KIMCO REALTY CORPORATION (KIM, NYSE)
Annual report, fiscal year 2011


## KIMCO \( ^{™} \)  REALTY



## The Quality of Kimco

Quality can be defined in many ways. In the shopping center business, quality is often equated with “curb appeal.” Newer, more attractive properties are more highly valued.

We agree, in part, with that concept – and, starting on page 3 of this report, we showcase five of our signature properties.

But at Kimco, we also measure quality by the size and stability of our portfolio... the location of our sites... the strength of our retailer and investor relationships... the value of our service... and the integrity and creativity of our people.

These are the real qualities that set us apart. All of them contributed to our success in 2011, as we sharpened our focus on our core business, continued to trade up to higher-value real estate, and moved closer to our vision of being the premier owner/operator of high-quality shopping centers in North America.

## ABOUT KIMCO

Kimco Realty Corporation (NYSE: KIM) is a real estate investment trust (REIT) headquartered in New Hyde Park, N.Y., that owns and operates North America’s largest portfolio of neighborhood and community shopping centers. As of December 31, 2011, the company owned interests in 946 shopping centers comprising 138 million square feet of leasable space across 44 U.S. states, Puerto Rico, Canada, Mexico and South America.

Since our initial public offering 20 years ago, Kimco has delivered a total annualized return to its shareholders of 13 percent, beating both the FTSE NAREIT Equity REIT Index and the S&P 500 in that time.

Letter from the Chairman 1
The Quality of Kimco 3
2011 Operating Overview 12
Form 10K 17
Shareholder Information 133
Corporate Directory IBC



Location, demographics, tenant mix and conservative financing are all essential to providing safe and durable cash flows. This is what we are striving for on a daily basis and what an investment in Kimco represents.

CHAIRMAN'S LETTER

## Dear Friends and Associates:

Last year, we celebrated the 20th anniversary of our initial public offering. As we enter our third decade as a public company, we feel energized and look forward to the future. Our back-to-basics strategy is well-defined. Our portfolio metrics are strong and continue to improve.

The Operating Review beginning on page 12 will shed light on the details surrounding our performance this year. Before we delve into those specifics, it is worthwhile to take a step back and look at what an investment in Kimco represents on a macro level.

The United States is a growing country. When we went public in 1991, the population in the United States was approximately 253 million people. It is now estimated to be 313 million people. This growth of 60 million people is as much as the combined populations of Canada, Australia and New Zealand. To put this in further perspective, the population of countries such as Japan, Russia and Germany is shrinking. The consistent growth experienced in the United States translates into enormous demand for our shopping center product. At the same time, with virtually no new construction, there is a lack of fresh supply to satisfy that demand. As such, the positive supply-and-demand fundamentals of real estate remain intact in our country and in our sector.

Geographic diversity is another attribute of our U.S. portfolio. Our properties are located in all the major U.S. population centers and are contiguous to major highways and thoroughfares; approximately one-third of our annualized base rent (ABR) is generated from the 10 most populated Metropolitan Statistical Areas (MSAs) in the U.S. Our largest exposure, which generates approximately 10 percent of our ABR, is the No. 1 population center in the United States, namely the New York – Northern New Jersey – Long Island MSA, which is also our home market.

Within our combined portfolios in the U.S., Canada and Mexico, we carefully manage our exposure to individual retailers. Our tenant diversity is broad, with the largest tenant representing only 3 percent of our ABR. Our top 25 tenants represent about 32 percent of our ABR.



Our three largest retailers in 1991 were Kmart, TJX Companies and Kohl's, which represented approximately 6.6 percent, 5.1 percent and 4.5 percent, respectively, of our ABR. Today, our exposure to the top three is about half of what it was 20 years ago: Home Depot (3.0 percent of ABR), TJX Companies (2.9 percent) and Walmart (2.5 percent).

Yes, retailers will come and go. Throughout our 50-year history, we have managed to operate and grow even under the most challenging of economic environments.

Location, demographics, tenant mix and conservative financing are all essential to providing safe and durable cash flows. This is what we are striving for on a daily basis and what an investment in Kimco represents.

To be able to navigate through all cycles, it is essential to have a highly skilled management team. In this regard, our expertise and excellence is second to none in the industry. I am thankful to Dave Henry, who currently also chairs the International Council of Shopping Centers, and Mike Pappagallo and Glenn Cohen for their immense contributions. We are grateful to all of our associates, investors and retailer friends for making Kimco what it is today.

We look forward to moving into the next 20 years with the clear mandate, as always, to create value for our shareholders.



Milton Cooper
Executive Chairman

## TOP MSAs* BY RENTAL REVENUE



 \( ^{*} \) MSA: Metropolitan Statistical Area



# The Quality of Kimco

Suburban Square
Ardmore, Pennsylvania

Kimco's 2007 acquisition of the tony Suburban Square shopping center in the Main Line community of Ardmore, Pa., was somewhat of a departure for the company. Unlike most of Kimco's shopping centers, Suburban Square does not feature a national big-box retailer or major grocery anchor. What it does have in common with many of Kimco's other properties, however, is that it embodies the company's strategy of owning high-quality centers in high-profile locations with high barriers to entry.

Built more than 80 years ago, Suburban Square enjoys a rich heritage as one of America’s first lifestyle shopping centers in a suburban setting. With all that history, though, the property is far from dated or stodgy, thanks to its attractive art-deco architecture, eclectic array of high-end national retailers and local boutiques, and a recent multimillion-dollar courtyard renovation that has brought in St. James Place, a new upscale restaurant fronted by noted chef Michael Schulsom.

St. James Place is the latest draw to suburban Philadelphia’s most famous shopping mecca. At Suburban Square, shoppers also enjoy the experience of such high-end retailers as Macy’s, Banana Republic, J. Crew, Ann Taylor, Williams-Sonoma, Gap, Chico’s, Lilly Pulitzer, Apple, and Urban Outfitters, among the 61 shops within the center’s 358,000 square feet of retail and office space. And with Trader Joe’s, Suburban Square is not without a grocery component.

During the recent downturn, Suburban Square held its own, maintaining high occupancy rates above industry averages. The center’s current occupancy stands at 96 percent, and it continues to command above-market rents due to its prime location in one of America’s most affluent, upscale communities.



## The Qualities of Kimco
Size and Stability Matter

Our size and geographic diversity – 946 shopping centers totaling 138 million square feet in 44 U.S. states, along with Canada, Mexico, Puerto Rico and South America – make us the real estate partner of choice for many retailers.

Size, of course, is a strength, but so is our stability. That stability comes from our well-diversified mix of credit-worthy tenants, store sizes, and retailer businesses.

Among national retailers, only 14 exceed 1 percent of our annual base rent (ABR), with the largest accounting for only 3 percent of our ABR. Our portfolio also includes a strong spread of store sizes, ranging from anchor and junior anchor spaces (together about 60 percent of our ABR), to mid-size and small shops.

Importantly, nearly 60 percent of our shopping centers are anchored by grocery stores or major discounters with a food component. Such “necessity” retailers, along with their service-oriented co-tenants, are recession resilient, largely immune to the effects of e-commerce, and draw a steady stream of repeat traffic – all of which creates long-term value.

## LOOKING AHEAD

Continually strengthening our existing portfolio for growth… Exiting retail assets that don’t meet our long-term focus… Divesting non-retail assets… Reinvesting in core properties through redevelopment, re-tenanting and expansion.






## Oakwood Plaza North and South
Hollywood, Florida

Oakwood Plaza is the largest, most well-trafficked shopping center in Hollywood, Fla. With a mile of frontage along the busy I-95 corridor, the center is the retail focal point of the community, drawing shoppers not only from Hollywood, but from around the densely populated and highly affluent greater Fort Lauderdale market.

With high visibility and tremendous variety, it's no wonder that Oakwood Plaza enjoys a 99 percent occupancy rate. A true one-stop shopping destination, the 900,000-square-foot center boasts a wide range of national retailers, such as BJ's Wholesale Club, Home Depot, Marshalls, Home Goods, Michael's, Big Lots, PetSmart and Ross Dress for Less. Entertainment amenities, such as an 18-screen Regal Cinemas theater, dining options like T.G.I. Friday's, Red Lobster and Sweet Tomatoes, and a variety of convenience and personal-service shops combine to enhance the shopping experience. In all, there are 49 stores over 99 acres.

As if that were not enough, Oakwood Plaza is getting bigger and better. A redevelopment project currently underway will expand BJ's by 10,000 square feet, and add a new 35,000-square-foot Sports Authority. The project should be completed by the end of the year, and provide an 11 percent return on investment. In addition, a new health club, You-Fit, will soon occupy more than 13,000 square feet of space.

Originally purchased in 2004 and currently owned with Canada Pension Plan, Oakwood Plaza has proven to be a valuable, long-term investment for Kimco. The center continues to produce strong results, with net operating income expected to increase by 8 percent over the next year.






## Faubourg Boisbriand
Boisbriand, Quebec

Boisbriand is a bustling suburb located approximately 20 miles north of downtown Montreal. With no large, open-air centers to accommodate big-box retailers in the immediate area, Kimco saw an opportunity to serve this growing community by developing a new shopping center on the site of a former General Motors plant. The Faubourg Boisbriand center, which was completed in 2009, sits adjacent to a new 1,700-unit residential community and is surrounded by major highways that take weekend homeowners and skiers from Montreal to the Laurentian Mountains.

With 687,000 square feet of retail space already completed, Faubourg Boisbriand is home to 60 stores, including Costco, grocery anchor IGA and Canadian retailer Zellers, which will become one of the first Target stores in Quebec in 2013. The center also features a variety of restaurants, and draws traffic from a nearby multi-prize ice hockey complex.

Jointly owned with Sun Life Financial and development partner North American/Centrecorp, Faubourg Boisbriand continues to add tenants – occupancy rose 360 basis points in 2011 – and the center is now 95 percent occupied. Kimco plans to add up to 300,000 square feet in the next several years. The expansion will meet the needs of a growing suburb, which, after adding a planned rail link to Montreal, promises to grow even further.











## The Qualities of Kimco
The Power of Site:
Location, Location,
Location

The old real estate adage is especially true in the shopping center business. To succeed in retail, you need to be located in densely populated, well-trafficked areas, with growing populations and rising disposable incomes.

Kimco certainly fits the profile. Of our nearly 700 strategic properties in the U.S., two-thirds are located in the top 30 Metropolitan Statistical Areas (MSAs), those with the greatest population density and fastest income and population growth. That percentage is expected to rise as we continue to rebalance our portfolio for greater quality and value.

The top 30 MSAs, in total, account for 43 percent of the U.S. population, and are growing at an annual rate of more than 1 percent. They also represent the greatest purchasing power in the nation: their median household income is 15 percent higher than the national average.

Our strategic properties, which account for 92 percent of our annual base rent, are even more strongly situated in these top markets. The median household income in the trade areas around our centers (that is, within a three-mile radius) is, on average, 14 percent higher than for the MSA as a whole.

## LOOKING AHEAD

Continuing to seek the opportunities to strengthen our presence in top 30 MSAs... Seeking growth opportunities in Canada, Mexico and other Latin American markets.



## The Qualities of Kimco
Strength in
Relationships

With more than a half century in retail real estate, Kimco enjoys some of the strongest retailer relationships in the industry. Our typical national retailer relationship spans two decades or more. Such longevity and familiarity translate into marketplace advantage.

When a chain is expanding, we use our knowledge and experience with the retailer – and the size of our portfolio – to quickly find the right locations, efficiently and profitably. Conversely, when a retailer is contracting or going out of business, its relationship with Kimco often means we are first in line to take advantage of retailer-owned real estate buying opportunities. We also help struggling retailers reorganize and maximize the value of their real estate assets – by buying, selling, redeveloping or finding new tenants – so they can stay in business, and together we can share in the value creation.

Our strong relationships also extend to our investment partners. Institutional investors turn to Kimco for our experience and track record of solid returns. In exchange, we gain access to a source of lower-cost capital untapped by many REITs – an advantage when it comes to acquiring high-quality shopping centers.

## LOOKING AHEAD

Seeking opportunities to grow along with retailers as they expand store counts – both in the U.S. and internationally… Leveraging joint-venture capital for competitive advantage as we seek to upgrade our shopping center portfolio and enhance returns.



WAL*MART



## Cinepolis.

## Galerías del Valle
Mexicali, Mexico

With Walmart and other major U.S. retailers making a big push to expand in Mexico over the last decade, Kimco saw a great opportunity and acted on it. Starting with two shopping centers in 2002, the company has grown its Mexico portfolio to 55 properties, with a total of almost 12 million square feet of retail space.

Galerías del Valle, in the border city of Mexicali, is a typical example. Opened in 2007, Mexicali's newest shopping center offers 386,000 square feet of grocery, entertainment and service retailers in one convenient location. It is situated in a high-growth sector of Mexicali, the capital city of Baja California, which boasts one of the highest standards of living in Mexico. Nearly 400,000 people live within a five-mile radius, and their median household income is almost double the national average.

Kimco was confident that if it built Galerías del Valle, they (retailers and consumers) would come. And the company was right: the shopping center has become the area's dominant retail location, with 94 percent occupancy and strong retail sales. Galerías del Valle is anchored by a 106,000-square-foot Walmart Supercenter, and offers entertainment and dining choices ranging from a 10-screen Cinépolis theater, to such restaurants as Applebee's, Burger King, Carl's Junior and Subway, along with a Starbucks coffeehouse. Other well-known retailers in the 100-store center include Coppel, one of northern Mexico's largest department store chains, and GNC.

Co-owned with GE Real Estate, Galerías del Valle in 2011 attracted 11 new tenants who filled 35,000 square feet of space, increasing the shopping center's occupancy level from 91 percent to 94 percent. For the year, net operating income rose 28 percent. Kimco's investment in Galerías del Valle is paying off, earning an annualized return of more than 13 percent.




## Westlake Shopping Center
Daly City, California

Westlake Shopping Center is one of the crown jewels of Kimco’s portfolio, and a great turnaround story. The 690,000-square-foot power center, near I-280, not only serves as the downtown retail hub for Daly City, it also pulls in a high volume of shoppers from neighboring San Francisco, where there is a moratorium on big-box stores.

Originally built in the 1960s as a pedestrian mall, Westlake was about 90 percent vacant when it was purchased by Kimco in 2004. Since then, the center has been completely redeveloped and is now 96 percent occupied. The renovations include the addition of 50,000 square feet of retail space, two four-story parking decks and additional field parking, and a “main street” area with a restaurant row that offers shoppers a wide variety of ethnic dining options.

A true mixed-use lifestyle center, Westlake is anchored by Home Depot and Safeway, and includes such national retailers as Cost Plus, Trader Joe's, Ross Dress for Less, T.J. Maxx and Walgreens. Small shop tenants include Starbucks, Verizon and Bank of America, along with a variety of convenience and personal-service retailers. There's even a medical office building and professional office building on site, making Westlake a true one-stop destination center.

Kimco has earned a strong return on its investment in Westlake. Purchased for $81 million, Kimco invested $87 million in renovations, and the property is now worth more than $250 million. And Westlake keeps on giving: nearly 15,000 square feet of new leases were signed last year and net operating income was up 4.8 percent. With room to grow, Kimco plans further site expansion in the future.












## The Qualities of Kimco
Beyond Property:
Service Counts

It’s not enough to be the largest; we also want to be the best. Being the best, though, isn’t just about having the best shopping centers in the best locations. It’s also about having the best people and the best service.

Our people are passionate about the shopping center business. That energy shows in their determination to help our retailers – all 8,500 of them – find the right space and location to ensure success. Each year, we conduct hundreds of reviews with our tenants that allow us to better know them and their business plans, and help us both identify opportunities for growth.

We believe what's good for our tenants is also good for Kimco. That's why we're developing programs to help small retailers, those most impacted by the recession. These programs will offer a variety of resources and support to help small-shop owners boost sales and drive foot traffic, and to aid entrepreneurs in starting new businesses, or taking advantage of franchise opportunities.

We’re also very active in the area of sustainability, working to make our centers more environmentally friendly and providing a range of “green” services to our tenants. Our latest initiative: installing solar power arrays at two shopping centers in New Jersey. By lowering energy usage and reducing waste, we cut our operating costs and become better neighbors to the communities we serve.

## LOOKING AHEAD

Opportunities for growth through property management services, sustainability initiatives, mobile marketing, and alternative and ancillary income programs.



Our U.S. shopping center portfolio is getting stronger all the time. Our international business is solid and growing. And with a healthy balance sheet and strong relationships with both retailers and investors, we have the fuel we need to continue to grow.

2011 OPERATING REVIEW

## Dear Fellow Shareholders, Partners and Associates:

The past year – our 20th as a public company – was one of steady progress for Kimco. We continued to strengthen both our industry-leading shopping center portfolio and our balance sheet, and now, with signs of sustainable economic recovery starting to show, the company is well-positioned to capitalize on what we believe will be growing demand for high-quality retail real estate in 2012.

Even in the face of economic headwinds, our 2011 performance was very solid. Our reported and recurring Funds from Operations (FFO) both rose 5 percent, beating our original estimates. Reported FFO was $51.72 million, or $1.27 per diluted share, and recurring FFO – which strips out non-operating impairments and non-recurring profits and losses – was $489.8 million, or $1.20 per diluted share.

Since the U.S. stock market hit bottom in March 2009, Kimco has delivered a total return to its investors of 182 percent – beating the S&P 500, virtually all of our major competitors, and the FTSE NAREIT Equity REIT Index. We more than weathered the storm, and now that the clouds are breaking, we see blue skies of opportunity ahead.

## READY FOR THE REBOUND

Kimco is ideally positioned to take advantage of such opportunity. Our U.S. shopping center portfolio – made up of high-quality properties, situated in top markets, with stable tenants – is getting stronger all the time. Our international business is solid and growing. And with a very healthy balance sheet and strong relationships with both retailers and investors, we have the fuel we need to continue to grow.

In the U.S., interest rates remain at historic lows and real estate is attracting capital again. The job market and other economic indicators are improving. There is renewed optimism for a gradual recovery in the housing market. Retailers are once again focused on growth.

The vital signs of our business are also improving. The fourth quarter of 2011 was our seventh consecutive quarter of positive, same-site net operating income growth – a steady turnaround from the negative results we saw at the bottom of the market in 2009 and early 2010. And for all of 2011, our leasing spreads – the difference between the ending rent of an old lease and the starting rent of a new lease on the same space – increased 350 basis points, to 2.6 percent.

Our occupancy rates for both anchor spaces and small shops are also trending higher. The 50-basis-point increase in our overall U.S. occupancy rate in 2011 was driven by a combination of positive absorption from national big-box retailers, the effect of selling lower-occupancy properties in the bottom tier of our portfolio, and adding higher-occupancy centers in key markets. We ended the year with a gross occupancy rate in the U.S. of 93.2 percent.

We’re also seeing steady improvement in the occupancy rate of our small-shop space (under 10,000 square feet) – a positive sign of the health of smaller retailers, a vital component of our tenant mix and a key to our future growth.

## DELIVERING ON OUR STRATEGY

For the last 18 months, we have focused on delivering against a business strategy designed to increase the value of our shopping center portfolio; divest non-retail assets; grow our business in a disciplined and opportunistic manner; enhance the strength and flexibility of our balance sheet, and, above all, create value for our shareholders. We continue to make solid and steady progress on all fronts.

## Creating More Value in Our Shopping Centers

Kimco owns and operates the largest retail real estate portfolio in North America. At year end, we owned interests in 946 shopping centers with 138 million square feet of leasable space across 44 U.S. states, Puerto Rico, Canada, Mexico and South America.

While our size is important and advantageous to us, it’s the quality of our portfolio that really matters. Two-thirds of our strategic portfolio in the U.S. is located in the top 30 Metropolitan Statistical Areas (MSAs) of the nation, the areas with the greatest population density and fastest income and population growth. The median household income in the trading




areas around these centers (that is, within a three-mile radius) is, on average, 14 percent higher than for the MSA as a whole.

High-quality retail real estate in attractive markets will always be in demand. Such was the case in 2011, when national retailers – having retrenched and reconfigured their businesses during the downturn – were once again seeking growth by increasing their store counts. More than 37,000 stores were opened in 2011, and one estimate suggests an additional 70,000 will be opened in the U.S. over the next two years. That growing need for space came against a backdrop of virtually non-existent commercial development in our sector.

The dearth of available space, combined with sustained population growth and improving GDP numbers, is causing effective rents to rise, particularly in Long Island, South Florida, Baltimore/Washington, Puerto Rico and Canada. Together, these markets make up about a third of our base rent.

With demand and rents up, Kimco signed nearly 2,500 leases totaling more than 8 million square feet in 2011. Of those, 487 were new leases for 1.5 million square feet, and 1,169 were lease renewals and options for 4.5 million square feet. Importantly, the company signed more than 800 new leases totaling nearly 2 million square feet for spaces vacant for more than a year – a clear sign that available inventory is being quickly absorbed.

Indeed, the number of available anchor spaces in the Kimco portfolio – 10,000 square feet or greater – has been reduced to a little more than 100 boxes, or only 2.5 percent of our total gross leasable area.

The strong demand for quality anchor space is clearly evident in two recent bankruptcies – A&P and Borders. We quickly signed new leases with supermarket tenants for each of three former A&P stores in our portfolio. And of the 16 Borders locations, four have already been re-leased and we expect another eight to be filled by mid-2012. Unlike previous bankruptcies, the composite leasing spreads on these properties are slightly positive, compared with the negative spreads of two years ago.

In this improving environment, we are relentlessly focused on enhancing the value of our shopping center portfolio. We don’t want just the largest portfolio, we want the highest-quality portfolio in our industry.

## Trading Up to Higher Quality

We’re increasing quality by continuously recycling our portfolio, divesting non-strategic assets and trading up to superior properties in top-tier locations where growth prospects, population, and disposable income are highest.

Kimco is a company that has grown through 50-plus years of acquisitions. Among the larger portfolios we’ve purchased, asset quality has varied. In some cases, properties that were once attractive to us no longer fit our long-term, strategic focus. In our portfolio review 18 months ago, we identified approximately 150 such “non-strategic” properties – shopping centers that are outside our primary operating markets, do not fit our desired asset profile, or have limited opportunity for growth or repositioning. Those properties represented about 10 percent of our base rental income.

The list has since expanded, and we have made good progress on it. On the heels of selling nine non-strategic centers in 2010, we sold another 31 non-strategic properties in 2011, for $158 million, including $35 million of mortgage debt. These properties – 25 wholly owned shopping centers and six unconsolidated joint-venture properties – totaled 2.6 million square feet and were less than 80 percent occupied.

In the same period, we bought for our wholly owned portfolio 17 high-quality shopping centers, virtually all of them in our core markets and with an overall occupancy rate of 97.6 percent. These properties – along with four joint-venture acquisitions – were purchased for $494 million and added 3.6 million square feet to our leasable space.

At the end of 2011, Kimco had 122 non-strategic U.S. shopping centers remaining in its portfolio. These properties total 12 million square feet, with about 85 percent gross occupancy, and represent about 8 percent of the company’s total base rental income.

In addition to our ongoing efforts to improve portfolio quality, another way we are enhancing the value of our properties is through redeveloping, re-tenanting and expanding the strongly situated shopping centers we already have.

Among the major projects currently underway, we’re redeveloping for Nordstrom Rack an empty box formerly




leased by Linens 'n Things at the West Farm Shopping Center in Farmington, Conn., and opening up an area around the Cinemark theater at our Mesa Riverview center in Arizona to improve visibility, parking and traffic flow. At our Metro Crossing center in Council Bluffs, Iowa, we've just added new big-box space for T.J. Maxx, and we're constructing another box for Ulta and adding a new small-shop building. In Hollywood, Fla., at our Oakwood Plaza center, we're demolishing a former Barnes & Noble store and replacing it with new space for Sports Authority, while expanding an existing BJ's Wholesale Club store.

Most recently, in Pompano, Fla., we negotiated a lease termination of an announced Kmart closing, and are currently pursuing a redevelopment of that space for a supermarket and a sporting-goods retailer. In San Diego, we took an empty space still under lease to a supermarket tenant and re-let the space to a fitness club alongside a sporting goods co-tenant at a much higher spread.

## Growing Our International Business

The U.S. isn’t the only place where the retail real estate market is on the rise. In Mexico, GDP grew 3.9 percent in 2011 (higher growth than Brazil for the first time in eight years) and both the currency and retail sales strengthened. Same-store sales in Mexico rose 8 percent in the fourth quarter of 2011, and 5 percent for the full year.

Against this backdrop, we are seeing increased leasing demand from national and international tenants. Of the 55 shopping centers we own in Mexico, 43 are now fully operational, and our overall occupancy rate has climbed to 84 percent. During 2011, we signed more than 700,000 square feet of new leases, with gross annual base rent of about $10 million, and our target is an additional 800,000 square feet in 2012, which will push our occupancy rate close to 90 percent. It is worth noting that virtually all of our leases in Mexico contain full annual-cost-of-living escalators, and our anchor tenants paid percentage rents of more than $2 million in 2011.

In Canada, our occupancy rate remains high, at 97 percent, and retailer expansion continues to fuel strong demand for space. A notable example is Target, which has committed to open 60 new stores in Canada beginning in early 2013. Canada is an attractive market for retailers: the nation's economy is strong, with low interest rates, moderate unemployment levels, and GDP forecast to grow by 2 percent in 2012. To capitalize on the growing demand, we continue to make strategic additions to our portfolio. In December, we bought a high-quality, grocery-anchored center in the greater Vancouver market, and we expect to close on another attractive grocery-anchored center in Edmonton shortly.

## Exiting Non-Retail Assets

Kimco is focusing all of its energies on being the premier owner and operator of high-quality shopping centers in North America, and, as such, we’re intent on exiting non-retail investments that do not fit with our core competency. The value of such assets stood at $1.2 billion in early 2009, but after reducing our non-retail portfolio by $286 million, or 36 percent, in 2011, our non-retail assets are now down to $495 million, or less than 4.5 percent of our total gross assets.

Our largest remaining non-retail investment, the InTown Suites portfolio of extended-stay facilities, is attracting strong interest from investors, as it continues to perform very well, with substantial growth in revenue per available room. Several parties are conducting due diligence, and we’re confident of selling the portfolio in the near term.

## Strengthening Our Balance Sheet

A healthy balance sheet and ample liquidity are crucial to our efforts to build a stronger, more valuable portfolio of high-quality shopping centers. During 2011, we continued to improve our debt metrics, lowering our consolidated net-debt-to-recurring-EBITDA ratio to 6.2 times, on our way to 6.0 times by the end of 2012. Each of the three major credit rating agencies continues to maintain its investment-grade rating on our unsecured bonds and preferred stock securities.

Our immediate liquidity currently stands at more than $1.4 billion, thanks to the $1.75 billion unsecured U.S. revolving credit facility we announced in October. The new facility, with one of the lowest borrowing spreads in our industry, replaced our previous $1.5 billion U.S. and $250 million Canadian dollar-denominated revolving credit facilities, which were scheduled to mature in 2012. Our existing consolidated debt maturities are well-staggered, with only $353 million of maturing debt coming due in 2012, mostly in the latter half of the year, and our access to capital remains strong.



# We are relentlessly focused on enhancing the value of our shopping center portfolio. We don’t want just the largest portfolio, we want the highest-quality portfolio in our industry.

## Leveraging Relationships

In addition to acquiring properties for its own portfolio, Kimco also expanded its retail footprint in 2011 by investing in property with joint-venture partners. These partners provide access to lower-cost capital – a competitive advantage for Kimco as it bids on higher-quality properties.

Among our joint-venture purchases in the U.S. during 2011, Kimco and its partners bought two shopping centers, totaling 545,000 square feet, in Quakertown, Pa., and Selden, N.Y. In Canada, we increased our ownership interest in an existing joint venture to 90 percent, and with the same partner, converted a retail preferred equity investment into a pari-passu joint venture, and separately acquired an 88,000-square-foot, grocery-anchored shopping center in Chilliwack, British Columbia.

## 2012: STAYING THE COURSE

For 2012, we will remain focused on our long-term objectives, while accelerating the pace of our activity in response to improving market conditions and new opportunities. As always, we will do everything we possibly can to create more value for our shareholders.

Toward that overarching objective, our main priorities this year are:

• Continuing the quality trade-up in our shopping center portfolio – We’re intent on upgrading our shopping center portfolio by aggressively selling lower-quality properties outside our core markets, and reinvesting the proceeds in redeveloping or expanding our strongly situated centers. We’ll also use the proceeds to selectively acquire high-quality properties in our top 20 to 30 markets, targeting assets that offer growth potential and a good return on our investment. In the last 15 months, we have sold about $200 million of non-strategic assets, and our objective is to sell at least $250 million of such assets in 2012. On the purchase front, we’re targeting about $350 million worth of acquisitions this year.

• Enhancing shopping center performance – Our people are focused on extracting maximum value and increasing cash flow from each of our shopping centers through proactive property management. That means concentrating on the basics: improving occupancy rates, recapturing lost rents, retaining existing tenants, reducing expenses and generating additional revenue streams through creative ancillary income programs. Our goal for 2012 is to grow same-site net operating income in the range of 1.5 percent to 3.5 percent, and to increase our combined portfolio occupancy by 50 to 100 basis points.

• Continuing to strengthen our financial position – We’re ever mindful of the financial fuel needed to run our business and give us maximum flexibility to achieve our objectives. That means being able to access capital from a variety of sources, strengthening our balance sheet by reducing debt levels over the long term, and employing a conservative capital structure. Our goal is to reduce our consolidated net-debt-to-recurring-EBITDA ratio to 6.0 times by the end of 2012.

• Leasing up our Mexico portfolio – To meet the growing demand for space from international and local retailers, Kimco has expanded its Mexico portfolio in recent years, and is now driving to increase overall occupancy from the current 84 percent to approximately 90 percent by the end of the year.

• Completing the disposition of our non-retail assets – Our core competency is shopping centers, and to sharpen that focus, we’re aggressively selling our non-retail assets. We expect to bring the size of this portfolio down to less than $250 million in 2012, or about 2 percent of our total gross assets.

Kimco’s business is based on this value proposition: owning well-positioned shopping centers in strong markets with stable and credit-worthy tenants provides a consistent stream of income that will generate steady and increasing dividends over time, as well as potential appreciation. We are particularly attracted to shopping centers anchored by supermarkets or discounters with a large food component, because such retailers drive repeat traffic, the kind that creates long-term value.

Stability + growth. That’s our focus, and our equation for success.




Owning well-positioned shopping centers in strong markets with stable and credit-worthy tenants provides a consistent stream of income that will generate steady and increasing dividends over time, as well as potential appreciation.

## THE QUALITY OF KIMCO

Kimco already is the largest owner and operator of retail real estate in North America. But being the biggest is not enough. We also want to be the best.

What does it mean to be the best? Beyond the high quality and superior location of our properties, it comes down to one word: service.

We know our success is inextricably linked to the success of our 8,500 tenants. That’s why we continuously invest in our properties to create and maintain the most attractive shopping environments for consumers. More than that, we take the time to learn the business plans of our retailer partners, meet with them on a regular basis, and work together to help them minimize operating issues and maximize store performance. We listen.

Being attentive means developing innovative solutions to our retailers' most pressing problems. Take, for instance, small retailers, the "mom and pop" shops that are the backbone of the local economy. These retailers were hit hardest in the recent recession. To offer a hand, Kimco will soon unveil a program that connects small retailers with a variety of resources, support and sources of funding to help them regain their footing and get growing again.

Through our FastTrack Franchise program, we’re also working with a number of national franchisors to have our locations pre-approved based on their criteria. We can then market those spaces to prospective franchisees and streamline the entire site-selection process. We’re also developing a program that soon will offer attractive incentives to qualified entrepreneurs interested in starting up their own retail businesses.

These initiatives help small retailers, the local economy and Kimco, because they enable us to fill valuable small-shop space. It’s a win-win-win, and an example of the creativity we put into managing our shopping center portfolio for results.

That creativity shows in so many ways. Take, for example, our sustainability program. We are actively managing our utility costs with more efficient lighting, equipment, and irrigation systems, and our solar power initiative will employ millions of square feet of rooftop space to deliver clean, reliable and cost-effective power to Kimco tenants.

From our sustainability drive to innovative leasing solutions and investment management services, Kimco people are always thinking beyond the box, reaching higher and doing more. Every day, they come to work determined to deliver great results for our shareholders, tenants, equity investment partners, and their co-workers down the hall. They are the best in the industry, the true quality of Kimco, and we’re proud to call them our colleagues.



David B. Henry
Vice Chairman, President & Chief Executive Officer



Michael V. Pappagallo
Executive Vice President & Chief Operating Officer



Glenn G. Cohen
Executive Vice President,
Chief Financial Officer & Treasurer



KIMCO \( ^{™} \) 
REALTY

FORM 10-K



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

FORM 10-K

☑ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 2011

☐ 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 1-10899

Kimco Realty Corporation

(Exact name of registrant as specified in its charter)

Maryland
(State or other jurisdiction of incorporation or organization)

13-2744380
(I.R.S. Employer Identification No.)

3333 New Hyde Park Road, New Hyde Park, NY 11042-0020
(Address of principal executive offices) (Zip Code)

(516) 869-9000
(Registrant's telephone number, including area code)
Securities registered pursuant to Section 12(b) of the Act:

Title of each class

Name of each exchange on which registered

Common Stock, par value $0.01 per share.

New York Stock Exchange

Depositary Shares, each representing one-tenth of a share of 6.65% Class F Cumulative Redeemable Preferred Stock, par value $1.00 per share.

New York Stock Exchange

Depositary Shares, each representing one-hundredth of a share of 7.75% Class G Cumulative Redeemable Preferred Stock, par value $1.00 per share.
New York Stock Exchange

Depositary Shares, each representing one-hundredth of a share of 6.90% Class H Cumulative Redeemable Preferred Stock, par value $1.00 per share.

New York Stock Exchange

Securities registered pursuant to section 12(g) of the Act: None

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes ☑ No ☐

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes ☐ No ☑

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☑ No ☐

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

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§ 229.405 of this chapter) is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.

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

Large accelerated filer ☑ Accelerated filer ☐

Non-accelerated filer ☐ Smaller reporting company ☐

(Do not check if a smaller reporting company.)

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

The aggregate market value of the voting and non-voting common equity held by non-affiliates of the registrant was approximately $7.3 billion based upon the closing price on the New York Stock Exchange for such equity on June 30, 2011.

(APPLICABLE ONLY TO CORPORATE REGISTRANTS)

Indicate the number of shares outstanding of each of the registrant's classes of common stock, as of the latest practicable date.
406,978,546 shares as of February 15, 2012.

DOCUMENTS INCORPORATED BY REFERENCE

Part III incorporates certain information by reference to the Registrant's definitive proxy statement to be filed with respect to the Annual Meeting of Stockholders expected to be held on May 1, 2012.

Index to Exhibits begins on page 34.



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## TABLE OF CONTENTS

Item No. PART I
1. Business ..... 2
1A. Risk Factors ..... 4
1B. Unresolved Staff Comments ..... 9
2. Properties ..... 9
3. Legal Proceedings ..... 10
4. Mine Safety Disclosures ..... 10
PART II
5. Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities ..... 11
6. Selected Financial Data ..... 13
7. Management's Discussion and Analysis of Financial Condition and Results of Operations ..... 13
7A. Quantitative and Qualitative Disclosures About Market Risk ..... 30
8. Financial Statements and Supplementary Data ..... 31
9. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure ..... 31
9A. Controls and Procedures ..... 31
9B. Other Information ..... 31
PART III
10. Directors, Executive Officers and Corporate Governance ..... 32
11. Executive Compensation ..... 32
12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters ..... 32
13. Certain Relationships and Related Transactions, and Director Independence ..... 32
14. Principal Accounting Fees and Services ..... 32
PART IV
15. Exhibits, Financial Statement Schedules ..... 33



This annual report on Form 10-K (“Form 10-K”), together with other statements and information publicly disseminated by Kimco Realty Corporation (the “Company”) contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. The Company intends such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and includes this statement for purposes of complying with the safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe the Company’s future plans, strategies and expectations, are generally identifiable by use of the words “believe,” “expect,” “intend,” “anticipate,” “estimate,” “project” or similar expressions. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond the Company’s control and could materially affect actual results, performances or achievements. Factors which may cause actual results to differ materially from current expectations include, but are not limited to (i) general adverse economic and local real estate conditions, (ii) the inability of major tenants to continue paying their rent obligations due to bankruptcy, insolvency or a general downturn in their business, (iii) financing risks, such as the inability to obtain equity, debt or other sources of financing or refinancing on favorable terms, (iv) the Company’s ability to raise capital by selling its assets, (v) changes in governmental laws and regulations, (vi) the level and volatility of interest rates and foreign currency exchange rates, (vii) the availability of suitable acquisition and disposition opportunities, (viii) valuation of joint venture investments, (ix) valuation of marketable securities and other investments, (x) increases in operating costs, (xi) changes in the dividend policy for the Company’s common stock, (xii) the reduction in the Company’s income in the event of multiple lease terminations by tenants or a failure by multiple tenants to occupy their premises in a shopping center, (xiii) impairment charges and (xiv) unanticipated changes in the Company’s intention or ability to prepay certain debt prior to maturity and/or hold certain securities until maturity and the risks and uncertainties identified under Item 1A, “Risk Factors” and elsewhere in this Form 10-K. Accordingly, there is no assurance that the Company’s expectations will be realized.

## PART I

## Item 1. Business

## Background

Kimco Realty Corporation, a Maryland corporation, is one of the nation's largest owners and operators of neighborhood and community shopping centers. The terms "Kimco," the "Company," "we," "our" and "us" each refer to Kimco Realty Corporation and our subsidiaries, unless the context indicates otherwise. The Company is a self-administered real estate investment trust ("REIT") and has owned and operated neighborhood and community shopping centers for more than 50 years. The Company has not engaged, nor does it expect to retain, any REIT advisors in connection with the operation of its properties. As of December 31, 2011, the Company had interests in 946 shopping center properties (the "Combined Shopping Center Portfolio"), aggregating 138.1 million square feet of gross leasable area ("GLA"), and 845 other property interests, primarily through the Company's preferred equity investments, other real estate investments and non-retail properties, totaling approximately 34.1 million square feet of GLA, for a grand total of 1,791 properties aggregating 172.2 million square feet of GLA, located in 44 states, Puerto Rico, Canada, Mexico, Chile, Brazil and Peru. The Company's ownership interests in real estate consist of its consolidated portfolio and portfolios where the Company owns an economic interest, such as properties in the Company's investment real estate management programs, where the Company partners with institutional investors and also retains management. The Company believes its portfolio of neighborhood and community shopping center properties is the largest (measured by GLA) currently held by any publicly traded REIT.

The Company’s executive offices are located at 3333 New Hyde Park Road, New Hyde Park, New York 11042-0020 and its telephone number is (516) 869-9000. Nearly all operating functions, including leasing, legal, construction, data processing, maintenance, finance and accounting are administered by the Company from its executive offices in New Hyde Park, New York and supported by the Company’s regional offices. As of December 31, 2011, a total of 685 persons are employed by the Company.

The Company’s Web site is located at http://www.kimcorealty.com. The information contained on our Web site does not constitute part of this Form 10-K. On the Company’s Web site you can obtain, free of charge, a copy of our Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Exchange Act of 1934, as amended, as soon as reasonably practicable, after we file such material electronically with, or furnish it to, the Securities and Exchange Commission (the "SEC"). The public may read and copy any materials we file with the SEC at the SEC’s Public Reference Room at 100 F Street, NE, Washington, DC 20549. The public may obtain information on the operation of the Public Reference Room by calling the SEC at 1-800-SEC-0330. The SEC also maintains an Internet site that contains reports, proxy and information statements, and other information regarding issuers that file electronically with the SEC at http://www.sec.gov.



The Company began operations through its predecessor, The Kimco Corporation, which was organized in 1966 upon the contribution of several shopping center properties owned by its principal stockholders. In 1973, these principals formed the Company as a Delaware corporation, and, in 1985, the operations of The Kimco Corporation were merged into the Company. The Company completed its initial public stock offering (the "IPO") in November 1991, and, commencing with its taxable year which began January 1, 1992, elected to qualify as a REIT in accordance with Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the "Code"). If, as the Company believes, it is organized and operates in such a manner so as to qualify and remain qualified as a REIT under the Code, the Company generally will not be subject to federal income tax, provided that distributions to its stockholders equal at least the amount of its REIT taxable income, as defined under the Code. In 1994, the Company reorganized as a Maryland corporation. In March 2006, the Company was added to the S & P 500 Index, an index containing the stock of 500 Large Cap companies, most of which are U.S. corporations. The Company's common stock, Class F Depositary Shares, Class G Depositary Shares and Class H Depositary Shares are traded on the New York Stock Exchange ("NYSE") under the trading symbols "KIM", "KIMprF", "KIMprG" and "KIMprH", respectively.

The Company’s initial growth resulted primarily from ground-up development and the construction



The Company's neighborhood and community shopping center properties are designed to attract local area customers and typically are anchored by a discount department store, a supermarket or a drugstore tenant offering day-to-day necessities rather than high-priced luxury items. The Company may either purchase or lease income-producing properties in the future and may also participate with other entities in property ownership through partnerships, joint ventures or similar types of co-ownership. Equity investments may be subject to existing mortgage financing and/or other indebtedness. Financing or other indebtedness may be incurred simultaneously or subsequently in connection with such investments. Any such financing or indebtedness would have priority over the Company's equity interest in such property. The Company may make loans to joint ventures in which it may or may not participate.

The Company seeks to reduce its operating and leasing risks through diversification achieved by the geographic distribution of its properties and a large tenant base. As of December 31, 2011, no single neighborhood and community shopping center accounted for more than 1.6% of the Company's annualized base rental revenues, including the proportionate share of base rental revenues from properties in which the Company has less than a 100% economic interest, or more than 1.2% of the Company's total shopping center GLA. At December 31, 2011, the Company's five largest tenants were The Home Depot, TJX Companies, Wal-Mart, Sears Holdings and Kohl's, which represented approximately 3.0%, 2.9%, 2.5%, 2.1% and 1.7%, respectively, of the Company's annualized base rental revenues, including the proportionate share of base rental revenues from properties in which the Company has less than a 100% economic interest.

