
4,488

 
7.5

 
$
61.55

 
$
57.45

 
$
4.11

 
7.1
%
 
(1)
Represents initial annual rent over the lease consisting of base minimum rent and common area maintenance.
(2)
Represents expiring rent at end of lease consisting of base minimum rent and common area maintenance.

Results of Operations
 
Three months ended March 31, 2019 and 2018
 
The following table is a breakout of the components of rental revenues:
 
Three Months Ended March 31,
 
 
 
 
 
2019
 
2018
 
$ Change
 
% Change
 
(Dollars in thousands)
 
 
 
 
Components of Rental Revenues:
 

 
 

 
 

 
 

Base minimum rents
$
221,962

 
$
361,909

 
$
(139,947
)
 
(38.7
)%
Lease termination income
1,495

 
5,603

 
(4,108
)
 
(73.3
)%
Straight-line rent
3,197

 
1,261

 
1,936

 
153.5
 %
Above and below-market tenant leases, net
2,795

 
(250
)
 
3,045

 
(1,218.0
)%
Tenant recoveries
91,927

 
157,002

 
(65,075
)
 
(41.4
)%
Overage rent
4,351

 
6,244

 
(1,893
)
 
(30.3
)%
Less provision for doubtful accounts
(2,707
)
 
—

 
(2,707
)
 
—

Total rental revenues, net
$
323,020

 
$
531,769

 
(208,749
)
 
(39.3
)%


43

Base minimum rents decreased $139.9 million, primarily due to the joint ventures formed in conjunction with the BPY Transaction in the third quarter of 2018. The joint ventures resulted in a $119.1 million decrease in permanent base minimum rents during the first quarter of 2019 compared to the first quarter of 2018 (Note 3).

Tenant recoveries decreased $65.1 million, primarily due to the joint ventures formed in conjunction with the BPY Transaction in the third quarter of 2018. The joint ventures resulted in a $58.4 million decrease in tenant recoveries during the first quarter of 2019 compared to the first quarter of 2018 (Note 3).

Management fees and other corporate revenues increased $15.4 million primarily due to the joint ventures formed in conjunction with the BPY Transaction in the third quarter of 2018. The joint ventures resulted in a $12.2 million increase in property management and leasing fees during the first quarter of 2019 compared to the first quarter of 2018 (Note 3).

Real estate taxes decreased $18.9 million, primarily due to the joint ventures formed in conjunction with the BPY Transaction in the third quarter of 2018. The joint ventures resulted in a $19.4 million decrease in real estate taxes during the first quarter of 2019 compared to the first quarter of 2018 (Note 3).

Other property operating costs decreased $28.3 million, primarily due to the joint ventures formed in conjunction with the BPY Transaction in the third quarter of 2018. The joint ventures resulted in a $28.4 million decrease in other property operating costs during the first quarter of 2019 compared to the first quarter of 2018 (Note 3).

Interest expense increased $16.8 million, primarily due to a $68.2 million increase in interest expense on the new credit agreement entered into during the third quarter of 2018 (Note 6). This was partially offset by the joint ventures formed in conjunction with the BPY Transaction in the third quarter of 2018. This resulted in a $50.7 million decrease in interest expense during the first quarter of 2019 compared to the first quarter of 2018 (Note 3).

The gain from changes in control of investment properties and other of $12.7 million during the three months ended March 31, 2018 relates to the sale of 49.9% joint venture interest in the Sears Box at Oakbrook Center (Note 3).

Provision for income taxes of $4.5 million during the three months ended March 31, 2019 is primarily due to the recognition of deferred taxes related to certain transactions effectuated in the BPY Transaction.

Equity in income of unconsolidated real estate affiliates decreased $31.7 million, primarily due to a decrease in income recognition on condominiums.

The Unconsolidated Real Estate Affiliates - gain on investment during the three months ended March 31, 2019 relates to the sale of our 12.0% interest in Bayside Marketplace (Note 3). The Unconsolidated Real Estate Affiliates - gain on investment during the three months ended March 31, 2018 relates to the sale of a portion of our interest in Aeropostale (Note 3).

Liquidity and Capital Resources
 
Our primary source of cash is from the ownership and management of our properties and strategic dispositions. We may generate cash from refinancings or borrowings under our revolving credit facility. Our primary uses of cash include payment of operating expenses, debt service, reinvestment in and redevelopment of properties, tenant allowances, dividends, share repurchases and strategic acquisitions.
 