As one of the original participants in the growth of the shopping center industry and one of the nation's largest owners and operators of neighborhood and community shopping centers, the Company has established close relationships with a large number of major national and regional retailers and maintains a broad network of industry contacts. Management is associated with and/or actively participates in many shopping center and REIT industry organizations. Notwithstanding these relationships, there are numerous regional and local commercial developers, real estate companies, financial institutions and other investors who compete with the Company for the acquisition of properties and other investment opportunities and in seeking tenants who will lease space in the Company's properties.

## Item 1A. Risk Factors

We are subject to certain business and legal risks including, but not limited to, the following:

Loss of our tax status as a real estate investment trust could have significant adverse consequences to us and the value of our securities.

We have elected to be taxed as a REIT for federal income tax purposes under the Code. We believe that we have operated so as to qualify as a REIT under the Code and that our current organization and method of operation comply with the rules and regulations promulgated under the Code to enable us to continue to qualify as a REIT. However, there can be no assurance that we have qualified or will continue to qualify as a REIT for federal income tax purposes.

Qualification as a REIT involves the application of highly technical and complex Code provisions, for which there are only limited judicial and administrative interpretations. The determination of various factual matters and circumstances not entirely within our control may affect our ability to qualify as a REIT. New legislation, regulations, administrative interpretations or court decisions could significantly change the tax laws with respect to qualification as a REIT, the federal income tax consequences of such qualification or the desirability of an investment in a REIT relative to other investments.

In order to qualify as a REIT, we must satisfy a number of requirements, including requirements regarding the composition of our assets and a requirement that at least 95% of our gross income in any year be derived from qualifying sources, such as “rents from real property.” Also, we must make distributions to stockholders aggregating annually at least 90% of our REIT taxable income, excluding net capital gains. Furthermore, we own a direct or indirect interest in certain subsidiary REITs which elected to be taxed as REITs for federal income tax purposes under the Code. Provided that each subsidiary REIT qualifies as a REIT, our interest in such subsidiary REIT will be treated as a qualifying real estate asset for purposes of the REIT asset tests. To qualify as a REIT, the subsidiary REIT must independently satisfy all of the REIT qualification requirements. The failure of a subsidiary REIT to qualify as a REIT could have an adverse effect on our ability to comply with the REIT income and asset tests, and thus our ability to qualify as a REIT.

If we lose our REIT status, we will face serious tax consequences that will substantially reduce the funds available to pay dividends to stockholders for each of the years involved because:

- we would not be allowed a deduction for distributions to stockholders in computing our taxable income and we would be subject to federal income tax at regular corporate rates;

• we could be subject to the federal alternative minimum tax and possibly increased state and local taxes;

- unless we were entitled to relief under statutory provisions, we could not elect to be subject to tax as a REIT for four taxable years following the year during which we were disqualified; and

• we would not be required to make distributions to stockholders.

As a result of all these factors, our failure to qualify as a REIT could also impair our ability to expand our business or raise capital and materially adversely affect the value of our securities.



To maintain our REIT status, we may be forced to borrow funds on a short-term basis during unfavorable market conditions.

To qualify as a REIT, we generally must distribute to our stockholders at least 90% of our REIT taxable income each year, excluding capital gains, and we will be subject to regular corporate income taxes to the extent that we distribute less than 100% of our net taxable income each year. In addition, we will be subject to a 4% nondeductible excise tax on the amount, if any, by which distributions paid by us in any calendar year are less than the sum of 85% of our ordinary income, 95% of our capital gain net income and 100% of our undistributed income from prior years. While we have historically satisfied these distribution requirements by making cash distributions to our stockholders, a REIT is permitted to satisfy these requirements by making distributions of cash or other property, including, in limited circumstances, its own stock. Assuming we continue to satisfy these distributions requirements with cash, we may need to borrow funds to meet the REIT distribution requirements even if the then prevailing market conditions are not favorable for these borrowings. These borrowing needs could result from differences in timing between the actual receipt of cash and inclusion of income for federal income tax purposes, or the effect of non-deductible capital expenditures, the creation of reserves or required debt or amortization payments.

Adverse global market and economic conditions may impede our ability to generate sufficient income to pay expenses and maintain our properties.

The economic performance and value of our properties is subject to all of the risks associated with owning and operating real estate, including:

• changes in the national, regional and local economic climate;

• local conditions, including an oversupply of, or a reduction in demand for, space in properties like those that we own;

• trends toward smaller store sizes as retailers reduce inventory and new prototypes;

• the attractiveness of our properties to tenants;

• the ability of tenants to pay rent, particularly anchor tenants with leases in multiple locations;

• tenants who may declare bankruptcy and/or close stores;

• competition from other available properties to attract and retain tenants;

• changes in market rental rates;

• the need to periodically pay for costs to repair, renovate and re-let space;

• changes in operating costs, including costs for maintenance, insurance and real estate taxes;

- the fact that the expenses of owning and operating properties are not necessarily reduced when circumstances such as market factors and competition cause a reduction in income from the properties; and

• changes in laws and governmental regulations, including those governing usage, zoning, the environment and taxes.

Competition may limit our ability to purchase new properties or generate sufficient income from tenants and may decrease the occupancy and rental rates for our properties.

Our properties consist primarily of community and neighborhood shopping centers and other retail properties. Our performance therefore, is generally linked to economic conditions in the market for retail space. In the future, the market for retail space could be adversely affected by:

• weakness in the national, regional and local economies;

• the adverse financial condition of some large retailing companies;

• the impact of internet sales on the demand for retail space;

• ongoing consolidation in the retail sector; and

• the excess amount of retail space in a number of markets.

In addition, numerous commercial developers and real estate companies compete with us in seeking tenants for our existing properties and properties for acquisition. New regional malls, open-air lifestyle centers, or other retail shopping centers with more convenient locations or better rents may attract tenants or cause them to seek more favorable lease terms at or prior to renewal. Retailers at our properties may face increasing competition from other retailers, e-commerce, outlet malls, discount shopping clubs, catalog companies, direct mail, telemarketing or home shopping networks, all of which could (i) reduce rents payable to us; (ii) reduce our ability to attract and retain tenants at our properties; or (iii) lead to increased vacancy rates at our properties. We may fail to anticipate the effects of changes in consumer buying practices, particularly of growing online sales and the resulting retailing practices and space needs of our tenants or a general downturn in our tenants' businesses, which may cause tenants to close stores or default in payment of rent.

Our performance depends on our ability to collect rent from tenants, our tenants' financial condition and our tenants maintaining leases for our properties.



At any time our tenants', particularly small local stores, may experience a downturn in their business that may significantly weaken their financial condition. As a result, our tenants may delay a number of lease commencements, decline to extend or renew leases upon expiration, fail to make rental payments when due, close stores or declare bankruptcy. Any of these actions could result in the termination of the tenants' leases and the loss of rental income attributable to these tenants' leases. In the event of a default by a tenant, we may experience delays and costs in enforcing our rights as landlord under the terms of our leases.

In addition, multiple lease terminations by tenants or a failure by multiple tenants to occupy their premises in a shopping center could result in lease terminations or significant reductions in rent by other tenants in the same shopping centers under the terms of some leases. In that event, we may be unable to re-lease the vacated space at attractive rents or at all, and our rental payments from our continuing tenants could significantly decrease. The occurrence of any of the situations described above, particularly if it involves a substantial tenant with leases in multiple locations, could have a material adverse effect on our performance.

A tenant that files for bankruptcy protection may not continue to pay us rent. A bankruptcy filing by, or relating to, one of our tenants or a lease guarantor would bar all efforts by us to collect pre-bankruptcy debts from the tenant or the lease guarantor, or their property, unless the bankruptcy court permits us to do so. A tenant or lease guarantor bankruptcy could delay our efforts to collect past due balances under the relevant leases and could ultimately preclude collection of these sums. If a lease is rejected by a tenant in bankruptcy, we would have only a general unsecured claim for damages. As a result, it is likely that we would recover substantially less than the full value of any unsecured claims we hold, if at all.

We may be unable to sell our real estate property investments when appropriate or on favorable terms.

Real estate property investments are illiquid and generally cannot be disposed of quickly. In addition, the federal tax code restricts a REIT’s ability to dispose of properties that are not applicable to other types of real estate companies. Therefore, we may not be able to vary our portfolio in response to economic or other conditions promptly or on favorable terms.

We may acquire or develop properties or acquire other real estate related companies and this may create risks.

We may acquire or develop properties or acquire other real estate related companies when we believe that an acquisition or development is consistent with our business strategies. We may not succeed in consummating desired acquisitions or in completing developments on time or within budget. When we do pursue a project or acquisition, we may not succeed in leasing newly developed or acquired properties at rents sufficient to cover the costs of acquisition or development and operations. Difficulties in integrating acquisitions may prove costly or time-consuming and could divert management's attention. Acquisitions or developments in new markets or industries where we do not have the same level of market knowledge may result in poorer than anticipated performance. We may also abandon acquisition or development opportunities that management has begun pursuing and consequently fail to recover expenses already incurred and have devoted management's time to a matter not consummated. Furthermore, our acquisitions of new properties or companies will expose us to the liabilities of those properties or companies, some of which we may not be aware of at the time of the acquisition. In addition, development of our existing properties presents similar risks.

These properties may have characteristics or deficiencies currently unknown to us that affect their value or revenue potential. It is also possible that the operating performance of these properties may decline under our management. As we acquire additional properties, we will be subject to risks associated with managing new properties, including lease-up and tenant retention. In addition, our ability to manage our growth effectively will require us to successfully integrate our new acquisitions into our existing management structure. We may not succeed with this integration or effectively manage additional properties. Also, newly acquired properties may not perform as expected.

We face competition in pursuing acquisition or development opportunities that could increase our costs.

We face competition in the acquisition, development, operation and sale of real property from others engaged in real estate investment that could increase our costs associated with purchasing and maintaining assets. Some of these competitors may have greater financial resources than we do. This could result in competition for the acquisition of properties for tenants who lease or consider leasing space in our existing and subsequently acquired properties and for other real estate investment opportunities.

We do not have exclusive control over our joint venture and preferred equity investments, such that we are unable to ensure that our objectives will be pursued.

We have invested in some properties as a co-venturer or partner, instead of owning directly. In these investments, we do not have exclusive control over the development, financing, leasing, management and other aspects of these investments. As a result, the co-venturer or partner might have interests or goals that are inconsistent with ours, take action contrary to our interests or otherwise impede our objectives. These investments involve risks and uncertainties. The co-venturer or partner may fail to provide capital or fulfill its obligations, which may result in certain liabilities to us for guarantees and other commitments, conflicts arising between us and our partners and the difficulty of managing and resolving such conflicts, and the difficulty of managing or otherwise monitoring such business arrangements. The co-venturer or partner also might become insolvent or bankrupt, which may result in significant losses to us.



Although our joint venture arrangements may allow us to share risks with our joint-venture partners, these arrangements may also decrease our ability to manage risk. Joint ventures implicate additional risks, such as:

- potentially inferior financial capacity, diverging business goals and strategies and the need for our venture partner's continued cooperation;

- our inability to take actions with respect to the joint venture activities that we believe are favorable if our joint venture partner does not agree;

- our inability to control the legal entity that has title to the real estate associated with the joint venture;

- our lenders may not be easily able to sell our joint venture assets and investments or may view them less favorably as collateral, which could negatively affect our liquidity and capital resources;

- our joint venture partners can take actions that we may not be able to anticipate or prevent, which could result in negative impacts on our debt and equity; and

- our joint venture partners’ business decisions or other actions or omissions may result in harm to our reputation or adversely affect the value of our investments.

Our joint venture and preferred equity investments generally own real estate properties for which the economic performance and value is subject to all the risks associated with owning and operating real estate as described above.

We intend to sell many of our non-retail assets over the next several years and may not be able to recover our investments, which may result in significant losses to us.

There can be no assurance that we will be able to recover the current carrying amount of all of our non-retail properties and investments and those of our unconsolidated joint ventures in the future. Our failure to do so would require us to recognize impairment charges for the period in which we reached that conclusion, which could materially and adversely affect us.

We have significant international operations, which may be affected by economic, political and other risks associated with international operations, and this could adversely affect our business.

The risks we face in international business operations include, but are not limited to:

• currency risks, including currency fluctuations;

• unexpected changes in legislative and regulatory requirements;

• potential adverse tax burdens;

• burdens of complying with different accounting and permitting standards, labor laws and a wide variety of foreign laws;

• obstacles to the repatriation of earnings and cash;

• regional, national and local political uncertainty;

• economic slowdown and/or downturn in foreign markets;

• difficulties in staffing and managing international operations;

- difficulty in administering and enforcing corporate policies, which may be different than the normal business practices of local cultures; and

• reduced protection for intellectual property in some countries.

Each of these risks might impact our cash flow or impair our ability to borrow funds, which ultimately could adversely affect our business, financial condition, operating results and cash flows.

In order to fully develop our international operations, we must overcome cultural and language barriers and assimilate different business practices. In addition, we are required to create compensation programs, employment policies and other administrative programs that comply with laws of multiple countries. We also must communicate and monitor standards and directives in our international locations. Our failure to successfully manage our geographically diverse operations could impair our ability to react quickly to changing business and market conditions and to enforce compliance with standards and procedures. Since a meaningful portion of our revenues are generated internationally, we must devote substantial resources to managing our international operations.

Our future success will be influenced by our ability to anticipate and effectively manage these and other risks associated with our international operations. Any of these factors could, however, materially adversely affect our international operations and, consequently, our financial condition, results of operations and cash flows.



We cannot predict the impact of laws and regulations affecting our international operations nor the potential that we may face regulatory sanctions.

Our international operations are subject to a variety of United States and foreign laws and regulations, including the United States Foreign Corrupt Practices Act, (“FCPA”). We cannot assure you that we will continue to be found to be operating in compliance with, or be able to detect violations of, any such laws or regulations. In addition, we cannot predict the nature, scope or effect of future regulatory requirements to which our international operations might be subject, the manner in which existing laws might be administered or interpreted, or the potential that we may face regulatory sanctions.

We cannot assure you that our employees will adhere to our Code of Conduct or any other of our policies, applicable anti-corruption laws, including the FCPA, or other legal requirements. Failure to comply with these requirements may subject us to legal, regulatory or other sanctions, which could adversely affect our financial condition, results of operations and cash flows.

We may be unable to obtain financing through the debt and equities market, which would have a material adverse effect on our growth strategy, our results of operations and our financial condition.

We cannot assure you that we will be able to access the capital and credit markets to obtain additional debt or equity financing or that we will be able to obtain financing on favorable terms. The inability to obtain financing could have negative effects on our business, such as:

• we could have great difficulty acquiring or developing properties, which would materially adversely affect our business strategy;

• our liquidity could be adversely affected;

• we may be unable to repay or refinance our indebtedness;

- we may need to make higher interest and principal payments or sell some of our assets on unfavorable terms to fund our indebtedness; or

• we may need to issue additional capital stock, which could further dilute the ownership of our existing shareholders.

Adverse changes in our credit ratings could impair our ability to obtain additional debt and equity financing on favorable terms, if at all, and could significantly reduce the market price of our publicly traded securities.

We are subject to financial covenants that may restrict our operating and acquisition activities.

Our revolving credit facility and the indentures under which our senior unsecured debt is issued contain certain financial and operating covenants, including, among other things, certain coverage ratios and limitations on our ability to incur debt, make dividend payments, sell all or substantially all of our assets and engage in mergers and consolidations and certain acquisitions. These covenants may restrict our ability to pursue certain business initiatives or certain acquisition transactions that might otherwise be advantageous. In addition, failure to meet any of the financial covenants could cause an event of default under and/or accelerate some or all of our indebtedness, which would have a material adverse effect on us.

Changes in market conditions could adversely affect the market price of our publicly traded securities.

As with other publicly traded securities, the market price of our publicly traded securities depends on various market conditions, which may change from time-to-time. Among the market conditions that may affect the market price of our publicly traded securities are the following:

• the extent of institutional investor interest in us;

- the reputation of REITs generally and the reputation of REITs with portfolios similar to ours;

- the attractiveness of the securities of REITs in comparison to securities issued by other entities, including securities issued by other real estate companies;

• our financial condition and performance;

- the market’s perception of our growth potential and potential future cash dividends;

- an increase in market interest rates, which may lead prospective investors to demand a higher distribution rate in relation to the price paid for our shares; and

• general economic and financial market conditions.

We may change the dividend policy for our common stock in the future.



The decision to declare and pay dividends on our common stock in the future, as well as the timing, amount and composition of any such future dividends, will be at the sole discretion of our Board of Directors and will depend on our earnings, operating cash flows, liquidity, financial condition, capital requirements, contractual prohibitions or other limitations under our indebtedness including preferred stock, the annual distribution requirements under the REIT provisions of the Code, state law and such other factors as our Board of Directors deems relevant. Any change in our dividend policy could have a material adverse effect on the market price of our common stock.

We may not be able to recover our investments in marketable securities or mortgage receivables, which may result in significant losses to us.

Our investments in marketable securities are subject to specific risks relating to the particular issuer of the securities, including the financial condition and business outlook of the issuer, which may result in significant losses to us. Marketable securities are generally unsecured and may also be subordinated to other obligations of the issuer. As a result, investments in marketable securities are subject to risks of:

• limited liquidity in the secondary trading market;

• substantial market price volatility, resulting from changes in prevailing interest rates;

• subordination to the prior claims of banks and other senior lenders to the issuer;

- the possibility that earnings of the issuer may be insufficient to meet its debt service and distribution obligations; and

- the declining creditworthiness and potential for insolvency of the issuer during periods of rising interest rates and economic downturn.

These risks may adversely affect the value of outstanding marketable securities and the ability of the issuers to make distribution payments.

In the event of a default by a borrower, it may be necessary for us to foreclose our mortgage or engage in costly negotiations. Delays in liquidating defaulted mortgage loans and repossessing and selling the underlying properties could reduce our investment returns. Furthermore, in the event of default, the actual value of the property securing the mortgage may decrease. A decline in real estate values will adversely affect the value of our loans and the value of the mortgages securing our loans.

Our mortgage receivables may be or become subordinated to mechanics' or materialmen's liens or property tax liens. In these instances we may need to protect a particular investment by making payments to maintain the current status of a prior lien or discharge it entirely. In these cases, the total amount we recover may be less than our total investment, resulting in a loss. In the event of a major loan default or several loan defaults resulting in losses, our investments in mortgage receivables would be materially and adversely affected.

We may be subject to liability under environmental laws, ordinances and regulations.

Under various federal, state, and local laws, ordinances and regulations, we may be considered an owner or operator of real property and may be responsible for paying for the disposal or treatment of hazardous or toxic substances released on or in our property, as well as certain other potential costs relating to hazardous or toxic substances (including governmental fines and injuries to persons and property). This liability may be imposed whether or not we knew about, or were responsible for, the presence of hazardous or toxic substances.

## Item 1B. Unresolved Staff Comments

## None

## Item 2. Properties

Real Estate Portfolio. As of December 31, 2011, the Company had interests in 946 shopping center properties (the "Combined Shopping Center Portfolio") aggregating 138.1 million square feet of gross leasable area ("GLA") and 845 other property interests, primarily through the Company's preferred equity investments, other real estate investments and non-retail properties, totaling approximately 34.1 million square feet of GLA, for a grand total of 1,791 properties aggregating 172.2 million square feet of GLA, located in 44 states, Puerto Rico, Canada, Mexico and South America. The Company's portfolio includes noncontrolling interests. Neighborhood and community shopping centers comprise the primary focus of the Company's current portfolio. As of December 31, 2011, the Company's Combined Shopping Center Portfolio was approximately 93.3% leased.

The Company’s neighborhood and community shopping center properties, which are generally owned and operated through subsidiaries or joint ventures, had an average size of approximately 138,000 square feet as of December 31, 2011. The Company generally retains its shopping centers for long-term investment and consequently pursues a program of regular physical maintenance together with major renovations and refurbishing to preserve and increase the value of its properties. This includes renovating existing facades, installing uniform signage, resurfacing parking lots and enhancing parking lot lighting. During 2011, the Company capitalized approximately $11.4 million in connection with these property improvements and expensed to operations approximately $25.8 million.



The Company's neighborhood and community shopping centers are usually "anchored" by a national or regional discount department store, supermarket or drugstore. As one of the original participants in the growth of the shopping center industry and one of the nation's largest owners and operators of shopping centers, the Company has established close relationships with a large number of major national and regional retailers. Some of the major national and regional companies that are tenants in the Company's shopping center properties include The Home Depot, TJX Companies, Wal-Mart, Sears Holdings, Kohl's, Best Buy, Royal Ahold, Costco and Bed Bath & Beyond.

A substantial portion of the Company's income consists of rent received under long-term leases. Most of the leases provide for the payment of fixed-base rentals monthly in advance and for the payment by tenants of an allocable share of the real estate taxes, insurance, utilities and common area maintenance expenses incurred in operating the shopping centers. Although many of the leases require the Company to make roof and structural repairs as needed, a number of tenant leases place that responsibility on the tenant, and the Company's standard small store lease provides for roof repairs to be reimbursed by the tenant as part of common area maintenance. The Company's management places a strong emphasis on sound construction and safety at its properties.

Minimum base rental revenues and operating expense reimbursements accounted for approximately 97% and other revenues, including percentage rents, accounted for approximately 3% of the Company's total revenues from rental property for the year ended December 31, 2011. The Company's management believes that the base rent per leased square foot for many of the Company's existing leases is generally lower than the prevailing market-rate base rents in the geographic regions where the Company operates, reflecting the potential for future growth.

Approximately 16.3% of the Company's leases of consolidated properties also contain provisions requiring the payment of additional rent calculated as a percentage of tenants' gross sales above predetermined thresholds. Percentage rents accounted for less than 1% of the Company's revenues from rental property for the year ended December 31, 2011. Additionally, a majority of the Company's leases have provisions requiring contractual rent increases. The Company's leases may also include escalation clauses, which provide for increases based upon changes in the consumer price index or similar inflation indices.

As of December 31, 2011, the Company's consolidated portfolio was approximately 92.5% leased and was comprised of approximately 61.5 million square feet of GLA, of which approximately 58.6 million related to properties held in the U.S. and 2.7 million related to properties located in Mexico. For the period January 1, 2011 to December 31, 2011, the Company increased the average base rent per leased square foot in its U.S. consolidated portfolio of neighborhood and community shopping centers from $11.20 to $11.48, an increase of $0.28. This increase primarily consists of (i) a $0.09 increase relating to acquisitions, as well as development properties placed into service, (ii) a $0.12 increase relating to new leases signed net of leases vacated and rent step-ups within the portfolio and (iii) a $0.07 increase relating to dispositions or the transfer of properties to various joint venture entities. For the period January 1, 2011 to December 31, 2011, the Company's average base rent per leased square foot in its Mexican consolidated portfolio of neighborhood and community shopping centers decreased from $12.03 to $9.66, a decrease of $2.37. This decrease is primarily due to a weaker Mexican Peso during the period (average exchange rate Mexican Pesos to U.S. dollar was 13.62 at December 31, 2011 versus 12.40 at January 1, 2011), the placement of development sites into occupancy in 2011, and new leases signed net of leases vacated and renewals within the portfolio.

The Company's management believes its experience in the real estate industry and its relationships with numerous national and regional tenants gives it an advantage in an industry where ownership is fragmented among a large number of property owners.

Ground-Leased Properties. The Company has interests in 48 consolidated shopping center properties and interests in 21 shopping center properties in unconsolidated joint ventures that are subject to long-term ground leases where a third party owns and has leased the underlying land to the Company (or an affiliated joint venture) to construct and/or operate a shopping center. The Company or the joint venture pays rent for the use of the land and generally is responsible for all costs and expenses associated with the building and improvements. At the end of these long-term leases, unless extended, the land together with all improvements revert to the landowner.

More specific information with respect to each of the Company’s property interests is set forth in Exhibit 99.1, which is incorporated herein by reference.

## Item 3. Legal Proceedings

The Company is not presently involved in any litigation nor, to its knowledge, is any litigation threatened against the Company or its subsidiaries that, in management's opinion, would result in any material adverse effect on the Company's ownership, management or operation of its properties taken as a whole, or which is not covered by the Company's liability insurance.

## Item 4. Mine Safety Disclosures

Not applicable



## PART II

Item 5. Market for the Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities

Market Information The following sets forth the common stock offerings completed by the Company during the three-year period ended December 31, 2011. The Company's common stock was sold for cash at the following offering price per share:

<table><tr><td>Offering Date</td><td>Offering Price</td></tr><tr><td>April 2009</td><td>$ 7.10</td></tr><tr><td>December 2009</td><td>$ 12.50</td></tr></table>

The table below sets forth, for the quarterly periods indicated, the high and low sales prices per share reported on the NYSE Composite Tape and declared dividends per share for the Company's common stock. The Company's common stock is traded on the NYSE under the trading symbol "KIM".

<table><tr><td rowspan="2">Period</td><td colspan="3">Stock Price</td></tr><tr><td>High</td><td>Low</td><td>Dividends</td></tr><tr><td>2010:</td><td></td><td></td><td></td></tr><tr><td>First Quarter</td><td>$16.44</td><td>$12.40</td><td>$0.16</td></tr><tr><td>Second Quarter</td><td>$16.72</td><td>$13.03</td><td>$0.16</td></tr><tr><td>Third Quarter</td><td>$17.05</td><td>$12.51</td><td>$0.16</td></tr><tr><td>Fourth Quarter</td><td>$18.41</td><td>$15.61</td><td>$0.18 (a)</td></tr><tr><td>2011:</td><td></td><td></td><td></td></tr><tr><td>First Quarter</td><td>$19.50</td><td>$16.98</td><td>$0.18</td></tr><tr><td>Second Quarter</td><td>$19.80</td><td>$17.01</td><td>$0.18</td></tr><tr><td>Third Quarter</td><td>$20.31</td><td>$14.54</td><td>$0.18</td></tr><tr><td>Fourth Quarter</td><td>$17.93</td><td>$13.55</td><td>$0.19 (b)</td></tr></table>

(a) Paid on January 18, 2011, to stockholders of record on January 3, 2011.

(b) Paid on January 17, 2012, to stockholders of record on January 4, 2012.

Holders The number of holders of record of the Company's common stock, par value $0.01 per share, was 2,981 as of January 31, 2012.

Dividends Since the IPO, the Company has paid regular quarterly cash dividends to its stockholders. While the Company intends to continue paying regular quarterly cash dividends, future dividend declarations will be paid at the discretion of the Board of Directors and will depend on the actual cash flows of the Company, its financial condition, capital requirements, the annual distribution requirements under the REIT provisions of the Code and such other factors as the Board of Directors deems relevant. The Company's Board of Directors will continue to evaluate the Company's dividend policy on a quarterly basis as they monitor sources of capital and evaluate the impact of the economy on operating fundamentals. The Company is required by the Code to distribute at least 90% of its REIT taxable income. The actual cash flow available to pay dividends will be affected by a number of factors, including the revenues received from rental properties, the operating expenses of the Company, the interest expense on its borrowings, the ability of lessees to meet their obligations to the Company, the ability to refinance near-term debt maturities and any unanticipated capital expenditures.

The Company has determined that the $0.72 dividend per common share paid during 2011 represented 71% ordinary income and a 29% return of capital to its stockholders. The $0.64 dividend per common share paid during 2010 represented 70% ordinary income and a 30% return of capital to its stockholders.

In addition to its common stock offerings, the Company has capitalized the growth in its business through the issuance of unsecured fixed and floating-rate medium-term notes, underwritten bonds, mortgage debt and construction loans, convertible preferred stock and perpetual preferred stock. Borrowings under the Company's revolving credit facility have also been an interim source of funds to both finance the purchase of properties and other investments and meet any short-term working capital requirements. The various instruments governing the Company's issuance of its unsecured public debt, bank debt, mortgage debt and preferred stock impose certain restrictions on the Company with regard to dividends, voting, liquidation and other preferential rights available to the holders of such instruments. See "Management's Discussion and Analysis of Financial Condition and Results of Operations" and Footnotes 13, 14, 15 and 19 of the Notes to Consolidated Financial Statements included in this Form 10-K.

The Company does not believe that the preferential rights available to the holders of its Class F Preferred Stock, Class G Preferred Stock and Class H Preferred Stock, the financial covenants contained in its public bond indentures, as amended, or its revolving credit agreements will have an adverse impact on the Company's ability to pay dividends in the normal course to its common stockholders or to distribute amounts necessary to maintain its qualification as a REIT.



The Company maintains a dividend reinvestment and direct stock purchase plan (the "Plan") pursuant to which common and preferred stockholders and other interested investors may elect to automatically reinvest their dividends to purchase shares of the Company's common stock or, through optional cash payments, purchase shares of the Company's common stock. The Company may, from time-to-time, either (i) purchase shares of its common stock in the open market or (ii) issue new shares of its common stock for the purpose of fulfilling its obligations under the Plan.

Issuer Purchases of Equity Securities During the year ended December 31, 2011, the Company repurchased 333,998 shares in open-market transactions to offset new issuances of common shares in connection with the exercise of stock options. The Company expended approximately $6.0 million to repurchase these shares, of which $4.9 million was provided to the Company from stock options exercised.

<table><tr><td>Period</td><td>Total Number of Shares Purchased</td><td>Average Price Paid per Share</td><td>Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs</td><td>Approximate Dollar Value of Shares that May Yet Be Purchased Under the Plans or Programs (in millions)</td></tr><tr><td>May 9, 2011 - May 31, 2011</td><td>63,621</td><td>$ 19.15</td><td>-</td><td>$ -</td></tr><tr><td>June 1, 2011 - June 30, 2011</td><td>10,312</td><td>$ 18.85</td><td>-</td><td>-</td></tr><tr><td>July 1, 2011 - July 31, 2011</td><td>77,392</td><td>$ 19.60</td><td>-</td><td>-</td></tr><tr><td>August 1, 2011 - August 31, 2011</td><td>42,051</td><td>$ 16.92</td><td>-</td><td>-</td></tr><tr><td>September 1, 2011 - September 30, 2011</td><td>20,225</td><td>$ 16.50</td><td>-</td><td>-</td></tr><tr><td>October 1, 2011 - October 31, 2011</td><td>52,420</td><td>$ 17.21</td><td>-</td><td>-</td></tr><tr><td>November 1, 2011 - November 30, 2011</td><td>13,252</td><td>$ 17.02</td><td>-</td><td>-</td></tr><tr><td>December 1, 2011 - December 31, 2011</td><td>54,725</td><td>$ 16.28</td><td>-</td><td>-</td></tr><tr><td>Total</td><td>333,998</td><td>$ 17.94</td><td>-</td><td>$ -</td></tr></table>

Total Stockholder Return Performance The following performance chart compares, over the five years ended December 31, 2011, the cumulative total stockholder return on the Company's common stock with the cumulative total return of the S&P 500 Index and the cumulative total return of the NAREIT Equity REIT Total Return Index (the "NAREIT Equity Index") prepared and published by the National Association of Real Estate Investment Trusts ("NAREIT"). Equity real estate investment trusts are defined as those which derive more than 75% of their income from equity investments in real estate assets. The NAREIT Equity Index includes all tax qualified equity real estate investment trusts listed on the New York Stock Exchange, American Stock Exchange or the NASDAQ National Market System. Stockholder return performance, presented quarterly for the five years ended December 31, 2011, is not necessarily indicative of future results. All stockholder return performance assumes the reinvestment of dividends. The information in this paragraph and the following performance chart are deemed to be furnished, not filed.






The following table sets forth selected, historical, consolidated financial data for the Company and should be read in conjunction with the Consolidated Financial Statements of the Company and Notes thereto and Management’s Discussion and Analysis of Financial Condition and Results of Operations included in this Form 10-K.

The Company believes that the book value of its real estate assets, which reflects the historical costs of such real estate assets less accumulated depreciation, is not indicative of the current market value of its properties. Historical operating results are not necessarily indicative of future operating performance.

<table><tr><td rowspan="3"></td><td colspan="7">Year ended December 31, (2)</td></tr><tr><td rowspan="2">2011</td><td rowspan="2">2010</td><td rowspan="2">2009</td><td rowspan="2">2008</td><td rowspan="2">2007</td><td colspan="2">(2)</td></tr><tr><td colspan="2">(in thousands, except per share information)</td></tr><tr><td>Operating Data:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Revenues from rental property (1)</td><td>$ 873,694</td><td>$ 831,207</td><td>$ 755,446</td><td>$ 737,117</td><td>$ 654,658</td><td></td><td></td></tr><tr><td>Interest expense (3)</td><td>$ 225,035</td><td>$ 226,102</td><td>$ 207,768</td><td>$ 211,935</td><td>$ 212,162</td><td></td><td></td></tr><tr><td>Early extinguishment of debt charges</td><td>$ -</td><td>10,811</td><td>$ -</td><td>$ -</td><td>$ -</td><td></td><td></td></tr><tr><td>Depreciation and amortization (3)</td><td>$ 247,549</td><td>$ 232,835</td><td>$ 221,750</td><td>$ 200,646</td><td>$ 183,997</td><td></td><td></td></tr><tr><td>Gain on sale of development properties</td><td>$ 12,074</td><td>$ 2,130</td><td>$ 5,751</td><td>$ 36,565</td><td>$ 40,099</td><td></td><td></td></tr><tr><td>Total net gain on transfer or sale of operating properties (3)</td><td>$ 108</td><td>$ 2,377</td><td>$ 3,867</td><td>$ 1,782</td><td>$ 2,708</td><td></td><td></td></tr><tr><td>Benefit for income taxes (4)</td><td>$ -</td><td>$ -</td><td>$ 20,061</td><td>$ 11,645</td><td>$ 20,242</td><td></td><td></td></tr><tr><td>Provision for income taxes (5)</td><td>$ 19,537</td><td>$ 3,228</td><td>$ -</td><td>$ -</td><td>$ -</td><td></td><td></td></tr><tr><td>Impairment charges (6)</td><td>$ 15,877</td><td>$ 32,661</td><td>$ 149,088</td><td>$ 147,529</td><td>$ 13,796</td><td></td><td></td></tr><tr><td>Income/(loss) from continuing operations (7)</td><td>$ 164,956</td><td>$ 126,025</td><td>$ (1,926)</td><td>$ 218,218</td><td>$ 343,830</td><td></td><td></td></tr><tr><td>Income/(loss) per common share, from continuing operations:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Basic</td><td>$ 0.26</td><td>$ 0.18</td><td>$ (0.14)</td><td>$ 0.66</td><td>$ 1.29</td><td></td><td></td></tr><tr><td>Diluted</td><td>$ 0.26</td><td>$ 0.18</td><td>$ (0.14)</td><td>$ 0.66</td><td>$ 1.26</td><td></td><td></td></tr><tr><td>Weighted average number of shares of common stock:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Basic</td><td>406,530</td><td>405,827</td><td>350,077</td><td>257,811</td><td>252,129</td><td></td><td></td></tr><tr><td>Diluted</td><td>407,669</td><td>406,201</td><td>350,077</td><td>258,843</td><td>257,058</td><td></td><td></td></tr><tr><td>Cash dividends declared per common share</td><td>$ 0.73</td><td>$ 0.66</td><td>$ 0.72</td><td>$ 1.68</td><td>$ 1.52</td><td></td><td></td></tr><tr><td></td><td></td><td></td><td colspan="2">December 31,</td><td></td><td></td><td></td></tr><tr><td></td><td>2011</td><td>2010</td><td>2009</td><td>2008</td><td>2007</td><td></td><td></td></tr><tr><td></td><td></td><td></td><td colspan="2">(in thousands)</td><td></td><td></td><td></td></tr><tr><td>Balance Sheet Data:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Real estate, before accumulated depreciation</td><td>$ 8,777,985</td><td>$ 8,592,760</td><td>$ 8,882,341</td><td>$ 7,818,916</td><td>$ 7,325,035</td><td></td><td></td></tr><tr><td>Total assets</td><td>$ 9,614,516</td><td>$ 9,833,875</td><td>$ 10,183,079</td><td>$ 9,397,147</td><td>$ 9,097,816</td><td></td><td></td></tr><tr><td>Total debt</td><td>$ 4,114,385</td><td>$ 4,058,987</td><td>$ 4,434,383</td><td>$ 4,556,646</td><td>$ 4,216,415</td><td></td><td></td></tr><tr><td>Total stockholders&#x27; equity</td><td>$ 4,686,386</td><td>$ 4,935,842</td><td>$ 4,852,973</td><td>$ 3,983,698</td><td>$ 3,894,225</td><td></td><td></td></tr><tr><td>Cash flow provided by operations</td><td>$ 448,613</td><td>$ 479,935</td><td>$ 403,582</td><td>$ 567,599</td><td>$ 665,989</td><td></td><td></td></tr><tr><td>Cash flow (used for)/provided by investing activities</td><td>$ (20,760)</td><td>$ 37,904</td><td>$ (343,236)</td><td>$ (781,350)</td><td>$ (1,507,611)</td><td></td><td></td></tr><tr><td>Cash flow (used for)/provided by financing activities</td><td>$ (440,125)</td><td>$ (514,743)</td><td>$ (74,465)</td><td>$ 262,429</td><td>$ 584,056</td><td></td><td></td></tr></table>

(1) Does not include (i) revenues from rental property relating to unconsolidated joint ventures, (ii) revenues relating to the investment in retail store leases and (iii) revenues from properties included in discontinued operations.

(2) All years have been adjusted to reflect the impact of operating properties sold during the years ended December 31, 2011, 2010, 2009, 2008 and 2007 and properties classified as held for sale as of December 31, 2011, which are reflected in discontinued operations in the Consolidated Statements of Operations.

(3) Does not include amounts reflected in discontinued operations.

(4) Does not include amounts reflected in discontinued operations and extraordinary gain. Amounts include income taxes related to gain on transfer/sale of operating properties.

(5) Does not include amounts reflected in discontinued operations. Amounts include income taxes related to gain on transfer/sale of operating properties.

(6) Amounts exclude noncontrolling interests and amounts reflected in discontinued operations.

(7) Amounts include gain on transfer/sale of operating properties, net of tax and net income attributable to noncontrolling interests.

## Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations

The following discussion should be read in conjunction with the Consolidated Financial Statements and Notes thereto included in this Form 10-K. Historical results and percentage relationships set forth in the Consolidated Statements of Operations contained in the Consolidated Financial Statements, including trends which might appear, should not be taken as indicative of future operations.



## Executive Summary

Kimco Realty Corporation is one of the nation's largest publicly-traded owners and operators of neighborhood and community shopping centers. As of December 31, 2011, the Company had interests in 946 shopping center properties (the "Combined Shopping Center Portfolio"), aggregating 138.1 million square feet of gross leasable area ("GLA") and 845 other property interests, primarily through the Company's preferred equity investments, other real estate investments and non-retail properties, totaling approximately 34.1 million square feet of GLA, for a grand total of 1,791 properties aggregating 172.2 million square feet of GLA, located in 44 states, Puerto Rico, Canada, Mexico, Chile, Brazil and Peru.

The Company is self-administered and self-managed through present management, which has owned and managed neighborhood and community shopping centers for over 50 years. The executive officers are engaged in the day-to-day management and operation of real estate exclusively with the Company, with nearly all operating functions, including leasing, asset management, maintenance, construction, legal, finance and accounting, administered by the Company.

The Company’s vision is to be the premier owner and operator of shopping centers with its core business operations focusing on owning and operating neighborhood and community shopping centers through investments in North America. This vision will entail a shift away from non-retail assets that the Company currently holds. These investments include non-retail preferred equity investments, marketable securities, mortgages on non-retail properties and several urban mixed-use properties. The Company’s plan is to sell its non-retail assets and investments, realizing that the sale of these assets will be over a period of time given the current market conditions. If the Company accepts sales prices for these non-retail assets that are less than their net carrying values, the Company would be required to take impairment charges. In order to execute the Company’s vision, the Company’s strategy is to continue to strengthen its balance sheet by pursuing deleveraging efforts over time, providing it the necessary flexibility to invest opportunistically and selectively, primarily focusing on neighborhood and community shopping centers. In addition, the Company continues to be committed to broadening its institutional management business by forming joint ventures with high quality domestic and foreign institutional partners for the purpose of investing in neighborhood and community shopping centers.

The following highlights the Company’s significant transactions, events and results that occurred during the year ended December 31, 2011:

## Portfolio Information:

- Occupancy rose from 93.0% at December 31, 2010 to 93.3% at December 31, 2011 in the Combined Shopping Center Portfolio.

• Occupancy rose from 92.4% at December 31, 2010 to 93.1% at December 31, 2011 for the U.S. combined shopping center.

• Executed 2,474 leases, renewals and options totaling over 8.0 million square feet in the Combined Shopping Center Portfolio.

## Acquisition Activity:

- Acquired 19 shopping center properties, an outparcel and one land parcel comprising an aggregate 2.5 million square feet of GLA, for an aggregate purchase price of approximately $374.6 million including the assumption of approximately $117.9 million of non-recourse mortgage debt encumbering 12 of the properties.

## Disposition Activity:

- During 2011, the Company monetized non-retail assets of approximately $295.4 million and reduced its non-retail book values by approximately $286.6 million to approximately $512 million, which represents less than 5.4% of total assets.

- Included in the monetization above are the disposition of (i) four properties and one land parcel, in separate transactions, for an aggregate sales price of approximately $15.1 million and (ii) one property from a consolidated joint venture in which the Company had a preferred equity investment for a sales price of approximately $6.1 million. These transactions resulted in aggregate impairment charges of $4.4 million and a profit participation of approximately $1.4 million, before income tax benefit of approximately $1.4 million.

- Also included in the monetization above is (i) the Company’s receipt of approximately $13.9 million in distributions from the Albertson’s joint venture, in which the Company recognized approximately $13.9 million, before income tax, of equity in income, (ii) the Company’s receipt of approximately $49.3 million in distributions from two preferred equity investments, in which the Company recognized in aggregate approximately $10.6 million of equity in income and (iii) the Company’s sale of various marketable securities for an aggregate sales price of approximately $198.2 million.

- Additionally, during 2011, the Company disposed of, in separate transactions, 23 operating properties, one development property and an outparcel for an aggregate sales price of approximately $113.4 million which resulted in an aggregate gain of approximately $17.3 million and aggregate impairment charges of approximately $13.5 million, before income tax benefit and noncontrolling interest.



- Also during 2011, the Company transferred an operating property and a merchant building property for an aggregate sales price of approximately $61.5 million to a newly formed unconsolidated joint venture in which the Company has a noncontrolling interest. This transaction resulted in an aggregate gain of approximately $14.6 million, of which the Company deferred approximately $2.2 million due to its continued involvement.

Capital Activity (for additional details see Liquidity and Capital Resources below):

- Established a new $1.75 billion unsecured revolving credit facility with a group of banks, which is scheduled to expire in October 2015 and has a one-year extension.

## Impairments:

- The U.S. economic and market conditions stabilized throughout 2011 and capitalization rates, discount rates and vacancies had improved; however, overall declines in market conditions continued to have a negative effect on certain transactional activity as it related to select real estate assets and certain marketable securities. As such, the Company recognized impairment charges of approximately $32.8 million (including approximately $16.9 million which is classified within discontinued operations), before income taxes and noncontrolling interests, relating to adjustments to property carrying values, investments in other real estate joint ventures, investments in real estate joint ventures and marketable securities and other investments. Potential future adverse market and economic conditions could cause the Company to recognize additional impairments in the future (see Footnote 2 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K).

- In addition to the impairment charges above, various unconsolidated joint ventures in which the Company holds noncontrolling interests recognized impairment charges relating to certain properties during 2011. The Company’s share of these charges was approximately $14.1 million, before income taxes (see Footnotes 2, 8 and 9 of the Notes to Consolidated Financial Statements included in this annual report on Form 10-K).

## Critical Accounting Policies

The Consolidated Financial Statements of the Company include the accounts of the Company, its wholly-owned subsidiaries and all entities in which the Company has a controlling interest, including where the Company has been determined to be a primary beneficiary of a variable interest entity in accordance with the consolidation guidance of the Financial Accounting Standards Board's ("FASB") Accounting Standards Codification ("ASC"). The Company applies these provisions to each of its joint venture investments to determine whether the cost, equity or consolidation method of accounting is appropriate. The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions in certain circumstances that affect amounts reported in the accompanying Consolidated Financial Statements and related notes. In preparing these financial statements, management has made its best estimates and assumptions that affect the reported amounts of assets and liabilities. These estimates are based on, but not limited to, historical results, industry standards and current economic conditions, giving due consideration to materiality. The most significant assumptions and estimates relate to revenue recognition and the recoverability of trade accounts receivable, depreciable lives, valuation of real estate and intangible assets and liabilities, valuation of joint venture investments, marketable securities and other investments, realizability of deferred tax assets and uncertain tax positions. Application of these assumptions requires the exercise of judgment as to future uncertainties, and, as a result, actual results could materially differ from these estimates.

The Company is required to make subjective assessments as to whether there are impairments in the value of its real estate properties, investments in joint ventures, marketable securities and other investments. The Company’s reported net earnings are directly affected by management’s estimate of impairments and/or valuation allowances.

## Revenue Recognition and Accounts Receivable

Base rental revenues from rental property are recognized on a straight-line basis over the terms of the related leases. Certain of these leases also provide for percentage rents based upon the level of sales achieved by the lessee. These percentage rents are recorded once the required sales level is achieved. Operating expense reimbursements are recognized as earned. Rental income may also include payments received in connection with lease termination agreements. In addition, leases typically provide for reimbursement to the Company of common area maintenance, real estate taxes and other operating expenses.

The Company makes estimates of the uncollectability of its accounts receivable related to base rents, straight-line rent, expense reimbursements and other revenues. The Company analyzes accounts receivable and historical bad debt levels, customer creditworthiness and current economic trends when evaluating the adequacy of the allowance for doubtful accounts. In addition, tenants in bankruptcy are analyzed and estimates are made in connection with the expected recovery of pre-petition and post-petition claims. The Company’s reported net earnings are directly affected by management’s estimate of the collectability of accounts receivable.



## Real Estate

The Company’s investments in real estate properties are stated at cost, less accumulated depreciation and amortization. Expenditures for maintenance and repairs are charged to operations as incurred. Significant renovations and replacements, which improve and extend the life of the asset, are capitalized.

Upon acquisition of real estate operating properties, the Company estimates the fair value of acquired tangible assets (consisting of land, building, building improvements and tenant improvements) and identified intangible assets and liabilities (consisting of above and below-market leases, in-place leases and tenant relationships), assumed debt and redeemable units issued at the date of acquisition, based on evaluation of information and estimates available at that date. Based on these estimates, the Company allocates the estimated fair value to the applicable assets and liabilities. Fair value is determined based on an exit price approach, which contemplates the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. If, up to one year from the acquisition date, information regarding fair value of the assets acquired and liabilities assumed is received and estimates are refined, appropriate adjustments are made to the purchase price allocation on a retrospective basis. The Company expenses transaction costs associated with business combinations in the period incurred.

Depreciation and amortization are provided on the straight-line method over the estimated useful lives of the assets, as follows:

Buildings and building improvements
Fixtures, leasehold and tenant improvements
(including certain identified intangible assets)

15 to 50 years
Terms of leases or useful
lives, whichever is shorter

The Company is required to make subjective assessments as to the useful lives of its properties for purposes of determining the amount of depreciation to reflect on an annual basis with respect to those properties. These assessments have a direct impact on the Company’s net earnings.

Real estate under development on the Company’s Consolidated Balance Sheets represents ground-up development of neighborhood and community shopping center projects which may be subsequently sold upon completion or which the Company may hold as long-term investments. These assets are carried at cost. The cost of land and buildings under development includes specifically identifiable costs. The capitalized costs include pre-construction costs essential to the development of the property, development costs, construction costs, interest costs, real estate taxes, salaries and related costs of personnel directly involved and other costs incurred during the period of development. The Company ceases cost capitalization when the property is held available for occupancy upon substantial completion of tenant improvements, but no later than one year from the completion of major construction activity. A gain on the sale of these assets is generally recognized using the full accrual method in accordance with the provisions of the FASB’s real estate sales guidance provided that various criteria relating to terms of the sale and subsequent involvement by the Company with the property are met.

On a continuous basis, management assesses whether there are any indicators, including property operating performance and general market conditions, that the value of the real estate properties (including any related amortizable intangible assets or liabilities) may be impaired. A property value is considered impaired only if management's estimate of current and projected operating cash flows (undiscounted and unleveraged) of the property over its remaining useful life is less than the net carrying value of the property. Such cash flow projections consider factors such as expected future operating income, trends and prospects, as well as the effects of demand, competition and other factors. To the extent impairment has occurred, the carrying value of the property would be adjusted to reflect the estimated fair value of the property.

When a real estate asset is identified by management as held-for-sale, the Company ceases depreciation of the asset and estimates the sales price of such asset net of selling costs. If, in management’s opinion, the net sales price of the asset is less than the net book value of such asset, an adjustment to the carrying value would be recorded to reflect the estimated fair value of the property.

## Investments in Unconsolidated Joint Ventures

The Company accounts for its investments in unconsolidated joint ventures under the equity method of accounting as the Company exercises significant influence, but does not control, these entities. These investments are recorded initially at cost and are subsequently adjusted for cash contributions and distributions. Earnings for each investment are recognized in accordance with each respective investment agreement and, where applicable, are based upon an allocation of the investment’s net assets at book value as if the investment was hypothetically liquidated at the end of each reporting period.

The Company’s joint ventures and other real estate investments primarily consist of co-investments with institutional and other joint venture partners in neighborhood and community shopping center properties, consistent with its core business. These joint ventures typically obtain non-recourse third-party financing on their property investments, thus contractually limiting the Company’s exposure to losses to the amount of its equity investment, and, due to the lender’s exposure to losses, a lender typically will require a minimum level of equity in order to mitigate its risk. The Company’s exposure to losses associated with its unconsolidated joint ventures is primarily limited to its carrying value in these investments. The Company, on a limited selective basis, obtained unsecured financing for certain joint ventures. These unsecured financings are guaranteed by the Company with guarantees from the joint venture partners for their proportionate amounts of any guaranty payment the Company is obligated to make.



On a continuous basis, management assesses whether there are any indicators, including property operating performance and general market conditions, that the value of the Company’s investments in unconsolidated joint ventures may be impaired. An investment’s value is impaired only if management’s estimate of the fair value of the investment is less than the carrying value of the investment and such difference is deemed to be other-than-temporary. To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the investment over the estimated fair value of the investment.

The Company’s estimated fair values are based upon a discounted cash flow model for each specific property that includes all estimated cash inflows and outflows over a specified holding period and, where applicable, any estimated debt premiums. Capitalization rates, discount rates and credit spreads utilized in these models are based upon rates that the Company believes to be within a reasonable range of current market rates for each respective property.

## Marketable Securities

The Company classifies its marketable equity securities as available-for-sale in accordance with the FASB’s Investments-Debt and Equity Securities guidance. These securities are carried at fair market value with unrealized gains and losses reported in stockholders’ equity as a component of Accumulated other comprehensive income (“OCI”). Gains or losses on securities sold are based on the specific identification method.

All debt securities are generally classified as held-to-maturity because the Company has the positive intent and ability to hold the securities to maturity. Held-to-maturity securities are stated at amortized cost, adjusted for any amortization of premiums and accretion of discounts to maturity. Debt securities which contain conversion features are generally classified as available-for-sale. These securities are carried at fair market value with unrealized gains and losses reported in stockholders' equity as a component of OCI.

On a continuous basis, management assesses whether there are any indicators that the value of the Company’s marketable securities may be impaired. A marketable security is impaired if the fair value of the security is less than the carrying value of the security and such difference is deemed to be other-than-temporary. To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the security over the estimated fair value in the security.

## Realizability of Deferred Tax Assets and Uncertain Tax Positions

The Company is subject to federal, state and local income taxes on the income from its activities relating to its TRS activities and subject to local taxes on certain non-U.S. investments. The Company accounts for income taxes using the asset and liability method, which requires that deferred tax assets and liabilities be recognized based on future tax consequences of temporary differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax bases. Deferred tax assets and liabilities are measured using enacted tax rates expected to apply in the years in which temporary differences are expected to be recovered or settled. The effect on deferred tax assets and liabilities of a change in tax rates is recognized in earnings in the period when the changes are enacted.

A reduction of the carrying amounts of deferred tax assets by a valuation allowance is required, if based on the evidence available, it is more likely than not (a likelihood of more than 50 percent) that some portion or all of the deferred tax assets will not be realized. The valuation allowance should be sufficient to reduce the deferred tax asset to the amount that is more likely than not to be realized.

The Company considers all available evidence, both positive and negative, to determine whether, based on the weight of that evidence, a valuation allowance is needed. Information about an enterprise's current financial position and its results of operations for the current and preceding years is supplemented by all currently available information about future years.

The Company must use judgment in considering the relative impact of negative and positive evidence. The weight given to the potential effect of negative and positive evidence is commensurate with the extent to which it can be objectively verified. The more negative evidence that exists (a) the more positive evidence is necessary and (b) the more difficult it is to support a conclusion that a valuation allowance is not needed for some portion or all of the deferred tax asset.

The Company believes, when evaluating deferred tax assets within its taxable REIT subsidiaries, special consideration should be given to the unique relationship between the Company as a REIT and its taxable REIT subsidiaries. This relationship exists primarily to protect the REIT’s qualification under the Code by permitting, within certain limits, the REIT to engage in certain business activities in which the REIT cannot directly participate. As such, the REIT controls which and when investments are held in, or distributed or sold from, its taxable REIT subsidiaries. This relationship distinguishes a REIT and taxable REIT subsidiary from an enterprise that operates as a single, consolidated corporate taxpayer.

The Company primarily utilizes a twenty year projection of pre-tax book income and taxable income as positive evidence to overcome its significant negative evidence of a three-year cumulative pretax book loss. Although items of income and expense utilized in the projection are objectively verifiable there is also significant judgment used in determining the duration and timing of events that would impact the projection. Based upon the Company’s analysis of negative and positive evidence the Company will make a determination of the need for a valuation allowance against its deferred tax assets. If future income projections do not occur as forecasted, the Company



will reevaluate the need for a valuation allowance. In addition, the Company can employ additional strategies to realize its deferred tax assets, including transferring a greater portion of its property management business to the TRS, sale of certain built-in gain assets, and further reducing intercompany debt.

The Company recognizes and measures benefits for uncertain tax positions, which requires significant judgment from management. Although the Company believes it has adequately reserved for any uncertain tax positions, no assurance can be given that the final tax outcome of these matters will not be different. The Company adjusts these reserves in light of changing facts and circumstances, such as the closing of a tax audit or the refinement of an estimate. Changes in the recognition or measurement of uncertain tax positions could result in material increases or decreases in the Company's income tax expense in the period in which a change is made, which could have a material impact on operating results (see Footnote 24 of the Notes to Consolidated Financial Statements included in this Form 10-K).

## Results of Operations

Comparison 2011 to 2010

<table><tr><td rowspan="2"></td><td rowspan="2">2011</td><td rowspan="2">2010</td><td rowspan="2">Increase</td><td rowspan="2">% change</td></tr><tr></tr><tr><td>Revenues from rental property (1)</td><td>$ 873.7</td><td>$ 831.2</td><td>$ 42.5</td><td>5.1%</td></tr><tr><td>Rental property expenses: (2)</td><td></td><td></td><td></td><td></td></tr><tr><td>Rent</td><td>$ 13.9</td><td>$ 13.8</td><td>$ 0.1</td><td>0.7%</td></tr><tr><td>Real estate taxes</td><td>117.2</td><td>113.7</td><td>3.5</td><td>3.1%</td></tr><tr><td>Operating and maintenance</td><td>124.9</td><td>118.6</td><td>6.3</td><td>5.3%</td></tr><tr><td></td><td>$ 256.0</td><td>$ 246.1</td><td>$ 9.9</td><td>4.0%</td></tr><tr><td>Depreciation and amortization (3)</td><td>$ 247.5</td><td>$ 232.8</td><td>$ 14.7</td><td>6.3%</td></tr></table>

(1) Revenues from rental property increased primarily from the combined effect of (i) the acquisition of operating properties during 2011 and 2010, providing incremental revenues for the year ended December 31, 2011 of $35.7 million, as compared to the corresponding period in 2010 and (ii) the completion of certain development and redevelopment projects, tenant buyouts and overall growth in the current portfolio, providing incremental revenues of approximately $7.9 million, for the year ended December 31, 2011, as compared to the corresponding period in 2010, which was partially offset by (iii) a decrease in revenues of approximately $1.1 million for the year ended December 31, 2011, as compared to the corresponding period in 2010, primarily resulting from the partial sale of certain properties during 2011 and 2010.

(2) Rental property expenses increased primarily due to (i) operating property acquisitions during 2011 and 2010, and (ii) the placement of certain development properties into service, which resulted in lower capitalization of carry costs.

(3) Depreciation and amortization increased primarily due to (i) operating property acquisitions during 2011 and 2010, (ii) the placement of certain development properties into service and (iii) tenant vacancies.

Mortgage and other financing income decreased $2.1 million to $7.3 million for the year ended December 31, 2011, as compared to $9.4 million for the corresponding period in 2010. This decrease is primarily due to a decrease in interest income resulting from the repayment of certain mortgage receivables during 2011 and 2010.

Management and other fee income decreased approximately $4.6 million to $35.3 million for the year ended December 31, 2011, as compared to $39.9 million for the corresponding period in 2010. This decrease is primarily due to a decrease in property management fees of approximately $2.4 million recognized during 2011, as compared to 2010, primarily due to the disposition of properties during 2011 and 2010 and a decrease in transaction related fees of approximately $2.2 million recognized during 2011, as compared to 2010.

General and administrative expenses increased approximately $9.7 million to $118.9 million for the year ended December 31, 2011, as compared to $109.2 million for the corresponding period in 2010. This change is primarily a result of an increase in equity awards expense related to grants issued during 2011 and 2010 and an increase in other personnel related costs during 2011, as compared to the corresponding periods in 2010.

Interest, dividends and other investment income decreased approximately $4.6 million to $16.6 million for the year ended December 31, 2011, as compared to $21.2 million for the corresponding period in 2010. This decrease is primarily due to the sale of the Valad notes resulting in a decrease in interest income of approximately $13.5 million, partially offset by (i) an increase in bank interest income of approximately $1.1 million during 2011, as compared to the corresponding period in 2010, primarily resulting from the change in cash balances during 2011 and (ii) an income distribution of approximately $7.4 million from a cost method investment during 2011.

During the year ended December 31, 2010, the Company incurred early extinguishment of debt charges aggregating approximately $10.8 million in connection with the optional make-whole provisions of notes that were repaid prior to maturity and prepayment penalties on five mortgages that the Company paid prior to their maturity.



During 2011, the Company sold a merchant building property to an unconsolidated joint venture in which the Company has a noncontrolling interest for a sales price of approximately $37.6 million resulting in a pretax gain of approximately $12.1 million after a deferral of approximately $2.1 million due to the Company's continued involvement in the property.

During 2010, the Company disposed of a land parcel for a sales price of approximately $0.8 million resulting in a gain of approximately $0.4 million. Additionally, the Company recognized approximately $1.7 million in income on previously sold development properties during the year ended December 31, 2010.

During 2011, the Company recognized aggregate impairment charges of approximately $15.3 million (not including approximately $16.9 million which is included in discontinued operations), before income taxes and noncontrolling interest, relating to adjustments to property carrying values, investments in other real estate investments, investment in real estate joint ventures and other investments. The Company's estimated fair values relating to these impairment assessments were based upon their respective estimated sales prices. Based on these inputs, the Company determined that its valuation in these investments was classified within Level 3 of the FASB fair value hie



Equity in income from other real estate investments, net decreased approximately $9.0 million to $51.8 million for the year ended December 31, 2011, as compared to $60.8 million for the corresponding period in 2010. This decrease is primarily due to a decrease of approximately $7.2 million in equity in income from the Albertson's joint venture resulting from lower cash distributions received in excess of the Company's investment during 2011, as compared to the corresponding period during 2010 and a decrease of approximately $2.7 million in equity in earnings including profit participation earned from the Company's Preferred Equity Program during 2011, as compared to the corresponding period in 2010.

During 2011, the Company disposed of 27 operating properties, one development property and one outparcel, in separate transactions, for an aggregate sales price of approximately $124.9 million. These transactions, which are included in Discontinued Operations, resulted in an aggregate gain of approximately $17.3 million and aggregate impairment charges of approximately $16.9 million, before income taxes.

Additionally, during 2011, a consolidated joint venture in which the Company had a preferred equity investment disposed of a property for a sales price of approximately $6.1 million. As a result of this capital transaction, the Company received approximately $1.4 million of profit participation, before noncontrolling interest of approximately $0.1 million. This profit participation has been recorded as Income from other real estate investments and is reflected in Income from discontinued operating properties in the Company's Consolidated Statements of Operations.

During 2010, the Company (i) sold seven operating properties, which were previously consolidated, to two new joint ventures in which the Company holds noncontrolling equity interests for an aggregate sales price of approximately $438.1 million including the assignment of $159.9 million of non-recourse mortgage debt encumbering three of the properties and (ii) disposed of, in separate transactions, seven operating properties for an aggregate sales price of approximately $100.5 million including the assignment of $81.0 million of non-recourse mortgage debt encumbering one of the properties. These transactions resulted in aggregate gains of approximately $4.4 million and aggregate losses/impairments of approximately $5.0 million.

Additionally, during 2010, the Company disposed of (i) three properties, in separate transactions, for an aggregate sales price of approximately $23.8 million and (ii) five properties from a consolidated joint venture in which the Company had a preferred equity investment for a sales price of approximately $40.8 million. These transactions resulted in an aggregate profit participation of approximately $20.8 million, before income tax of approximately $1.0 million and noncontrolling interest of approximately $4.9 million. This profit participation has been recorded as Income from other real estate investments and is reflected in Income from discontinued operating properties, net of tax in the Company's Consolidated Statements of Operations.

Net income attributable to the Company increased approximately $26.2 million to $169.1 million for the year ended December 31, 2011, as compared to $142.9 million for the corresponding period in 2010. On a diluted per share basis, net income attributable to the Company was $0.27 for 2011, as compared to net income of $0.22 for 2010. These increases are primarily attributable to (i) additional incremental earnings due to increased profitability from the Company's operating properties and the acquisition of operating properties during 2011 and 2010, (ii) an increase in gain on sale of development properties recognized during 2011, as compared to 2010, (iii) increased equity in income of joint ventures, net primarily due to incremental earnings from increased profitability within the joint venture portfolios and fewer impairment charges recognized against certain joint venture properties during the year ended December 31, 2011, as compared to the corresponding period in 2010 and (iv) early extinguishment of debt charges recognized during 2010, aggregating approximately $10.8 million, partially offset by (v) an increase in provision for income taxes.

Comparison 2010 to 2009

<table><tr><td></td><td>2010</td><td>2009</td><td>Increase</td><td>% change</td></tr><tr><td></td><td colspan="4">(all amounts in millions)</td></tr><tr><td>Revenues from rental property (1)</td><td>$ 831.2</td><td>$ 755.4</td><td>$ 75.8</td><td>10.0%</td></tr><tr><td>Rental property expenses: (2)</td><td></td><td></td><td></td><td></td></tr><tr><td>Rent</td><td>$ 13.8</td><td>$ 13.6</td><td>$ 0.2</td><td>1.5%</td></tr><tr><td>Real estate taxes</td><td>113.7</td><td>108.4</td><td>5.3</td><td>4.9%</td></tr><tr><td>Operating and maintenance</td><td>118.6</td><td>105.3</td><td>13.3</td><td>12.6%</td></tr><tr><td></td><td>$ 246.1</td><td>$ 227.3</td><td>$ 18.8</td><td>8.3%</td></tr><tr><td>Depreciation and amortization</td><td></td><td></td><td></td><td></td></tr></table>

Depreciation and amortization



(3) Depreciation and amortization increased primarily due to (i) operating property acquisitions during 2010 and 2009, (ii) the placement of certain development properties into service and (iii) tenant vacancies, partially offset by (iv) certain operating property dispositions during 2010 and 2009.

Mortgage and other financing income decreased $5.6 million to $9.4 million for the year ended December 31, 2010, as compared to $15.0 million for the corresponding period in 2009. This decrease is primarily due to a decrease in interest income as a result of pay-downs and dispositions of mortgage receivables during 2010 and 2009.

Management and other fee income decreased approximately $2.6 million to $39.9 million for the year ended December 31, 2010, as compared to $42.5 million for the corresponding period in 2009. This decrease is primarily due to a decrease in property management fees of approximately $2.6 million from PL Retail, due to the Company's acquisition of the remaining 85% ownership interest resulting in the Company's consolidation of PL Retail in 2009, partially offset by an increase in other transaction related fees of approximately $0.1 million recognized during 2010.

Interest, dividends and other investment income decreased approximately $11.9 million to $21.2 million for the year ended December 31, 2010, as compared to $33.1 million for the corresponding period in 2009. This decrease is primarily due to (i) a decrease in realized gains of approximately $5.2 million during 2010 resulting from the sale of certain marketable securities during the corresponding period in 2009 as compared to 2010, (ii) a reduction in interest income of approximately $3.8 million due to repayments of notes in 2010 and 2009 and (iii) a decrease in interest and dividend income of approximately $1.9 million during 2010, as compared to the corresponding period in 2009, primarily resulting from the sale of investments in marketable securities during 2010 and 2009.

Other (expense)/income, net changed approximately $10.1 million to an expense of approximately $4.6 million for the year ended December 31, 2010, as compared to income of approximately $5.5 million for the corresponding period in 2009. This change is primarily due to (i) a decrease in the fair value of an embedded derivative instrument of approximately $2.0 million relating to the convertible option of the Company's investment in Valad notes, (ii) decreased gains from land sales of approximately $3.5 million, (iii) an increase in a legal settlement accrual of approximately $2.0 million relating to a previously sold ground-up development project and (iv) an increase in acquisition related costs of approximately $0.5 million.

Interest expense increased approximately $18.3 million to $226.1 million for the year ended December 31, 2010, as compared to $207.8 million for the corresponding period in 2009. This increase is due to higher average outstanding levels of debt during the year ended December 31, 2010, as compared to 2009.

During the year ended December 31, 2010, the Company incurred early extinguishment of debt charges aggregating approximately $10.8 million in connection with the optional make-whole provisions of notes that were repaid prior to maturity and prepayment penalties on five mortgages that the Company paid prior to their maturity.

During 2010, the Company disposed of a land parcel for a sales price of approximately $0.8 million resulting in a gain of approximately $0.4 million. Additionally, the Company recognized approximately $1.7 million in income on previously sold development properties during the year ended December 31, 2010.

During 2009, the Company sold, in separate transactions, five out-parcels, four land parcels and three ground leases for aggregate proceeds of approximately $19.4 million. These transactions resulted in gains on sale of development properties of approximately $5.8 million, before income taxes of $2.3 million.

During 2010, the Company recognized impairment charges of approximately $28.0 million (not including approximately $6.5 million which is included in discontinued operations), before income taxes and noncontrolling interest, relating to adjustments to property carrying values, real estate under development, investments in other real estate investments and other investments. The Company's estimated fair values relating to these impairment assessments were based upon estimated sales prices and discounted cash flow models that included all estimated cash inflows and outflows over a specified holding period. These cash flows are comprised of unobservable inputs which include 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 were based upon observable rates that the Company believes to be within a reasonable range of current market rates for the respective properties. Based on these inputs, the Company determined that its valuation in these investments was classified within Level 3 of the FASB fair value hierarchy.

Additionally, during 2010, the Company recorded impairment charges of approximately $4.6 million due to the decline in value of certain marketable securities that were deemed to be other-than-temporary.



During 2009, the Company recognized impairment charges of approximately $119.0 million (not including approximately $26.0 million of which is included in discontinued operations), before income taxes and noncontrolling interest, relating to adjustments to property carrying values, investments in real estate joint ventures, real estate under development and other real estate investments. The Company's estimated fair values relating to these impairment assessments were based upon discounted cash flow models that included all estimated cash inflows and outflows over a specified holding period and where applicable, any estimated debt premiums. These cash flows are comprised of unobservable inputs which include 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 were based upon observable rates that the Company believes to be within a reasonable range of current market rates for the respective properties. Based on these inputs the Company determined that its valuation in these investments was classified within Level 3 of the fair value hierarchy.

Additionally, during 2009, the Company recorded impairment charges of approximately $30.1 million due to the decline in value of certain marketable equity securities and other investments that were deemed to be other-than-temporary.

(Provision)/benefit for income taxes changed by approximately $23.3 million to a provision of approximately $3.2 million for the year ended December 31, 2010, as compared to a benefit of approximately $20.1 million for the corresponding period in 2009. This change is primarily due to (i) a decrease in income tax benefit of approximately $12.4 million related to impairments taken during the year ended December 31, 2010 as compared to the corresponding period in 2009, (ii) an increase in foreign taxes of approximately $6.8 million primarily resulting from an overall increase in income from foreign investments and (iii) an increase in the tax provision expense of approximately $6.8 million relating to an increase in equity income recognized in connection with the Albertson's investment during the year ended December 31, 2010, as compared to the corresponding period in 2009, partially offset by (iv) a decrease in the income tax provision expense of approximately $1.4 million in connection with gains on sale of development properties during 2010, as compared to 2009.

Equity in income of real estate joint ventures, net increased approximately $31.2 million to $34.6 million for the year ended December 31, 2010, as compared to $3.4 million for the corresponding period in 2009. This increase is primarily the result of a (i) an increase in equity in income of approximately $5.9 million from the Company's joint venture investments in Canada primarily resulting from the amendment and restructuring of two retail property preferred equity investments into two pari passu joint venture investments during 2010, (ii) the recognition of approximately $8.0 million in income resulting from cash distributions received in excess of the Company's carrying value of its investment in an unconsolidated limited liability partnership for the year ended December 31, 2010 and (iii) decrease in impairment charges of approximately $15.0 million resulting from fewer impairment charges recognized against certain joint venture properties during 2010, as compared to the corresponding period in 2009.

Equity in income of other real estate investments, net increased approximately $26.4 million to $60.8 million for the year ended December 31, 2010, as compared to $34.4 million for the corresponding period in 2009. This increase is primarily due to the recognition of approximately $21.2 million of equity in income from the Albertson's joint venture during 2010, as compared to $3.0 million of equity in income recognized during 2009, primarily resulting from the sale of properties in the joint venture and an increase of approximately $7.2 million in profit participation earned from capital transactions within the Company's Preferred Equity Program during 2010 as compared to the corresponding period in 2009.

During 2010, the Company (i) sold seven operating properties, which were previously consolidated, to two new joint ventures in which the Company holds noncontrolling equity interests for an aggregate sales price of approximately $438.1 million including the assignment of $159.9 million of non-recourse mortgage debt encumbering three of the properties and (ii) disposed of, in separate transactions, seven operating properties for an aggregate sales price of approximately $100.5 million including the assignment of $81.0 million of non-recourse mortgage debt encumbering one of the properties. These transactions resulted in aggregate gains of approximately $4.4 million and aggregate losses/impairments of approximately $5.0 million.

Additionally, during 2010, the Company disposed of (i) three properties, in separate transactions, for an aggregate sales price of approximately $23.8 million and (ii) five properties from a consolidated joint venture in which the Company had a preferred equity investment for a sales price of approximately $40.8 million. These transactions resulted in an aggregate profit participation of approximately $20.8 million, before income tax of approximately $1.0 million and noncontrolling interest of approximately $4.9 million. This profit participation has been recorded as Income from other real estate investments and is reflected in Income from discontinued operating properties, net of tax in the Company's Consolidated Statements of Operations.

During 2009, the Company disposed of, in separate transactions, portions of six operating properties and one land parcel for an aggregate sales price of approximately $28.9 million. These transactions resulted in the Company's recognition of an aggregate net gain of approximately $4.1 million, net of income tax of $0.2 million.



Net income attributable to the Company for 2010 was $142.9 million. Net loss attributable to the Company for 2009 was $3.9 million. On a diluted per share basis, net income attributable to the Company was $0.22 for 2010, as compared to net loss of $0.15 for 2009. These changes are primarily attributable to (i) a decrease in impairment charges of approximately $112.1 million, net of income taxes and noncontrolling interests, (ii) an overall net increase in Equity in income of joint ventures primarily due to a decrease in impairment charges of approximately $15.0 million during 2010, as compared to 2009 and an increase in equity in income from the Albertson's joint venture, (iii) an increase in Income from other real estate investments primarily due to an increase of approximately $7.2 million from the Company's Preferred Equity program, (iv) additional incremental earnings due to the acquisitions of operating properties during 2010 and 2009, partially offset by (v) the recognition of approximately $10.8 million in early extinguishment of debt charges.

## Liquidity and Capital Resources

The Company’s capital resources include accessing the public debt and equity capital markets, mortgage and construction loan financing and immediate access to an unsecured revolving credit facility with bank commitments of $1.75 billion.

The Company’s cash flow activities are summarized as follows (in millions):

<table><tr><td rowspan="2"></td><td colspan="4">Year Ended December 31,</td></tr><tr><td>2011</td><td>2010</td><td>2009</td><td></td></tr><tr><td>Net cash flow provided by operating activities</td><td>$ 448.6</td><td>$ 479.9</td><td>$ 403.6</td><td></td></tr><tr><td>Net cash flow (used for)/provided by investing activities</td><td>$ (20.8)</td><td>$ 37.9</td><td>$ (343.2)</td><td></td></tr><tr><td>Net cash flow used for financing activities</td><td>$ (440.1)</td><td>$ (514.7)</td><td>$ (74.5)</td><td></td></tr></table>

## Operating Activities

The Company anticipates that cash on hand, borrowings under its revolving credit facility, issuance of equity and public debt, as well as other debt and equity alternatives, will provide the necessary capital required by the Company. Net cash flow provided by operating activities for the year ended December 31, 2011, was primarily attributable to (i) cash flow from the diverse portfolio of rental properties, (ii) the acquisition of operating properties during 2011 and 2010, (iii) new leasing, expansion and re-tenanting of core portfolio properties and (iv) distributions from the Company's joint venture programs.

Cash flow provided by operating activities for the year ended December 31, 2011, was approximately $448.6 million, as compared to approximately $479.9 million for the comparable period in 2010. The change of approximately $31.3 million is primarily attributable to changes in accounts payable and accrued expenses due to the timing of payments.

## Investing Activities

Cash flow used for investing activities for the year ended December 31, 2011, was approximately $20.8 million, as compared to cash flows provided by investing activities of approximately $37.9 million for the comparable period in 2010. This change of approximately $58.7 million resulted primarily from (i) an increase in the acquisition of and improvements to operating real estate, (ii) an increase in investments and advances to real estate joint ventures, (iii) a decrease in reimbursements of advances to real estate joint ventures, (iv) a decrease in proceeds from the sale of operating and development properties during the year ended December 31, 2011, as compared to the corresponding period in 2010, partially offset by, (v) an increase in proceeds from the sale of marketable securities, (vi) an increase in reimbursements of advances to real estate joint ventures and (vii) an increase in reimbursements of other investments.

## Acquisitions of and Improvements to Operating Real Estate

During the year ended December 31, 2011, the Company expended approximately $343.3 million towards acquisition of and improvements to operating real estate including $73.7 million expended in connection with redevelopments and re-tenanting projects as described below. (See Footnote 4 of the Notes to the Consolidated Financial Statements included in this Form 10-K.)

The Company has an ongoing program to reformat and re-tenant its properties to maintain or enhance its competitive position in the marketplace. The Company anticipates its capital commitment toward these and other redevelopment projects during 2012 will be approximately $25.0 million to $35.0 million. The funding of these capital requirements will be provided by cash flow from operating activities and availability under the Company's revolving line of credit.

## Investments and Advances to Real Estate Joint Ventures

During the year ended December 31, 2011, the Company expended approximately $171.7 million for investments and advances to real estate joint ventures and received approximately $63.5 million from reimbursements of advances to real estate joint ventures. (See Footnote 8 of the Notes to the Consolidated Financial Statements included in this Form 10-K.)



## Acquisitions of and Improvements to Real Estate Under Development

The Company is engaged in ground-up development projects which consist of (i) U.S. ground-up development projects which will be held as long-term investments by the Company and (ii) various ground-up development projects located in Latin America for long-term investment. The ground-up development projects generally have significant pre-leasing prior to the commencement of construction. As of December 31, 2011, the Company had in progress a total of four ground-up development projects, consisting of (i) two projects located in the U.S., (ii) one project located in Chile and (iii) one project located in Peru.

During the year ended December 31, 2011, the Company expended approximately $37.9 million in connection with construction costs related to ground-up development projects. The Company anticipates its capital commitment during 2012 toward these and other development projects will be approximately $15.0 million to $25.0 million. The proceeds from construction loans and availability under the Company's revolving lines of credit are expected to be sufficient to fund these anticipated capital requirements.

## Dispositions and Transfers

During the year ended December 31, 2011, the Company received net proceeds of approximately $180.1 million relating to the sale of various operating properties and ground-up development projects. (See Footnotes 5 and 7 of the Notes to the Consolidated Financial Statements included in this Form 10-K.))

## Financing Activities

Cash flow used for financing activities for the year ended December 31, 2011, was approximately $440.1 million, as compared to approximately $514.7 million for the comparable period in 2010. This change of approximately $74.6 million resulted primarily from (i) an overall decrease in aggregate principal payments of approximately $191.6 million, (ii) a net increase of approximately $123.4 million in net borrowings/repayments under the Company's unsecured revolving credit facility, (iii) a decrease in the repayment of unsecured term loan/notes of approximately $379.1 million, (iv) a decrease in the redemption of noncontrolling interests of approximately $54.2 million, partially offset by (v) decreases in proceeds from issuance of unsecured term loans/notes of approximately $449.7 million, (vi) a decrease in proceeds from the issuance of stock of approximately $171.3 million and (vii) an increase in dividends paid of approximately $46.8 million.

The Company continually evaluates its debt maturities, and, based on management’s current assessment, believes it has viable financing and refinancing alternatives that will not materially adversely impact its expected financial results. The credit environment has improved and the Company continues to pursue borrowing opportunities with large commercial U.S. and global banks, select life insurance companies and certain regional and local banks. The Company has noticed a continuing trend that although pricing and loan-to-value ratios remain dependent on specific deal terms, generally spreads for non-recourse mortgage financing are compressing and loan-to-values are gradually increasing from levels a year ago. The unsecured debt markets are functioning well and credit spreads are at manageable levels. The Company continues to assess 2012 and beyond to ensure the Company is prepared if the current credit market conditions deteriorate.

Debt maturities for 2012 consist of: $352.6 million of consolidated debt; $1.1 billion of unconsolidated joint venture debt; and $151.8 million of preferred equity debt, assuming the utilization of extension options where available. The 2012 consolidated debt maturities are anticipated to be extended, refinanced or repaid with operating cash flows, borrowings from the Company's credit facility, which at December 31, 2011, the Company had approximately $1.5 billion available under its credit facility. The 2012 unconsolidated joint venture and preferred equity debt maturities are anticipated to be extended or repaid through debt refinancing and partner capital contributions, as deemed appropriate.

The Company intends to maintain strong debt service coverage and fixed charge coverage ratios as part of its commitment to maintain its investment-grade debt ratings. The Company plans to continue strengthening its balance sheet by pursuing deleveraging efforts over time. The Company may, from time-to-time, seek to obtain funds through additional common and preferred equity offerings, unsecured debt financings and/or mortgage/construction loan financings and other capital alternatives.

Since the completion of the Company’s IPO in 1991, the Company has utilized the public debt and equity markets as its principal source of capital for its expansion needs. Since the IPO, the Company has completed additional offerings of its public unsecured debt and equity, raising in the aggregate over $7.9 billion. Proceeds from public capital market activities have been used for the purposes of, among other things, repaying indebtedness, acquiring interests in neighborhood and community shopping centers, funding ground-up development projects, expanding and improving properties in the portfolio and other investments. These markets have experienced extreme volatility but have more recently stabilized. As available, the Company will continue to access these markets.

During October 2011, the Company established a new $1.75 billion unsecured revolving credit facility (the “Credit Facility”) with a group of banks, which is scheduled to expire in October 2015 and has a one-year extension option. This credit facility, which replaced the Company’s $1.5 billion unsecured U.S. credit facility and CAD $250.0 million credit facility, provides funds to finance general corporate purposes, including (i) property acquisitions, (ii) investments in the Company’s institutional management programs, (iii) development and redevelopment costs and (iv) any short-term working capital requirements. Interest on borrowings under the Credit



Facility accrues at LIBOR plus 1.05% and fluctuates in accordance with changes in the Company's senior debt ratings and has a facility fee of 0.20% per annum. As part of this Credit Facility, the Company has a competitive bid option whereby the Company could auction up to $875.0 million of its requested borrowings to the bank group. This competitive bid option provides the Company the opportunity to obtain pricing below the currently stated spread. In addition, as part of the Credit Facility, the Company has a $500.0 million sub-limit which provides it the opportunity to borrow in alternative currencies such as Canadian Dollars, Pounds Sterling, Japanese Yen or Euros. Pursuant to the terms of the Credit Facility, the Company, among other things, is subject to covenants requiring the maintenance of (i) maximum leverage ratios on both unsecured and secured debt and (ii) minimum interest and fixed coverage ratios. As of December 31, 2011, the Credit Facility had a balance of $238.9 million outstanding and $26.9 million appropriated for letters of credit.

Pursuant to the terms of the Credit Facility, the Company, among other things, is subject to maintenance of various covenants. The Company is currently in compliance with these covenants. The financial covenants for the Credit Facility are as follows:

<table><tr><td>Covenant</td><td>Must Be</td><td>As of 12/31/11</td></tr><tr><td>Total Indebtedness to Gross Asset Value (“GAV”)</td><td>&lt;60%</td><td>43%</td></tr><tr><td>Total Priority Indebtedness to GAV</td><td>&lt;35%</td><td>11%</td></tr><tr><td>Unencumbered Asset Net Operating Income to Total Unsecured Interest Expense</td><td>&gt;1.75x</td><td>3.07x</td></tr><tr><td>Fixed Charge Total Adjusted EBITDA to Total Debt Service</td><td>&gt;1.50x</td><td>2.37x</td></tr></table>

For a full description of the Credit Facility’s covenants refer to the Credit Agreement dated as of October 27, 2011 filed in the Company’s Current Report on Form 8-K dated November 2, 2011.

During March 2008, the Company obtained a Mexican peso (“MXN”) 1.0 billion term loan, which bears interest at a rate of 8.58%, subject to change in accordance with the Company’s senior debt ratings, and is scheduled to mature in March 2013. The Company utilized proceeds from this term loan to fully repay the outstanding balance of a MXN 500.0 million unsecured revolving credit facility, which was terminated by the Company. Remaining proceeds from this term loan were used for funding MXN denominated investments. As of December 31, 2011, the outstanding balance on this term loan was MXN 1.0 billion (approximately USD $71.5 million). The Mexican term loan covenants are similar to the Credit Facility covenants described above. The Company is currently in compliance with these covenants.

The Company has a Medium Term Notes (“MTNs”) program pursuant to which it may, from time-to-time, offer for sale its senior unsecured debt for any general corporate purposes, including (i) funding specific liquidity requirements in its business, including property acquisitions, development and redevelopment costs and (ii) managing the Company’s debt maturities. (See Footnote 13 of the Notes to Consolidated Financial Statements included in this Form 10-K.)