We anticipate maintaining financial flexibility by managing our future maturities and amortization of debt. We believe that we currently have sufficient liquidity to satisfy all of our commitments in the form of $200.8 million of consolidated unrestricted cash and $513.0 million of available credit under our credit facility as of March 31, 2019, as well as anticipated cash provided by operations.
 
Our key financing objectives include:

•
to obtain property-secured debt with laddered maturities; and
•
to minimize the amount of debt that is cross-collateralized and/or recourse to us.

We may raise capital through public or private issuances of debt securities, preferred stock, Class A Stock, Common Stock of BPROP, share repurchases or other capital raising activities.


44

The Company entered into a new credit agreement (the "Agreement") dated as of August 24, 2018 consisting of a revolving credit facility (the "Facility"), Term A-1 and A-2 loans, and a Term B loan. The Facility provides for revolving loans of up to $1.5 billion and borrowings bear interest at a rate equal to LIBOR plus 225 basis points. The Facility is scheduled to mature in August 2022 and had outstanding borrowings of $987.0 million as of March 31, 2019. The Term A-1 Loan has a total commitment of $900.0 million, with $700.0 million attributable to BPR and $200.0 million attributable to an affiliate, and is scheduled to mature in August 2021 bearing interest at a rate equal to LIBOR plus 225 basis points. The Term A-2 Loan has a total commitment of $2.0 billion and is scheduled to mature in August 2023 bearing interest at a rate equal to LIBOR plus 225 basis points. The Term B Loan has a total commitment of $2.0 billion and is scheduled to mature in August 2025 bearing interest at a rate equal to LIBOR plus 250 basis points. The Term A-1, A-2, and B Loans are contractually obligated to be prepaid through net proceeds from property level refinances and asset sales as outlined in the Agreement. The Agreement contains certain restrictive covenants which limit material changes in the nature of our business conducted, including, but not limited to, mergers, dissolutions or liquidations, dispositions of assets, liens, incurrence of additional indebtedness, dividends, transactions with affiliates, prepayment of subordinated debt, negative pledges and changes in fiscal periods. In addition, we are required not to exceed a maximum net debt-to-value ratio and fixed charge coverage ratio. As of March 31, 2019, we are not aware of any instances of non-compliance with such covenants.

During the year ended December 31, 2018, we refinanced a consolidated mortgage note at 685 Fifth Avenue. The prior $340.0 million variable-rate consolidated mortgage note matured on July 1, 2018 and had an interest rate of LIBOR plus 2.75%. In connection with the refinancing, $100.0 million remained related to the commercial office unit and a new $275.0 million fixed-rate consolidated mortgage note with a term-to-maturity of 10.0 years and an interest rate of 4.53% was obtained on the retail unit. The $100.0 million was paid down in full in conjunction with the sale of the commercial office unit on July 13, 2018. In addition, we refinanced mortgage notes totaling $1.1 billion at nine properties. The prior loans totaling $1.2 billion had a weighted-average interest rate of 4.89%. The new loans have a weighted-average term-to-maturity of 5.1 years and a weighted-average interest rate of 5.21%. We also obtained new mortgage notes totaling $416.2 million at six properties with a weighted-average term-to-maturity of 4.6 years and a weighted-average interest rate of 4.72%.
 
On March 25, 2019, the Company secured a $341.8 million subordinated unsecured note with Brookfield BPY Holdings Inc., a related party. The note bears interest at a rate equal to LIBOR plus 275 basis points and is scheduled to mature on March 25, 2029.

On April 26, 2019, the Company announced that it is offering $1.0 billion of senior secured notes. The notes will bear interest at an annual rate of 5.75%, payable on May 15 and November 15 of each year, beginning on November 15, 2019. The notes will mature on May 15, 2026.

As of March 31, 2019, we had $7.9 billion of debt pre-payable at our proportionate share without penalty. We may pursue opportunities to refinance this debt at lower interest rates and longer maturities.
 
As of March 31, 2019, our proportionate share of total debt aggregated $21.6 billion. Our total debt includes our consolidated debt of $13.7 billion and our share of unconsolidated real estate affiliates debt of $7.9 billion. Of our proportionate share of total debt, $6.8 billion is recourse to the Company or its subsidiaries (including the Facility) due to guarantees or other security provisions for the benefit of the note holder.
 
The amount of debt due in the next three years represents 32.5% of our total debt at maturity. The maximum amount due in any one of the next ten years is no more than $4.2 million at our proportionate share or approximately 20.2% of our total debt at maturity.

The following table illustrates the scheduled payments for our proportionate share of total debt as of March 31, 2019. The $206.2 million of junior subordinated notes are due in 2036, but we may redeem them any time after April 30, 2011 (Note 6). As we do not expect to redeem the notes prior to maturity, they are included in the consolidated debt maturing subsequent to 2023.
 
Consolidated
 
Unconsolidated
 
(Dollars in thousands)
2019
$
301,034

 
$
1,304,957

2020
701,013

 
905,871

2021 (1)
2,772,728

 
758,156

2022
2,054,651

 
1,124,571

2023 (2)
3,238,521

 
1,269,020

Subsequent (3)
4,636,679

 
2,568,555

Total
$
13,704,626

 
$
7,931,130


45

 
 
(1)
Includes the Term A-1 Loan (Note 6).
(2)
Includes the Term A-2 Loan (Note 6).
(3)
Includes the Term B Loan (Note 6).

We believe we will be able to extend the maturity date, repay under our available line of credit or refinance the consolidated debt that is scheduled to mature in 2019. We also believe that the joint ventures will be able to refinance the debt of our unconsolidated real estate affiliates upon maturity; however, there can be no assurance that we will be able to refinance or restructure such debt 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.

Acquisitions and Joint Venture Activity

From time-to-time we may acquire whole or partial interests in high-quality retail properties or make strategic dispositions. Refer to Note 3 for more information.

Developments and Redevelopments
 
We are currently redeveloping several consolidated and unconsolidated properties primarily to improve the productivity and value of the property, convert large-scale anchor boxes into smaller leasable areas and to create new in-line retail space and new restaurant venues. The execution of these redevelopment projects within our portfolio was identified as providing compelling risk-adjusted returns on investment.

We have development and redevelopment activities totaling approximately $694.6 million under construction and $809.7 million in the pipeline. We continue to evaluate a number of other redevelopment projects to further enhance the quality of our assets. Expected returns are based on the completion of current and future redevelopment projects, and the success of the leasing and asset management plans in place for each project. Expected returns are subject to a number of variables, risks, and uncertainties including those disclosed within Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2018 (our "Annual Report"). We also refer the reader to our disclosure related to forward-looking statements, below. The following table illustrates our planned redevelopments:

46

 
 
 
Stabilized
Year
Proportionate Cost (1)
Property
Location
Description
 Total
 To-Date
Major Development Summary (in millions, at share unless otherwise noted)
Active developments
 
 
 
 
 
 
 
 
 
 
The SoNo Collection
Norwalk, CT
Ground up development
2022
451.3

233.3

 
 
 
 
 
 
Active redevelopments
 
 
 
 
 
 
 
 
 
 
Paramus Park
Paramus, NJ
Sears Redevelopment for Stew Leonard's
2021
20.7

10.1

Stonestown Galleria
San Francisco, CA
Anchor Redevelopment for Retail and Entertainment
2021
148.9

3.5

Other Projects
Various
 
2020-2022
73.7

26.9

Active developments/redevelopments
 
$
694.6

$
273.8

In planning
 
 
 
 
 
 
 
 
 
 
Ala Moana
Honolulu, HI
Residential Tower
2025
159.3

—

Alderwood
Lynnwood, WA
Sears Redevelopment - Retail
2022
5.6

0.9

Alderwood
Lynnwood, WA
Sears Redevelopment - Residential
2022
11.7

0.1

Jordan Creek
West Des Moines, IA
Younkers Redevelopment (inc. Dave & Busters)
2021
23.5

—

North Point
Alpharetta, GA
Sears Redevelopment - Retail + Restaurants
2022
13.1

0.3

North Point
Alpharetta, GA
Sears Redevelopment - Residential
2022
62.6

—

Northbrook Court
Northbrook, IL
Macy’s Redevelopment - Retail, grocery anchored expansion
2022
40.5

0.7

Northbrook Court
Northbrook, IL
Macy’s Redevelopment - Residential
2022
24.3

—

Oxmoor Center
Louisville, KY
Sears Redevelopment for Top Golf + restaurants
2022
28.5

0.7

Streets at Southpoint
Durham, NC
Mixed Use Densification
2024
106.5

—

Tysons Galleria
McLean, VA
Macy's Redevelopment for iPic and multi-level small-shop expansion
2022
123.1

1.1

Valley Plaza Mall
Bakersfield, CA
Sears backfill for multi-tenant spec
2021
18.1

—

Other Projects
Various
 
2021-2025
192.9

1.3

In planning
 
 
$
809.7

$
5.1

Total retail developments
 
 
$
1,504.3

$
278.9

(1)
Costs are at BPR's ownership share post August 28, 2018, with closing of new joint venture partnerships.