The Company’s supplemental indenture governing its medium term notes and senior notes contains the following covenants, all of which the Company is compliant with:

<table><tr><td>Covenant</td><td>Must Be</td><td>As of 12/31/11</td></tr><tr><td>Consolidated Indebtedness to Total Assets</td><td>&lt;60%</td><td>39%</td></tr><tr><td>Consolidated Secured Indebtedness to Total Assets</td><td>&lt;40%</td><td>10%</td></tr><tr><td>Consolidated Income Available for Debt Service to Maximum Annual Service Charge</td><td>&gt;1.50x</td><td>3.5x</td></tr><tr><td>Unencumbered Total Asset Value to Consolidated Unsecured Indebtedness</td><td>&gt;1.50x</td><td>2.9x</td></tr></table>

For a full description of the various indenture covenants refer to the Indenture dated September 1, 1993, First Supplemental Indenture dated August 4, 1994, the Second Supplemental Indenture dated April 7, 1995, the Third Supplemental Indenture dated June 2, 2006, the Fifth Supplemental Indenture dated as of September 24, 2009, the Fifth Supplemental Indenture dated as of October 31, 2006 and First Supplemental Indenture dated October 31, 2006, as filed with the SEC. See Exhibits Index on page 34, for specific filing information.

During 2011, the Company repaid the $88.0 million outstanding on its 4.82% medium-term notes, which matured in August 2011, and assumed approximately $124.8 million of individual non-recourse mortgage debt relating to the acquisition of 12 operating properties, including an increase of approximately $6.9 million associated with fair value debt adjustments and paid off approximately $62.5 million of mortgage debt that encumbered 10 operating properties.



During April 2009, the Company filed a shelf registration statement on Form S-3ASR, which is effective for a term of three years, for the future unlimited offerings, from time-to-time, of debt securities, preferred stock, depositary shares, common stock and common stock warrants. The Company will renew this shelf registration statement during the first half of 2012.

The Company, from time to time, repurchases shares of its common stock in amounts that offset new issuances of common shares in connection with the exercise of stock options or the issuance of restricted stock awards. These share repurchases may occur in open market purchases, privately negotiated transactions or otherwise, subject to prevailing market conditions, the Company's liquidity requirements, contractual restrictions and other factors. During the year ended December 31, 2011, the Company repurchased 333,998 shares of the Company's common stock for approximately $6.0 million, of which $4.9 million was provided to the Company from stock options exercised.

In addition to the public equity and debt markets as capital sources, the Company may, from time-to-time, obtain mortgage financing on selected properties and construction loans to partially fund the capital needs of its ground-up development projects. As of December 31, 2011, the Company had over 415 unencumbered property interests in its portfolio.

In connection with its intention to continue to qualify as a REIT for federal income tax purposes, the Company expects to continue paying regular dividends to its stockholders. These dividends will be paid from operating cash flows. The Company's Board of Directors will continue to evaluate the Company's dividend policy on a quarterly basis as they monitor sources of capital and evaluate the impact of the economy and capital markets availability on operating fundamentals. Since cash used to pay dividends reduces amounts available for capital investment, the Company generally intends to maintain a conservative dividend payout ratio, reserving such amounts as it considers necessary for the expansion and renovation of shopping centers in its portfolio, debt reduction, the acquisition of interests in new properties and other investments as suitable opportunities arise and such other factors as the Board of Directors considers appropriate. Cash dividends paid were $353.8 million in 2011, as compared to $307.0 million in 2010 and $331.0 million in 2009.

Although the Company receives substantially all of its rental payments on a monthly basis, it generally intends to continue paying dividends quarterly. Amounts accumulated in advance of each quarterly distribution will be invested by the Company in short-term money market or other suitable instruments. The Company's Board of Directors declared a quarterly cash dividend of $0.19 per common share payable to shareholders of record on January 4, 2012, which was paid on January 17, 2012. Additionally, the Company's Board of Directors declared a quarterly cash dividend of $0.19 per common share payable to shareholders of record on April 4, 2012, which is scheduled to be paid on April 16, 2012.

The Company is subject to taxes on its activities in Canada, Mexico, Brazil, Chile, and Peru. Dividends paid to the Company from its subsidiaries and joint ventures in Canada, Mexico and Brazil are generally not subject to withholding taxes under the applicable tax treaty with the United States. Chile and Peru impose a 10% and 4.1% withholding tax, respectively, on dividend distributions. Brazil levies a 0.38% transaction tax on return of capital distributions. During 2011, less than $0.1 million of withholding and transaction taxes were withheld from distributions related to foreign activities. The Company does not anticipate the need to repatriate foreign funds from Chile, Peru or Brazil to provide for its cash flow needs in the U.S. and, as such, no significant withholding or transaction taxes are expected in the foreseeable future.

## Contractual Obligations and Other Commitments

The Company has debt obligations relating to its revolving credit facility, MTNs, senior notes, mortgages and construction loans with maturities ranging from less than one year to 24 years. As of December 31, 2011, the Company's total debt had a weighted average term to maturity of approximately 4.6 years. In addition, the Company has non-cancelable operating leases pertaining to its shopping center portfolio. As of December 31, 2011, the Company has 48 shopping center properties that are subject to long-term ground leases where a third party owns and has leased the underlying land to the Company to construct and/or operate a shopping center. In addition, the Company has 13 non-cancelable operating leases pertaining to its retail store lease portfolio. The following table summarizes the Company's debt maturities (excluding extension options and fair market value of debt adjustments aggregating approximately $8.9 million) and obligations under non-cancelable operating leases as of December 31, 2011 (in millions):

<table><tr><td></td><td>2012</td><td>2013</td><td>2014</td><td>2015</td><td>2016</td><td>Thereafter</td><td>Total</td></tr><tr><td>Long-Term Debt-Principal(1)</td><td>423.6</td><td>$ 671.4</td><td>$ 521.6</td><td>$ 699.6</td><td>$ 478.5</td><td>$ 1,310.8</td><td>$ 4,105.5</td></tr><tr><td>Long-Term Debt-Interest(2)</td><td>222.8</td><td>$ 190.8</td><td>$ 148.8</td><td>$ 128.9</td><td>$ 92.2</td><td>$ 164.6</td><td>$ 948.1</td></tr><tr><td>Operating Leases</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Ground Leases</td><td>12.7</td><td>$ 12.7</td><td>$ 12.3</td><td>$ 11.3</td><td>$ 10.5</td><td>$ 171.5</td><td>$ 231.0</td></tr><tr><td>Retail Store Leases</td><td>2.6</td><td>$ 2.3</td><td>$ 1.7</td><td>$ 1.3</td><td>$ 1.0</td><td>$ 0.6</td><td>$ 9.5</td></tr></table>

(1) Maturities utilized do not reflect extension options, which range from one to five years.

(2) For loans which have interest at floating rates, future interest expense was calculated using the rate as of December 31, 2011.



The Company has accrued $16.9 million of non-current uncertain tax benefits and related interest under the provisions of the authoritative guidance that addresses accounting for income taxes, which are included in Other liabilities on the Company's Consolidated Balance Sheets at December 31, 2011. These amounts are not included in the table above because a reasonably reliable estimate regarding the timing of settlements with the relevant tax authorities, if any, cannot be made.

The Company has $17.0 million of medium term notes, $198.9 million of unsecured notes payable and $182.4 million of secured debt scheduled to mature in 2012. The Company anticipates satisfying these maturities with a combination of operating cash flows, its unsecured revolving credit facility and new debt issuances.

The Company has issued letters of credit in connection with completion and repayment guarantees for loans encumbering certain of the Company’s redevelopment projects and guarantee of payment related to the Company’s insurance program. These letters of credit aggregate approximately $33.2 million.

On a select basis, the Company provides guarantees on interest bearing debt held within real estate joint ventures in which the Company has noncontrolling ownership interests. The Company is often provided with a back-stop guarantee from its partners. The Company had the following outstanding guarantees as of December 31, 2011 (amounts in millions):

<table><tr><td>Name of Joint Venture</td><td>Amount of Guarantee</td><td>Interest rate</td><td>Maturity, with extensions</td><td>Terms</td><td>Type of debt</td></tr><tr><td>InTown Suites Management, Inc.</td><td>$ 147.5</td><td>LIBOR plus 0.375% (1)</td><td>2012</td><td>25% partner back-stop</td><td>Unsecured credit facility</td></tr><tr><td>Factoria Mall</td><td></td><td></td><td></td><td></td><td></td></tr></table>



<table><tr><td>Venture</td><td>Kimco Ownership Interest</td><td>Number of Properties</td><td>Total GLA (in thousands)</td><td>Non-Recourse Mortgage Payable (in millions)</td><td>Recourse Notes Payable (in millions)</td><td>Number of Encumbered Properties</td><td>Average Interest Rate</td><td>Weighted Average Term (months)</td></tr><tr><td>SEB Immobilien (h)</td><td>15.00%</td><td>13</td><td>1,798</td><td>$243.7</td><td>$ -</td><td>13</td><td>5.34%</td><td>61.9</td></tr><tr><td>CPP (g)</td><td>55.00%</td><td>6</td><td>2,381</td><td>$166.3</td><td>$ -</td><td>3</td><td>4.45%</td><td>27.0</td></tr><tr><td>Kimco Income Fund (i)</td><td>15.20%</td><td>12</td><td>1,527</td><td>$164.7</td><td>$ -</td><td>12</td><td>5.45%</td><td>32.7</td></tr></table>

(a) Ownership % is a blended rate.

(b) See Contractual Obligations and Other Commitments regarding guarantees by the Company and its joint venture partners.

(c) Represents the Company’s joint ventures with Prudential Real Estate Investors.

(d) Represents the Kimco Income Operating Partnership, L.P., formed in 1998.

(e) Represents the Company’s joint ventures with UBS Wealth Management North American Property Fund Limited.

(f) Represents the Company’s joint ventures with BIG Shopping Centers (TLV:BIG), an Israeli public company.

(g) Represents the Company’s joint ventures with The Canadian Pension Plan Investment Board (CPPIB).

(h) Represents the Company’s joint ventures with SEB Immobilien Investment GmbH.

(i) Represents the Kimco Income Fund, formed in 2004.

(j) Represents the Company’s joint ventures with Westmont Hospitality Group.

(k) Represents the Company’s joint ventures with RioCan Real Estate Investment Trust.

(l) The Company’s share of this investment is subject to fluctuation and is dependent upon property cash flows.

The Company has various other unconsolidated real estate joint ventures with varying structures. As of December 31, 2011, these other unconsolidated joint ventures had individual non-recourse mortgage loans aggregating approximately $2.3 billion and unsecured notes payable aggregating approximately $3.0 million. The aggregate debt as of December 31, 2011, of all of the Company's unconsolidated real estate joint ventures is approximately $7.7 billion, of which the Company's proportionate share of this debt was



## Effects of Inflation

Many of the Company's leases contain provisions designed to mitigate the adverse impact of inflation. Such provisions include clauses enabling the Company to receive payment of additional rent calculated as a percentage of tenants' gross sales above predetermined thresholds, which generally increase as prices rise, and/or escalation clauses, which generally increase rental rates during the terms of the leases. Such escalation clauses often include increases based upon changes in the consumer price index or similar inflation indices. In addition, many of the Company's leases are for terms of less than 10 years, which permits the Company to seek to increase rents to market rates upon renewal. Most of the Company's leases require the tenant to pay an allocable share of operating expenses, including common area maintenance costs, real estate taxes and insurance, thereby reducing the Company's exposure to increases in costs and operating expenses resulting from inflation. The Company periodically evaluates its exposure to short-term interest rates and foreign currency exchange rates and will, from time-to-time, enter into interest rate protection agreements and/or foreign currency hedge agreements which mitigate, but do not eliminate, the effect of changes in interest rates on its floating-rate debt and fluctuations in foreign currency exchange rates.

## Market and Economic Conditions: Real Estate and Retail Shopping Sector

In the U.S., economic and market conditions have stabilized. Credit conditions have continued to improve with increased access and availability to secured mortgage debt and the unsecured bond and equity markets. However, there remains concern over high unemployment rates in the U.S. and concerns over sovereign debt issues and uncertain economic recovery in Europe. These conditions have contributed to slow growth in the U.S. and international economies.

Historically, real estate has been subject to a wide range of cyclical economic conditions that affect various real estate markets and geographic regions with differing intensities and at different times. Different regions of the United States have and may continue to experience varying degrees of economic growth or distress. Adverse changes in general or local economic conditions could result in the inability of some tenants of the Company to meet their lease obligations and could otherwise adversely affect the Company's ability to attract or retain tenants. The Company's shopping centers are typically anchored by two or more national tenants who generally offer day-to-day necessities, rather than high-priced luxury items. In addition, the Company seeks to reduce its operating and leasing risks through ownership of a portfolio of properties with a diverse geographic and tenant base.

The Company monitors potential credit issues of its tenants, and analyzes the possible effects to the financial statements of the Company and its unconsolidated joint ventures. In addition to the collectability assessment of outstanding accounts receivable, the Company evaluates the related real estate for recoverability as well as any tenant related deferred charges for recoverability, which may include straight-line rents, deferred lease costs, tenant improvements, tenant inducements and intangible assets.

The retail shopping sector has been negatively affected by recent economic conditions, particularly in the Western part of the United States, such as Nevada, Arizona and the southern portion of California. These conditions may result in the Company's tenants delaying lease commencements or declining to extend or renew leases upon expiration. These conditions also have forced some weaker retailers, in some cases, to declare bankruptcy and/or close stores. Certain retailers have announced store closings even though they have not filed for bankruptcy protection. However, any of these particular store closings affecting the Company often represent a small percentage of the Company's overall gross leasable area and the Company does not currently expect store closings to have a material adverse effect on the Company's overall performance.

## New Accounting Pronouncements

See Footnote 1 of the Company’s Consolidated Financial Statements included in this Form 10-K.



The Company’s primary market risk exposure is interest rate risk. The following table presents the Company’s aggregate fixed rate and variable rate domestic and foreign debt obligations outstanding as of December 31, 2011, with corresponding weighted-average interest rates sorted by maturity date. The table does not include extension options where available. Amounts include fair value purchase price allocation adjustments for assumed debt. The information is presented in U.S. dollar equivalents, which is the Company’s reporting currency. The instruments’ actual cash flows are denominated in U.S. dollars, Canadian dollars (CAD), Mexican pesos (MXN) and Chilean Pesos (CLP) as indicated by geographic description ($USD equivalent in millions).

<table><tr><td></td><td>2012</td><td>2013</td><td>2014</td><td>2015</td><td>2016</td><td>Thereafter</td><td>Total</td><td>Fair Value</td></tr><tr><td>U.S. Dollar Denominated Secured Debt</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Fixed Rate</td><td>$ 94.9</td><td>$ 115.0</td><td>$ 195.0</td><td>$113.8</td><td>$ 179.6</td><td>$ 287.2</td><td>$ 985.5</td><td>$1,064.0</td></tr><tr><td>Average Interest Rate</td><td>5.86%</td><td>5.84%</td><td>6.48%</td><td>5.43%</td><td>7.24%</td><td>6.41%</td><td>6.34%</td><td></td></tr><tr><td>Variable Rate</td><td>$ 87.5</td><td>$ -</td><td>$ 20.7</td><td>$ 6.0</td><td>$ -</td><td>$ -</td><td>$ 114.2</td><td>$ 116.4</td></tr><tr><td>Average Interest Rate</td><td>3.78%</td><td>-</td><td>2.20%</td><td>0.30%</td><td>-</td><td>-</td><td>3.31%</td><td></td></tr><tr><td>Unsecured Debt</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Fixed Rate</td><td>$ 215.9</td><td>$ 275.4</td><td>$ 295.0</td><td>$350.0</td><td>$ 300.0</td><td>$ 890.9</td><td>$ 2,327.2</td><td>$2,484.2</td></tr><tr><td>Average Interest Rate</td><td>6.00%</td><td>5.39%</td><td>5.20%</td><td>5.29%</td><td>5.78%</td><td>5.62%</td><td>5.55%</td><td></td></tr><tr><td>Variable Rate</td><td>$ 3.7</td><td>$ -</td><td>$ -</td><td>$204.6</td><td>$ -</td><td>$ -</td><td>$ 208.3</td><td>$ 197.2</td></tr><tr><td>Average Interest Rate</td><td>5.50%</td><td>-</td><td>-</td><td>0.41%</td><td>-</td><td>-</td><td>0.49%</td><td></td></tr><tr><td>CAD Denominated Unsecured Debt</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Fixed Rate</td><td>$ -</td><td>$ 195.8</td><td>$ -</td><td>$ -</td><td>$ -</td><td>$ 146.8</td><td>$ 342.6</td><td>$362.4</td></tr><tr><td>Average Interest Rate</td><td>-</td><td>5.18%</td><td>-</td><td>-</td><td>-</td><td>5.99%</td><td>5.53%</td><td></td></tr><tr><td>Variable Rate</td><td>$ -</td><td>$ -</td><td>$ -</td><td>$ 34.3</td><td>$ -</td><td>$ -</td><td>$ 34.3</td><td>$32.7</td></tr><tr><td>Average Interest Rate</td><td>-</td><td>-</td><td>-</td><td>2.25%</td><td>-</td><td>-</td><td>2.25%</td><td></td></tr><tr><td>MXN Denominated Unsecured Debt</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Fixed Rate</td><td>$ -</td><td>$ 71.5</td><td>$ -</td><td>$ -</td><td>$ -</td><td>$ -</td><td>$ 71.5</td><td>$ 60.2</td></tr><tr><td>Average Interest Rate</td><td>-</td><td>8.58%</td><td>-</td><td>-</td><td>-</td><td>-</td><td>8.58%</td><td></td></tr><tr><td>CLP Denominated Secured Debt</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Variable Rate</td><td>$ -</td><td>$ -</td><td>$ -</td><td>$ -</td><td>$ -</td><td>$ 30.8</td><td>$ 30.8</td><td>$ 35.1</td></tr><tr><td>Average Interest Rate</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>5.72%</td><td>5.72%</td><td></td></tr></table>

Based on the Company’s variable-rate debt balances, interest expense would have increased by approximately $3.9 million in 2011 if short-term interest rates were 1.0% higher.

The Company also faces foreign currency exchange risk. The following table presents the Company’s foreign investments as of December 31, 2011. Investment amounts are shown in their respective local currencies and the U.S. dollar equivalents:

Foreign Investment (in millions)

<table><tr><td>Country</td><td>Local Currency</td><td>US Dollars</td></tr><tr><td>Mexican real estate investments (MXN)</td><td>8,885.7</td><td>637.1</td></tr><tr><td>Canadian real estate joint venture and marketable securities investments (CAD)</td><td>389.6</td><td>382.7</td></tr><tr><td>Chilean real estate investments (CLP)</td><td>32,595.9</td><td>62.5</td></tr><tr><td>Brazilian real estate investments (Brazilian Real)</td><td>45.3</td><td>24.1</td></tr><tr><td>Peruvian real estate investments (Peruvian Nuevo Sol)</td><td>13.8</td><td>5.1</td></tr></table>

The foreign currency exchange risk has been partially mitigated, but not eliminated, through the use of local currency denominated debt. The Company has not, and does not plan to, enter into any derivative financial instruments for trading or speculative purposes. As of December 31, 2011, the Company has no other material exposure to market risk.



## Item 8. Financial Statements and Supplementary Data

The response to this Item 8 is included in our audited Notes to Consolidated Financial Statements, which are contained in Part IV Item 15 of this Form 10-K.

Item 9. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure

None.

Item 9A. Controls and Procedures

Evaluation of Disclosure Controls and Procedures

The Company’s management, with the participation of the Company’s Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of the Company’s disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) as of the end of the period covered by this report. Based on such evaluation, the Company’s Chief Executive Officer and Chief Financial Officer have concluded that, as of the end of such period, the Company’s disclosure controls and procedures are effective.

Changes in Internal Control Over Financial Reporting

There have not been any changes in the Company’s internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fourth fiscal quarter ended December 31, 2011, to which this report relates, that have materially affected, or are reasonably likely to materially affect, the Company’s internal control over financial reporting.

Management’s Report on Internal Control Over Financial Reporting

Our management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rule 13a-15(f) and 15d-15(f). Under the supervision and with the participation of our management, including our Chief Executive Officer and Chief Financial Officer, we conducted an evaluation of the effectiveness of our internal control over financial reporting based on the framework in Internal Control - Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission. Based on our evaluation under the framework in Internal Control-Integrated Framework, our management concluded that our internal control over financial reporting was effective as of December 31, 2011.

The effectiveness of our internal control over financial reporting as of December 31, 2011, has been audited by PricewaterhouseCoopers LLP, an independent registered public accounting firm, as stated in their report which is included herein.

Item 9B. Other Information

None.



## PART III

## Item 10. Directors, Executive Officers and Corporate Governance

The information required by this item is incorporated by reference to “Proposal 1—Election of Directors,” “Corporate Governance,” “Committees of the Board of Directors” and “Section 16(a) Beneficial Ownership Reporting Compliance” in our Proxy Statement.

## Item 11. Executive Compensation

The information required by this item is incorporated by reference to “Compensation Discussion and Analysis,” “Executive Compensation Committee Report,” “Compensation Tables” and “Compensation of Directors” in our Proxy Statement.

## Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters

The information required by this item is incorporated by reference to “Security Ownership of Certain Beneficial Owners and Management” and “Compensation Tables” in our Proxy Statement.

## Item 13. Certain Relationships and Related Transactions, and Director Independence

The information required by this item is incorporated by reference to “Certain Relationships and Related Transactions” and “Corporate Governance” in our Proxy Statement.

## Item 14. Principal Accounting Fees and Services

The information required by this item is incorporated by reference to “Independent Registered Public Accountants” in our Proxy Statement.



## PART IV

Item 15. Exhibits and Financial Statement Schedules
(a) 1. Financial Statements – Form10-K
The following consolidated financial information is included as a separate section of this annual report on Form 10-K.
Report of Independent Registered Public Accounting Firm ..... 38
Consolidated Financial Statements
Consolidated Balance Sheets as of December 31, 2011 and 2010 ..... 39
Consolidated Statements of Operations for the years ended December 31, 2011, 2010 and 2009 ..... 40
Consolidated Statements of Comprehensive Income for the years ended December 31, 2011, 2010 and 2009..... 41
Consolidated Statements of Changes in Equity for the years ended December 31, 2011, 2010 and 2009 ..... 42
Consolidated Statements of Cash Flows for the years ended December 31, 2011, 2010 and 2009..... 44
Notes to Consolidated Financial Statements ..... 45
2. Financial Statement Schedules -
Schedule II - Valuation and Qualifying Accounts ..... 93
Schedule III - Real Estate and Accumulated Depreciation ..... 94
Schedule IV - Mortgage Loans on Real Estate ..... 106
All other schedules are omitted since the required information is not present or is not present in amounts sufficient to require submission of the schedule.
3. Exhibits -
The exhibits listed on the accompanying Index to Exhibits are filed as part of this report..... 34



<table><tr><td rowspan="2">Exhibit Number</td><td rowspan="2">Exhibit Description</td><td colspan="5">Incorporated by Reference</td></tr><tr><td>Form</td><td>File No.</td><td>Date of Filing</td><td>Exhibit Number</td><td>Filed Herewith</td></tr><tr><td>3.1(a)</td><td>Articles of Restatement of the Company, dated January 14, 2011</td><td>10-K</td><td>1-10899</td><td>02/28/11</td><td>3.1(a)</td><td></td></tr><tr><td>3.1(b)</td><td>Articles Supplementary of the Company dated November 8, 2010</td><td>10-K</td><td>1-10899</td><td>02/28/11</td><td>3.1(b)</td><td></td></tr><tr><td>3.2</td><td>Amended and Restated By-laws of the Company, dated February 25, 2009</td><td>10-K</td><td>1-10899</td><td>02/27/09</td><td>3.2</td><td></td></tr><tr><td>4.1</td><td>Agreement of the Company pursuant to Item 601(b)(4)(iii)(A) of Regulation S-K</td><td>S-11</td><td>333-42588</td><td>09/11/91</td><td>4.1</td><td></td></tr><tr><td>4.2</td><td>Form of Certificate of Designations for the Preferred Stock</td><td>S-3</td><td>333-67552</td><td>09/10/93</td><td>4(d)</td><td></td></tr><tr><td>4.3</td><td>Indenture dated September 1, 1993, between Kimco Realty Corporation and Bank of New York (as successor to IBJ Schroder Bank and Trust Company)</td><td>S-3</td><td>333-67552</td><td>09/10/93</td><td>4(a)</td><td></td></tr><tr><td>4.4</td><td>First Supplemental Indenture, dated as of August 4, 1994</td><td>10-K</td><td>1-10899</td><td>03/28/96</td><td>4.6</td><td></td></tr><tr><td>4.5</td><td>Second Supplemental Indenture, dated as of April 7, 1995</td><td>8-K</td><td>1-10899</td><td>04/07/95</td><td>4(a)</td><td></td></tr><tr><td>4.6</td><td>Indenture dated April 1, 2005, between Kimco North Trust III, Kimco Realty Corporation, as guarantor and BNY Trust Company of Canada, as trustee</td><td>8-K</td><td>1-10899</td><td>04/25/05</td><td>4.1</td><td></td></tr><tr><td>4.7</td><td>Third Supplemental Indenture, dated as of June 2, 2006</td><td>8-K</td><td>1-10899</td><td>06/05/06</td><td>4.1</td><td></td></tr><tr><td>4.8</td><td>Fifth Supplemental Indenture, dated as of October 31, 2006, among Kimco Realty Corporation, Pan Pacific Retail Properties, Inc. and Bank of New York Trust Company, N.A., as trustee</td><td>8-K</td><td>1-10899</td><td>11/03/06</td><td>4.1</td><td></td></tr><tr><td>4.9</td><td>First Supplemental Indenture, dated as of October 31, 2006, among Kimco Realty Corporation, Pan Pacific Retail Properties, Inc. and Bank of New York Trust Company, N.A., as trustee</td><td>8-K</td><td>1-10899</td><td>11/03/06</td><td>4.2</td><td></td></tr><tr><td>4.10</td><td>First Supplemental Indenture, dated as of June 2, 2006, among Kimco North Trust III, Kimco Realty Corporation, as guarantor and BNY Trust Company of Canada, as trustee</td><td>10-K</td><td>1-10899</td><td>02/28/07</td><td>4.12</td><td></td></tr><tr><td>4.11</td><td>Second Supplemental Indenture, dated as of August 16, 2006, among Kimco North Trust III, Kimco Realty Corporation, as guarantor and BNY Trust Company of Canada, as trustee</td><td>10-K</td><td>1-10899</td><td>02/28/07</td><td>4.13</td><td></td></tr><tr><td>4.12</td><td>Fifth Supplemental Indenture, dated September 24, 2009, between Kimco Realty Corporation and The Bank of New York Mellon, as trustee</td><td>8-K</td><td>1-10899</td><td>09/24/09</td><td>4.1</td><td></td></tr><tr><td>10.1</td><td>Amended and Restated Stock Option Plan</td><td>10-K</td><td>1-10899</td><td>03/28/95</td><td>10.3</td><td></td></tr><tr><td>10.2</td><td>$1.5 Billion Credit Agreement, dated as of October 25, 2007, among Kimco Realty Corporation and each of the parties named therein</td><td>10-K/A</td><td>1-10899</td><td>08/17/10</td><td>10.6</td><td></td></tr><tr><td>10.3</td><td>Employment Agreement between Kimco Realty Corporation and David B. Henry, dated March 8, 2007</td><td>8-K</td><td>1-10899</td><td>03/21/07</td><td>10.1</td><td></td></tr><tr><td>10.4</td><td>CAD $250,000,000 Amended and Restated Credit Facility, dated January 11, 2008, with Royal Bank of Canada as issuing lender and administrative agent and various lenders</td><td>10-K</td><td>1-10899</td><td>02/28/08</td><td>10.25</td><td></td></tr><tr><td>10.5</td><td>Second Amended and Restated 1998 Equity Participation Plan of Kimco Realty Corporation (restated February 25, 2009)</td><td>10-K</td><td>1-10899</td><td>02/27/09</td><td>10.9</td><td></td></tr><tr><td>10.6</td><td>Employment Agreement between Kimco Realty Corporation and Michael V. Pappagallo, dated November 3, 2008</td><td>8-K</td><td>1-10899</td><td>11/10/08</td><td>10.1</td><td></td></tr><tr><td>10.7</td><td>Amendment to Employment Agreement between Kimco Realty Corporation and David B. Henry, dated December 17, 2008</td><td>8-K</td><td>1-10899</td><td>01/07/09</td><td>10.1</td><td></td></tr><tr><td>10.8</td><td>Amendment to Employment Agreement between Kimco Realty Corporation and Michael V. Pappagallo, dated December 17, 2008</td><td>8-K</td><td>1-10899</td><td>01/07/09</td><td>10.2</td><td></td></tr><tr><td>10.9</td><td>Form of Indemnification Agreement</td><td>10-K</td><td>1-10899</td><td>02/27/09</td><td>10.16</td><td></td></tr><tr><td>10.10</td><td>Employment Agreement between Kimco Realty Corporation and Glenn G. Cohen, dated February 25, 2009</td><td>10-K</td><td>1-10899</td><td>02/27/09</td><td>10.17</td><td></td></tr><tr><td>10.11</td><td>$650 Million Credit Agreement, dated as of August 26, 2008, among PK Sale LLC, as borrower, PRK Holdings I LLC, PRK Holdings II LLC and PK Holdings III LLC, as guarantors, Kimco Realty Corporation as guarantor and each of the parties named therein</td><td>10-K/A</td><td>1-10899</td><td>08/17/10</td><td>10.17</td><td></td></tr><tr><td>10.12</td><td>1 billion MXN Credit Agreement, dated as of March 3, 2008, among KRC Mexico Acquisition, LLC, as borrower, Kimco Realty Corporation, as guarantor and each of the parties named therein</td><td>10-K/A</td><td>1-10899</td><td>08/17/10</td><td>10.18</td><td></td></tr><tr><td>10.13</td><td>Second Amendment to Employment Agreement between Kimco Realty Corporation and David B. Henry, dated March 15, 2010</td><td>8-K</td><td>1-10899</td><td>03/19/10</td><td>10.1</td><td></td></tr><tr><td>10.14</td><td>Second Amendment to Employment Agreement between Kimco Realty Corporation and Michael V. Pappagallo, dated March 15, 2010</td><td>8-K</td><td>1-10899</td><td>03/19/10</td><td>10.3</td><td></td></tr><tr><td>10.15</td><td>Amendment to Employment Agreement between Kimco Realty Corporation and Glenn G. Cohen, dated March 15, 2010</td><td>8-K</td><td>1-10899</td><td>03/19/10</td><td>10.4</td><td></td></tr><tr><td>10.16</td><td>Kimco Realty Corporation Executive Severance Plan, dated March 15, 2010</td><td>8-K</td><td>1-10899</td><td>03/19/10</td><td>10.5</td><td></td></tr><tr><td>10.17</td><td>Letter Agreement between Kimco Realty Corporation and David B. Henry, dated March 15, 2010</td><td>8-K</td><td>1-10899</td><td>03/19/10</td><td>10.6</td><td></td></tr></table>



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## SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

## KIMCO REALTY CORPORATION

By: /s/ David B. Henry
David B. Henry
Chief Executive Officer

Dated: February 24, 2012

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

<table><tr><td>Signature</td><td>Title</td><td>Date</td></tr><tr><td>/s/ Milton Cooper</td><td rowspan="2">Executive Chairman of the Board of Directors</td><td rowspan="2">February 24, 2012</td></tr><tr><td>Milton Cooper</td></tr><tr><td>/s/ David B. Henry</td><td rowspan="2">Chief Executive Officer and Vice Chairman of the Board of Directors</td><td rowspan="2">February 24, 2012</td></tr><tr><td>David B. Henry</td></tr><tr><td>/s/ Richard G. Dooley</td><td rowspan="2">Director</td><td rowspan="2">February 24, 2012</td></tr><tr><td>Richard G. Dooley</td></tr><tr><td>/s/ Joe Grills</td><td rowspan="2">Director</td><td rowspan="2">February 24, 2012</td></tr><tr><td>Joe Grills</td></tr></table>



# ANNUAL REPORT ON FORM 10-K
ITEM 8, ITEM 15 (a) (1) and (2)
INDEX TO FINANCIAL STATEMENTS
AND
FINANCIAL STATEMENT SCHEDULES

Form10-K
Page
KIMCO REALTY CORPORATION AND SUBSIDIARIES
Report of Independent Registered Public Accounting Firm ..... 38
Consolidated Financial Statements and Financial Statement Schedules:
Consolidated Balance Sheets as of December 31, 2011 and 2010 ..... 39
Consolidated Statements of Operations for the years ended December 31, 2011, 2010 and 2009 ..... 40
Consolidated Statements of Comprehensive Income for the years ended December 31, 2011, 2010 and 2009..... 41
Consolidated Statements of Changes in Equity for the years ended December 31, 2011, 2010 and 2009 ..... 42
Consolidated Statements of Cash Flows for the years ended December 31, 2011, 2010 and 2009..... 44
Notes to Consolidated Financial Statements ..... 45
Financial Statement Schedules:
II. Valuation and Qualifying Accounts ..... 93
III. Real Estate and Accumulated Depreciation ..... 94
IV. Mortgage Loans on Real Estate ..... 106



To the Board of Directors and Stockholders of Kimco Realty Corporation:

In our opinion, the consolidated financial statements listed in the index appearing under Item 15(a)(1) present fairly, in all material respects, the financial position of Kimco Realty Corporation and its subsidiaries (the "Company") at December 31, 2011 and 2010, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2011 in conformity with accounting principles generally accepted in the United States of America. In addition, in our opinion, the financial statement schedules listed in the index appearing under Item 15(a)(2) present fairly, in all material respects, the information set forth therein when read in conjunction with the related consolidated financial statements. Also in our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2011, based on criteria established in Internal Control - Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO). The Company's management is responsible for these financial statements and financial statement schedules, for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included in Management's Report on Internal Control over Financial Reporting appearing under Item 9A. Our responsibility is to express opinions on these financial statements, on the financial statement schedules, and on the Company's internal control over financial reporting based on our integrated audits. We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement and whether effective internal control over financial reporting was maintained in all material respects. Our audits of the financial statements included examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. Our audit of internal control over financial reporting included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the design and operating effectiveness of internal control based on the assessed risk. Our audits also included performing such other procedures as we considered necessary in the circumstances. We believe that our audits provide a reasonable basis for our opinions.

A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (ii) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (iii) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

/s/ PricewaterhouseCoopers LLP
New York, New York

February 27, 2012



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
(in thousands, except share information)

<table><tr><td rowspan="2"></td><td colspan="2">December 31, 2011</td><td colspan="2">December 31, 2010</td></tr><tr><td></td><td></td><td></td><td></td></tr><tr><td>Assets:</td><td></td><td></td><td></td><td></td></tr><tr><td>Real Estate</td><td></td><td></td><td></td><td></td></tr><tr><td>Rental property</td><td></td><td></td><td></td><td></td></tr><tr><td>Land</td><td>$</td><td>1,945,045</td><td>$</td><td>1,837,348</td></tr><tr><td>Building and improvements</td><td></td><td>6,652,537</td><td></td><td>6,420,405</td></tr><tr><td></td><td></td><td>8,597,582</td><td></td><td>8,257,753</td></tr><tr><td>Less: accumulated depreciation and amortization</td><td></td><td>(1,693,090)</td><td></td><td>(1,549,380)</td></tr><tr><td></td><td></td><td>6,904,492</td><td></td><td>6,708,373</td></tr><tr><td>Real estate under development</td><td></td><td>180,403</td><td></td><td>335,007</td></tr><tr><td>Real estate, net</td><td></td><td>7,084,895</td><td></td><td>7,043,380</td></tr><tr><td>Investments and advances in real estate joint ventures</td><td></td><td>1,404,214</td><td></td><td>1,382,749</td></tr><tr><td>Other real estate investments</td><td></td><td>344,131</td><td></td><td>418,564</td></tr><tr><td>Mortgages and other financing receivables</td><td></td><td>102,972</td><td></td><td>108,493</td></tr><tr><td>Cash and cash equivalents</td><td></td><td>112,882</td><td></td><td>125,154</td></tr><tr><td>Marketable securities</td><td></td><td>33,540</td><td></td><td>223,991</td></tr><tr><td>Accounts and notes receivable</td><td></td><td>149,807</td><td></td><td>130,536</td></tr><tr><td>Deferred charges and prepaid expenses</td><td></td><td>155,246</td><td></td><td>147,048</td></tr><tr><td>Other assets</td><td></td><td>226,829</td><td></td><td>253,960</td></tr><tr><td>Total assets</td><td>$</td><td>9,614,516</td><td>$</td><td>9,833,875</td></tr><tr><td>Liabilities:</td><td></td><td></td><td></td><td></td></tr><tr><td>Notes payable</td><td></td><td>2,983,886</td><td>$</td><td>2,982,421</td></tr><tr><td>Mortgages payable</td><td></td><td>1,085,371</td><td></td><td>1,046,313</td></tr><tr><td>Construction loans payable</td><td></td><td>45,128</td><td></td><td>30,253</td></tr><tr><td>Accounts payable and accrued expenses</td><td></td><td>145,172</td><td></td><td>154,482</td></tr><tr><td>Dividends payable</td><td></td><td>92,159</td><td></td><td>89,037</td></tr><tr><td>Other liabilities</td><td></td><td>287,583</td><td></td><td>275,023</td></tr><tr><td>Total liabilities</td><td></td><td>4,639,299</td><td></td><td>4,577,529</td></tr><tr><td>Redeemable noncontrolling interests</td><td></td><td>95,074</td><td></td><td>95,060</td></tr><tr><td>Stockholders&#x27; equity:</td><td></td><td></td><td></td><td></td></tr><tr><td>Preferred Stock, $1.00 par value, authorized 3,092,000 shares</td><td></td><td></td><td></td><td></td></tr><tr><td>Class F Preferred Stock, $1.00 par value, authorized 700,000 shares</td><td></td><td></td><td></td><td></td></tr><tr><td>issued and outstanding 700,000 shares</td><td></td><td></td><td></td><td></td></tr><tr><td>Aggregate liquidation preference $175,000</td><td></td><td>700</td><td></td><td>700</td></tr><tr><td>Class G Preferred Stock, $1.00 par value, authorized 184,000 shares</td><td></td><td></td><td></td><td></td></tr><tr><td>issued and outstanding 184,000 shares</td><td></td><td></td><td></td><td></td></tr><tr><td>Aggregate liquidation preference $460,000</td><td></td><td>184</td><td></td><td>184</td></tr><tr><td>Class H Preferred Stock, $1.00 par value, authorized 70,000 shares</td><td></td><td></td><td></td><td></td></tr><tr><td>issued and outstanding 70,000 shares</td><td></td><td></td><td></td><td></td></tr><tr><td>Aggregate liquidation preference $175,000</td><td></td><td>70</td><td></td><td>70</td></tr><tr><td>Common Stock, $0.01 par value, authorized 750,000,000 shares</td><td></td><td></td><td></td><td></td></tr><tr><td>issued and outstanding 406,937,830 and 406,423,514 shares, respectively</td><td></td><td>4,069</td><td></td><td>4,064</td></tr><tr><td>Paid-in capital</td><td></td><td>5,492,022</td><td></td><td>5,469,841</td></tr><tr><td>Cumulative distributions in excess of net income</td><td></td><td>(702,999)</td><td></td><td>(515,164)</td></tr><tr><td></td><td></td><td>4,794,046</td><td></td><td>4,959,695</td></tr><tr><td>Accumulated other comprehensive income</td><td></td><td>(107,660)</td><td></td><td>(23,853)</td></tr><tr><td>Total stockholders&#x27; equity</td><td></td><td>4,686,386</td><td></td><td>4,935,842</td></tr><tr><td>Noncontrolling interests</td><td></td><td>193,757</td><td></td><td>225,444</td></tr><tr><td>Total equity</td><td></td><td>4,880,143</td><td></td><td>5,161,286</td></tr><tr><td>Total liabilities and equity</td><td></td><td>$ 9,614,516</td><td>$</td><td>9,833,875</td></tr></table>

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



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
(in thousands, except per share data)

<table><tr><td rowspan="2"></td><td colspan="3">Year Ended December 31,</td></tr><tr><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Revenues from rental property</td><td>$ 873,694</td><td>$ 831,207</td><td>$ 755,446</td></tr><tr><td>Rental property expenses:</td><td></td><td></td><td></td></tr><tr><td>Rent</td><td>(13,889)</td><td>(13,757)</td><td>(13,555)</td></tr><tr><td>Real estate taxes</td><td>(117,237)</td><td>(113,723)</td><td>(108,406)</td></tr><tr><td>Operating and maintenance</td><td>(124,896)</td><td>(118,641)</td><td>(105,345)</td></tr><tr><td>Impairment of property carrying values</td><td>(5,884)</td><td>(2,253)</td><td>(24,000)</td></tr><tr><td>Mortgage and other financing income</td><td>7,273</td><td>9,405</td><td>14,956</td></tr><tr><td>Management and other fee income</td><td>35,321</td><td>39,918</td><td>42,452</td></tr><tr><td>Depreciation and amortization</td><td>(247,549)</td><td>(232,835)</td><td>(221,750)</td></tr><tr><td>General and administrative expenses</td><td>(118,937)</td><td>(109,152)</td><td>(109,960)</td></tr><tr><td>Interest, dividends and other investment income</td><td>16,566</td><td>21,241</td><td>33,077</td></tr><tr><td>Other (expense)/income, net</td><td>(4,891)</td><td>(4,617)</td><td>5,528</td></tr><tr><td>Interest expense</td><td>(225,035)</td><td>(226,102)</td><td>(207,768)</td></tr><tr><td>Early extinguishment of debt charges</td><td>-</td><td>(10,811)</td><td>-</td></tr><tr><td>Income from other real estate investments</td><td>3,824</td><td>3,642</td><td>4,654</td></tr><tr><td>Gain on sale of development properties</td><td>12,074</td><td>2,130</td><td>5,751</td></tr><tr><td>Impairments:</td><td></td><td></td><td></td></tr><tr><td>Real estate under development</td><td>-</td><td>(11,700)</td><td>(2,100)</td></tr><tr><td>Investments in other real estate investments</td><td>(3,290)</td><td>(13,442)</td><td>(49,279)</td></tr><tr><td>Marketable securities and other investments</td><td>(1,580)</td><td>(5,266)</td><td>(30,050)</td></tr><tr><td>Investments in real estate joint ventures</td><td>(5,123)</td><td>-</td><td>(43,659)</td></tr><tr><td>Income/(loss) from continuing operations before income taxes, equity in income of joint ventures and equity in income of other real estate investments</td><td>80,441</td><td>45,244</td><td>(54,008)</td></tr><tr><td>(Provision)/benefit for income taxes, net</td><td>(19,537)</td><td>(3,228)</td><td>20,061</td></tr><tr><td>Equity in income of joint ventures, net</td><td>64,036</td><td>34,579</td><td>3,420</td></tr><tr><td>Equity in income of other real estate investments, net</td><td>51,813</td><td>60,846</td><td>34,424</td></tr><tr><td>Income from continuing operations</td><td>176,753</td><td>137,441</td><td>3,897</td></tr><tr><td>Discontinued operations:</td><td></td><td></td><td></td></tr><tr><td>Income from discontinued operating properties, net of tax</td><td>3</td><td></td><td></td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
(in thousands)

<table><tr><td rowspan="2"></td><td colspan="4">Year Ended December 31,</td></tr><tr><td>2011</td><td>2010</td><td>2009</td><td></td></tr><tr><td>Net income</td><td>$ 182,090</td><td>$ 161,651</td><td>$ 6,061</td><td></td></tr><tr><td>Other comprehensive income:</td><td></td><td></td><td></td><td></td></tr><tr><td>Change in unrealized (loss)/gain on marketable securities</td><td>(4,065)</td><td>37,006</td><td>43,662</td><td></td></tr><tr><td>Change in unrealized gain/(loss) on interest rate swaps</td><td>549</td><td>(420)</td><td>(233)</td><td></td></tr><tr><td>Change in foreign currency translation adjustment, net</td><td>(82,228)</td><td>52,849</td><td>20,658</td><td></td></tr><tr><td>Other comprehensive (loss)/income</td><td>(85,744)</td><td>89,435</td><td>64,087</td><td></td></tr><tr><td>Comprehensive income</td><td>96,346</td><td>251,086</td><td>70,148</td><td></td></tr><tr><td>Comprehensive (income)/loss attributable to noncontrolling interests</td><td>(11,102)</td><td>(35,639)</td><td>9,019</td><td></td></tr><tr><td>Comprehensive income attributable to the Company</td><td>$ 85,244</td><td>$ 215,447</td><td>$ 79,167</td><td></td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY
For the Years Ended December 31, 2011, 2010 and 2009
(in thousands)

<table><tr><td></td><td>Retained Earnings/ (Cumulative Distributions in Excess of Net Income)</td><td>Accumulated Other Comprehensive Income</td><td colspan="2">Preferred Stock</td><td>Common Stock</td><td>Paid-in Capital</td><td>Total Stockholders&#x27; Equity</td><td>Noncontrolling Interest</td><td>Total Equity</td><td>Comprehensive Income</td></tr><tr><td>Balance, January 1, 2009</td><td>$ (58,162)</td><td>$ (179,541)</td><td>884</td><td>$ 884</td><td>271,081</td><td>$ 2,711</td><td>$ 4,217,806</td><td>$ 3,983,698</td><td>$ 221,035</td><td>$ 4,204,733</td></tr><tr><td>Contributions from noncontrolling interests</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>73,601</td><td>73,601</td><td></td></tr><tr><td>Comprehensive income:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Net (loss)/income</td><td>(3,942)</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(3,942)</td><td>10,003</td><td>6,061</td><td>6,061</td></tr><tr><td>Other comprehensive income:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Change in unrealized gain on marketable securities</td><td>-</td><td>43,662</td><td>-</td><td>-</td><td>-</td><td>-</td><td>43,662</td><td>-</td><td>43,662</td><td>43,662</td></tr><tr><td>Change in unrealized loss on interest rate swaps</td><td>-</td><td>(233)</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(233)</td><td>-</td><td>(233)</td><td>(233)</td></tr><tr><td>Change in foreign currency translation adjustment</td><td>-</td><td>39,680</td><td>-</td><td>-</td><td>-</td><td>-</td><td>39,680</td><td>(19,022)</td><td>20,658</td><td>20,658</td></tr><tr><td>Comprehensive income</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td>70,148</td></tr><tr><td>Redeemable noncontrolling interest</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(6,429)</td><td>(6,429)</td><td></td></tr><tr><td>Dividends ($0.72 per Common Share; $1.6625 per Class F Depositary Share, and $1.9375 per Class G Depositary Share, respectively)</td><td>(276,634)</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(276,634)</td><td>-</td><td>(276,634)</td><td></td></tr><tr><td>Distributions to noncontrolling interests</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(9,626)</td><td>(9,626)</td><td></td></tr><tr><td>Issuance of units</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>126</td><td>126</td><td></td></tr><tr><td>Unit redemptions</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(346)</td><td>(346)</td><td></td></tr><tr><td>Issuance of common stock</td><td>-</td><td>-</td><td>-</td><td>134,344</td><td>1,344</td><td>1,065,206</td><td>1,066,550</td><td>-</td><td>1,066,550</td><td></td></tr><tr><td>Surrender of common stock</td><td>-</td><td>-</td><td>-</td><td>(8)</td><td>(1)</td><td>(287)</td><td>(288)</td><td>-</td><td>(288)</td><td></td></tr><tr><td>Exercise of common stock options</td><td>-</td><td>-</td><td>-</td><td>116</td><td>1</td><td>1,234</td><td>1,235</td><td>-</td><td>1,235</td><td></td></tr><tr><td>Transfers from noncontrolling interests</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(11,126)</td><td>(11,126)</td><td>(4,337)</td><td>(15,463)</td><td></td></tr><tr><td>Amortization of equity awards</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>10,371</td><td>10,371</td><td>-</td><td>10,371</td><td></td></tr><tr><td>Balance, December 31, 2009</td><td>(338,738)</td><td>(96,432)</td><td>884</td><td>884</td><td>405,533</td><td>4,055</td><td>5,283,204</td><td>4,852,973</td><td>265,005</td><td>5,117,978</td></tr><tr><td>Contributions from noncontrolling interests</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>2,721</td><td>2,721</td><td></td></tr><tr><td>Comprehensive income:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Net income</td><td>142,868</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>142,868</td><td>18,783</td><td>161,651</td><td>161,651</td></tr><tr><td>Other comprehensive income:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Change in unrealized gain on marketable securities</td><td>-</td><td>37,006</td><td>-</td><td>-</td><td>-</td><td>-</td><td>37,006</td><td>-</td><td>37,006</td><td>37,006</td></tr><tr><td>Change in unrealized loss on interest rate swaps</td><td>-</td><td>(420)</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(420)</td><td>-</td><td>(420)</td><td>(420)</td></tr><tr><td>Change in foreign currency translation adjustment</td><td>-</td><td>35,993</td><td>-</td><td>-</td><td>-</td><td>-</td><td>35,993</td><td>16,856</td><td>52,849</td><td>52,849</td></tr><tr><td>Comprehensive income</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td>251,086</td></tr><tr><td>Redeemable noncontrolling interests</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(6,500)</td><td>(6,500)</td><td></td></tr><tr><td>Dividends ($0.66 per Common Share; $1.6625 per Class F Depositary Share, $1.9375 per Class G Depositary Share and $0.5798 per Class H Depositary Share, respectively)</td><td>(319,294)</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(319,294)</td><td>-</td><td>(319,294)</td><td></td></tr><tr><td>Distributions to noncontrolling interests</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(64,658)</td><td>(64,658)</td><td></td></tr><tr><td>Issuance of common stock</td><td>-</td><td>-</td><td>-</td><td>353</td><td>4</td><td>4,426</td><td>4,430</td><td>-</td><td>4,430</td><td></td></tr><tr><td>Surrender of common stock</td><td>-</td><td>-</td><td>-</td><td>(78)</td><td>(1)</td><td>-</td><td>(1)</td><td>-</td><td>(1)</td><td></td></tr><tr><td>Issuance of preferred stock</td><td>-</td><td>-</td><td>70</td><td>70</td><td>-</td><td>169,114</td><td>169,184</td><td>-</td><td>169,184</td><td></td></tr><tr><td>Exercise of common stock options</td><td>-</td><td>-</td><td>-</td><td>616</td><td>6</td><td>8,561</td><td>8,567</td><td>-</td><td>8,567</td><td></td></tr><tr><td>Acquisition of noncontrolling interests</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(7,196)</td><td>(7,196)</td><td>(6,763)</td><td>(13,959)</td><td></td></tr><tr><td>Amortization of equity awards</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>11,732</td><td>11,732</td><td>-</td><td>11,732</td><td></td></tr><tr><td>Balance, December 31, 2010</td><td>(515,164)</td><td>(23,853)</td><td>954</td><td>954</td><td>406,424</td><td>4,064</td><td>5,469,841</td><td>4,935,842</td><td>225,444</td><td>5,161,286</td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY
For the Years Ended December 31, 2011, 2010 and 2009
(in thousands)

<table><tr><td rowspan="2"></td><td rowspan="2">Retained Earnings/ (Cumulative Distributions in Excess of Net Income)</td><td rowspan="2">Accumulated Other Comprehensive Income</td><td colspan="2">Preferred Stock</td><td colspan="2">Common Stock</td><td rowspan="2">Paid-in Capital</td><td rowspan="2">Total Stockholders&#x27; Equity</td><td rowspan="2">Noncontrolling Interest</td><td rowspan="2">Total Equity</td><td rowspan="2">Comprehensive Income</td></tr><tr><td>Issued</td><td>Amount</td><td>Issued</td><td>Amount</td></tr><tr><td>Contributions from noncontrolling interests</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td></td><td>1,045</td><td>1,045</td><td></td></tr><tr><td>Comprehensive income:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Net income</td><td>169,051</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>169,051</td><td>13,039</td><td>182,090</td><td>182,090</td></tr><tr><td>Other comprehensive income, net of tax:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td>-</td></tr><tr><td>Change in unrealized gain on marketable securities</td><td>-</td><td>(4,065)</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(4,065)</td><td>-</td><td>(4,065)</td><td>(4,065)</td></tr><tr><td>Change in unrealized loss on interest rate swaps</td><td>-</td><td>549</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>549</td><td>-</td><td>549</td><td>549</td></tr><tr><td>Change in foreign currency translation adjustment</td><td>-</td><td>(80,291)</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(80,291)</td><td>(1,937)</td><td>(82,228)</td><td>(82,228)</td></tr><tr><td>Comprehensive income</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td>-</td></tr><tr><td>Redeemable noncontrolling interests</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td></td><td>(6,370)</td><td>(6,370)</td><td></td></tr><tr><td>Dividends ($0.73 per Common Share; $1.6625 per Class F Depositary Share, $1.9375 per Class G Depositary Share and $1.7250 per Class H Depositary Share, respectively)</td><td>(356,886)</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(356,886)</td><td>-</td><td>(356,886)</td><td></td></tr><tr><td>Distributions to noncontrolling interests</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(13,827)</td><td>(13,827)</td><td></td><td></td></tr><tr><td>Issuance of common stock</td><td>-</td><td>-</td><td>-</td><td>-</td><td>438</td><td>5</td><td>4,936</td><td>4,941</td><td>-</td><td>4,941</td><td></td></tr><tr><td>Surrender of common stock</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(34)</td><td>(2)</td><td>(579)</td><td>(581)</td><td>-</td><td>(581)</td><td></td></tr><tr><td>Repurchase of common stock</td><td>-</td><td>-</td><td>-</td><td>-</td><td>(334)</td><td>(2)</td><td>(6,001)</td><td>(6,003)</td><td>-</td><td>(6,003)</td><td></td></tr><tr><td>Exercise of common stock options</td><td>-</td><td>-</td><td>-</td><td>-</td><td>444</td><td>4</td><td>6,533</td><td>6,537</td><td>-</td><td>6,537</td><td></td></tr><tr><td>Acquisition of noncontrolling interests</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>4,452</td><td>4,452</td><td>(23,637)</td><td>(19,185)</td><td></td></tr><tr><td>Amortization of equity awards</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>-</td><td>12,840</td><td>12,840</td><td>-</td><td>12,840</td><td></td></tr><tr><td>Balance, December 31, 2011</td><td>(702,999)</td><td>(107,660)</td><td>954</td><td>954</td><td>406,938</td><td>4,069</td><td>5,492,022</td><td>4,686,386</td><td>193,757</td><td>4,880,143</td><td></td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)

<table><tr><td rowspan="2"></td><td colspan="4">Year Ended December 31,</td></tr><tr><td>2011</td><td>2010</td><td>2009</td><td></td></tr><tr><td>Cash flow from operating activities:</td><td></td><td></td><td></td><td></td></tr><tr><td>Net income</td><td>$ 182,090</td><td>$ 161,651</td><td>$ 6,061</td><td></td></tr><tr><td>Adjustments to reconcile net income to net cash provided by operating activities:</td><td></td><td></td><td></td><td></td></tr><tr><td>Depreciation and amortization</td><td>251,139</td><td>247,637</td><td>227,776</td><td></td></tr><tr><td>Loss on operating/development properties held for sale/sold/transferred</td><td>-</td><td>57</td><td>285</td><td></td></tr><tr><td>Impairment charges</td><td>32,763</td><td>39,121</td><td>175,087</td><td></td></tr><tr><td>Gain on sale of development properties</td><td>(12,074)</td><td>(2,130)</td><td>(5,751)</td><td></td></tr><tr><td>Gain on sale of operating properties</td><td>(17,435)</td><td>(4,366)</td><td>(4,666)</td><td></td></tr><tr><td>Equity in income of joint ventures, net</td><td>(64,036)</td><td>(55,705)</td><td>(6,309)</td><td></td></tr><tr><td>Equity in income from other real estate investments, net</td><td>(51,813)</td><td>(39,642)</td><td>(30,039)</td><td></td></tr><tr><td>Distributions from joint ventures and other real estate investments</td><td>163,048</td><td>162,860</td><td>136,697</td><td></td></tr><tr><td>Cash retained from excess tax benefits</td><td>-</td><td>(103)</td><td>-</td><td></td></tr><tr><td>Change in accounts and notes receivable</td><td>(19,271)</td><td>(17,388)</td><td>(19,878)</td><td></td></tr><tr><td>Change in accounts payable and accrued expenses</td><td>(8,082)</td><td>15,811</td><td>4,101</td><td></td></tr><tr><td>Change in other operating assets and liabilities</td><td>(7,716)</td><td>(27,868)</td><td>(79,782)</td><td></td></tr><tr><td>Net cash flow provided by operating activities</td><td>448,613</td><td>479,935</td><td>403,582</td><td></td></tr><tr><td>Cash flow from investing activities:</td><td></td><td></td><td></td><td></td></tr><tr><td>Acquisition of and improvements to operating real estate</td><td>(343,299)</td><td>(182,482)</td><td>(374,501)</td><td></td></tr><tr><td>Acquisition of and improvements to real estate under development</td><td>(37,896)</td><td>(41,975)</td><td>(143,283)</td><td></td></tr><tr><td>Investment in marketable securities</td><td>-</td><td>(9,041)</td><td>-</td><td></td></tr><tr><td>Proceeds from sale/repayments of marketable securities</td><td>188,003</td><td>30,455</td><td>80,586</td><td></td></tr><tr><td>Investments and advances to real estate joint ventures</td><td>(171,695)</td><td>(138,796)</td><td>(109,941)</td><td></td></tr><tr><td>Reimbursements of advances to real estate joint ventures</td><td>63,529</td><td>85,205</td><td>99,573</td><td></td></tr><tr><td>Other real estate investments</td><td>(6,958)</td><td>(12,528)</td><td>(12,447)</td><td></td></tr><tr><td>Reimbursements of advances to other real estate investments</td><td>68,881</td><td>30,861</td><td>18,232</td><td></td></tr><tr><td>Investment in mortgage loans receivable</td><td>-</td><td>(2,745)</td><td>(7,657)</td><td></td></tr><tr><td>Collection of mortgage loans receivable</td><td>19,148</td><td>27,587</td><td>48,403</td><td></td></tr><tr><td>Other investments</td><td>(730)</td><td>(4,004)</td><td>(4,247)</td><td></td></tr><tr><td>Reimbursements of other investments</td><td>20,116</td><td>8,792</td><td>4,935</td><td></td></tr><tr><td>Proceeds from sale of operating properties</td><td>135,646</td><td>238,746</td><td>34,825</td><td></td></tr><tr><td>Proceeds from sale of development properties</td><td>44,495</td><td>7,829</td><td>22,286</td><td></td></tr><tr><td>Net cash flow (used for)/provided by investing activities</td><td>(20,760)</td><td>37,904</td><td>(343,236)</td><td></td></tr><tr><td>Cash flow from financing activities:</td><td></td><td></td><td></td><td></td></tr><tr><td>Principal payments on debt, excluding normal amortization of rental property debt</td><td>(62,470)</td><td>(226,155)</td><td>(437,710)</td><td></td></tr><tr><td>Principal payments on rental property debt</td><td>(22,720)</td><td>(23,645)</td><td>(16,978)</td><td></td></tr><tr><td>Principal payments on construction loan financings</td><td>(3,428)</td><td>(30,383)</td><td>(255,512)</td><td></td></tr><tr><td>Proceeds from mortgage/construction loan financings</td><td>20,346</td><td>13,960</td><td>433,221</td><td></td></tr><tr><td>Borrowings under revolving unsecured credit facilities</td><td>291,231</td><td>42,390</td><td>351,880</td><td></td></tr><tr><td>Repayment of borrowings under unsecured revolving credit facilities</td><td>(179,094)</td><td>(53,699)</td><td>(928,572)</td><td></td></tr><tr><td>Proceeds from issuance of unsecured term loan/notes</td><td>-</td><td>449,720</td><td>520,000</td><td></td></tr><tr><td>Repayment of unsecured term loan/notes</td><td>(92,600)</td><td>(471,725)</td><td>(428,701)</td><td></td></tr><tr><td>Financing origination costs</td><td>(11,478)</td><td>(5,330)</td><td>(13,730)</td><td></td></tr><tr><td>Redemption of noncontrolling interests</td><td>(26,682)</td><td>(80,852)</td><td>(31,783)</td><td></td></tr><tr><td>Dividends paid</td><td>(353,764)</td><td>(306,964)</td><td>(331,024)</td><td></td></tr><tr><td>Cash retained from excess tax benefits</td><td>-</td><td>103</td><td>-</td><td></td></tr><tr><td>Proceeds from issuance of stock</td><td>6,537</td><td>177,837</td><td>1,064,444</td><td></td></tr><tr><td>Repurchase of common stock</td><td>(6,003)</td><td>-</td><td>-</td><td></td></tr><tr><td>Net cash flow used for financing activities</td><td>(440,125)</td><td>(514,743)</td><td>(74,465)</td><td></td></tr><tr><td>Change in cash and cash equivalents</td><td>(12,272)</td><td>3,096</td><td>(14,119)</td><td></td></tr><tr><td>Cash and cash equivalents, beginning of year</td><td>125,154</td><td>122,058</td><td>136,177</td><td></td></tr><tr><td>Cash and cash equivalents, end of year</td><td>$ 112,882</td><td>$ 125,154</td><td>$ 122,058</td><td></td></tr><tr><td>Interest paid during the year (net of capitalized interest of $7,086, $14,730, and $21,645 respectively)</td><td>$ 220,270</td><td>$ 242,033</td><td>$ 204,672</td><td></td></tr><tr><td>Income taxes paid during the year</td><td>$ 2,606</td><td>$ 3,278</td><td>$ 5,082</td><td></td></tr></table>

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



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

Amounts relating to the number of buildings, square footage, tenant and occupancy data, joint venture debt average interest rates and terms and estimated project costs are unaudited.

## 1. Summary of Significant Accounting Policies:

## Business

Kimco Realty Corporation and subsidiaries (the "Company" or "Kimco"), affiliates and related real estate joint ventures are engaged principally in the operation of neighborhood and community shopping centers which are anchored generally by discount department stores, supermarkets or drugstores. The Company also provides property management services for shopping centers owned by affiliated entities, various real estate joint ventures and unaffiliated third parties.

Additionally, in connection with the Tax Relief Extension Act of 1999 (the "RMA"), which became effective January 1, 2001, the Company is permitted to participate in activities which it was precluded from previously in order to maintain its qualification as a Real Estate Investment Trust ("REIT"), so long as these activities are conducted in entities which elect to be treated as taxable subsidiaries under the Internal Revenue Code, as amended (the "Code"), subject to certain limitations. As such, the Company, through its wholly-owned taxable REIT subsidiaries ("TRS"), has been engaged in various retail real estate related opportunities including (i) ground-up development of neighborhood and community shopping centers and the subsequent sale thereof upon completion, (ii) retail real estate management and disposition services which primarily focuses on leasing and disposition strategies of retail real estate controlled by both healthy and distressed and/or bankrupt retailers and (iii) acting as an agent or principal in connection with tax deferred exchange transactions.

The Company seeks to reduce its operating and leasing risks through diversification achieved by the geographic distribution of its properties, avoiding dependence on any single property and a large tenant base. At December 31, 2011, the Company's single largest neighborhood and community shopping center accounted for only 1.6% of the Company's annualized base rental revenues and only 1.2% of the Company's total shopping center gross leasable area ("GLA"), including the proportionate share of base rental revenues from properties in which the Company has less than a 100% economic interest. At December 31, 2011, the Company's five largest tenants were The Home Depot, TJX Companies, Wal-Mart, Sears Holdings and Kohl's, which represented 3.0%, 2.9%, 2.5%, 2.1% and 1.7%, respectively, of the Company's annualized base rental revenues, including the proportionate share of base rental revenues from properties in which the Company has less than a 100% economic interest.

The principal business of the Company and its consolidated subsidiaries is the ownership, management, development and operation of retail shopping centers, including complementary services that capitalize on the Company's established retail real estate expertise. The Company does not distinguish its principal business or group its operations on a geographical basis for purposes of measuring performance. Accordingly, the Company believes it has a single reportable segment for disclosure purposes in accordance with accounting principles generally accepted in the United States of America ("GAAP").

## Principles of Consolidation and Estimates

The accompanying Consolidated Financial Statements include the accounts of Kimco Realty Corporation and subsidiaries (the "Company"). The Company's subsidiaries includes subsidiaries which are wholly-owned and all entities in which the Company has a controlling interest, including where the Company has been determined to be a primary beneficiary of a variable interest entity ("VIE") or meets certain criteria of a sole general partner or managing member in accordance with the Consolidation guidance of the Financial Accounting Standards Board ("FASB") Accounting Standards Codification ("ASC"). All inter-company balances and transactions have been eliminated in consolidation.

GAAP requires the Company's management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities and the reported amounts of revenues and expenses during a reporting period. The most significant assumptions and estimates relate to the valuation of real estate and related intangible assets and liabilities, equity method investments, marketable securities and other investments, including the assessment of impairments, as well as, depreciable lives, revenue recognition, the collectability of trade accounts receivable, realizability of deferred tax assets and the assessment of uncertain tax positions. Application of these assumptions requires the exercise of judgment as to future uncertainties, and, as a result, actual results could differ from these estimates.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## Subsequent Events

The Company has evaluated subsequent events and transactions for potential recognition or disclosure in its consolidated financial statements.

## Real Estate

Real estate assets are stated at cost, less accumulated depreciation and amortization. Upon acquisition of real estate operating properties, the Company estimates the fair value of acquired tangible assets (consisting of land, building, building improvements and tenant improvements) and identified intangible assets and liabilities (consisting of above and below-market leases, in-place leases and tenant relationships), assumed debt and redeemable units issued at the date of acquisition, based on evaluation of information and estimates available at that date. Based on these estimates, the Company allocates the estimated fair value to the applicable assets and liabilities. Fair value is determined based on an exit price approach, which contemplates the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. If, up to one year from the acquisition date, information regarding fair value of the assets acquired and liabilities assumed is received and estimates are refined, appropriate adjustments are made to the purchase price allocation on a retrospective basis. The Company expenses transaction costs associated with business combinations in the period incurred.

In allocating the purchase price to identified intangible assets and liabilities of an acquired property, the value of above-market and below-market leases is estimated based on the present value of the difference between the contractual amounts, including fixed rate renewal options, to be paid pursuant to the leases and management's estimate of the market lease rates and other lease provisions (i.e., expense recapture, base rental changes, etc.) measured over a period equal to the estimated remaining term of the lease. The capitalized above-market or below-market intangible is amortized to rental income over the estimated remaining term of the respective leases, which includes the expected renewal option period. Mortgage debt discounts or premiums are amortized into interest expense over the remaining term of the related debt instrument. Unit discounts and premiums are amortized into noncontrolling interest in income, net over the period from the date of issuance to the earliest redemption date of the units.

In determining the value of in-place leases, management considers current market conditions and costs to execute similar leases in arriving at an estimate of the carrying costs during the expected lease-up period from vacant to existing occupancy. In estimating carrying costs, management includes real estate taxes, insurance, other operating expenses, estimates of lost rental revenue during the expected lease-up periods and costs to execute similar leases including leasing commissions, legal and other related costs based on current market demand. In estimating the value of tenant relationships, management considers the nature and extent of the existing tenant relationship, the expectation of lease renewals, growth prospects and tenant credit quality, among other factors. The value assigned to in-place leases and tenant relationships is amortized over the estimated remaining term of the leases. If a lease were to be terminated prior to its scheduled expiration, all unamortized costs relating to that lease would be written off.

Depreciation and amortization are provided on the straight-line method over the estimated useful lives of the assets, as follows:

Buildings and building improvements 15 to 50 years
Fixtures, leasehold and tenant improvements Terms of leases or useful (including certain identified intangible assets) lives, whichever is shorter

Expenditures for maintenance and repairs are charged to operations as incurred. Significant renovations and replacements, which improve and extend the life of the asset, are capitalized. The useful lives of amortizable intangible assets are evaluated each reporting period with any changes in estimated useful lives being accounted for over the revised remaining useful life.

When a real estate asset is identified by management as held-for-sale, the Company ceases depreciation of the asset and estimates the sales price, net of selling costs. If, in management's opinion, the net sales price of the asset is less than the net book value of the asset, an adjustment to the carrying value would be recorded to reflect the estimated fair value of the property.

On a continuous basis, management assesses whether there are any indicators, including property operating performance and general market conditions, that the value of the real estate properties (including any related amortizable intangible assets or liabilities) may be impaired. A property value is considered impaired only if management's estimate of current and projected operating cash flows (undiscounted and unleveraged) of the property over its remaining useful life is less than the net carrying value of the property. Such cash flow projections consider factors such as expected future operating income, trends and prospects, as well as the effects of demand, competition and other factors. To the extent impairment has occurred, the carrying value of the property would be adjusted to an amount to reflect the estimated fair value of the property.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## Real Estate Under Development

Real estate under development represents both the ground-up development of neighborhood and community shopping center projects which may be subsequently sold upon completion and projects which the Company may hold as long-term investments. These properties are carried at cost. The cost of land and buildings under development includes specifically identifiable costs. The capitalized costs include pre-construction costs essential to the development of the property, development costs, construction costs, interest costs, real estate taxes, salaries and related costs of personnel directly involved and other costs incurred during the period of development. The Company ceases cost capitalization when the property is held available for occupancy upon substantial completion of tenant improvements, but no later than one year from the completion of major construction activity. If, in management's opinion, the net sales price of assets held for resale or the current and projected undiscounted cash flows of these assets to be held as long-term investments is less than the net carrying value, the carrying value would be adjusted to an amount to reflect the estimated fair value of the property.

## Investments in Unconsolidated Joint Ventures

The Company accounts for its investments in unconsolidated joint ventures under the equity method of accounting as the Company exercises significant influence, but does not control these entities. These investments are recorded initially at cost and subsequently adjusted for cash contributions and distributions. Earnings for each investment are recognized in accordance with each respective investment agreement and where applicable, based upon an allocation of the investment's net assets at book value as if the investment was hypothetically liquidated at the end of each reporting period.

The Company’s joint ventures and other real estate investments primarily consist of co-investments with institutional and other joint venture partners in neighborhood and community shopping center properties, consistent with its core business. These joint ventures typically obtain non-recourse third-party financing on their property investments, thus contractually limiting the Company’s exposure to losses primarily to the amount of its equity investment; and due to the lender’s exposure to losses, a lender typically will require a minimum level of equity in order to mitigate its risk. The Company, on a limited selective basis, obtains unsecured financing for certain joint ventures. These unsecured financings are guaranteed by the Company with guarantees from the joint venture partners for their proportionate amounts of any guaranty payment the Company is obligated to make.

To recognize the character of distributions from equity investees the Company reviews the nature of the cash distribution to determine the proper character of cash flow distributions as either returns on investment, which would be included in operating activities or returns of investment, which would be included in investing activities.

On a continuous basis, management assesses whether there are any indicators, including the underlying investment property operating performance and general market conditions, that the value of the Company's investments in unconsolidated joint ventures may be impaired. An investment's value is impaired only if management's estimate of the fair value of the investment is less than the carrying value of the investment and such difference is deemed to be other-than-temporary. To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the investment over the estimated fair value of the investment.

The Company’s estimated fair values are based upon a discounted cash flow model for each specific property that includes all estimated cash inflows and outflows over a specified holding period and, where applicable, any estimated debt premiums. Capitalization rates, discount rates and credit spreads utilized in these models are based upon rates that the Company believes to be within a reasonable range of current market rates for each respective property.

## Other Real Estate Investments

Other real estate investments primarily consist of preferred equity investments for which the Company provides capital to owners and developers of real estate. The Company typically accounts for its preferred equity investments on the equity method of accounting, whereby earnings for each investment are recognized in accordance with each respective investment agreement and based upon an allocation of the investment's net assets at book value as if the investment was hypothetically liquidated at the end of each reporting period.

On a continuous basis, management assesses whether there are any indicators, including the underlying investment property operating performance and general market conditions, that the value of the Company's Other real estate investments may be impaired. An investment's value is impaired only if management's estimate of the fair value of the investment is less than the carrying value of the investment and such difference is deemed to be other-than-temporary. To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the investment over the estimated fair value of the investment.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

The Company’s estimated fair values are based upon a discounted cash flow model for each specific property that includes all estimated cash inflows and outflows over a specified holding period and, where applicable, any estimated debt premiums. Capitalization rates, discount rates and credit spreads utilized in these models are based upon rates that the Company believes to be within a reasonable range of current market rates for each respective property.

## Mortgages and Other Financing Receivables

Mortgages and other financing receivables consist of loans acquired and loans originated by the Company. Borrowers of these loans are primarily experienced owners, operators or developers of commercial real estate. Loan receivables are recorded at stated principal amounts, net of any discount or premium or deferred loan origination costs or fees. The related discounts or premiums on mortgages and other loans purchased are amortized or accreted over the life of the related loan receivable. The Company defers certain loan origination and commitment fees, net of certain origination costs, and amortizes them as an adjustment of the loan's yield over the term of the related loan. The Company evaluates the collectability of both interest and principal on each loan to determine whether it is impaired. A loan is considered to be impaired when, based upon current information and events, it is probable that the Company will be unable to collect all amounts due under the existing contractual terms. When a loan is considered to be impaired, the amount of loss is calculated by comparing the recorded investment to the fair value determined by discounting the expected future cash flows at the loan's effective interest rate or to the fair value of the underlying collateral if the loan is collateralized. Interest income on performing loans is accrued as earned. Interest income on impaired loans is recognized on a cash basis. The Company does not provide for an additional allowance for loan losses based on the grouping of loans as the Company believes the characteristics of the loans are not sufficiently similar to allow an evaluation of these loans as a group for a possible loan loss allowance. As such, all of the Company's loans are evaluated individually for impairment purposes.

## Cash and Cash Equivalents

Cash and cash equivalents (demand deposits in banks, commercial paper and certificates of deposit with original maturities of three months or less) includes tenants' security deposits, escrowed funds and other restricted deposits approximating $5.6 million and $3.9 million as of December 31, 2011 and 2010, respectively.

Cash and cash equivalent balances may, at a limited number of banks and financial institutions, exceed insurable amounts. The Company believes it mitigates risk by investing in or through major financial institutions and primarily in funds that are currently U.S. federal government insured. Recoverability of investments is dependent upon the performance of the issuers.

## Marketable Securities

The Company classifies its marketable equity securities as available-for-sale in accordance with the FASB's Investments-Debt and Equity Securities guidance. These securities are carried at fair market value with unrealized gains and losses reported in stockholders' equity as a component of Accumulated other comprehensive income ("OCI"). Gains or losses on securities sold are based on the specific identification method.

All debt securities are generally classified as held-to-maturity because the Company has the positive intent and ability to hold the securities to maturity. It is more likely than not that the Company will not be required to sell the debt security before its anticipated recovery and the Company expects to recover the security's entire amortized cost basis even if the entity does not intend to sell. Held-to-maturity securities are stated at amortized cost, adjusted for amortization of premiums and accretion of discounts to maturity. Debt securities which contain conversion features generally are classified as available-for-sale.

On a continuous basis, management assesses whether there are any indicators that the value of the Company’s marketable securities may be impaired. A marketable security is impaired if the fair value of the security is less than the carrying value of the security and such difference is deemed to be other-than-temporary. To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the security over the estimated fair value in the security.

## Deferred Leasing and Financing Costs

Costs incurred in obtaining tenant leases and long-term financing, included in deferred charges and prepaid expenses in the accompanying Consolidated Balance Sheets, are amortized on a straight-line basis, which approximates the effective interest method, over the terms of the related leases or debt agreements, as applicable. Such capitalized costs include salaries, lease incentives and related costs of personnel directly involved in successful leasing efforts.



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# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## Foreign Currency Translation and Transactions

Assets and liabilities of the Company’s foreign operations are translated using year-end exchange rates, and revenues and expenses are translated using exchange rates as determined throughout the year. Gains or losses resulting from translation are included in OCI, as a separate component of the Company’s stockholders’ equity. Gains or losses resulting from foreign currency transactions are translated to local currency at the rates of exchange prevailing at the dates of the transactions. The effect of the transactions gain or loss is included in the caption Other (expense)/income, net in the Consolidated Statements of Operations.

## Derivative/Financial Instruments

The Company measures its derivative instruments at fair value and records them in the Consolidated Balance Sheet as an asset or liability, depending on the Company's rights or obligations under the applicable derivative contract. The accounting for changes in the fair value of the derivatives depends on the intended use of the derivative, whether the Company has elected to designate a derivative in a hedging relationship and apply hedge accounting and whether the hedging relationship has satisfied the criteria necessary to apply hedge accounting. Derivatives designated and qualifying as a hedge of the exposure to changes in the fair value of an asset, liability, or firm commitment attributable to a particular risk, such as interest rate risk, are considered fair value hedges. Derivatives designated and qualifying as a hedge of the exposure to variability in expected future cash flows, or other types of forecasted transactions, are considered cash flow hedges. Derivatives may also be designated as hedges of the foreign currency exposure of a net investment in a foreign operation. Hedge accounting generally provides for the matching of the timing of gain or loss recognition on the hedging instrument with the recognition of the changes in the fair value of the hedged asset or liability that are attributable to the hedged risk in a fair value hedge or the earnings effect of the hedged forecasted transactions in a cash flow hedge. The Company may enter into derivative contracts that are intended to economically hedge certain of its risk, even though hedge accounting does not apply or the Company elects not to apply hedge accounting under the Derivatives and Hedging guidance issued by the FASB.

## Noncontrolling Interests

The Company accounts for noncontrolling interests in accordance with the Consolidation guidance and the Distinguishing Liabilities from Equity guidance issued by the FASB. Noncontrolling interests represent the portion of equity that the Company does not own in those entities it consolidates. The Company identifies its noncontrolling interests separately within the equity section on the Company's Consolidated Balance Sheets. The amounts of consolidated net earnings attributable to the Company and to the noncontrolling interests are presented separately on the Company's Consolidated Statements of Operations.

Noncontrolling interests also includes amounts related to partnership units issued by consolidated subsidiaries of the Company in connection with certain property acquisitions. These units have a stated redemption value or a defined redemption amount based upon the trading price of the Company's common stock and provides the unit holders various rates of return during the holding period. The unit holders generally have the right to redeem their units for cash at any time after one year from issuance. For convertible units, the Company typically has the option to settle redemption amounts in cash or common stock.

The Company evaluates the terms of the partnership units issued in accordance with the FASB’s Distinguishing Liabilities from Equity guidance. Units which embody an unconditional obligation requiring the Company to redeem the units for cash at a specified or determinable date (or dates) or upon an event that is certain to occur are determined to be mandatorily redeemable under this guidance and are included as Redeemable noncontrolling interest and classified within the mezzanine section between Total liabilities and Stockholder’s equity on the Company’s Consolidated Balance Sheets. Convertible units for which the Company has the option to settle redemption amounts in cash or Common Stock are included in the caption Noncontrolling interest within the equity section on the Company’s Consolidated Balance Sheets.



## Earnings Per Share

The following table sets forth the reconciliation of earnings and the weighted-average number of shares used in the calculation of basic and diluted earnings/(loss) per share (amounts presented in thousands, except per share data):

<table><tr><td></td><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Computation of Basic Earnings/(Loss) Per Share:</td><td></td><td></td><td></td></tr><tr><td>Income from continuing operations</td><td>$ 176,753</td><td>$ 137,441</td><td>$ 3,897</td></tr><tr><td>Total net gain on transfer or sale of operating properties</td><td>108</td><td>2,377</td><td>3,867</td></tr><tr><td>Net income attributable to noncontrolling interests</td><td>(13,039)</td><td>(18,783)</td><td>(10,003)</td></tr><tr><td>Discontinued operations attributable to noncontrolling interests</td><td>1,134</td><td>4,990</td><td>313</td></tr><tr><td>Preferred stock dividends</td><td>(59,363)</td><td>(51,346)</td><td>(47,288)</td></tr><tr><td>Income/(loss) from continuing operations available to the common shareholders</td><td>105,593</td><td>74,679</td><td>(49,214)</td></tr><tr><td>Earnings attributable to unvested restricted shares</td><td>(608)</td><td>(375)</td><td>(258)</td></tr><tr><td>Income/(loss) from continuing operations attributable to common shareholders</td><td>104,985</td><td>74,304</td><td>(49,472)</td></tr><tr><td>Income/(loss) from discontinued operations attributable to the Company</td><td>4,095</td><td>16,843</td><td>(2,016)</td></tr><tr><td>Net income/(loss) attributable to the Company&#x27;s common shareholders for basic earnings per share</td><td>$ 109,080</td><td>$ 91,147</td><td>$ (51,488)</td></tr><tr><td>Weighted average common shares outstanding</td><td>406,530</td><td>405,827</td><td>350,077</td></tr><tr><td>Basic Earnings/(Loss) Per Share Attributable to the Company&#x27;s Common Shareholders:</td><td></td><td></td><td></td></tr><tr><td>Income/(loss) from continuing operations</td><td>$ 0.26</td><td>$ 0.18</td><td>$ (0.14)</td></tr><tr><td>Income/(loss) from discontinued operations</td><td>0.01</td><td>0.04</td><td>(0.01)</td></tr><tr><td>Net income/(loss)</td><td>$ 0.27</td><td>$ 0.22</td><td>$ (0.15)</td></tr><tr><td>Computation of Diluted Earnings/(Loss) Per Share:</td><td></td><td></td><td></td></tr><tr><td>Income/(loss) from continuing operations attributable to common shareholders</td><td>$ 104,985</td><td>$ 74,304</td><td>$ (49,472)</td></tr><tr><td>Income/(loss) from discontinued operations attributable to the Company</td><td>4,095</td><td>16,843</td><td>(2,016)</td></tr><tr><td>Net income/(loss) attributable to common shareholders for diluted earnings per share</td><td>$ 109,080</td><td>$ 91,147</td><td>$ (51,488)</td></tr><tr><td>Weighted average common shares outstanding - basic</td><td>406,530</td><td>405,827</td><td>350,077</td></tr><tr><td>Effect of dilutive securities(a):</td><td></td><td></td><td></td></tr><tr><td>Equity awards</td><td>1,139</td><td>374</td><td>-</td></tr><tr><td>Shares for diluted earnings per common share</td><td>407,669</td><td>406,201</td><td>350,077</td></tr><tr><td>Diluted Earnings/(Loss) Per Share Attributable to the Company&#x27;s Common Shareholders:</td><td></td><td></td><td></td></tr><tr><td>Income/(loss) from continuing operations</td><td>$ 0.26</td><td>$ 0.18</td><td>$ (0.14)</td></tr><tr><td>Income/(loss) from discontinued operations</td><td>0.01</td><td>0.04</td><td>(0.01)</td></tr><tr><td>Net income/(loss)</td><td>$ 0.27</td><td>$ 0.22</td><td>$ (0.15)</td></tr></table>

(a) The effect of the assumed conversion of certain convertible units had an anti-dilutive effect upon the calculation of Income/(loss) from continuing operations per share. Accordingly, the impact of such conversions has not been included in the determination of diluted earnings per share calculations.

In addition, there were 13,304,016, 12,085,874 and 15,870,967, stock options that were not dilutive as of December 31, 2011, 2010 and 2009, respectively.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## Stock Compensation

The Company maintains two equity participation plans, the Second Amended and Restated 1998 Equity Participation Plan (the "Prior Plan") and the 2010 Equity Participation Plan (the "2010 Plan") (collectively, the "Plans"). The Prior Plan provides for a maximum of 47,000,000 shares of the Company's common stock to be issued for qualified and non-qualified options and restricted stock grants. The 2010 Plan provides for a maximum of 5,000,000 shares of the Company's common stock to be issued for qualified and non-qualified options, restricted stock, performance awards and other awards, plus the number of shares of common stock which are or become available for issuance under the Prior Plan and which are not thereafter issued under the Prior Plan, subject to certain conditions. Unless otherwise determined by the Board of Directors at its sole discretion, options granted under the Plans generally vest ratably over a range of three to five years, expire ten years from the date of grant and are exercisable at the market price on the date of grant. Restricted stock grants generally vest (i) 100% on the fourth or fifth anniversary of the grant, (ii) ratably over three or four years or (iii) over three years at 50% after two years and 50% after the third year. Performance share awards may provide a right to receive shares of restricted stock based on the Company's performance relative to its peers, as defined, or based on other performance criteria as determined by the Board of Directors. In addition, the Plans provide for the granting of certain options and restricted stock to each of the Company's non-employee directors (the "Independent Directors") and permits such Independent Directors to elect to receive deferred stock awards in lieu of directors' fees.