Our investment in these projects for the three months ended March 31, 2019 increased from December 31, 2018 in conjunction with the applicable development plan and as projects near completion. The continued progression of redevelopment projects resulted in increases to our investment to date.

Capital Expenditures, Capitalized Interest and Overhead (at share)

The following table illustrates our capital expenditures, capitalized interest, and internal costs associated with leasing and development overhead, which primarily relate to ordinary capital projects at our operating properties. In addition, we incurred tenant allowances and capitalized leasing costs for our operating properties as outlined below. Capitalized interest is based upon qualified expenditures and interest rates; capitalized leasing and development costs are based upon time expended on these activities. These costs are amortized over lives which are consistent with the related asset.
 
 
Three Months Ended March 31,
 
 
2019
 
2018
 
 
(Dollars in thousands)
Operating capital expenditures (1)
 
$
39,723

 
$
37,130

Tenant allowances and capitalized leasing costs (2)
 
46,296

 
49,401

Capitalized interest and capitalized overhead
 
10,624

 
18,872

Total
 
$
96,643

 
$
105,403

(1)
Reflects only non-tenant operating capital expenditures.
(2)
Tenant allowances paid on 3.3 million square feet.

47


Class A Stock Dividend

Our Board of Directors declared Class A Stock dividends during 2019 as follows:
Declaration Date
 
Record Date
 
Payment Date
 
Dividend Per Share
2019
 
 
 
 
 
 
May 6
 
May 31, 2019
 
June 28, 2019
 
$
0.330

February 6
 
February 28, 2019
 
March 29, 2019
 
0.330

2018
 
 
 
 
 
 
October 31
 
November 30, 2018
 
December 31, 2018
 
$
0.315

August 28
 
August 31, 2018
 
September 28, 2018
 
0.315


Class B Stock Dividend

Our Board of Directors declared Class B Stock dividends during 2019 as follows:
Declaration Date
 
Record Date
 
Payment Date
 
Average Dividend Per Share
2019
 
 
 
 
 
 
March 25
 
March 27, 2019
 
March 27, 2019
 
$
1.015


A dividend was declared on the Class B Stock of the Company in the amount equal to all unpaid dividends on such shares from the date of issue to March 31, 2019 at the rate of 7.5% per annum payable on March 25, 2019 to the holders of record of Class B Stock on March 22, 2019.

Common Stock Dividends

GGP's Board of Directors declared common stock dividends during 2019 and 2018 as follows:
Declaration Date (1)
 
Record Date
 
Payment Date
 
Dividend Per Share
2018
 
 
 
 
 
 
May 3
 
July 13, 2018
 
July 31, 2018
 
$
0.22

February 7
 
April 13, 2018
 
April 30, 2018
 
0.22

 
(1)     Excludes the Pre-Closing Dividend (Note 1).

Preferred Stock Dividends

On February 13, 2013, GGP issued, under a public offering, 10,000,000 shares of 6.375% Series A Cumulative Stock at a price of $25.00 per share. In connection with the BPY Transaction, each share was converted into one share of 6.375% Series A Preferred Stock. Our Board of Directors declared preferred stock dividends during 2019 and 2018 as follows:
Declaration Date
 
Record Date
 
Payment Date
 
Dividend Per Share
2019
 
 
 
 
 
 
May 6
 
June 14, 2019
 
July 1, 2019
 
$
0.3984

February 6
 
March 15, 2019
 
April 1, 2019
 
0.3984

2018
 
 
 
 
 
 
October 31
 
December 14, 2018
 
January 1, 2019
 
$
0.3984

July 31
 
September 17, 2018
 
October 1, 2018
 
0.3984

May 3
 
June 15, 2018
 
July 2, 2018
 
0.3984

February 7
 
March 15, 2018
 
April 2, 2018
 
0.3984


48


Summary of Cash Flows

Cash Flows from Operating Activities

Net cash (used in) provided by operating activities was $10.0 million for the three months ended March 31, 2019 and $265.5 million for the three months ended March 31, 2018. Significant changes in the components of net cash (used in) provided by operating activities include:

•
in 2019, a decrease of cash inflows was primarily due to the joint ventures formed in conjunction with the BPY Transaction in the third quarter of 2018 (Note 3);
•
in 2018, an increase in cash inflows from distributions received from unconsolidated real estate affiliates; and
•
in 2018, an increase in cash inflows related to collection of accounts and notes receivable, net.

Cash Flows from Investing Activities

Net cash used in investing activities was $(125.1) million for the three months ended March 31, 2019 and $(132.7) million for the three months ended March 31, 2018. Significant components of net cash (used in) provided by investing activities include:
 
•
in 2019, development of real estate and property improvements, $(144.9) million;
•
in 2019, proceeds from repayment of loans to joint venture partners, $18.0 million;
•
in 2019, contributions to unconsolidated real estate affiliates, $(19.4) million;
•
in 2019, distributions received from unconsolidated real estate affiliates in excess of income, $27.8 million;
•
in 2019, loan to affiliates of $(332.0) million;
•
in 2019, proceeds from loan to affiliates of $330.0 million;
•
in 2018, development of real estate and property improvements, $(197.2) million;
•
in 2018, proceeds from repayment of loans to joint venture partners, $58.6 million;
•
in 2018, contributions to unconsolidated real estate affiliates, $(20.7) million; and
•
in 2018, distributions received from unconsolidated real estate affiliates in excess of income, $29.0 million.

Cash Flows from Financing Activities

Net cash (used in) provided by financing activities was $57.6 million for the three months ended March 31, 2019 and $(119.2) million for the three months ended March 31, 2018. Significant components of net cash (used in) provided by financing activities include:

•
in 2019, proceeds from the refinancing or issuance of mortgages, notes and loans payable of $956.8 million;
•
in 2019, buyback of Class A Stock of $(95.0) million;
•
in 2019, buyback of Class B Stock of $(224.5) million;
•
in 2019, cash distributions paid to stockholders of $(501.3) million;
•
in 2018, proceeds from the refinancing or issuance of mortgages, notes and loans payable of $210.0 million; net of principal payments of $(115.6) million; and
•
in 2018, cash distributions paid to common stockholders of $(210.5) million.

Seasonality

Although we have a year-long temporary leasing program, occupancies for short-term tenants and, therefore, rental income recognized, are higher during the fourth quarter 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.

Critical Accounting Policies

Our discussion and analysis of financial condition and results of operations is based on our consolidated interim financial statements, which have been prepared in accordance with GAAP. The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the financial statements and disclosures. Some of these estimates and

49

assumptions require application of difficult, subjective, and/or complex judgment about the effect of matters that are inherently uncertain and that may change in subsequent periods. We evaluate our estimates and assumptions on an ongoing basis. We base our estimates on historical experience and on various other assumptions that we believe to be reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions.

A disclosure of our critical accounting policies which affect our more significant judgments and estimates used in the preparation of our condensed consolidated financial statements is included in our Annual Report in Management's Discussion and Analysis of Financial Condition and Results of Operations.

For the three months ended March 31, 2019, there were no significant changes to these policies except for the policies related to the adoption of Accounting Standards Update ("ASU") 2016-02, Leases as of January 1, 2019 as described in Note 2 and below.


50

Leases

Effective January 1, 2019, we adopted the requirements of the new lease guidance which required lessees to recognize a liability to make lease payments and a right-of-use asset, initially measured at the present value of lease payments, for both operating and finance leases. For leases with a term of 12 months or less, lessees were permitted to make an accounting policy election by class of underlying asset to not recognize lease liabilities and lease assets. The guidance allowed lessors and lessees to make an accounting policy election, by class of underlying asset, to not separate non-lease components from lease components. The guidance also provided an optional transition method which allowed entities to initially apply the new guidance in the period of adoption, recognizing a cumulative-effect adjustment to the opening balance of retained earnings, if necessary. The Company elected to apply the alternative transition method and no cumulative-effect adjustment to the opening balance of retained earnings was deemed necessary to record.

Refer also to the accounting policies discussed in Note 2.

REIT Requirements

In order to remain qualified as a REIT for Federal income tax purposes, we must distribute at least 90% of our taxable ordinary income to stockholders. We are also subject to federal income tax to the extent we distribute less than 100% of our REIT taxable income, including capital gains. See Note 8 to the Consolidated Financial Statements for more detail on our ability to remain qualified as a REIT.

Recently Issued Accounting Pronouncements

Refer to Note 2 of the Consolidated Financial Statements for recently issued accounting pronouncements.

Non-GAAP Supplemental Financial Measures and Definitions

Proportionate or At Share Basis

The following non-GAAP supplemental financial measures are all presented on a proportionate basis. The proportionate financial information presents the consolidated and unconsolidated properties at the Company's ownership percentage or "at share". This form of presentation offers insights into the financial performance and condition of the Company as a whole, given the significance of the Company's unconsolidated property operations that are owned through investments accounted for under GAAP using the equity method.