The Company accounts for equity awards in accordance with the FASB’s Stock Compensation guidance which requires that all share based payments to employees, be recognized in the statement of operations over the service period based on their fair values. Fair value is determined, depending on the type of award, using either the Black-Scholes option pricing formula or the Monte Carlo method, both of which are intended to estimate the fair value of the awards at the grant date (see Footnote 23 for additional disclosure on the assumptions and methodology).

## New Accounting Pronouncements

In July 2010, the FASB issued Accounting Standards Update ("ASU") 2010-20, Disclosures about the Credit Quality of Financing Receivables and the Allowance for Credit Losses, ("ASU 2010-20"), which outlines specific disclosures that will be required for the allowance for credit losses and all finance receivables. Finance receivables includes loans, lease receivables and other arrangements with a contractual right to receive money on demand or on fixed or determinable dates that is recognized as an asset on an entity's statement of financial position. ASU 2010-20 will require companies to provide disaggregated levels of disclosure by portfolio segment and class to enable users of the financial statement to understand the nature of credit risk, how the risk is analyzed in determining the related allowance for credit losses and changes to the allowance during the reporting period. Required disclosures under ASU 2010-20 as of the end of a reporting period were effective for the Company's December 31, 2010 reporting period and disclosures regarding activities during a reporting period are effective for the Company's March 31, 2011 interim reporting period. The Company has incorporated the required disclosures within this Annual Report on Form 10-K where applicable.

In May 2011, the FASB issued ASU 2011-04 Amendments to Achieve Common Fair Value Measurement and Disclosure Requirements in U.S. GAAP and IFRS (“ASU 2011-04”). ASU 2011-04 is intended to improve comparability of fair value measurements presented and disclosed in financial statements prepared in accordance with U.S. GAAP and International Financial Reporting Standards (“IFRS”). The amendments are of two types: (i) those that clarify the Board’s intent about the application of existing fair value measurement and disclosure requirements and (ii) those that change a particular principle or requirement for measuring fair value or for disclosing information about fair value measurements. The update is effective for annual periods beginning after December 15, 2011. The Company does not expect the adoption of this update to have a material impact on the Company’s financial statements.

In June 2011, the FASB issued ASU No. 2011-05, Comprehensive Income (Topic 220): Presentation of Comprehensive Income ("ASU 2011-05"). The amendments in this ASU require an entity to present the total of comprehensive income, the components of net income, and the components of other comprehensive income either in a single continuous statement of comprehensive income or in two separate but consecutive statements. ASU 2011-05 eliminates the option to present the components of other comprehensive income as part of the statement of equity. ASU 2011-05 is effective for fiscal years, and interim periods within those fiscal years, beginning on or after December 15, 2011, with early adoption permitted, but full retrospective application is required. In December 2011, the FASB deferred portions of this update in its issuance of ASU 2011-12 (see discussion below). The adoption of ASU 2011-05 will not have a material impact on the Company's financial statement presentation.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

In November 2011, the FASB issued ASU 2011-10, Property, Plant and Equipment (Topic 360): Derecognition of in Substance Real Estate - a Scope Clarification (a consensus of the FASB Emerging Issues Task Force) ("ASU 2011-10"). ASU 2011-10 requires a parent company that ceases to have a controlling financial interest in a subsidiary that is in substance real estate because the subsidiary has defaulted on its nonrecourse debt should use the FASB's Real Estate guidance to determine whether to derecognize the in substance real estate entities. ASU 2011-10 is effective for reporting periods beginning on or after June 15, 2012. The adoption of ASU 2011-10 is not expected to have a material impact on the Company's financial position or results of operations.

In December 2011, the FASB released ASU 2011-11, Balance Sheet (Topic 210): Disclosures about Offsetting Assets and Liabilities ("ASU 2011-11"). ASU 2011-11 requires companies to provide new disclosures about offsetting and related arrangements for financial instruments and derivatives. The provisions of ASU 2011-11 are effective for annual reporting periods beginning on or after January 1, 2013, and are required to be applied retrospectively. The adoption of ASU 2011-11 is not expected to have a material impact on the Company's financial statement presentation.

In December 2011, the FASB released Accounting Standards Update No. 2011-12 ("ASU 2011-12"), Comprehensive Income (Topic 220): Deferral of the Effective Date for Amendments to the Presentation of Reclassifications of Items Out of Accumulated Other Comprehensive Income in ASU 2011-05. The amendment requires that all non-owner changes in stockholders' equity be presented in either a single continuous statement of comprehensive income or in two separate but consecutive statements. ASU 2011-12 defers only those changes in ASU 2011-05 that relate to the presentation of reclassification adjustments out of accumulated other comprehensive income. The provisions of ASU 2011-12 are effective for public companies in fiscal years beginning after December 15, 2011.

## Reclassifications

The Company made the following reclassifications to the Company’s 2010 Consolidated Statements of Operations to conform to the 2011 presentation: (i) a reclassification of the income from the Company’s investment in the Albertson’s joint venture from Equity in income of joint ventures, net to Equity in income of other real estate investments, net and (ii) a reclassification of equity amounts from Income from other real estate investments to Equity in income from other real estate investments, net.

## 2. Impairments:

On a continuous basis, management assesses whether there are any indicators, including property operating performance and general market conditions, that the value of the Company's assets (including any related amortizable intangible assets or liabilities) may be impaired. To the extent impairment has occurred, the carrying value of the asset would be adjusted to an amount to reflect the estimated fair value of the asset.

During 2009, volatile economic conditions resulted in declines in the real estate and equity markets. Increases in capitalization rates, discount rates and vacancies as well as deterioration of real estate market fundamentals impacted net operating income and leasing which further contributed to declines in real estate markets in general. During 2010 and 2011, the U.S. economic and market conditions stabilized and capitalization rates, discount rates and vacancies had improved; however, remaining overall declines in market conditions continued to have a negative effect on certain transactional activity as it related to select real estate assets and certain marketable securities.

As a result of the volatility and declining market conditions described above, as well as the Company’s strategy to dispose of certain of its non-retail assets, the Company recognized impairment charges for the years ended December 31, 2011, 2010 and 2009 as follows (in millions):

<table><tr><td></td><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Impairment of property carrying values (including amounts within discontinued operations)</td><td>22.8</td><td>8.7</td><td>50.0</td></tr><tr><td>Real estate under development</td><td>-</td><td>11.7</td><td>2.1</td></tr><tr><td>Investments in other real estate investments</td><td>3.3</td><td>13.4</td><td>49.2</td></tr><tr><td>Marketable securities and other investments</td><td>1.6</td><td>5.3</td><td>30.1</td></tr><tr><td>Investments in real estate joint ventures</td><td>5.1</td><td>-</td><td>43.7</td></tr><tr><td>Total gross impairment charges</td><td>32.8</td><td>39.1</td><td>175.1</td></tr><tr><td>Noncontrolling interests</td><td>0.7</td><td>(0.1)</td><td>(1.2)</td></tr><tr><td>Income tax benefit</td><td>(4.5)</td><td>(7.6)</td><td>(22.5)</td></tr><tr><td>Total net impairment charges</td><td>29.0</td><td>31.4</td><td>151.4</td></tr></table>



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

In addition to the impairment charges above, the Company recognized pretax impairment charges during 2011, 2010 and 2009 of approximately $14.1 million, $28.3 million, and $38.7 million, respectively, relating to certain properties held by various unconsolidated joint ventures in which the Company holds noncontrolling interests. These impairment charges are included in Equity in income of joint ventures, net in the Company's Consolidated Statements of Operations.

The Company will continue to assess the value of its assets on an on-going basis. Based on these assessments, the Company may determine that one or more of its assets may be impaired due to a decline in value and would therefore write-down its cost basis accordingly (see Footnotes 6, 8, 9, 11, and 12).

## 3. Real Estate:

The Company’s components of Rental property consist of the following (in thousands):

<table><tr><td rowspan="2"></td><td colspan="3">December 31,</td></tr><tr><td>2011</td><td>2010</td><td></td></tr><tr><td>Land</td><td>$ 1,847,770</td><td>$ 1,742,425</td><td></td></tr><tr><td>Undeveloped land</td><td>97,275</td><td>94,923</td><td></td></tr><tr><td>Buildings and improvements:</td><td></td><td></td><td></td></tr><tr><td>Buildings</td><td>4,513,339</td><td>4,387,144</td><td></td></tr><tr><td>Building improvements</td><td>1,024,514</td><td>972,086</td><td></td></tr><tr><td>Tenant improvements</td><td>715,951</td><td>699,242</td><td></td></tr><tr><td>Fixtures and leasehold improvements</td><td>62,874</td><td>55,611</td><td></td></tr><tr><td>Other rental property (1)</td><td>335,859</td><td>306,322</td><td></td></tr><tr><td></td><td>8,597,582</td><td>8,257,753</td><td></td></tr><tr><td>Accumulated depreciation and amortization</td><td>(1,693,090)</td><td>(1,549,380)</td><td></td></tr><tr><td>Total</td><td>$ 6,904,492</td><td>$ 6,708,373</td><td></td></tr></table>

(1) At December 31, 2011 and 2010, Other rental property (net of accumulated amortization of approximately $180.7 million and $147.2 million, respectively), consisted of intangible assets including (i) $213.915 and $196,124, respectively, of in-place leases, (ii) $21,444 and $21,704, respectively, of tenant relationships, and (iii) $100,500 and $88,494, respectively, of above-market leases.

In addition, at December 31, 2011 and 2010, the Company had intangible liabilities relating to below-market leases from property acquisitions of approximately $165.0 million and $164.9 million, respectively, net of accumulated amortization of approximately $120.5 million and $101.0 million, respectively. These amounts are included in the caption Other liabilities in the Company's Consolidated Balance Sheets. The Company's amortization expense associated with the above mentioned intangible assets and liabilities for the years ended December 31, 2011, 2010 and 2009 was approximately $16.4 million, $13.6 million and $8.0 million, respectively. The estimated net amortization expense associated with the Company's intangible assets and liabilities for the next five years are as follows (in millions): 2012, $11.7; 2013, $8.3; 2014, $0.2; 2015, $(2.3) and 2016, $(4.3).

## 4. Property Acquisitions, Developments and Other Investments:

Operating property acquisitions, ground-up development costs and other investments have been funded principally through the application of proceeds from the Company's public equity and unsecured debt issuances, proceeds from mortgage and construction financings, availability under the Company's revolving lines of credit and issuance of various partnership units.



## Acquisition of Operating Properties –

During the year ended December 31, 2011, the Company acquired 19 operating properties, a land parcel and an outparcel, in separate transactions as follows (in thousands):

<table><tr><td rowspan="2">Property Name</td><td rowspan="2">Location</td><td rowspan="2">Month Acquired</td><td colspan="4">Purchase Price</td></tr><tr><td>Cash</td><td>Debt Assumed</td><td>Total</td><td>GLA*</td></tr><tr><td>Columbia Crossing</td><td>Columbia, MD</td><td>Jan-11</td><td>$ 4,100</td><td>$ -</td><td>$ 4,100</td><td>31</td></tr><tr><td>Turnpike Plaza</td><td>Huntington Station, NY</td><td>Feb-11</td><td>7,920</td><td>-</td><td>7,920</td><td>53</td></tr><tr><td>Center Court</td><td>Pikesville, MD</td><td>Mar-11</td><td>9,955</td><td>15,445</td><td>25,400</td><td>106</td></tr><tr><td>Flower Branch</td><td>Flower Branch, GA</td><td>April-11</td><td>4,427</td><td>9,273</td><td>13,700</td><td>93</td></tr><tr><td>Garden State Pavilions</td><td>Cherry Hill, NJ</td><td>June-11</td><td>18,250</td><td>-</td><td>18,250</td><td>257</td></tr><tr><td>Village Crossroads</td><td>Phoenix, AZ</td><td>July-11</td><td>29,240</td><td>-</td><td>29,240</td><td>185</td></tr><tr><td>University Town Center</td><td>Pensacola, FL</td><td>Aug-11</td><td>17,750</td><td>-</td><td>17,750</td><td>101</td></tr><tr><td>Gateway Station</td><td>Burleson, TX</td><td>Sept-11</td><td>6,625</td><td>18,832</td><td>25,457</td><td>280</td></tr><tr><td>Park Hill Plaza</td><td>Miami, FL</td><td>Sept-11</td><td>17,251</td><td>8,199</td><td>25,450</td><td>112</td></tr><tr><td>Island Gate</td><td>Corpus Christi, TX</td><td>Oct-11</td><td>8,750</td><td>-</td><td>8,750</td><td>60</td></tr><tr><td>Village Center West</td><td>Highlands Ranch, CO</td><td>Oct-11</td><td>3,995</td><td>6,105</td><td>10,100</td><td>30</td></tr><tr><td>Belleville Road S.C.</td><td>Fairview Heights, IL</td><td>Oct-11</td><td>1,900</td><td>-</td><td>1,900</td><td>-</td></tr><tr><td>Grand Oaks Village</td><td>Orlando, FL</td><td>Nov-11</td><td>19,051</td><td>5,949</td><td>25,000</td><td>86</td></tr><tr><td>Market at Southpark</td><td>Littleton, CO</td><td>Nov-11</td><td>30,000</td><td>-</td><td>30,000</td><td>190</td></tr><tr><td>Jetton Village Shoppes</td><td>Charlotte, NC</td><td>Nov-11</td><td>5,110</td><td>8,250</td><td>13,360</td><td>81</td></tr><tr><td>Brennan Station</td><td>Raleigh, NC</td><td>Nov-11</td><td>20,225</td><td>9,125</td><td>29,350</td><td>136</td></tr><tr><td>Woodruff Outparcel</td><td>Woodruff, SC</td><td>Nov-11</td><td>1,183</td><td>-</td><td>1,183</td><td>119</td></tr><tr><td>Westridge Square</td><td>Greensboro, NC</td><td>Nov-11</td><td>26,125</td><td>-</td><td>26,125</td><td>215</td></tr><tr><td>Highlands Ranch</td><td>Highland Ranch, CO</td><td>Nov-11</td><td>7,035</td><td>20,599</td><td>27,634</td><td>123</td></tr><tr><td>North Valley Plaza</td><td>Peoria, AZ</td><td>Dec-11</td><td>7,260</td><td>16,135</td><td>23,395</td><td>168</td></tr><tr><td>College Park S.C.</td><td>Tempe, AZ</td><td>Dec-11</td><td>10,500</td><td>-</td><td>10,500</td><td>62</td></tr><tr><td></td><td></td><td>Total</td><td>$ 256,652</td><td>$ 117,912</td><td>$ 374,564</td><td>2,488</td></tr></table>

* Gross leasable area ("GLA")

(1) This property was acquired from a joint venture in which the Company has a 13.4% noncontrolling interest. The Company evaluated this transaction pursuant to the FASB's Consolidation guidance and as such recorded a gain of approximately $0.6 million from the fair value adjustment associated with its original 13.4% ownership due to a change in control.

(2) The Company purchased the leasehold improvements at this property for which it previously owned the land.

(3) The Company acquired the land at this site for which it previously held a ground lease.

(4) The Company purchased this out parcel next to an existing property that the Company previously owned.

During the year ended December 31, 2010, the Company acquired, in separate transactions, 10 operating properties, an additional joint venture interest and two land parcels as follows (in thousands):

<table><tr><td rowspan="2">Property Name</td><td rowspan="2">Location</td><td rowspan="2">Month Acquired</td><td colspan="4">Purchase Price</td></tr><tr><td>Cash/Net Assets and Acquired</td><td>Debt Assumed</td><td>Total</td><td>GLA*</td></tr><tr><td>Foothills Mall</td><td>Tucson, AZ</td><td>Jan-10</td><td>$ 9,063</td><td>$ 77,162</td><td>$ 86,225</td><td>515</td></tr><tr><td>Kenneth Hahn</td><td>Los Angeles, CA</td><td>Mar-10</td><td>8,563</td><td>-</td><td>8,563</td><td>165</td></tr><tr><td>Wexford</td><td>Pittsburgh, PA</td><td>June-10</td><td>1,657</td><td>12,500</td><td>14,157</td><td>142</td></tr><tr><td>Riverplace S.C.</td><td>Jacksonville, FL</td><td>Aug-10</td><td>35,560</td><td>-</td><td>35,560</td><td>257</td></tr><tr><td>Cave Springs S.C. - land parcel (4)</td><td>Lemay, MI</td><td>Sept-10</td><td>510</td><td>-</td><td>510</td><td>-</td></tr><tr><td>Woodruff Shopping Center</td><td>Greenville, SC</td><td>Nov-10</td><td>18,380</td><td>-</td><td>18,380</td><td>116</td></tr><tr><td>Haverhill Plaza</td><td>Haverhill, MA</td><td>Nov-10</td><td>3,307</td><td>7,099</td><td>10,406</td><td>63</td></tr><tr><td>Midtown Commons</td><td>Knightdale, NC</td><td>Dec-10</td><td>23,840</td><td>-</td><td>23,840</td><td>137</td></tr><tr><td>Chevron Parcel</td><td>Miami, FL</td><td>Dec-10</td><td>1,700</td><td>-</td><td>1,700</td><td>2</td></tr><tr><td>Dunhill - 4 Properties</td><td>Various, LA</td><td>Dec-10</td><td>9,957</td><td>42,007</td><td>51,964</td><td>328</td></tr><tr><td></td><td></td><td>Total</td><td>$ 112,537</td><td>$ 138,768</td><td>$ 251,305</td><td>1,725</td></tr></table>

* Gross leasable area ("GLA")



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

(1) The Company acquired this property from a preferred equity investment in which the Company held a noncontrolling interest. There was no gain or loss recognized in connection with this change in control. The $77.2 million of assumed debt includes a decrease of approximately $3.8 million associated with a fair value debt adjustment relating to the property's purchase price allocation. During August 2010, the Company sold all of its interest in this property, see disposition discussion below.

(2) The Company acquired this property through the purchase of an additional ownership interest in a joint venture in which the Company had previously held an 11.25% noncontrolling ownership interest. As a result of this transaction the Company now holds a 75% controlling interest and consolidates this entity. There was no gain or loss recognized in connection with this change in control.

(3) The Company acquired this property from a joint venture in which the Company holds a 15% noncontrolling ownership interest. The debt assumed is a non-recourse mortgage which bears interest at a rate of 5.54% and is scheduled to mature in 2016. The mortgage also provides the lender with 50% of the excess cash flow, if any, up to $8.7 million after the Company receives its invested capital plus a stated return. There was no gain or loss recognized in connection with this change in control.

(4) The Company purchased these adjacent land parcels next to existing properties that the Company currently owns.

(5) The Company took over control of this property from a preferred equity investment in which the Company held a noncontrolling interest and therefore now consolidates this entity. There was no gain or loss recognized in connection with this change in control.

(6) The Company acquired these properties from three preferred equity investments in which the Company held noncontrolling interests. The $42.0 million of assumed debt includes a decrease of approximately $0.6 million associated with a fair value debt adjustment relating to the property’s purchase price allocation. There were no gains or losses recognized in connection with these changes in control.

The aggregate purchase price of the above 2011 and 2010 property acquisitions have been allocated as follows (in thousands):

<table><tr><td></td><td>2011</td><td>2010</td></tr><tr><td>Land</td><td>$ 104,824</td><td>$ 62,475</td></tr><tr><td>Buildings</td><td>174,129</td><td>134,929</td></tr><tr><td>Below Market Rents</td><td>(16,958)</td><td>(8,615)</td></tr><tr><td>Above Market Rents</td><td>12,345</td><td>7,613</td></tr><tr><td>In-Place Leases</td><td>20,031</td><td>15,473</td></tr><tr><td>Other Intangibles</td><td>-</td><td>22</td></tr><tr><td>Building Improvements</td><td>72,979</td><td>36,161</td></tr><tr><td>Tenant Improvements</td><td>14,110</td><td>9,712</td></tr><tr><td>Mortgage Fair Value Adjustment</td><td>(6,896)</td><td>(4,446)</td></tr><tr><td>Other Assets</td><td>-</td><td>2,123</td></tr><tr><td>Other Liabilities</td><td>-</td><td>(1,287)</td></tr><tr><td>Noncontrolling Interest</td><td>-</td><td>(2,855)</td></tr><tr><td></td><td>$ 374,564</td><td>$ 251,305</td></tr></table>

Additionally, during the years ended December 31, 2011 and 2010, the Company acquired the remaining interest in previously consolidated joint ventures for approximately $0.2 million and $13.2 million, respectively. The Company continues to consolidate these entities as there was no change in control from these transactions. The purchase of the additional partnership interests resulted in a decrease of approximately $0.2 million and an increase of approximately $8.2 million to the Company's Paid-in capital, during 2011 and 2010, respectively.

Also during 2011, the Company acquired additional interests in two separate consolidated joint ventures for an aggregate cost of approximately $9.7 million. The Company continues to consolidate these entities as there was no change in control from these transactions. The purchase of the additional partnership interest resulted in an increase to the Company's Paid-in capital of approximately $3.8 million.

## Ground-Up Development -

The Company is engaged in ground-up development projects which consist of (i) U.S. ground-up development projects which will be held as long-term investments by the Company and (ii) various ground-up development projects located in Latin America for long-term investment. As of December 31, 2011, the Company had in progress a total of four ground-up development projects, consisting of (i) two located in the U.S., (ii) one located in Peru and (iii) one located in Chile.

During 2011, the Company acquired a land parcel located in Lima, Peru through a newly formed joint venture in which the Company has a 95% controlling ownership interest for a purchase price of 6.8 million Peruvian Sols (approximately USD $2.5 million). This parcel will be developed into a grocery anchored shopping center.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## Kimsouth -

Kimsouth Realty Inc. (“Kimsouth”) is a wholly-owned subsidiary of the Company. Kimsouth holds a 13.4% noncontrolling interest in a joint venture with an investment group which owns a portion of Albertson’s Inc. During 2011, the joint venture distributed approximately $100.0 million of which the Company received approximately $13.9 million, which was recognized as income from cash received in excess of the Company’s investment, before income tax. The income was included in Equity in income from other real estate investments, net on the Company’s Consolidated Statements of Operations.

During 2010, the Albertson's joint venture disposed of 23 operating properties for an aggregate sales price of $126.5 million, resulting in a gain of approximately $91.7 million. Kimsouth's share was approximately $12.3 million and is included in Equity in income from other real estate investments, net on the Company's Consolidated Statements of Operations. Additionally, during 2010, the Albertson's joint venture sold 32 operating properties in a sales leaseback transaction for an aggregate sales price of approximately $266.0 million. The sales leaseback transaction resulted in a deferred gain of approximately $262.4 million which will be recognized over the 20-year lease term. Kimsouth's share of this deferred gain is approximately $35.2 million. In connection with these transactions, Kimsouth received a total distribution of approximately $34.7 million. As a result of this distribution, the Company recognized additional income of approximately $1.3 million from cash received in excess of the Company's investment.

## Kimco Income Fund II -

During the year ended December 31, 2010, the Company purchased an additional 1.62% partnership interest in Kimco Income Fund II (“KIF II”) from one of its investors for approximately $0.8 million. As a result of this transaction the Company now holds a 75.28% controlling interest in KIF II and continues to consolidate this entity. Since there was no change in control from this transaction, the purchase of the additional interest resulted in an adjustment to the Company’s Paid-in capital of approximately $1.0 million.

## FNC Realty Corporation –

During July 2010, the Company acquired an additional 3.6% interest in FNC Realty Corporation (“FNC”) for $3.5 million, which increased the Company’s total controlling ownership interest to approximately 56.6%. During 2011, the Company acquired an additional 12.48% interest in FNC for approximately $12.4 million, which increased the Company’s total controlling ownership interest to approximately 69.08%. The Company had previously and continues to consolidate FNC. Since there was no change in control from this transaction, the purchase of the additional interest resulted in an increase to the Company’s Paid-in capital of approximately $1.0 million.

During the years ended December 31, 2011, 2010 and 2009, FNC disposed of the following properties and recorded the related income as Income from other real estate investments in the Company's Consolidated Statements of Operations (amounts in millions):

<table><tr><td></td><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Number of Properties</td><td>2</td><td>4</td><td>2</td></tr><tr><td>Aggregate Sales Price</td><td>$4.5</td><td>$6.5</td><td>$2.4</td></tr><tr><td>Income, before noncontrolling interest and income tax expense, net</td><td>$2.6</td><td>$0.5</td><td>$0.9</td></tr></table>

## 5. Dispositions of Real Estate:

## Operating Real Estate –

During 2011, the Company disposed of 27 operating properties, one development property and one outparcel, in separate transactions, for an aggregate sales price of approximately $124.9 million. These transactions, which are included in Discontinued Operations, resulted in an aggregate gain of approximately $17.3 million and aggregate impairment charges of approximately $16.9 million, before an income tax benefit and noncontrolling interest. The Company provided seller financing aggregating approximately $11.9 million on three of these transactions which bear interest at rates ranging from 5.50% to 8.00% per annum and are scheduled to mature in 2012 and 2018. The Company evaluated these transactions pursuant to the FASB's real estate sales guidance to determine sale and gain recognition.

Additionally, during 2011 the Company disposed of a portion of an operating property and a land parcel, in separate transactions, for an aggregate sales price of approximately $5.4 million. These transactions resulted in aggregate impairment charges of approximately $1.6 million which is included in Impairment of property carrying values, on the Company's Consolidated Statements of Operations.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

Also, during 2011, a consolidated joint venture in which the Company had a preferred equity investment disposed of a property for a sales price of approximately $6.1 million. As a result of this capital transaction, the Company received approximately $1.4 million of profit participation, before noncontrolling interest of approximately $0.1 million. This profit participation has been recorded as Income from other real estate investments and is reflected in Income from discontinued operating properties in the Company's Consolidated Statements of Operations.

During 2011, the Company transferred an operating property for a sales price of approximately $23.9 million to a newly formed unconsolidated joint venture in which the Company has a noncontrolling interest. This transaction resulted in a gain of approximately $0.4 million, of which the Company deferred approximately $0.1 million due to its continued involvement.

During 2010, the Company (i) sold seven operating properties, which were previously consolidated, to two new joint ventures in which the Company holds noncontrolling equity interests for an aggregate sales price of approximately $438.1 million including the assignment of $159.9 million of non-recourse mortgage debt encumbering three of the properties and (ii) disposed of, in separate transactions, seven operating properties for an aggregate sales price of approximately $100.5 million including the assignment of $81.0 million of non-recourse mortgage debt encumbering one of the properties. These transactions resulted in aggregate gains of approximately $4.4 million and aggregate losses/impairments of approximately $5.0 million.

Additionally, during 2010, the Company disposed of (i) three properties, in separate transactions, for an aggregate sales price of approximately $23.8 million and (ii) five properties from a consolidated joint venture in which the Company had a preferred equity investment for a sales price of approximately $40.8 million. These transactions resulted in an aggregate profit participation of approximately $20.8 million, before income tax of approximately $1.0 million and noncontrolling interest of approximately $4.9 million. This profit participation has been recorded as Income from other real estate investments and is reflected in Income from discontinued operating properties, net of tax in the Company's Consolidated Statements of Operations.

During 2010, the Company also disposed of, in separate transactions, nine land parcels for an aggregate sales price of approximately $25.6 million which resulted in an aggregate gain of approximately $3.4 million. This gain is included in Other (expense)/income, net in the Company's Consolidated Statements of Operations.

During 2009, the Company disposed of, in separate transactions, portions of six operating properties and one land parcel for an aggregate sales price of approximately $28.9 million. The Company provided seller financing for two of these transactions aggregating approximately $1.4 million, which bear interest at 9% per annum and are scheduled to mature in January and March of 2012. The Company evaluated these transactions pursuant to the FASB's real estate sales guidance. These seven transactions resulted in the Company's recognition of an aggregate net gain of approximately $4.1 million, net of income tax of $0.2 million.

Also during 2009, a consolidated joint venture in which the Company has a controlling interest disposed of a parcel of land for approximately $4.8 million and recognized a gain of approximately $4.4 million, before income taxes and noncontrolling interest. This gain has been recorded as Other (expense)/income, net in the Company's Consolidated Statements of Operations.

## Ground-up Development –

During 2011, the Company transferred a merchant building property for a sales price of approximately $37.6 million to a newly formed unconsolidated joint venture in which the Company has a noncontrolling interest. This transaction resulted in an aggregate gain of approximately $14.2 million, before income tax expense, of which the Company deferred approximately $2.1 million due to its continued involvement.

During 2010, the Company disposed of a land parcel for a sales price of approximately $0.8 million resulting in a gain of approximately $0.4 million. Additionally, the Company recognized approximately $1.7 million in income on previously sold development properties during the year ended December 31, 2010.

During 2009, the Company sold, in separate transactions, five out-parcels, four land parcels and three ground leases for aggregate proceeds of approximately $19.4 million. These transactions resulted in gains on sale of development properties of approximately $5.8 million, before income taxes of $2.3 million.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## 6. Adjustment of Property Carrying Values and Real Estate Under Development:

## Impairments –

During 2011, the Company recognized aggregate impairment charges of approximately $3.9 million, before income tax benefit of approximately $1.1 million, relating to its investment in two operating properties and one land parcel. The aggregate book value of these properties was approximately $9.2 million. The estimated aggregate fair value of these properties is based upon purchase prices and current purchase price offers aggregating approximately $5.3 million.

During 2010, the Company recognized aggregate impairment charges of approximately $8.7 million, of which approximately $5.2 million is classified as discontinued operations on the Company's Consolidated Statement of Operations, relating to its investment in seven properties. Four of these properties were sold during 2010 and one of these properties was classified as held-for-sale as of December 31, 2010. The estimated individual fair value of these properties was based upon purchase prices and current purchase price offers.

Additionally, during 2010, the Company had determined that one of its unconsolidated joint ventures' ground-up development projects, located in Miramar, FL, estimated recoverable value will not exceed its estimated cost. As a result, the Company recorded an aggregate pre-tax other-than-temporary impairment on its investment of $11.7 million, representing the excess of the investment's carrying value over its estimated fair value.

During 2009, as part of the Company’s ongoing impairment assessment, the Company determined that there were certain redevelopment mixed-use properties with estimated recoverable values that would not exceed their estimated costs. As a result, the Company recorded an aggregate impairment of property carrying values of approximately $50.0 million, representing the excess of the carrying values of 10 properties, primarily located in Philadelphia, Chicago, New York and Boston, over their estimated fair values.

Additionally, during 2009, the Company determined that there was one ground-up development project with an estimated recoverable value that would not exceed its estimated cost. As a result, the Company recorded an impairment of approximately $2.1 million, representing the excess of the carrying value of the project over its estimated fair value.

These impairments were primarily due to declines in real estate fundamentals along with adverse changes in local market conditions and the uncertainty of their recovery. The Company's estimated fair values were based upon estimated sales prices or, where applicable, projected operating cash flows (discounted and unleveraged) of the property over its specified holding period. Such cash flow projections consider factors such as expected future operating income, trends and prospects, as well as the effects of demand, competition and other factors. Capitalization rates and discount rates utilized in these models were based upon rates that the Company believes to be within a reasonable range of current market rates for the respective properties.

## 7. Discontinued Operations and Assets Held-for-Sale:

The Company reports as discontinued operations assets held-for-sale as of the end of the current period and assets sold during the period. All results of these discontinued operations are included in a separate component of income on the Consolidated Statements of Operations under the caption Discontinued operations. This has resulted in certain reclassifications of 2011, 2010 and 2009 financial statement amounts.



The components of Income from discontinued operations for each of the three years in the period ended December 31, 2011, are shown below. These include the results of operations through the date of each respective sale for properties sold during 2011, 2010 and 2009, and the operations for the applicable periods for those assets classified as held-for-sale as of December 31, 2011 (in thousands):

<table><tr><td></td><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Discontinued operations:</td><td></td><td></td><td></td></tr><tr><td>Revenues from rental property</td><td>$ 10,101</td><td>$ 41,833</td><td>$ 31,523</td></tr><tr><td>Rental property expenses</td><td>(4,868)</td><td>(14,334)</td><td>(9,283)</td></tr><tr><td>Depreciation and amortization</td><td>(3,590)</td><td>(14,801)</td><td>(6,027)</td></tr><tr><td>Interest expense</td><td>(347)</td><td>(6,370)</td><td>(2,110)</td></tr><tr><td>Income from other real estate investments</td><td>2,001</td><td>20,792</td><td>1</td></tr><tr><td>Other income/(expense), net</td><td>169</td><td>(472)</td><td>(33)</td></tr><tr><td>Income from discontinued operating properties, before income taxes</td><td>3,466</td><td>26,648</td><td>14,071</td></tr><tr><td>Loss on operating properties held-for-sale/sold, before income taxes</td><td>-</td><td>(35)</td><td>(174)</td></tr><tr><td>Impairment of property carrying value, before income taxes</td><td>(16,898)</td><td>(6,460)</td><td>(26,000)</td></tr><tr><td>Gain on disposition of operating properties, before income taxes</td><td>17,327</td><td>1,932</td><td>689</td></tr><tr><td>Benefit/(provision) for income taxes</td><td>1,334</td><td>(252)</td><td>9,711</td></tr><tr><td>Income/(loss) from discontinued operating properties</td><td>5,229</td><td>21,833</td><td>(1,703)</td></tr><tr><td>Net income attributable to noncontrolling interests</td><td>(1,134)</td><td>(4,990)</td><td>(313)</td></tr><tr><td>Income/(loss) from discontinued operations attributable to the Company</td><td>$ 4,095</td><td>$ 16,843</td><td>$ (2,016)</td></tr></table>

During 2011, the Company classified as held-for-sale seven operating properties and one land parcel, comprising approximately 0.2 million square feet of GLA. The book value of each of these properties aggregated approximately $10.0 million, net of accumulated depreciation of $7.3 million. The Company recognized impairment charges of approximately $1.1 million on the land parcel. The individual book values of the seven operating properties did not exceed each of their estimated fair values less costs to sell; as such no impairments were recognized. The Company's determination of the fair value of these properties and land parcel, aggregating approximately $19.7 million, was based upon executed contracts of sale with third parties. The Company completed the sale of five of these operating properties during the year ended December 31, 2011. The remaining properties held-for-sale aggregating approximately $3.8 million, net of accumulated depreciation of $0.5 million, are included in Other assets on the Company's Consolidated Balance Sheets.

During 2010, the Company classified as held-for-sale 12 operating properties comprising approximately 0.5 million square feet of GLA. The book value of each of these properties aggregated approximately $40.5 million, net of accumulated depreciation of $11.9 million. The Company recognized impairment charges of approximately $5.2 million, before income tax benefit, on seven of these properties. The individual book value of the five remaining properties did not exceed each of their estimated fair values less costs to sell. The Company's determination of the fair value of the 12 properties, aggregating approximately $66.1 million, was based upon executed contracts of sale with third parties. The Company completed the sale of eleven of these properties during 2010. During 2011, the Company reclassified one property previously classified as held-for-sale into held-for-use. The remaining property held-for-sale has a book value of approximately $4.4 million and is included in Other Assets on the Company's Consolidated Balance Sheets.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## 8. Investment and Advances in Real Estate Joint Ventures:

The Company and its subsidiaries have investments in and advances to various real estate joint ventures. These joint ventures are engaged primarily in the operation of shopping centers which are either owned or held under long-term operating leases. The Company and the joint venture partners have joint approval rights for major decisions, including those regarding property operations. As such, the Company holds noncontrolling interests in these joint ventures and accounts for them under the equity method of accounting. The table below presents joint venture investments for which the Company held an ownership interest at December 31, 2011 and 2010 (in millions, except number of properties):

As of December 31, 2011

<table><tr><td>Venture</td><td>Average Ownership Interest</td><td>Number of Properties</td><td>Total GLA</td><td>Gross Investment In Real Estate</td><td>The Company&#x27;s Investment</td><td>The Company&#x27;s Share of Income/(Loss)</td></tr><tr><td>Prudential Investment Program (“KimPru” and “KimPru II”) (1) (2)</td><td>15.00%</td><td>63</td><td>10.9</td><td>$ 2,781.4</td><td>$ 151.9</td><td>$ (1.6)</td></tr><tr><td>Kimco Income Opportunity Portfolio (“KIR”) (2)</td><td>45.00%</td><td>59</td><td>12.6</td><td>1,556.6</td><td>151.4</td><td>17.3</td></tr><tr><td>UBS Programs (2)*</td><td>17.90%</td><td>42</td><td>5.9</td><td>1,330.5</td><td>61.3</td><td>(0.8)</td></tr><tr><td>BIG Shopping Centers (2) (5)*</td><td>37.60%</td><td>23</td><td>3.7</td><td>557.4</td><td>41.2</td><td>(2.9)</td></tr><tr><td>The Canada Pension Plan Investment Board (“CPP”) (2) (4)</td><td>55.00%</td><td>6</td><td>2.4</td><td>430.0</td><td>140.6</td><td>5.2</td></tr><tr><td>Kimco Income Fund (2)</td><td>15.20%</td><td>12</td><td>1.5</td><td>281.1</td><td>12.1</td><td>1.0</td></tr><tr><td>SEB Immobilien (2) (8)</td><td>15.00%</td><td>13</td><td>1.8</td><td>360.5</td><td>2.1</td><td>-</td></tr><tr><td>Other Institutional Programs (2)</td><td>Various</td><td>67</td><td>4.7</td><td>804.4</td><td>33.7</td><td>5.5</td></tr><tr><td>RioCan</td><td>50.00%</td><td>45</td><td>9.3</td><td>1,367.0</td><td>62.2</td><td>19.7</td></tr><tr><td>Intown (3)</td><td></td><td>138</td><td>N/A</td><td>829.9</td><td>90.8</td><td>(1.9)</td></tr><tr><td>Latin America</td><td>Various</td><td>130</td><td>17.9</td><td>1,145.8</td><td>318.0</td><td>12.5</td></tr><tr><td>Other Joint Venture Programs (6) (7)</td><td>Various</td><td>92</td><td>13.7</td><td>2,016.5</td><td>338.9</td><td>10.0</td></tr><tr><td>Total</td><td></td><td>690</td><td>84.4</td><td>$13,461.1</td><td>$1,404.2</td><td>$64.0</td></tr></table>

As of December 31, 2010

<table><tr><td>Venture</td><td>Average Ownership Interest</td><td>Number of Properties</td><td>Total GLA</td><td>Gross Investment In Real Estate</td><td>The Company&#x27;s Investment</td><td>The Company&#x27;s Share of Income/(Loss)</td></tr><tr><td>KimPru and KimPru II (1) (2) (9)</td><td>15.00%</td><td>65</td><td>11.3</td><td>$ 2,915.1</td><td>$ 145.3</td><td>$ (18.4)</td></tr><tr><td>KIR (2)</td><td>45.00%</td><td>59</td><td>12.6</td><td>1,546.6</td><td>156.1</td><td>19.8</td></tr><tr><td>UBS Programs (2) *</td><td>17.90%</td><td>43</td><td>6.3</td><td>1,366.6</td><td>68.3</td><td>1.2</td></tr><tr><td>BIG Shopping Centers (2) (9) *</td><td>36.50%</td><td>22</td><td>3.5</td><td>507.2</td><td>42.4</td><td>(1.2)</td></tr><tr><td>CPP (2)</td><td>55.00%</td><td>5</td><td>2.1</td><td>378.1</td><td>115.1</td><td>3.2</td></tr><tr><td>Kimco Income Fund (2)</td><td>15.20%</td><td>12</td><td>1.5</td><td>281.7</td><td>12.4</td><td>1.0</td></tr><tr><td>SEB Immobilien (2)</td><td>15.00%</td><td>11</td><td>1.5</td><td>300.1</td><td>3.4</td><td>0.8</td></tr><tr><td>Other Institutional Programs (2)</td><td>Various</td><td>68</td><td>4.9</td><td>838.1</td><td>35.1</td><td>-</td></tr><tr><td>RioCan</td><td>50.00%</td><td>45</td><td>9.3</td><td>1,380.7</td><td>61.5</td><td>18.6</td></tr><tr><td>Intown (3)</td><td></td><td>138</td><td>N/A</td><td>820.1</td><td>99.4</td><td>(6.0)</td></tr><tr><td>Latin America</td><td>Various</td><td>130</td><td>17.3</td><td>1,191.1</td><td>344.8</td><td>10.4</td></tr><tr><td>Other Joint Venture Programs (10)</td><td>Various</td><td>91</td><td>13.1</td><td>2,029.3</td><td>298.9</td><td>5.2</td></tr><tr><td>Total</td><td></td><td>689</td><td>83.4</td><td>$13,554.7</td><td>$1,382.7</td><td>$34.6</td></tr></table>

* Ownership % is a blended rate

(1) This venture represents four separate joint ventures, with four separate accounts managed by Prudential Real Estate Investors (“PREI”), three of these ventures are collectively referred to as KimPru and the remaining venture is referred to as KimPru II.

(2) The Company manages these joint venture investments and, where applicable, earns acquisition fees, leasing commissions, property management fees, assets management fees and construction management fees.

(3) The Company’s share of this investment is subject to fluctuation and is dependent upon property cash flows.

(4) CPP acquired an unencumbered operating property in Quakertown, PA for a purchase price of approximately $52.0 million, during 2011.

(5) BIG Shopping Centers acquired an operating property in Selden, NY for a purchase price of approximately $43.5 million including the assumption of approximately $34.1 million in nonrecourse mortgage debt, during 2011.

(6) During 2011, the Company, in separate transactions, amended three of its preferred equity investment agreements to restructure the investments as pari passu joint ventures in which the Company holds noncontrolling interests. As a result of these transactions, the Company continues to account for its aggregate net investment in these joint ventures under the equity method of accounting and includes these investments in Investments and advances to real estate joint ventures within the Company's Consolidated Balance Sheets (see Footnote 9).