The proportionate financial information is not, and is not intended to be, a presentation in accordance with GAAP. The non-GAAP proportionate financial information reflects our proportionate economic ownership of each asset in our property portfolio that we do not wholly own. The amounts in the column labeled "Noncontrolling Interests" were derived on a property-by-property basis by including the share attributable to noncontrolling interests in each line item from each individual property. The Company does not have legal claim to the noncontrolling interest of assets, liabilities, revenue, and expenses. The amount of cash each noncontrolling interest receives is based on the specific provisions of each operating agreement and varies depending on certain factors including the amount of capital contributed by each investor and whether any investors are entitled to preferential distributions. The amounts in the column labeled "Unconsolidated Properties" were derived on a property-by-property basis by including our share of each line item from each individual entity. This provides visibility into our share of the operations of our joint ventures.

We do not control the unconsolidated joint ventures and the presentations of the assets and liabilities and revenues and expenses do not represent our legal claim to such items. The operating agreements of the unconsolidated joint ventures generally provide that partners may receive cash distributions (1) to the extent there is available cash from operations, (2) upon a capital event, such as a refinancing or sale or (3) upon liquidation of the venture. The amount of cash each partner receives is based upon specific provisions of each operating agreement and varies depending on factors including the amount of capital contributed by each partner and whether any contributions are entitled to priority distributions. Upon liquidation of the joint venture and after all liabilities, priority distributions and initial equity contributions have been repaid, the partners generally would be entitled to any residual cash remaining based on their respective legal ownership percentages.

We provide non-GAAP proportionate financial information because we believe it assists investors and analysts in estimating our economic interest in our unconsolidated joint ventures when read in conjunction with the Company's reported results under GAAP. Other companies in our industry may calculate their proportionate interest differently than we do, limiting the usefulness as a

51

comparative measure. Because of these limitations, the non-GAAP proportionate financial information should not be considered in isolation or as a substitute for our financial statements as reported under GAAP.

Funds From Operations ("FFO")

The Company determines FFO based upon the definition set forth by Nareit. The Company determines FFO to be its share of consolidated net income (loss) attributable to Brookfield Property REIT Inc. computed in accordance with GAAP, adjusted for real estate related depreciation and amortization, excluding gains and losses from extraordinary items, excluding cumulative effects of accounting changes, excluding gains and losses from the sales of, or any impairment charges related to, previously depreciated operating properties, plus the allocable portion of FFO of unconsolidated joint ventures based upon the Company's economic ownership interest, and all determined on a consistent basis in accordance with GAAP. The Company's presentation of FFO has been reflected on a proportionate basis.

The Company considers FFO a helpful supplemental measure of the operating performance for equity REITs and a complement to GAAP measures because it is a recognized measure of performance by the real estate industry. FFO facilitates an understanding of the operating performance of the Company's properties between periods because it does not give effect to real estate depreciation and amortization 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, the Company believes that FFO provides investors with a clearer view of the Company's operating performance.

We calculate FFO in accordance with standards established by Nareit, which may not be comparable to measures calculated by other companies who do not use the Nareit definition of FFO or do not calculate FFO in accordance with Nareit guidance. In addition, although FFO is a useful measure when comparing our results to other REITs, it may not be helpful to investors when comparing us to non-REITs.

Reconciliation of Non-GAAP Financial Measures to GAAP Financial Measures

In order to provide a better understanding of the relationship between the Company's non-GAAP financial measures of FFO, a reconciliation of GAAP net income attributable to BPR to FFO has been provided. None of the Company's non-GAAP financial measures represents cash flow from operating activities in accordance with GAAP, none should be considered as an alternative to GAAP net income (loss) attributable to BPR and none are necessarily indicative of cash flow. In addition, the Company has presented such financial measures on a consolidated and unconsolidated basis (at the Company's proportionate share) as the Company believes that given the significance of the Company's operations that are owned through investments accounted for by the equity method of accounting, the detail of the operations of the Company's unconsolidated properties provides important insights into the income and FFO produced by such investments.




52

The following table reconciles GAAP net income attributable to BPR to FFO for the three months ended March 31, 2019 and 2018:
 
Three Months Ended March 31,
 
2019
 
2018
 
 
 
 
Net Income Attributable to BPR
$
31,650

 
$
64,036

Redeemable noncontrolling interests
—

 
694

Provision for impairment excluded from FFO
—

 
38,379

Unconsolidated Real Estate Affiliates - gain on investment
(104,354
)
 
(10,361
)
Noncontrolling interests in Unconsolidated Real Estate Affiliates - gain on investment of the Operating Partnership
10,175

 
—

Gain (loss) on sales of investment properties
(5,511
)
 
10,343

Preferred stock dividends
(3,984
)
 
(3,984
)
Gain (loss) from changes in control of investment properties and other
—

 
(12,664
)
Depreciation and amortization of capitalized real estate costs - Consolidated Properties
113,970

 
171,834

Depreciation and amortization of capitalized real estate costs - Unconsolidated Properties
138,408

 
72,066

Noncontrolling interests in depreciation
(22,063
)
 
(2,192
)
FFO
$
158,291

 
$
328,151


Forward-Looking Statements

Certain statements made in this section or elsewhere in this report may be deemed "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, as amended. Statements that do not relate to historical or current facts or matters are forward-looking statements. When used, the words “may," "will," "seek," "expects," "anticipates," "believes," "targets," "intends," "should," "estimates," "could," "continue," "assume," "projects," "plans," or similar expressions, are intended to identify forward-looking statements. Although we believe the expectations reflected in any forward-looking statement are based on reasonable assumptions, we can give no assurance that our expectations will be attained, and it is possible that actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks, uncertainties and other factors. Accordingly, investors should use caution in relying on forward-looking statements.

Some of the risks and uncertainties that may cause our actual results, performance, or achievements to differ materially from those expressed or implied by forward-looking statements include, but are not limited to:

•
General volatility of conditions affecting the retail sector;
•
our inability to acquire and maintain tenants or to lease space on terms favorable to us;
•
risks related to the bankruptcy or store closures of national tenants with chains of stores in many of our properties;
•
our inability to sell real estate quickly;
•
risks related to perceptions by retailers and shoppers of the convenience and attractiveness of our retail properties;
•
risks related to the development, expansion and acquisitions of properties;
•
risks related to competition in our business;
•
risks related to natural disasters or terrorist attacks;
•
risks related to cyber and data security breaches or information technology failures;
•
environmental uncertainties and related costs, including costs resulting from uninsured potential losses;
•
general risks related to inflation or deflation;
•
risks relating to impairment charges for our real estate assets;
•
risks related to conflicts of interest with BPY and our status as "controlled company" within the meaning of the rules of Nasdaq;
•
our dependence on our subsidiaries for cash;
•
risks related to our joint venture partners, including risks related to conflicts of interests, potential bankruptcies, tax-related obligations and financial support relating to such joint venture partners;
•
our inability to maintain status as a REIT, and possible adverse changes to tax laws;
•
risks related to our indebtedness and debt restrictions and covenants;
•
our inability to refinance, extend, restructure or repay near and indeterminate debt;
•
our inability to raise capital through financing activities; and

53

•
risks related to the BPY Transaction.

We discuss these and other risks and uncertainties in our Annual Report and our quarterly periodic reports filed with the Securities and Exchange Commission. The Company may update that discussion in its periodic reports, but otherwise takes no duty or obligation to update or revise these forward-looking statements, whether as a result of new information, future developments, or otherwise.

ITEM 3        QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
 
There have been no significant changes in the market risks described in our Annual Report.

ITEM 4        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 persons performing the functions of principal executive and principal financial officers for us pursuant to a Master Services Agreement, dated August 27, 2018, among us, Brookfield Asset Management Inc. and other parties thereto (the "Master Services Agreement") 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 persons performing the functions of principal executive and principal financial officers for us pursuant to the Master Services Agreement have concluded that our disclosure controls and procedures were effective at the end of the period covered by this report.

Internal Control over Financial Reporting

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

PART II    OTHER INFORMATION

ITEM 1        LEGAL PROCEEDINGS

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 effect on our consolidated financial position, results of operations or liquidity.

The Company is subject to litigation related to the BPY Transaction. The Company cannot predict the outcome of pending litigation, nor can it predict the amount of time and expense that it will be required to resolve such litigation.

ITEM 1A    RISK FACTORS

There are no material changes to the risk factors previously disclosed in our Annual Report.

ITEM 2        UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS

On August 28, 2018, the Company’s Board of Directors authorized the repurchase of the greater of (i) 5% of the Company’s Class A Stock that are issued or outstanding or (ii) 10% of its public float of Class A Stock over the next 12 months from time to time as market conditions warrant. The Company has made no repurchases as of March 31, 2019 under the share repurchase program.