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

(7) During 2011, a joint venture in which the Company held a noncontrolling interest sold an operating property for a sales price of approximately $37.7 million. The Company received a distribution of $11.2 million and recognized a gain of approximately $2.4 million, before income taxes. In connection with this transaction, the Company was relieved of its guarantee of $24.5 million relating to the entity's unsecured credit facility.

(8) SEB Immobilien acquired two properties from the Company for an aggregate purchase price of approximately $61.5 million and entered into two new non recourse mortgages on these properties aggregating $36.9 million during 2011.

(9) During 2010 KimPru and KimPru II sold 24 properties to four new joint ventures in which the Company has a noncontrolling ownership interest, including the BIG Shopping Centers joint venture.

(10) During 2010, the Company, in separate transactions, amended two of its Canadian preferred equity investment agreements to restructure the investments as pari passu joint ventures in which the Company holds noncontrolling interests. As a result of these transactions, the Company continues to account for its aggregate net investment in these joint ventures under the equity method of accounting and includes these investments in Investments and advances to real estate joint ventures within the Company's Consolidated Balance Sheets (see Footnote 9).

The table below presents debt balances within the Company’s joint venture investments for which the Company held noncontrolling ownership interests at December 31, 2011 and 2010 (in millions, except average remaining term):

<table><tr><td rowspan="2"></td><td colspan="3">As of December 31, 2011</td><td colspan="3">As of December 31, 2010</td></tr><tr><td>Mortgages and Notes Payable</td><td>Average Interest Rate</td><td>Average Remaining Term (months) \( ^{**} \)</td><td>Mortgages and Notes Payable</td><td>Average Interest Rate</td><td>Average Remaining Term \( ^{*} \)  (months) \( ^{**} \)</td></tr><tr><td>KimPru and KimPru II</td><td>1,185.2</td><td>5.59%</td><td>52.6</td><td>1,388.0</td><td>5.56%</td><td>59.8</td></tr><tr><td>KIR</td><td>911.5</td><td>5.89%</td><td>75.6</td><td>954.7</td><td>6.54%</td><td>53.1</td></tr><tr><td>UBS Programs</td><td>718.9</td><td>5.66%</td><td>47.4</td><td>733.6</td><td>5.70%</td><td>54.8</td></tr><tr><td>BIG Shopping Centers</td><td>444.5</td><td>5.52%</td><td>57.4</td><td>407.2</td><td>5.47%</td><td>72.5</td></tr><tr><td>Canadian Pension Plan</td><td>166.3</td><td>4.45%</td><td>27.0</td><td>168.7</td><td>4.45%</td><td>39.3</td></tr><tr><td>Kimco Income Fund</td><td>164.7</td><td>5.45%</td><td>32.7</td><td>167.8</td><td>5.45%</td><td>44.7</td></tr><tr><td>SEB Immobilien</td><td>243.7</td><td>5.34%</td><td>61.9</td><td>193.5</td><td>5.67%</td><td>71.4</td></tr><tr><td>RioCan</td><td>925.0</td><td>5.66%</td><td>43.3</td><td>968.5</td><td>5.84%</td><td>52.0</td></tr><tr><td>Intown</td><td>621.8</td><td>5.09%</td><td>39.6</td><td>628.0</td><td>5.19%</td><td>46.8</td></tr><tr><td>Other Institutional Programs</td><td>514.4</td><td>4.90%</td><td>45.4</td><td>550.8</td><td>5.08%</td><td>56.6</td></tr><tr><td>Other Joint Venture Programs</td><td>1,804.7</td><td>5.60%</td><td>56.9</td><td>1,801.8</td><td>5.08%</td><td>50.5</td></tr><tr><td>Total</td><td>7,700.7</td><td></td><td></td><td>7,962.6</td><td></td><td></td></tr></table>

** Average Remaining term includes extensions

## Prudential Investment Program –

During 2011, KimPru recognized an aggregate impairment charge of approximately $53.6 million relating to two properties which defaulted on their respective non-recourse mortgages. These properties were unable to generate sufficient cash flows to cover the debt service and negotiations with the lenders had not produced a suitable loan modification. As such, one of these properties was foreclosed on by the third party lender and the other is anticipated to be foreclosed on during 2012. The Company had previously taken other-than-temporary impairment charges on its investment in KimPru and had allocated these impairment charges to the underlying assets of the KimPru joint ventures including a portion to these operating properties. As such, the Company's share of the $53.6 million aggregate impairment charge was approximately $6.0 million, which is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations. Additionally, during 2011, a third party mortgage lender foreclosed on an operating property for which KimPru had previously taken an impairment charge during 2010. As a result of the two property foreclosures during 2011, KimPru recognized an aggregate gain on early extinguishment of debt of approximately $29.6 million. The Company's share of this gain was approximately $4.4 million, before income taxes, which is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations.

Additionally, during 2011, KimPru II recognized an impairment charge of approximately $7.3 million related to a property which defaulted on its non-recourse mortgage. This property was unable to generate sufficient cash flows to cover the debt service due to tenant vacancies. Negotiations with the lender had not produced a suitable loan modification and as such, the property was foreclosed on by the third party lender. The Company had previously taken other-than-temporary impairment charges on its investment in KimPru II and had allocated these impairment charges to the underlying assets of the KimPru II joint ventures including a portion to this operating property. As such, the Company's share of the $7.3 million impairment charge was approximately $1.0 million, which is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

During 2010, KimPru recognized impairment charges of approximately $139.7 million relating to 17 properties that were classified as held-for-sale where the individual net book value of each of the properties exceeded their individual estimated selling price. The Company had previously taken other-than-temporary impairment charges on its investment in KimPru and had allocated these impairment charges to the underlying assets of the KimPru joint ventures including a portion to these operating properties. As a result, the Company's share of the $139.7 million impairment loss was approximately $11.5 million, which is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations. All 17 of these properties were sold during 2010.

In addition to the impairment charges above, KimPru recognized impairment charges during 2010 of approximately $22.0 million, based on sales prices for nine properties that were classified as held-for-sale. The Company's share of these impairment charges was approximately $3.3 million, excluding an income tax benefit of approximately $1.8 million. The $3.3 million impairment charge is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations. Eight of these properties were sold during 2010.

During 2010, KimPru II sold an operating property, located in Pittsburgh, PA to the Company through the assumption and modification of the mortgage debt encumbering the property. The property had a net book basis of approximately $32.2 million and non-recourse mortgage debt of approximately $22.7 million which bore interest at 5.54% and was scheduled to mature in 2016. As a result of this transaction, KimPru II recognized an impairment charge of approximately $10.1 million. The Company had previously taken an other-than-temporary impairment charge on its investment in KimPru II and had allocated this impairment charge to the underlying assets of the KimPru II joint venture including a portion to this operating property. As a result, the Company's share of the $10.1 million impairment charge is approximately $1.3 million, excluding an income tax benefit of approximately $0.5 million and is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations.

In addition to the impairment charge above, KimPru II recognized impairment charges during 2010, aggregating approximately $15.5 million for three properties that were classified as held-for-sale. KimPru II's determination of the fair value for each of these properties, aggregating approximately $32.4 million, was based upon executed contracts of sale with third parties. The Company's share of the $15.5 million impairment loss is approximately $2.1 million, excluding an income tax benefit of approximately $1.3 million and is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations.

During 2009, the Company recognized impairment charges of $28.5 million, against the carrying value of its investment in KimPru, reflecting an other-than-temporary decline in the fair value of its investment resulting from a decline in the real estate markets.

In addition to the impairment charges above, KimPru recognized impairment charges during 2009 of approximately $223.1 million, relating to (i) certain properties held by an unconsolidated joint venture within the KimPru joint venture based on estimated sales prices and (ii) a write-down against the carrying value of an unconsolidated joint venture, reflecting an other-than-temporary decline in the fair value of its investment resulting from a decline in the real estate markets. The Company's share of these impairment charges was approximately $33.4 million, before income tax benefits of approximately $11.0 million during 2009, which is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations.

During June 2009, the Company recognized an impairment charge of $4.0 million, against the carrying value of KimPru II. This impairment reflects an other-than-temporary decline in the fair value of its investment resulting from a decline in the real estate markets.

In addition to the impairment charges above, during 2009, KimPru II recognized impairment charges relating to two properties aggregating approximately $11.4 million based on estimated sales price. The Company's share of these impairment charges were approximately $1.7 million, which is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations. These operating properties were sold, in separate transactions, during 2009 for an aggregate sales price of approximately $43.5 million, which resulted in no additional gain or loss.

KimPru's and KimPru II's estimated fair values relating to the impairment assessments above were based upon sales prices or, where applicable, discounted cash flow models that include all estimated cash inflows and outflows over a specified holding period and where applicable, any estimated debt premiums. Capitalization rates, discount rates and credit spreads utilized in these models are based upon rates that the Company believed to be within a reasonable range of current market rates for the respective properties.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## KIR –

During 2011, KIR recognized an impairment charge of approximately $4.6 million relating to one property which was classified as held-for-sale. KIR's determination of the fair value for this property, approximately $14.0 million, was based upon a contract of sale with a third party. The Company's share of this impairment was approximately $2.1 million and is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations.

During 2010, KIR recognized an impairment charge relating to one operating property and one out-parcel aggregating approximately $6.7 million. The Company's share of these impairment charges was approximately $3.0 million, which is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations. During 2010, the operating property was foreclosed on by the third party mortgage lender, at which time KIR recognized a gain on early extinguishment of debt of approximately $5.8 million, the Company's share of which was $2.6 million, which is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations.

During 2009, KIR recognized an impairment charge relating to one property of approximately $5.0 million. The Company's share of this impairment charge was approximately $2.3 million which is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations. During 2010 the third party mortgage lender foreclosed on this operating property, at which time KIR recognized a gain on early extinguishment of debt of approximately $4.3 million, the Company's share of which was $2.0 million, which is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations.

KIR's estimated fair value relating to the impairment assessments above were based upon discounted cash flow models that included all estimated cash inflows and outflows over a specified holding period. Capitalization rates and discount rates utilized in this model were based upon rates that the Company believed to be within a reasonable range of current market rates for the respective property.

## UBS Programs (“KUBS”) –

During 2011, KUBS recognized an impairment charge of approximately $9.7 million relating to a property which was classified as held-for-sale. KUBS's determination of the fair value for this property, approximately $17.4 million, was based upon a contract of sale with a third party. The Company's share of this impairment was approximately $1.9 million and was included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations. This property was sold in 2011.

Additionally, during 2011, KUBS recognized an impairment charge of approximately $5.0 million relating to a property which defaulted on its non-recourse mortgage. This property was unable to generate sufficient cash flows to cover the debt service and negotiations with the lender have not produced a suitable loan modification. As such, this property is anticipated to be foreclosed on by the third party lender in 2012. The Company's share of this impairment charge was approximately $0.8 million which is included in Equity in income of joint ventures, net on the Company's Consolidated Statements of Operations.

## Other Real Estate Joint Ventures –

During 2011, the Company exited its investment in a redevelopment joint venture property in Harlem, NY. As a result, the Company recognized an other-than-temporary impairment charge of approximately $3.1 million representing the Company's entire investment balance.

Also, during 2011, the Company sold its interest in a Canadian hotel portfolio to its partner, for Canadian Dollars (“CAD”) $2.5 million (approximately USD $2.4 million). As a result, the Company recorded an impairment charge of approximately USD $5.2 million, before income taxes.

Additionally, during 2011, the Company recorded an other-than-temporary impairment of $2.0 million, before income tax benefit, against the carrying value of an investment in which the Company holds a 13.4% noncontrolling ownership interest. The Company determined the fair value of its investment based on the estimated sales price of the property in the joint venture.



For the years ended December 31, 2010 and 2009, the Company recognized impairment charges of approximately $7.0 million and approximately $12.2 million, respectively, against the carrying value of its investments in various unconsolidated joint ventures. The impairment charges recognized in 2010 resulted from properties, within various unconsolidated joint ventures, being classified as held-for-sale. The fair values of these properties were based upon executed contracts of sale with third parties. The impairment charges recognized in 2009 reflect an other-than-temporary decline in the fair value of various investments resulting from declines in the real estate market. Estimated fair values were based upon discounted cash flow models that include all estimated cash inflows and outflows over a specified holding period and where applicable, any estimated fair value debt premiums. Capitalization rates, discount rates and credit spreads utilized in these models were based upon rates that the Company believes to be within a reasonable range of current market rates for the respective properties.

Summarized financial information for the Company’s investment and advances to real estate joint ventures is as follows (in millions):

<table><tr><td rowspan="2"></td><td colspan="3">December 31,</td></tr><tr><td>2011</td><td>2010</td><td></td></tr><tr><td>Assets:</td><td></td><td></td><td></td></tr><tr><td>Real estate, net</td><td>$ 11,479.7</td><td>$ 11,850.4</td><td></td></tr><tr><td>Other assets</td><td>712.3</td><td>825.0</td><td></td></tr><tr><td></td><td>$ 12,192.0</td><td>$ 12,675.4</td><td></td></tr><tr><td>Liabilities and Partners’/Members’ Capital:</td><td></td><td></td><td></td></tr><tr><td>Notes payable</td><td>$ 150.5</td><td>$ 189.3</td><td></td></tr><tr><td>Mortgages payable</td><td>7,440.8</td><td>7,683.5</td><td></td></tr><tr><td>Construction loans</td><td>109.4</td><td>89.9</td><td></td></tr><tr><td>Other liabilities</td><td>263.3</td><td>390.3</td><td></td></tr><tr><td>Noncontrolling interests</td><td>36.1</td><td>36.1</td><td></td></tr><tr><td>Partners’/Members’ capital</td><td>4,191.9</td><td>4,286.3</td><td></td></tr><tr><td></td><td>$ 12,192.0</td><td>$ 12,675.4</td><td></td></tr></table>

<table><tr><td></td><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Revenues from rental property</td><td>$ 1,526.6</td><td>$ 1,421.0</td><td>$ 1,446.3</td></tr><tr><td>Operating expenses</td><td>(520.1)</td><td>(493.6)</td><td>(508.8)</td></tr><tr><td>Interest expense</td><td>(453.0)</td><td>(436.9)</td><td>(441.5)</td></tr><tr><td>Depreciation and amortization</td><td>(404.0)</td><td>(386.9)</td><td>(397.7)</td></tr><tr><td>Impairments</td><td>(44.7)</td><td>(3.5)</td><td>(41.7)</td></tr><tr><td>Other income/(expense), net</td><td>20.1</td><td>(21.3)</td><td>(20.1)</td></tr><tr><td></td><td>(1,401.7)</td><td>(1,342.2)</td><td>(1,409.8)</td></tr><tr><td>Income from continuing operations</td><td>124.9</td><td>78.8</td><td>36.5</td></tr><tr><td>Discontinued Operations:</td><td></td><td></td><td></td></tr><tr><td>Income/(loss) from discontinued operations</td><td>17.7</td><td>(3.4)</td><td>(15.2)</td></tr><tr><td>Impairment on dispositions of properties</td><td>(49.6)</td><td>(200.6)</td><td>(202.4)</td></tr><tr><td>Gain on dispositions of properties</td><td>-</td><td>8.8</td><td>79.9</td></tr><tr><td>Net income/(loss)</td><td>$ 93.0</td><td>$ (116.4)</td><td>$ (101.2)</td></tr></table>

Other liabilities included in the Company’s accompanying Consolidated Balance Sheets include accounts with certain real estate joint ventures totaling approximately $24.2 million and $24.7 million at December 31, 2011 and 2010, respectively. The Company and its subsidiaries have varying equity interests in these real estate joint ventures, which may differ from their proportionate share of net income or loss recognized in accordance with GAAP.

The Company’s maximum exposure to losses associated with its unconsolidated joint ventures is primarily limited to its carrying value in these investments. Generally such investments contain operating properties and the Company has determined these entities do not contain the characteristics of a VIE. As of December 31, 2011 and 2010, the Company’s carrying value in these investments approximated $1.4 billion.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## 9. Other Real Estate Investments:

## Preferred Equity Capital –

The Company previously provided capital to owners and developers of real estate properties through its Preferred Equity program. As of December 31, 2011, the Company's net investment under the Preferred Equity program was approximately $316.0 million relating to 525 properties, including 397 net leased properties. For the year ended December 31, 2011, the Company earned approximately $35.7 million from its preferred equity investments, including $13.7 million in profit participation earned from 13 capital transactions. For the year ended December 31, 2010, the Company earned approximately $37.6 million from its preferred equity investments, including $9.7 million in profit participation earned from nine capital transactions. For the year ended December 31, 2009, the Company earned approximately $30.4 million, including $2.5 million of profit participation earned from five capital transactions.

During 2007, the Company invested approximately $81.7 million of preferred equity capital in an entity which was comprised of 403 net leased properties which consist of 30 master leased pools with each pool leased to individual corporate operators. Each master leased pool is accounted for as a direct financing lease. These properties consist of a diverse array of free-standing restaurants, fast food restaurants, convenience and auto parts stores. As of December 31, 2011, the remaining 397 properties were encumbered by third party loans aggregating approximately $376.8 million with interest rates ranging from 5.08% to 10.47% with a weighted-average interest rate of 9.3% and maturities ranging from two to 11 years.

Additionally, during 2011, the Company, in separate transactions, amended three preferred equity agreements to restructure its investments, which hold investments in seven retail properties, into three pari passu joint venture investments in which the Company holds noncontrolling interests. As a result of the amendments, the Company continues to account for these investments under the equity method of accounting and from the dates of the amendments will include these investments in Investments and advances to real estate joint ventures within the Company's Consolidated Balance Sheets (see Footnote 8).

During the year ended December 31, 2011, two properties within two of the Company's preferred equity investments were in default of the their respective mortgages and received foreclosure notices from the respective mortgage lenders. As such, the Company recognized full impairment charges on both of the investments aggregating approximately $2.2 million.

Included in the capital transactions described above for the year ended December 31, 2010, is the sale of 50% of the Company's preferred equity investment in a Canadian retail operating property for approximately CAD $31.9 million (approximately USD $31.0 million). In connection with this sale the Company (i) recognized profit participation of approximately CAD $1.7 million (approximately USD $1.6 million) and (ii) amended its preferred equity agreement to restructure the Company's remaining investment as a pari passu joint venture investment. Additionally, during 2010, the Company amended its preferred equity agreement to restructure another Canadian investment that holds investments in 12 retail properties as a pari passu joint venture investment. As a result of the amendments made to these preferred equity agreements, the Company continues to account for both of these investments under the equity method of accounting and includes these investments in Investments and advances to real estate joint ventures within the Company's Consolidated Balance Sheets (see Footnote 8).

During the year ended December 31, 2010, the Company recognized an impairment charge of approximately $3.8 million against the carrying value of its preferred equity investment in an operating property located in Tucson, AZ based on its estimated sales price. During 2010, the Company acquired the remaining ownership interest in this operating property for a purchase price of approximately $90.0 million, including the assumption of $81.0 million in non-recourse mortgage debt, which bears interest at a rate of 6.08% and is scheduled to mature in 2016. During August 2010, this property was fully disposed of.

Additionally, during the year ended December 31, 2010, the Company recognized an impairment charge of approximately $5.0 million against the carrying value of two of its preferred equity investments, based on estimated sales prices. During 2010, the Company sold one of these preferred equity investments for a sales price of approximately $0.3 million.

During 2009, the Company recognized impairment charges of $49.2 million, primarily against the carrying value of 16 preferred equity investments, which hold 29 properties, reflecting an other-than-temporary decline in the fair value of its investment resulting from a decline in the real estate markets.

The Company’s estimated fair values relating to the impairment assessments above were based upon sales prices, where applicable, or discounted cash flow models that include all estimated cash inflows and outflows over a specified holding period and where applicable, any estimated debt premiums. Capitalization rates, discount rates and credit spreads utilized in these models were based upon rates that the Company believes to be within a reasonable range of current market rates for the respective properties.



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

Summarized financial information relating to the Company’s preferred equity investments is as follows (in millions):

<table><tr><td rowspan="2"></td><td colspan="3">December 31,</td></tr><tr><td>2011</td><td>2010</td><td></td></tr><tr><td>Assets:</td><td></td><td></td><td></td></tr><tr><td>Real estate, net</td><td>$ 1,058.1</td><td>$ 1,406.7</td><td></td></tr><tr><td>Other assets</td><td>760.5</td><td>794.7</td><td></td></tr><tr><td></td><td>$ 1,818.6</td><td>$ 2,201.4</td><td></td></tr><tr><td>Liabilities and Partners&#x27;/Members&#x27; Capital:</td><td></td><td></td><td></td></tr><tr><td>Notes and mortgages payable</td><td>$ 1,338.7</td><td>$ 1,669.5</td><td></td></tr><tr><td>Other liabilities</td><td>39.9</td><td>61.2</td><td></td></tr><tr><td>Partners&#x27;/Members&#x27; capital</td><td>440.0</td><td>470.7</td><td></td></tr><tr><td></td><td>$ 1,818.6</td><td>$ 2,201.4</td><td></td></tr></table>

<table><tr><td rowspan="2"></td><td colspan="3">Year Ended December 31,</td></tr><tr><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Revenues from rental property</td><td>$ 233.1</td><td>$ 278.4</td><td>$ 311.9</td></tr><tr><td>Operating expenses</td><td>(57.0)</td><td>(73.2)</td><td>(96.7)</td></tr><tr><td>Interest expense</td><td>(89.5)</td><td>(104.0)</td><td>(112.5)</td></tr><tr><td>Depreciation and amortization</td><td>(43.6)</td><td>(52.3)</td><td>(67.7)</td></tr><tr><td>Impairment (a)</td><td>-</td><td>-</td><td>(20.0)</td></tr><tr><td>Other expense, net</td><td>(6.3)</td><td>(6.3)</td><td>(9.7)</td></tr><tr><td></td><td>36.7</td><td>42.6</td><td>5.3</td></tr><tr><td>Gain on disposition of properties</td><td>6.2</td><td>13.7</td><td>1.7</td></tr><tr><td>Net income</td><td>$ 42.9</td><td>$ 56.3</td><td>$ 7.0</td></tr></table>

(a) Represents impairments on two master leased pools due to a decline in fair market values.

The Company’s maximum exposure to losses associated with its preferred equity investments is primarily limited to its invested capital. As of December 31, 2011 and 2010, the Company’s invested capital in its preferred equity investments approximated $316.0 million and $387.7 million, respectively.

## Other –

During 2010, the Company recognized an other-than-temporary impairment charge of approximately $2.1 million against the carrying value of an investment that owns two operating properties located in Manchester, NH and Nashua, NH. The Company determined the fair value of its investment based on an estimated sales price of the operating properties. During 2011, these two properties were sold and as a result of an adjustment to the purchase price, the Company recognized an additional $0.5 million in impairment charges.

## Investment in Retail Store Leases -

The Company has interests in various retail store leases relating to the anchor store premises in neighborhood and community shopping centers. These premises have been sublet to retailers who lease the stores pursuant to net lease agreements. Income from the investment in these retail store leases during the years ended December 31, 2011, 2010 and 2009, was approximately $0.8 million, $1.6 million and $0.8 million, respectively. These amounts represent sublease revenues during the years ended December 31, 2011, 2010 and 2009, of approximately $5.1 million, $5.9 million and $5.2 million, respectively, less related expenses of $4.3 million, $4.3 million and $4.4 million, respectively. The Company's future minimum revenues under the terms of all non-cancelable tenant subleases and future minimum obligations through the remaining terms of its retail store leases, assuming no new or renegotiated leases are executed for such premises, for future years are as follows (in millions): 2012, $4.1 and $2.6; 2013, $3.7 and $2.3; 2014, $2.8 and $1.7; 2015, $1.9 and $1.3; 2016, $1.5 and $1.0, and thereafter, $1.1 and $0.6, respectively.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## Leveraged Lease -

During June 2002, the Company acquired a 90% equity participation interest in an existing leveraged lease of 30 properties. The properties are leased under a long-term bond-type net lease whose primary term expires in 2016, with the lessee having certain renewal option rights. The Company's cash equity investment was approximately $4.0 million. This equity investment is reported as a net investment in leveraged lease in accordance with the FASB's lease guidance.

As of December 31, 2011, 19 of these properties were sold, whereby the proceeds from the sales were used to pay down the mortgage debt by approximately $32.3 million and the remaining 11 properties were encumbered by third-party non-recourse debt of approximately $27.9 million that is scheduled to fully amortize during the primary term of the lease from a portion of the periodic net rents receivable under the net lease.

As an equity participant in the leveraged lease, the Company has no recourse obligation for principal or interest payments on the debt, which is collateralized by a first mortgage lien on the properties and collateral assignment of the lease. Accordingly, this obligation has been offset against the related net rental receivable under the lease.

At December 31, 2011 and 2010, the Company's net investment in the leveraged lease consisted of the following (in millions):

<table><tr><td></td><td>2011</td><td>2010</td></tr><tr><td>Remaining net rentals</td><td>$ 30.8</td><td>$ 37.6</td></tr><tr><td>Estimated unguaranteed residual value</td><td>30.3</td><td>31.7</td></tr><tr><td>Non-recourse mortgage debt</td><td>(25.1)</td><td>(30.1)</td></tr><tr><td>Unearned and deferred income</td><td>(29.9)</td><td>(34.2)</td></tr><tr><td>Net investment in leveraged lease</td><td>$ 6.1</td><td>$ 5.0</td></tr></table>

## 10. Variable Interest Entities:

## Consolidated Operating Properties –

Included within the Company’s consolidated operating properties at December 31, 2011 are three consolidated entities that are VIEs and for which the Company is the primary beneficiary. All of these entities have been established to own and operate real estate property. The Company’s involvement with these entities is through its majority ownership and management of the properties. These entities were deemed VIEs primarily based on the fact that the voting rights of the equity investors are not proportional to their obligation to absorb expected losses or receive the expected residual returns of the entity and substantially all of the entity’s activities are conducted on behalf of the investor which has disproportionately fewer voting rights. The Company determined that it was the primary beneficiary of these VIEs as a result of its controlling financial interest.

At December 31, 2011, total assets of these VIEs were approximately $83.6 million and total liabilities were approximately $0.2 million. The classification of these assets is primarily within real estate and the classification of liabilities are primarily within accounts payable and accrued expenses in the Company’s Consolidated Balance Sheets.

The majority of the operations of these VIEs are funded with cash flows generated from the properties. The Company has not provided financial support to any of these VIEs that it was not previously contractually required to provide, which consists primarily of funding any capital expenditures, including tenant improvements, which are deemed necessary to continue to operate the entity and any operating cash shortfalls that the entity may experience.

## Consolidated Ground-Up Development Projects –

Included within the Company’s ground-up development projects at December 31, 2011 are two entities that are VIEs, for which the Company is the primary beneficiary. These entities were established to develop real estate property to hold as long-term investments. The Company’s involvement with these entities is through its majority ownership and management of the properties. These entities were deemed VIEs primarily based on the fact that the equity investment at risk is not sufficient to permit the entity to finance its activities without additional financial support. The initial equity contributed to these entities was not sufficient to fully finance the real estate construction as development costs are funded by the partners throughout the construction period. The Company determined that it was the primary beneficiary of these VIEs as a result of its controlling financial interest.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

At December 31, 2011, total assets of these ground-up development VIEs were approximately $87.1 million and total liabilities were approximately $0.1 million. The classification of these assets is primarily within real estate under development and the classification of liabilities are primarily within accounts payable and accrued expenses in the Company’s Consolidated Balance Sheets.

Substantially all of the projected development costs to be funded for these ground-up development VIEs, aggregating approximately $33.5 million, will be funded with capital contributions from the Company and by the outside partners, when contractually obligated. The Company has not provided financial support to these VIEs that it was not previously contractually required to provide.

## Unconsolidated Ground-Up Development –

Also included within the Company’s ground-up development projects at December 31, 2011, are two unconsolidated joint ventures, which are VIEs for which the Company is not the primary beneficiary. These joint ventures are primarily established to develop real estate property for long-term investment and were deemed VIEs primarily based on the fact that the equity investment at risk was not sufficient to permit the entities to finance their activities without additional financial support. The initial equity contributed to these entities was not sufficient to fully finance the real estate construction as development costs are funded by the partners throughout the construction period. The Company determined that it was not the primary beneficiary of these VIEs based on the fact that the Company has shared control of these entities along with the entity’s partners and therefore does not have controlling financial interests in these VIEs.

The Company’s aggregate investment in these VIEs was approximately $38.3 million as of December 31, 2011, which is included in Real estate under development in the Company’s Consolidated Balance Sheets. The Company’s maximum exposure to loss as a result of its involvement with these VIEs is estimated to be $58.3 million, which primarily represents the Company’s current investment and estimated future funding commitments of approximately $20.0 million. The Company has not provided financial support to these VIEs that it was not previously contractually required to provide. All future costs of development will be funded with capital contributions from the Company and the outside partner in accordance with their respective ownership percentages.

## Preferred Equity Investments –

Included in the Company’s preferred equity investments is one unconsolidated investment that is a VIE, for which the Company is not the primary beneficiary. This joint venture was primarily established to develop real estate property for long-term investment and was deemed a VIE primarily based on the fact that the equity investment at risk was not sufficient to permit the entity to finance its activities without additional financial support. The initial equity contributed to this entity was not sufficient to fully finance the real estate construction as development costs are funded by the partners throughout the construction period. The Company determined that it was not the primary beneficiary of this VIE based on the fact that the Company has shared control of the entity along with the entity’s other partner and therefore does not have a controlling financial interest in this VIE.

The Company’s investment in this preferred equity VIE was approximately $3.9 million as of December 31, 2011, which is included in Other real estate investments in the Company’s Consolidated Balance Sheets. The Company’s maximum exposure to loss as a result of its involvement with this VIE is estimated to be $4.6 million, which primarily represents the Company’s current investment and estimated future funding commitments. The Company has not provided financial support to this VIE that it was not previously contractually required to provide. All future costs of development will be funded with capital contributions from the Company and the outside partner in accordance with their respective ownership percentages.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## 11. Mortgages and Other Financing Receivables:

The Company has various mortgages and other financing receivables which consist of loans acquired and loans originated by the Company. For a complete listing of the Company's mortgages and other financing receivables at December 31, 2011, see Financial Statement Schedule IV included in this annual report on Form 10-K.

The following table reconciles mortgage loans and other financing receivables from January 1, 2009 to December 31, 2011 (in thousands):

<table><tr><td></td><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Balance at January 1</td><td>$ 108,493</td><td>$ 131,332</td><td>$ 181,992</td></tr><tr><td>Additions:</td><td></td><td></td><td></td></tr><tr><td>New mortgage loans</td><td>14,297</td><td>1,411</td><td>8,316</td></tr><tr><td>Additions under existing mortgage loans</td><td>-</td><td>3,047</td><td>707</td></tr><tr><td>Foreign currency translation</td><td>-</td><td>3,923</td><td>6,324</td></tr><tr><td>Capitalized loan costs</td><td>-</td><td>-</td><td>60</td></tr><tr><td>Amortization of loan discounts</td><td>247</td><td>247</td><td>247</td></tr><tr><td>Deductions:</td><td></td><td></td><td></td></tr><tr><td>Loan repayments</td><td>(15,803)</td><td>(24,860)</td><td>(43,578)</td></tr><tr><td>Loan foreclosures</td><td>-</td><td>-</td><td>(17,312)</td></tr><tr><td>Loan impairments</td><td>-</td><td>(700)</td><td>(3,800)</td></tr><tr><td>Charge off/foreign currency translation</td><td>(863)</td><td>(3,101)</td><td>-</td></tr><tr><td>Collections of principal</td><td>(3,345)</td><td>(2,726)</td><td>(1,024)</td></tr><tr><td>Amortization of loan costs</td><td>(54)</td><td>(80)</td><td>(600)</td></tr><tr><td>Balance at December 31</td><td>$ 102,972</td><td>$ 108,493</td><td>$ 131,332</td></tr></table>

As of December 31, 2011, the Company had six loans aggregating approximately $45.0 million which were in default. The Company assessed these loans and determined that the estimated fair value of the underlying collateral exceeded the respective carrying values as of December 31, 2011.

During 2010, the Company recognized an impairment charge of approximately $0.7 million, against the carrying value, including accrued interest of a mortgage receivable that was in default. This impairment charge reflects a decrease in the estimated fair value of the underlying collateral. The remaining balance on this mortgage receivable as of December 31, 2010, was approximately $1.4 million. This impairment charge is reflected in Impairments - Marketable equity securities and other investments on the Company's Consolidated Statements of Operations.

During 2009, the Company recognized impairment charges of approximately $3.8 million against the carrying value of two mortgage loans. Approximately $3.5 million of the $3.8 million of impairment charges was related to a mortgage receivable that was in default. As a result, the Company began foreclosure proceedings on the underlying property during June 2009 and the process was completed in the fourth quarter 2009. This impairment charge reflects the decrease in the estimated fair values of the real estate collateral. This impairment charge is reflected in Impairments - Marketable equity securities and other investments on the Company's Consolidated Statements of Operations.



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# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## Senior Unsecured Notes –

During September 2009, the Company entered into a fifth supplemental indenture, under the indenture governing its Medium Term Notes and Senior Notes, which included the financial covenants for future offerings under the indenture that were removed by the fourth supplemental indenture.

In accordance with the terms of the Indenture, as amended, pursuant to which the Company's Senior Unsecured Notes, except for $300.0 million issued during April 2007 under the fourth supplemental indenture, have been issued, the Company is subject to maintaining (a) certain maximum leverage ratios on both unsecured senior corporate and secured debt, minimum debt service coverage ratios and minimum equity levels, (b) certain debt service ratios, (c) certain asset to debt ratios and (d) restricted from paying dividends in amounts that exceed by more than $26.0 million the funds from operations, as defined, generated through the end of the calendar quarter most recently completed prior to the declaration of such dividend; however, this dividend limitation does not apply to any distributions necessary to maintain the Company's qualification as a REIT providing the Company is in compliance with its total leverage limitations.

## Medium Term Notes –

The Company has implemented a medium-term notes ("MTN") program pursuant to which it may, from time to time, offer for sale its senior unsecured debt for any general corporate purposes, including (i) funding specific liquidity requirements in its business, including property acquisitions, development and redevelopment costs and (ii) managing the Company's debt maturities.

Interest on these fixed-rate senior unsecured notes is payable semi-annually in arrears. Proceeds from these issuances were primarily used for the acquisition of neighborhood and community shopping centers, the expansion and improvement of properties in the Company's portfolio and the repayment of certain debt obligations of the Company.

During the years ended December 31, 2011 and 2010, the Company repaid the following Medium Term Notes (in millions):

<table><tr><td rowspan="2">Date Issued</td><td colspan="3">2011</td></tr><tr><td>Repaid Amount</td><td>Interest Rate</td><td>Maturity Date</td></tr><tr><td>Aug-04</td><td>88.0</td><td>4.82%</td><td>Aug-11</td></tr><tr><td rowspan="2">Date Issued</td><td colspan="3">2010</td></tr><tr><td>Repaid Amount</td><td>Interest Rate</td><td>Maturity Date</td></tr><tr><td>May-03</td><td>46.5</td><td>4.62%</td><td>May-10</td></tr><tr><td>Nov-05</td><td>100.0</td><td>5.30%</td><td>Feb-11</td></tr><tr><td>Oct-06</td><td>25.0</td><td>7.30%</td><td>Sep-10</td></tr><tr><td>Oct-06</td><td>150.0</td><td>7.95%</td><td>Apr-11</td></tr></table>

During 2010, the Company issued $300.0 million of unsecured MTNs which bear interest at a rate of 4.30% and are scheduled to mature on February 1, 2018. Proceeds from these MTNs were used to repay $250.0 million of outstanding MTNs included above. The remaining proceeds were used for general corporate purposes. In connection with the optional make-whole provisions relating to the prepayment of these notes, the Company incurred early extinguishment of debt charges aggregating approximately $6.5 million.

## Canadian Notes Payable –

During April 2010, the Company issued $150.0 million CAD unsecured notes to a group of private investors at a rate of 5.99% scheduled to mature in April 2018. Proceeds from these notes were used to repay the Company's CAD $150.0 million 4.45% Series 1 unsecured notes which matured in April 2010.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## Credit Facility –

During October 2011, the Company established a new $1.75 billion unsecured revolving credit facility (the "Credit Facility") with a group of banks, which is scheduled to expire in October 2015 and has a one-year extension option. This credit facility, which replaced the Company's $1.5 billion unsecured U.S. credit facility (which was scheduled to expire in October 2012) and the Company's CAD $250.0 million credit facility (which was scheduled to expire in March 2012), provides funds to finance general corporate purposes, including (i) property acquisitions, (ii) investments in the Company's institutional management programs, (iii) development and redevelopment costs and (iv) any short-term working capital requirements. Interest on borrowings under the Credit Facility accrues at LIBOR plus 1.05% and fluctuates in accordance with changes in the Company's senior debt ratings and has a facility fee of 0.20% per annum. As part of this Credit Facility, the Company has a competitive bid option whereby the Company could auction up to $875.0 million of its requested borrowings to the bank group. This competitive bid option provides the Company the opportunity to obtain pricing below the currently stated spread. In addition, as part of the Credit Facility, the Company has a $500.0 million sub-limit which provides the opportunity to borrow in alternative currencies such as Canadian Dollars, Pounds Sterling, Japanese Yen or Euros. Pursuant to the terms of the Credit Facility, the Company, among other things, is subject to covenants requiring the maintenance of (i) maximum leverage ratios on both unsecured and secured debt and (ii) minimum interest and fixed coverage ratios. As of December 31, 2011, the Credit Facility had a balance of $238.9 million outstanding and $26.9 million appropriated for letters of credit.

## Mexican Term Loan -

During March 2008, the Company obtained a Mexican peso (“MXN”) 1.0 billion term loan, which bears interest at a rate of 8.58%, subject to change in accordance with the Company’s senior debt ratings, and is scheduled to mature in March 2013. The Company utilized proceeds from this term loan to fully repay the outstanding balance of a MXN 500.0 million unsecured revolving credit facility, which was terminated by the Company. Remaining proceeds from this term loan were used for funding MXN denominated investments. As of December 31, 2011, the outstanding balance on this term loan was MXN 1.0 billion (approximately USD $71.5 million). Pursuant to the terms of the term loan, the Company, among other things, is subject to covenants requiring the maintenance of (i) maximum leverage ratios on both unsecured and secured debt and (ii) minimum interest and fixed coverage ratios.

The weighted-average interest rate for all unsecured notes payable is 5.30% as of December 31, 2011. The scheduled maturities of all unsecured notes payable as of December 31, 2011, were approximately as follows (in millions): 2012, $219.5; 2013, $542.8; 2014, $295.0; 2015, $588.9; 2016, $300.0 and thereafter, $1,037.7.

## 14. Mortgages Payable:

During 2011, the Company assumed approximately $124.8 million of individual non-recourse mortgage debt relating to the acquisition of 12 operating properties, including an increase of approximately $6.9 million associated with fair value debt adjustments and paid off approximately $62.5 million of mortgage debt that encumbered 10 operating properties.

During 2010, the Company (i) assumed approximately $144.8 million of individual non-recourse mortgage debt relating to the acquisition of eight operating properties, including a decrease of approximately $4.4 million associated with fair value debt adjustments, (ii) assigned approximately $159.9 million in non-recourse mortgage debt encumbering three operating properties that were sold to newly formed joint ventures in which the Company has noncontrolling interests, (iii) assigned approximately $81.0 million of non-recourse mortgage debt encumbering an operating property that was sold to a third party and (iv) paid off approximately $226.0 million of mortgage debt that encumbered 17 operating properties. In connection with the repayment of five of these mortgages, the Company incurred early extinguishment of debt charges aggregating approximately $4.3 million.

Mortgages payable, collateralized by certain shopping center properties and related tenants' leases, are generally due in monthly installments of principal and/or interest, which mature at various dates through 2031. Interest rates range from LIBOR (approximately 0.30% as of December 31, 2011) to 9.75% (weighted-average interest rate of 6.12% as of December 31, 2011). The scheduled principal payments (excluding any extension options available to the Company) of all mortgages payable, excluding unamortized fair value debt adjustments of approximately $8.1 million, as of December 31, 2011, were approximately as follows (in millions): 2012, $191.7; 2013, $129.1; 2014, $225.0; 2015, $110.7; 2016, $178.5 and thereafter, $242.3.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## 15. Construction Loans Payable:

As of December 31, 2011, the Company had three construction loans with total loan commitments aggregating approximately $82.5 million, of which approximately $45.1 million has been funded. These loans are scheduled to mature between 2012 through 2035 and bear interest at rates of LIBOR plus 1.90% (2.20% at December 31, 2011) to 5.72%. These construction loans are collateralized by the respective projects and associated tenants' leases. The scheduled maturities of all construction loans payable as of December 31, 2011, were approximately as follows (in millions): 2012, $12.4; 2013, $0; 2014, $2.0; 2015, $0; 2016, $0 and thereafter, $30.8.

During 2010, the Company fully repaid two construction loans aggregating approximately $30.2 million and obtained a new 25-year construction loan on a development project located in Chile with a total loan commitment of $48.3 million and bears interest at 10 year-BCU, as defined, plus 2.87% with a floor of 5.22%. As of December 31, 2010, total loan commitments on the Company's three construction loans aggregated approximately $82.5 million of which approximately $30.3 million has been funded. These loans have scheduled maturities ranging from 2012 to 2035 and bear interest at rates ranging from LIBOR plus 1.90% (2.16% at December 31, 2010) to 5.79%. These construction loans are collateralized by the respective projects and associated tenants' leases.

## 16. Noncontrolling Interests:

Noncontrolling interests represent the portion of equity that the Company does not own in those entities it consolidates as a result of having a controlling interest or determined that the Company was the primary beneficiary of a VIE in accordance with the provisions of the FASB’s Consolidation guidance.

The Company accounts and reports for noncontrolling interests in accordance with the Consolidation guidance and the Distinguishing Liabilities from Equity guidance issued by the FASB. The Company identifies its noncontrolling interests separately within the equity section on the Company's Consolidated Balance Sheets. Units that are determined to be mandatorily redeemable are classified as Redeemable noncontrolling interests and presented in the mezzanine section between Total liabilities and Stockholder's equity on the Company's Consolidated Balance Sheets. The amounts of consolidated net income attributable to the Company and to the noncontrolling interests are presented separately on the Company's Consolidated Statements of Operations.