On March 25, 2019, BPR redeemed 10,496,703 shares of Class B-1 Stock held by BPR FIN 1 Subco LLC for fair market value consideration of $224.5 million, being the redemption amounts of the shares acquired at $21.39 per share.

On March 29, 2019, BPR purchased for cancellation 4,679,802 shares of Class A Stock at a purchase price of $20.30 per share, for an aggregate cost of approximately $95 million, excluding fees and expenses.

ITEM 3        DEFAULTS UPON SENIOR SECURITIES

None.

ITEM 4         MINE SAFETY DISCLOSURES

Not applicable.

ITEM 5        OTHER INFORMATION

The other information presented below is being filed as a result of the Company's adoption of the new accounting guidance for lease accounting ("ASC 842") on January 1, 2019. As part of that adoption, the Company elected the available practical expedient, for all classes of assets, not to separate lease components in contracts from the nonlease components in those contracts, when recording revenues associated with operating leases where it is the lessor. Since the lease component is the predominant component under the Company's leases, combined revenues from both the lease and nonlease components are accounted for in accordance with ASC 842 and will be reported in all periods subsequent to the adoption of the new accounting guidance in a single caption, "rental revenues", on the Company's Consolidated Statements of Comprehensive Income. The presentation and disclosure of rental revenues have been adjusted to reflect these changes for the quarter ended March 31, 2019. Refer to Note 2 of Part I, Item 1 "Financial Statements" for further details on these updates to significant accounting policies.

This information is intended to assist investors in making comparisons of the Company's historical financial information with future financial information. The reported financial information below has been reclassified to conform to the current presentation.

The table below summarizes the reclassified presentation of our total revenues by year due to the adoption of the new leasing standard.
 
Years Ended December 31,
 
2018
 
2017
 
2016
Minimum rents
$
1,297,945

 
$
1,455,039

 
$
1,449,704

Tenant recoveries
540,376

 
643,607

 
668,081

Overage rents
29,659

 
34,874

 
42,534

Management fees and other corporate revenues
125,776

 
105,144

 
95,814

Other
70,278

 
89,198

 
90,313

Total revenues, as reported
$
2,064,034

 
$
2,327,862

 
$
2,346,446


The table below summarizes our total revenues as originally reported in our Annual Report to reflect the revised presentation of total combined rental revenues due to the adoption of the new leasing standard.
 
Years Ended December 31,
 
2018
 
2017
 
2016
Total rental revenues
$
1,867,980

 
$
2,133,520

 
$
2,160,319

Management fees and other corporate revenues
125,776

 
105,144

 
95,814

Other
70,278

 
89,198

 
90,313

Total revenues, as reported
$
2,064,034

 
$
2,327,862

 
$
2,346,446



54


ITEM 6     EXHIBITS
 
 
 
 
Incorporated by Reference Herein
Exhibit Number
 
Description
 
Form
 
Exhibit
 
Filing Date
 
File No.
 
 
 
 
 
 
 
 
 
 
 
4.1*
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
4.2*
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
31.1*
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
31.2*
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
32.1**
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
32.2**
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
101
 
The following financial information from Brookfield Property REIT Inc.'s. Quarterly Report on Form 10-Q for the quarter ended March 31, 2019, has been filed with the SEC on May 10, 2019, formatted in XBRL (Extensible Business Reporting Language): (1) Consolidated Balance Sheets, (2) Consolidated Statements of Comprehensive Income, (3) Consolidated Statements of Equity, (4) Consolidated Statements of Cash Flows and (5) Notes to Consolidated Financial Statements.
 
 
 
 
 
 
 
 
*
Filed herewith.
**    Furnished herewith.

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 March 31, 2019. The registrant agrees to furnish a copy of such agreements to the SEC upon request.


55

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

 
 
 
Brookfield Property REIT Inc.
 
 
Date: May 10, 2019
By:
/s/ Michelle Campbell
 
 
Michelle Campbell
 
 
Secretary
 
 
Date: May 10, 2019
By:
/s/ Bryan K. Davis
 
 
Bryan K. Davis
 
 
Chief Financial Officer*
 
 
Brookfield Property Group LLC

*
Mr. Davis performs the functions of chief financial officer for Brookfield Property REIT Inc. (the "Company") pursuant to a Master Services Agreement, dated August 27, 2018, among Brookfield Asset Management Inc., the Company and certain other parties thereto.

56