The Company owns seven shopping center properties located throughout Puerto Rico. These properties were acquired through the issuance of approximately $158.6 million of non-convertible units, approximately $45.8 million of convertible units, the assumption of approximately $131.2 million of non-recourse debt and $116.3 million in cash. Noncontrolling interests related to these acquisitions was approximately $233.0 million of units, including premiums of approximately $13.5 million and a fair market value adjustment of approximately $15.1 million (collectively, the "Units"). The Company is restricted from disposing of these assets, other than through a tax free transaction until November 2015.

The Units consisted of (i) approximately 81.8 million Preferred A Units par value $1.00 per unit, which pay the holder a return of 7.0% per annum on the Preferred A Par Value and are redeemable for cash by the holder at any time after one year or callable by the Company any time after six months and contain a promote feature based upon an increase in net operating income of the properties capped at a 10.0% increase, (ii) 2,000 Class A Preferred Units, par value $10,000 per unit, which pay the holder a return equal to LIBOR plus 2.0% per annum on the Class A Preferred Par Value and are redeemable for cash by the holder at any time after November 30, 2010, (iii) 2,627 Class B-1 Preferred Units, par value $10,000 per unit, which pay the holder a return equal to 7.0% per annum on the Class B-1 Preferred Par Value and are redeemable by the holder at any time after November 30, 2010, for cash or at the Company's option, shares of the Company's common stock, equal to the Cash Redemption Amount, as defined, (iv) 5,673 Class B-2 Preferred Units, par value $10,000 per unit, which pay the holder a return equal to 7.0% per annum on the Class B-2 Preferred Par Value and are redeemable for cash by the holder at any time after November 30, 2010, and (v) 640,001 Class C DownReit Units, valued at an issuance price of $30.52 per unit which pay the holder a return at a rate equal to the Company's common stock dividend and are redeemable by the holder at any time after November 30, 2010, for cash or at the Company's option, shares of the Company's common stock equal to the Class C Cash Amount, as defined.



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

The following units have been redeemed as of December 31, 2011:

<table><tr><td>Type</td><td>Units Redeemed</td><td>Par Value Redeemed (in millions)</td><td>Redemption Type</td></tr><tr><td>Preferred A Units</td><td>2,200,000</td><td>$2.2</td><td>Cash</td></tr><tr><td>Class A Preferred Units</td><td>2,000</td><td>$20.0</td><td>Cash</td></tr><tr><td>Class B-1 Preferred Units</td><td>2,438</td><td>$24.4</td><td>Cash</td></tr><tr><td></td><td></td><td></td><td>Cash/Charitable</td></tr><tr><td>Class B-2 Preferred Units</td><td>5,576</td><td>$55.8</td><td>Contribution</td></tr><tr><td>Class C DownReit Units</td><td>61,804</td><td>$1.9</td><td>Cash</td></tr></table>

Noncontrolling interest relating to the remaining units was $110.5 million and $110.4 million as of December 31, 2011 and 2010, respectively.

The Company owns two shopping center properties located in Bay Shore, NY and Centereach, NY. Included in Noncontrolling interests was approximately $41.6 million, including a discount of $0.3 million and a fair market value adjustment of $3.8 million, in redeemable units (the "Redeemable Units"), issued by the Company in connection with these transactions. The properties were acquired through the issuance of $24.2 million of Redeemable Units, which are redeemable at the option of the holder; approximately $14.0 million of fixed rate Redeemable Units and the assumption of approximately $23.4 million of non-recourse debt. The Redeemable Units consist of (i) 13,963 Class A Units, par value $1,000 per unit, which pay the holder a return of 5% per annum of the Class A par value and are redeemable for cash by the holder at any time after April 3, 2011, or callable by the Company any time after April 3, 2016, and (ii) 647,758 Class B Units, valued at an issuance price of $37.24 per unit, which pay the holder a return at a rate equal to the Company's common stock dividend and are redeemable by the holder at any time after April 3, 2007, for cash or at the option of the Company for Common Stock at a ratio of 1:1, or callable by the Company any time after April 3, 2026. The Company is restricted from disposing of these assets, other than through a tax free transaction, until April 2016 and April 2026 for the Centereach, NY, and Bay Shore, NY, assets, respectively.

During 2007, 30,000 units, or $1.1 million par value, of the Class B Units were redeemed by the holder in cash at the option of the Company. Noncontrolling interest relating to the units was $40.4 million, as of both December 31, 2011 and 2010.

Noncontrolling interests also includes 138,015 convertible units issued during 2006, by the Company, which were valued at approximately $5.3 million, including a fair market value adjustment of $0.3 million, related to an interest acquired in an office building located in Albany, NY. These units are redeemable at the option of the holder after one year for cash or at the option of the Company for the Company's common stock at a ratio of 1:1. The holder is entitled to a distribution equal to the dividend rate of the Company's common stock. The Company is restricted from disposing of these assets, other than through a tax free transaction, until January 2017.

The following table presents the change in the redemption value of the Redeemable noncontrolling interests for the years ended December 31, 2011 and December 31, 2010 (in thousands):

<table><tr><td></td><td>2011</td><td>2010</td></tr><tr><td>Balance at January 1,</td><td>$ 95,060</td><td>$ 100,304</td></tr><tr><td>Unit redemptions</td><td>-</td><td>(5,208)</td></tr><tr><td>Fair market value amortization</td><td>14</td><td>18</td></tr><tr><td>Other</td><td>-</td><td>(54)</td></tr><tr><td>Balance at December 31,</td><td>$ 95,074</td><td>$ 95,060</td></tr></table>



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## 17. Fair Value Disclosure of Financial Instruments:

All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at amounts which, in management's estimation based upon an interpretation of available market information and valuation methodologies, reasonably approximate their fair values, except those listed below, for which fair values are reflected. The valuation method used to estimate fair value for fixed-rate and variable-rate debt and noncontrolling interests relating to mandatorily redeemable noncontrolling interests associated with finite-lived subsidiaries of the Company is based on discounted cash flow analyses, with assumptions that include credit spreads, loan amounts and debt maturities. The fair values for marketable securities are based on published or securities dealers' estimated market values. Such fair value estimates are not necessarily indicative of the amounts that would be realized upon disposition. The following are financial instruments for which the Company's estimate of fair value differs from the carrying amounts (in thousands):

<table><tr><td rowspan="2"></td><td colspan="5">December 31,</td></tr><tr><td colspan="3">2011</td><td colspan="2">2010</td></tr><tr><td></td><td>Carrying Amounts</td><td colspan="2">Estimated Fair Value</td><td>Carrying Amounts</td><td>Estimated Fair Value</td></tr><tr><td>Marketable Securities</td><td>33,540</td><td>33,908</td><td>223,991</td><td>224,451</td><td></td></tr><tr><td>Notes Payable</td><td>2,983,886</td><td>3,136,728</td><td>2,982,421</td><td>3,162,183</td><td></td></tr><tr><td>Mortgages Payable</td><td>1,085,371</td><td>1,166,116</td><td>1,046,313</td><td>1,120,797</td><td></td></tr><tr><td rowspan="2"></td><td colspan="5">December 31,</td></tr><tr><td colspan="3">2011</td><td colspan="2">2010</td></tr><tr><td></td><td>Carrying Amounts</td><td colspan="2">Estimated Fair Value</td><td>Carrying Amounts</td><td>Estimated Fair Value</td></tr><tr><td>Construction Loans</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Payable</td><td>45,128</td><td>49,345</td><td>30,253</td><td>32,192</td><td></td></tr><tr><td>Mandatorily Redeemable Noncontrolling Interests (termination dates ranging from 2019 - 2027)</td><td>2,654</td><td>5,044</td><td>2,697</td><td>5,462</td><td></td></tr></table>

The Company has certain financial instruments that must be measured under the FASB's Fair Value Measurements and Disclosures guidance, including: available for sale securities, convertible notes and derivatives. The Company currently does not have non-financial assets and non-financial liabilities that are required to be measured at fair value on a recurring basis.

As a basis for considering market participant assumptions in fair value measurements, the FASB's Fair Value Measurements and Disclosures guidance establishes a fair value hierarchy that distinguishes between market participant assumptions based on market data obtained from sources independent of the reporting entity (observable inputs that are classified within Levels 1 and 2 of the hierarchy) and the reporting entity's own assumptions about market participant assumptions (unobservable inputs that are classified within Level 3 of the hierarchy).

In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. The Company's assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability.

Available for sale securities are measured at fair value using quoted market prices and are classified within Level 1 of the valuation hierarchy.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

The Company had an investment in convertible notes for which it separately accounted for the conversion option as an embedded derivative. The convertible notes and conversion option were measured at fair value using widely accepted valuation techniques including pricing models. These models reflected the contractual terms of the convertible notes, including the term to maturity, and used observable market-based inputs, including interest rate curves, implied volatilities, stock price, dividend yields and foreign exchange rates. Based on these inputs, the Company had determined that its convertible notes and conversion option valuations were classified within Level 2 of the fair value hierarchy. These convertible notes were sold during 2011 (see Footnote 12).

The Company uses interest rate swaps to manage its interest rate risk. The fair values of interest rate swaps are determined using the market standard methodology of netting the discounted future fixed cash receipts (or payments) and the discounted expected variable cash payments (or receipts). The variable cash payments (or receipts) are based on an expectation of future interest rates (forward curves) derived from observable market interest rate curves. Based on these inputs, the Company has determined that its interest rate swap valuations are classified within Level 2 of the fair value hierarchy.

To comply with the FASB’s Fair Value Measurements and Disclosures guidance, the Company incorporates credit valuation adjustments to appropriately reflect both its own nonperformance risk and the respective counterparty’s nonperformance risk in the fair value measurements. The credit valuation adjustments associated with its derivatives utilize Level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by itself and its counterparties. However, as of December 31, 2011, the Company has assessed the significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and has determined that the credit valuation adjustments are not significant to the overall valuation of its derivatives.

The table below presents the Company’s assets and liabilities measured at fair value on a recurring basis as of December 31, 2011 and 2010, aggregated by the level in the fair value hierarchy within which those measurements fall.

Assets and liabilities measured at fair value on a recurring basis at December 31, 2011 and 2010 (in thousands):

<table><tr><td></td><td colspan="2">Balance at December 31, 2011</td><td colspan="2">Level 1</td><td colspan="2">Level 2</td><td colspan="2">Level 3</td></tr><tr><td>Assets:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Marketable equity securities</td><td>$</td><td>30,462</td><td>$</td><td>30,462</td><td>$</td><td>-</td><td>$</td><td>-</td></tr><tr><td>Liabilities:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Interest rate swaps</td><td>$</td><td>222</td><td>$</td><td>-</td><td>$</td><td>222</td><td>$</td><td>-</td></tr><tr><td></td><td colspan="2">Balance at December 31, 2010</td><td colspan="2">Level 1</td><td colspan="2">Level 2</td><td colspan="2">Level 3</td></tr><tr><td>Assets:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Marketable equity securities</td><td>$</td><td>31,016</td><td>$</td><td>31,016</td><td>$</td><td>-</td><td>$</td><td>-</td></tr><tr><td>Convertible notes</td><td>$</td><td>172,075</td><td>$</td><td>-</td><td>$</td><td>172,075</td><td>$</td><td>-</td></tr><tr><td>Conversion option</td><td>$</td><td>10,205</td><td>$</td><td>-</td><td>$</td><td>10,205</td><td>$</td><td>-</td></tr><tr><td>Liabilities:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Interest rate swaps</td><td>$</td><td>506</td><td>$</td><td>-</td><td>$</td><td>506</td><td>$</td><td>-</td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

Assets and liabilities measured at fair value on a non-recurring basis at December 31, 2011 and 2010 are as follows (in thousands):

<table><tr><td></td><td colspan="2">Balance at December 31, 2011</td><td>Level 1</td><td>Level 2</td><td>Level 3</td></tr><tr><td>Assets:</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Real estate</td><td>$</td><td>5,289</td><td>$</td><td>-</td><td>$</td></tr><tr><td>Other investments</td><td>$</td><td>9,041</td><td>$</td><td>-</td><td>$</td></tr><tr><td></td><td colspan="2">Balance at December 31, 2010</td><td>Level 1</td><td>Level 2</td><td>Level 3</td></tr><tr><td>Assets:</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Real estate</td><td>$</td><td>16,414</td><td>$</td><td>-</td><td>$</td></tr><tr><td>Real estate under development</td><td>$</td><td>22,626</td><td>$</td><td>-</td><td>$</td></tr><tr><td>Other real estate investments</td><td>$</td><td>3,921</td><td>$</td><td>-</td><td>$</td></tr><tr><td>Mortgage and other financing receivables</td><td>$</td><td>1,405</td><td>$</td><td>-</td><td>$</td></tr></table>

During 2011, the Company recognized impairment charges of approximately $31.2 million relating to adjustments to property carrying values, investments in other real estate investments and investments in real estate joint ventures.

During 2010, the Company recognized impairment charges of approximately $34.5 million relating to adjustments to property carrying values, real estate under development, investments in other real estate investments and other investments.

The Company’s estimated fair values relating to the above impairment assessments were based upon purchase price offers or discounted cash flow models that included all estimated cash inflows and outflows over a specified holding period and where applicable, any estimated debt premiums. These cash flows were comprised of unobservable inputs which included 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 were based upon observable rates that the Company believed to be within a reasonable range of current market rates for the respective properties. Based on these inputs, the Company determined that its valuation in these investments was classified within Level 3 of the fair value hierarchy.

## 18. Financial Instruments - Derivatives and Hedging:

The Company is exposed to certain risk arising from both its business operations and economic conditions. The Company principally manages its exposures to a wide variety of business and operational risk through management of its core business activities. The Company manages economic risks, including interest rate, liquidity, and credit risk primarily by managing the amount, sources, and duration of its debt funding and the use of derivative financial instruments. Specifically, the Company may use derivatives to manage exposures that arise from changes in interest rates, foreign currency exchange rate fluctuations and market value fluctuations of equity securities. The Company limits these risks by following established risk management policies and procedures including the use of derivatives.

## Cash Flow Hedges of Interest Rate Risk -

The Company, from time to time, hedges the future cash flows of its floating-rate debt instruments to reduce exposure to interest rate risk principally through interest rate swaps and interest rate caps with major financial institutions. The effective portion of the changes in fair value of derivatives designated and that qualify as cash flow hedges is recorded in Accumulated Other Comprehensive Income and is subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. Any ineffective portion of the change in fair value of the derivatives is recognized directly in earnings. During the years ended December 31, 2011 and 2010, the Company had no hedge ineffectiveness.

Amounts reported in accumulated other comprehensive income related to cash flow hedges will be reclassified to interest expense as interest payments are made on the Company’s variable-rate debt. During 2012, the Company estimates that an additional $0.1 million will be reclassified as an increase to interest expense.



As of December 31, 2011, the Company had the following outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk:

<table><tr><td>Interest Rate Derivatives</td><td>Number of Instruments</td><td>Notional (in millions)</td></tr><tr><td>Interest Rate Caps</td><td>2</td><td>83.5</td></tr><tr><td>Interest Rate Swaps</td><td>1</td><td>20.7</td></tr></table>

The fair value of these derivative financial instruments classified as liability derivatives was $0.2 million and $0.5 million as of December 31, 2011 and 2010, respectively.

Credit-risk-related Contingent Features –

The Company has agreements with one of its derivative counterparties that contain a provision where if the Company defaults on any of its indebtedness, including default where repayment of the indebtedness has not been accelerated by the lender, then the Company could also be declared in default on its derivative obligations.

The Company has an agreement with a derivative counterparty that incorporates the loan covenant provisions of the Company's indebtedness with a lender affiliate of the derivative counterparty. Failure to comply with the loan covenant provisions would result in the Company being in default on any derivative instrument obligations covered by the agreement.

Cash Flow Hedges of Foreign Currency Risk -

During 2011, the Company entered into a foreign currency forward contract to sell AUD $165.0 million and buy USD $169.1 million. The Company is a USD functional currency entity and had agreed to sell its AUD-denominated Valad notes. Because of the fluctuations in the AUD-USD exchange rate, the Company was exposed to foreign exchange gains and losses, specifically the risk of incurring a lower USD cash equivalent amount of the anticipated AUD proceeds collected in the future. The Company's objective and strategy was to mitigate this risk and the associated foreign exchange gains and losses, and lock-in the future exchange rate when AUD proceeds were converted to USD. The Company designated the AUD-USD foreign exchange risk as the risk being hedged.

During April 2011, the Company received AUD $170.2 million (approximately USD $174.7 million) from the sale of the Valad notes representing the principal and unpaid interest and settled its foreign currency forward contract. Upon settling the foreign currency forward contract, the Company recorded a reclass of $10.0 million from Accumulated other comprehensive income to Other (expense)/income, net, which was fully offset by a foreign currency gain on sale of the Valad notes. As a result there was no net gain or loss recognized.

The effective portion of the changes in fair value of derivatives designated and that qualify as cash flow hedges is recorded in Accumulated other comprehensive income and is subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. Any ineffective portion of the change in fair value of the derivatives is recognized directly in earnings. During 2011, the Company had no hedge ineffectiveness.

## 19. Preferred Stock, Common Stock and Convertible Unit Transactions –

Preferred Stock –

During August 2010, the Company issued 7,000,000 Depositary Shares (the "Class H Depositary Shares"), each representing a one-hundredth fractional interest in a share of the Company's 6.90% Class H Cumulative Redeemable Preferred Stock, $1.00 par value per share (the "Class H Preferred Stock"). Dividends on the Class H Depositary Shares are cumulative and payable quarterly in arrears at the rate of 6.90% per annum based on the $25.00 per share initial offering price, or $1.725 per annum. The Class H Depositary Shares are redeemable, in whole or part, for cash on or after August 30, 2015, at the option of the Company, at a redemption price of $25.00 per depositary share, plus any accrued and unpaid dividends thereon. The Class H Depositary Shares are not convertible or exchangeable for any other property or securities of the Company. The net proceeds received from this offering of approximately $169.2 million were used primarily to repay mortgage loans in the aggregate principal amount of approximately $150 million and for general corporate purposes.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

During October 2007, the Company issued 18,400,000 Depositary Shares (the "Class G Depositary Shares"), after the exercise of an over-allotment option, each representing a one-hundredth fractional interest in a share of the Company's 7.75% Class G Cumulative Redeemable Preferred Stock, par value $1.00 per share (the "Class G Preferred Stock"). Dividends on the Class G Depositary Shares are cumulative and payable quarterly in arrears at the rate of 7.75% per annum based on the $25.00 per share initial offering price, or $1.9375 per annum. The Class G Depositary Shares are redeemable, in whole or part, for cash on or after October 10, 2012, at the option of the Company, at a redemption price of $25.00 per depositary share, plus any accrued and unpaid dividends thereon. The Class G Depositary Shares are not convertible or exchangeable for any other property or securities of the Company.

During June 2003, the Company issued 7,000,000 Depositary Shares (the "Class F Depositary Shares"), each such Class F Depositary Share representing a one-tenth fractional interest of a share of the Company's 6.65% Class F Cumulative Redeemable Preferred Stock, par value $1.00 per share (the "Class F Preferred Stock"). Dividends on the Class F Depositary Shares are cumulative and payable quarterly in arrears at the rate of 6.65% per annum based on the $25.00 per share initial offering price, or $1.6625 per annum. The Class F Depositary Shares are redeemable, in whole or part, for cash on or after June 5, 2008, at the option of the Company, at a redemption price of $25.00 per Depositary Share, plus any accrued and unpaid dividends thereon. The Class F Depositary Shares are not convertible or exchangeable for any other property or securities of the Company.

Voting Rights - The Class H Preferred Stock, Class F Preferred Stock and Class G Preferred Stock rank pari passu as to voting rights, priority for receiving dividends and liquidation preference as set forth below.

As to any matter on which the Class F Preferred Stock may vote, including any actions by written consent, each share of the Class F Preferred Stock shall be entitled to 10 votes, each of which 10 votes may be directed separately by the holder thereof. With respect to each share of Class F Preferred Stock, the holder thereof may designate up to 10 proxies, with each such proxy having the right to vote a whole number of votes (totaling 10 votes per share of Class F Preferred Stock). As a result, each Class F Depositary Share is entitled to one vote.

As to any matter on which the Class G Preferred Stock may vote, including any actions by written consent, each share of the Class G Preferred Stock shall be entitled to 100 votes, each of which 100 votes may be directed separately by the holder thereof. With respect to each share of Class G Preferred Stock, the holder thereof may designate up to 100 proxies, with each such proxy having the right to vote a whole number of votes (totaling 100 votes per share of Class G Preferred Stock). As a result, each Class G Depositary Share is entitled to one vote.

As to any matter on which the Class H Preferred Stock may vote, including any actions by written consent, each share of the Class H Preferred Stock shall be entitled to 100 votes, each of which 100 votes may be directed separately by the holder thereof. With respect to each share of Class H Preferred Stock, the holder thereof may designate up to 100 proxies, with each such proxy having the right to vote a whole number of votes (totaling 100 votes per share of Class H Preferred Stock). As a result, each Class H Depositary Share is entitled to one vote.

Liquidation Rights - In the event of any liquidation, dissolution or winding up of the affairs of the Company, the Preferred Stock holders are entitled to be paid, out of the assets of the Company legally available for distribution to its stockholders, a liquidation preference of $250.00 Class F Preferred per share, $2,500.00 Class G Preferred per share and $2,500.00 Class H Preferred per share ($25.00 per Class F, Class G and Class H Depositary Share), plus an amount equal to any accrued and unpaid dividends to the date of payment, before any distribution of assets is made to holders of the Company's common stock or any other capital stock that ranks junior to the Preferred Stock as to liquidation rights.

## Common Stock –

The Company, from time to time, repurchases shares of its common stock in amounts that offset new issuances of common shares in connection with the exercise of stock options or the issuance of restricted stock awards. These share repurchases may occur in open market purchases, privately negotiated transactions or otherwise subject to prevailing market conditions, the Company's liquidity requirements, contractual restrictions and other factors. During the year ended December 31, 2011, the Company repurchased 333,998 shares of the Company's common stock for approximately $6.0 million, of which $4.9 million was provided to the Company from stock options exercised.



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# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## 20. Supplemental Schedule of Non-Cash Investing/Financing Activities:

The following schedule summarizes the non-cash investing and financing activities of the Company for the years ended December 31, 2011, 2010 and 2009 (in thousands):

<table><tr><td></td><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Acquisition of real estate interests by assumption of mortgage debt</td><td>$ 117,912</td><td>$ 670</td><td>$ 577,604</td></tr><tr><td>Disposition of real estate interest by assignment of mortgage debt</td><td>$ -</td><td>$ 81,000</td><td>$ -</td></tr><tr><td>Issuance of common stock</td><td>$ 4,940</td><td>$ 5,070</td><td>$ 3,415</td></tr><tr><td>Surrender of common stock</td><td>$ (596)</td><td>$ (840)</td><td>$ (164)</td></tr><tr><td>Disposition of real estate through the issuance of loan receivables</td><td>$ 14,297</td><td>$ 975</td><td>$ 1,366</td></tr><tr><td>Investment in real estate joint venture by contribution of properties and assignment of debt</td><td>$ -</td><td>$ 149,034</td><td>$ -</td></tr><tr><td>Declaration of dividends paid in succeeding period</td><td>$ 92,159</td><td>$ 89,037</td><td>$ 76,707</td></tr><tr><td>Consolidation of Joint Ventures:</td><td></td><td></td><td></td></tr><tr><td>Increase in real estate and other assets</td><td>$ -</td><td>$ 174,327</td><td>$ 47,368</td></tr><tr><td>Increase in mortgage payable</td><td>$ -</td><td>$ 144,803</td><td>$ 35,104</td></tr></table>

## 21. Transactions with Related Parties:

The Company provides management services for shopping centers owned principally by affiliated entities and various real estate joint ventures in which certain stockholders of the Company have economic interests. Such services are performed pursuant to management agreements which provide for fees based upon a percentage of gross revenues from the properties and other direct costs incurred in connection with management of the centers. Reference is made to Footnotes 4, 5, 8 and 22 for additional information regarding transactions with related parties.

Ripco Real Estate Corp. business activities include serving as a leasing agent and representative for national and regional retailers including Target, Best Buy, Kohls and many others, providing real estate brokerage services and principal real estate investing. Mr. Todd Cooper, an officer and 50% shareholder of Ripco, is a son of Mr. Milton Cooper, Executive Chairman of the Board of Directors of the Company. During 2011, 2010 and 2009, the Company paid brokerage commissions of $0.5 million, $0.7 million and $0.7 million, respectively, to Ripco for services rendered primarily as leasing agent for various national tenants in shopping center properties owned by the Company. The Company believes that the brokerage commissions paid were at or below the customary rates for such leasing services.

Additionally, the Company holds joint venture investments with Ripco. During 2005, the Company acquired three operating properties and one land parcel, through joint ventures, in which the Company and Ripco each hold 50% noncontrolling interests. The Company accounts for its investment in these joint ventures under the equity method of accounting. During 2011, the joint ventures sold one land parcel and one operating property to third parties, in separate transactions, which were encumbered by loans aggregating approximately $14.2 million. As a result of these transactions the loans were fully repaid and the Company was relieved of the corresponding debt guarantees on these two loans.

As of December 31, 2011, one of these joint ventures held a one-year loan for approximately $3.0 million which is scheduled to mature in 2012 and bears interest at rate of LIBOR plus 1.50%. This loan is jointly and severally guaranteed by the Company and the joint venture partner.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## 22. Commitments and Contingencies:

## Operations -

The Company and its subsidiaries are primarily engaged in the operation of shopping centers that are either owned or held under long-term leases that expire at various dates through 2095. The Company and its subsidiaries, in turn, lease premises in these centers to tenants pursuant to lease agreements which provide for terms ranging generally from 5 to 25 years and for annual minimum rentals plus incremental rents based on operating expense levels and tenants' sales volumes. Annual minimum rentals plus incremental rents based on operating expense levels comprised approximately 97% of total revenues from rental property for each of the three years ended December 31, 2011, 2010 and 2009.

The future minimum revenues from rental property under the terms of all non-cancelable tenant leases, assuming no new or renegotiated leases are executed for such premises, for future years are approximately as follows (in millions): 2012, $655.8; 2013, $595.5; 2014, $517.0; 2015, $451.2; 2016, $374.7 and thereafter; $1,680.0.

Base rental revenues from rental property are recognized on a straight-line basis over the terms of the related leases. The difference between the amount of rental income contracted through leases and rental income recognized on a straight-line basis for the years ended December 31, 2011, 2010 and 2009 is approximately $9.8 million, $12.0 million and $8.8 million, respectively.

Minimum rental payments under the terms of all non-cancelable operating leases pertaining to the Company’s shopping center portfolio for future years are approximately as follows (in millions): 2012, $12.7; 2013, $12.7; 2014, $12.3; 2015, $11.3; 2016, $10.5 and thereafter, $171.5.

## Captive Insurance -

In October 2007, the Company formed a wholly-owned captive insurance company, Kimco Insurance Company, Inc. ("KIC"), which provides general liability insurance coverage for all losses below the deductible under our third-party policy. The Company entered into the Insurance Captive as part of its overall risk management program and to stabilize its insurance costs, manage exposure and recoup expenses through the functions of the captive program. The Company capitalized KIC in accordance with the applicable regulatory requirements. KIC established annual premiums based on projections derived from the past loss experience of the Company's properties. KIC has engaged an independent third party to perform an actuarial estimate of future projected claims, related deductibles and projected expenses necessary to fund associated risk management programs. Premiums paid to KIC may be adjusted based on this estimate, like premiums paid to third-party insurance companies, premiums paid to KIC may be reimbursed by tenants pursuant to specific lease terms.

## Guarantees –

On a select basis, the Company provides guarantees on interest bearing debt held within real estate joint ventures in which the Company has noncontrolling ownership interests. The Company is often provided with a back-stop guarantee from its partners. The Company had the following outstanding guarantees as of December 31, 2011 (amounts in millions):

<table><tr><td>Name of Joint Venture</td><td>Amount of Guarantee</td><td>Interest rate</td><td>Maturity, with extensions</td><td>Terms</td><td>Type of debt</td></tr><tr><td>InTown Suites</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Management, Inc.</td><td>$ 147.5</td><td>LIBOR plus 0.375% (1)</td><td>2012</td><td>25% partner back-stop</td><td>Unsecured credit facility</td></tr><tr><td>Factoria Mall</td><td>$ 51.8</td><td>LIBOR plus 4.00%</td><td>2012</td><td>Jointly and severally with partner</td><td>Mortgage loan</td></tr><tr><td>RioCan</td><td>$ 4.7</td><td>Prime plus 2.25%</td><td>2012</td><td>Jointly with 50% partner</td><td>Letter of credit facility</td></tr><tr><td>Towson</td><td>$ 10.0</td><td>LIBOR plus 3.50%</td><td>2014</td><td>Jointly and severally with partner</td><td>Mortgage loan</td></tr><tr><td>Hillsborough</td><td>$ 3.0</td><td>LIBOR plus 1.50%</td><td>2012</td><td>Jointly and severally with partner</td><td>Promissory note</td></tr><tr><td>Victoriaville</td><td>$ 4.6</td><td>Prime plus 0.50%</td><td>2012</td><td>Jointly and solidarily with partner</td><td>Promissory note</td></tr><tr><td>Westside</td><td>$ 3.1</td><td>Prime plus 2.00%</td><td>2013</td><td>Full guarantee</td><td>Promissory note</td></tr><tr><td>Sequoia</td><td>$ 6.0</td><td>LIBOR plus 0.75%</td><td>2012</td><td>Jointly and severally with partner</td><td>Promissory note</td></tr></table>

(1) The joint venture obtained an interest rate swap at 5.37% on $128.0 million of this debt. The swap is designated as a cash flow hedge and is deemed highly effective; as such, adjustments to the swaps fair value are recorded at the joint venture level in other comprehensive income.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

The Company evaluated these guarantees in connection with the provisions of the FASB’s Guarantees guidance and determined that the impact did not have a material effect on the Company’s financial position or results of operations.

Letters of Credit -

The Company has issued letters of credit in connection with the completion and repayment guarantees for loans encumbering certain of the Company's redevelopment projects and guaranty of payment related to the Company's insurance program. These letters of credit aggregate approximately $33.2 million.

Other -

In connection with the construction of its development projects and related infrastructure, certain public agencies require posting of performance and surety bonds to guarantee that the Company's obligations are satisfied. These bonds expire upon the completion of the improvements and infrastructure. As of December 31, 2011, there were approximately $22.8 million in performance and surety bonds outstanding.

The Company is subject to various other legal proceedings and claims that arise in the ordinary course of business. Management believes that the final outcome of such matters will not have a material adverse effect on the financial position, results of operations or liquidity of the Company.

## 23. Incentive Plans:

The Company maintains two equity participation plans, the Second Amended and Restated 1998 Equity Participation Plan (the "Prior Plan") and the 2010 Equity Participation Plan (the "2010 Plan") (collectively, the "Plans"). The Prior Plan provides for a maximum of 47,000,000 shares of the Company's common stock to be issued for qualified and non-qualified options and restricted stock grants. The 2010 Plan provides for a maximum of 5,000,000 shares of the Company's common stock to be issued for qualified and non-qualified options, restricted stock, performance awards and other awards, plus the number of shares of common stock which are or become available for issuance under the Prior Plan and which are not thereafter issued under the Prior Plan, subject to certain conditions. Unless otherwise determined by the Board of Directors at its sole discretion, options granted under the Plans generally vest ratably over a range of three to five years, expire ten years from the date of grant and are exercisable at the market price on the date of grant. Restricted stock grants generally vest (i) 100% on the fourth or fifth anniversary of the grant, (ii) ratably over three or four years or (iii) over three years at 50% after two years and 50% after the third year. Performance share awards may provide a right to receive shares of restricted stock based on the Company's performance relative to its peers, as defined, or based on other performance criteria as determined by the Board of Directors. In addition, the Plans provide for the granting of certain options and restricted stock to each of the Company's non-employee directors (the "Independent Directors") and permit such Independent Directors to elect to receive deferred stock awards in lieu of directors' fees.

The Company accounts for equity awards in accordance with FASB’s Compensation – Stock Compensation guidance which requires that all share based payments to employees, including grants of employee stock options, be recognized in the statement of operations over the service period based on their fair values.

The fair value of each option award is estimated on the date of grant using the Black-Scholes option pricing formula. The assumption for expected volatility has a significant effect on the grant date fair value. Volatility is determined based on the historical equity of common stock for the most recent historical period equal to the expected term of the options plus an implied volatility measure. The expected term is determined using the simplified method due to the lack of exercise and cancelation history for the current vesting terms. The more significant assumptions underlying the determination of fair values for options granted during 2011, 2010 and 2009 were as follows:

<table><tr><td rowspan="2"></td><td colspan="4">Year Ended December 31,</td></tr><tr><td>2011</td><td>2010</td><td>2009</td><td></td></tr><tr><td>Weighted average fair value of options granted</td><td>$ 4.39</td><td>$ 3.82</td><td>$ 3.16</td><td></td></tr><tr><td>Weighted average risk-free interest rates</td><td>2.02%</td><td>2.40%</td><td>2.54%</td><td></td></tr><tr><td>Weighted average expected option lives (in years)</td><td>6.25</td><td>6.25</td><td>6.25</td><td></td></tr><tr><td>Weighted average expected volatility</td><td>36.82%</td><td>37.98%</td><td>45.81%</td><td></td></tr><tr><td>Weighted average expected dividend yield</td><td>3.98%</td><td>4.21%</td><td>5.48%</td><td></td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

Information with respect to stock options under the Plan for the years ended December 31, 2011, 2010, and 2009 are as follows:

<table><tr><td></td><td>Shares</td><td>Weighted-Average Exercise Price Per Share</td><td>Aggregate Intrinsic value (in millions)</td></tr><tr><td>Options outstanding, January 1, 2009</td><td>16,263,822</td><td>$ 31.58</td><td>$ 7.6</td></tr><tr><td>Exercised</td><td>(116,418)</td><td>$ 12.79</td><td></td></tr><tr><td>Granted</td><td>1,746,000</td><td>$ 11.58</td><td></td></tr><tr><td>Forfeited</td><td>(332,483)</td><td>$ 33.57</td><td></td></tr><tr><td>Options outstanding, December 31, 2009</td><td>17,560,921</td><td>$ 29.69</td><td>$ 3.4</td></tr><tr><td>Exercised</td><td>(616,245)</td><td>$ 13.73</td><td></td></tr><tr><td>Granted</td><td>1,776,175</td><td>$ 15.63</td><td></td></tr><tr><td>Forfeited</td><td>(1,605,062)</td><td>$ 33.68</td><td></td></tr><tr><td>Options outstanding, December 31, 2010</td><td>17,115,789</td><td>$ 28.32</td><td>$ 18.0</td></tr><tr><td>Exercised</td><td>(444,368)</td><td>$ 14.71</td><td></td></tr><tr><td>Granted</td><td>1,888,017</td><td>$ 18.77</td><td></td></tr><tr><td>Expired</td><td>(655,748)</td><td>$ 16.40</td><td></td></tr><tr><td>Forfeited</td><td>(793,098)</td><td>$ 23.74</td><td></td></tr><tr><td>Options outstanding, December 31, 2011</td><td>17,110,592</td><td>$ 28.14</td><td>$ 8.0</td></tr><tr><td>Options exercisable (fully vested)-</td><td></td><td></td><td></td></tr><tr><td>December 31, 2009</td><td>10,869,336</td><td>$ 28.36</td><td>$ 0.0</td></tr><tr><td>December 31, 2010</td><td>11,712,900</td><td>$ 29.74</td><td>$ 5.8</td></tr><tr><td>December 31, 2011</td><td>12,459,598</td><td>$ 30.77</td><td>$ 3.9</td></tr></table>

The exercise prices for options outstanding as of December 31, 2011, range from $11.54 to $53.14 per share. The Company estimates forfeitures based on historical data. The weighted-average remaining contractual life for options outstanding as of December 31, 2011, was approximately 5.4 years. The weighted-average remaining contractual term of options currently exercisable as of December 31, 2011, was approximately 4.4 years. Options to purchase 5,776,270, 5,874,704 and 2,989,805, shares of the Company's common stock were available for issuance under the Plan at December 31, 2011, 2010 and 2009, respectively. As of December 31, 2011, the Company had 4,650,994 options expected to vest, with a weighted-average exercise price per share of



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

## 24. Income Taxes:

The Company elected to qualify as a REIT in accordance with the Code commencing with its taxable year which began January 1, 1992. To qualify as a REIT, the Company must meet a number of organizational and operational requirements, including a requirement that it currently distribute at least 90% of its adjusted REIT taxable income to its stockholders. It is management's intention to adhere to these requirements and maintain the Company's REIT status. As a REIT, the Company generally will not be subject to corporate federal income tax, provided that distributions to its stockholders equal at least the amount of its REIT taxable income as defined under the Code. If the Company fails to qualify as a REIT in any taxable year, it will be subject to federal income taxes at regular corporate rates (including any applicable alternative minimum tax) and may not be able to qualify as a REIT for four subsequent taxable years. Even if the Company qualifies for taxation as a REIT, the Company is subject to certain state and local taxes on its income and property, and federal income and excise taxes on its undistributed taxable income. In addition, taxable income from non-REIT activities managed through taxable REIT subsidiaries is subject to federal, state and local income taxes. The Company is also subject to local taxes on certain Non-U.S. investments.

Reconciliation between GAAP Net Income and Federal Taxable Income:



## Characterization of Distributions:

The following characterizes distributions paid for the years ended December 31, 2011, 2010 and 2009, (in thousands):

<table><tr><td></td><td>2011</td><td></td><td>2010</td><td></td><td>2009</td><td></td></tr><tr><td>Preferred F Dividends</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Ordinary income</td><td>$ 11,638</td><td>100%</td><td>$ 11,638</td><td>100%</td><td>$ 11,638</td><td>100%</td></tr><tr><td>Preferred G Dividends</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Ordinary income</td><td>$ 35,650</td><td>100%</td><td>$ 35,650</td><td>100%</td><td>$ 35,650</td><td>100%</td></tr><tr><td>Preferred H Dividends</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Ordinary income</td><td>$ 13,584</td><td>100%</td><td>$ -</td><td>-</td><td>$ -</td><td>-</td></tr><tr><td>Common Dividends</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Ordinary income</td><td>$ 208,832</td><td>71%</td><td>$ 181,773</td><td>70%</td><td>$ 204,291</td><td>72%</td></tr><tr><td>Return of capital</td><td>84,060</td><td>29%</td><td>77,903</td><td>30%</td><td>79,445</td><td>28%</td></tr><tr><td></td><td>$ 292,892</td><td>100%</td><td>$ 259,676</td><td>100%</td><td>$ 283,736</td><td>100%</td></tr><tr><td>Total dividends distributed</td><td>$ 353,764</td><td></td><td>$ 306,964</td><td></td><td>$ 331,024</td><td></td></tr></table>

Taxable REIT Subsidiaries and Taxable Entities:

The Company is subject to federal, state and local income taxes on income earned from activities in taxable REIT subsidiaries (“TRS”). TRS activities include Kimco Realty Services (“KRS”), a wholly-owned subsidiary of the Company and its subsidiaries, and the consolidated entities of FNC Corporation (“FNC”), and Blue Ridge Real Estate Company/Big Boulder Corporation. The Company is also subject to taxes on its activities in Canada, Mexico, Brazil, Chile, and Peru. Dividends paid to the Company from its subsidiaries and joint ventures in Canada, Mexico and Brazil are generally not subject to withholding taxes under the applicable tax treaty with the United States. Chile and Peru impose a 10% and 4.1% withholding tax, respectively, on dividend distributions. Brazil levies a 0.38% transaction tax on return of capital distributions. During 2011, less than $0.1 million of withholding and transaction taxes were withheld from distributions related to foreign activities.

Income taxes have been provided for on the asset and liability method as required by the FASB’s Income Tax guidance. Under the asset and liability method, deferred income taxes are recognized for the temporary differences between the financial reporting basis and the tax basis of taxable assets and liabilities.

The Company’s pre-tax book income and provision for income taxes relating to the Company’s TRS and taxable entities which have been consolidated for accounting reporting purposes, for the years ended December 31, 2011, 2010, and 2009, are summarized as follows (in thousands):

<table><tr><td></td><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Income/(loss) before income taxes - U.S.</td><td>$ 36,077</td><td>$ (23,658)</td><td>$ (104,231)</td></tr><tr><td>(Provision)/benefit for income taxes, net:</td><td></td><td></td><td></td></tr><tr><td>Federal:</td><td></td><td></td><td></td></tr><tr><td>Current</td><td>(2,463)</td><td>1,482</td><td>24,225</td></tr><tr><td>Deferred</td><td>(10,635)</td><td>7,136</td><td>11,029</td></tr><tr><td>Federal tax (provision)/benefit</td><td>(13,098)</td><td>8,618</td><td>35,254</td></tr><tr><td>State and local:</td><td></td><td></td><td></td></tr><tr><td>Current</td><td>(1,343)</td><td>(265)</td><td>(1,007)</td></tr><tr><td>Deferred</td><td>(2,064)</td><td>1,385</td><td>2,140</td></tr><tr><td>State tax (provision)/benefit</td><td>(3,407)</td><td>1,120</td><td>1,133</td></tr><tr><td>Total tax (provision)/benefit - U.S.</td><td>(16,505)</td><td>9,738</td><td>36,387</td></tr><tr><td>Net income/(loss) from U.S. taxable REIT subsidiaries</td><td>$ 19,572</td><td>$ (13,920)</td><td>$ (67,844)</td></tr><tr><td>Income before taxes - Non-U.S.</td><td>$ 63,154</td><td>$ 102,426</td><td>$ 106,269</td></tr><tr><td>(Provision)/benefit for Non-U.S. income taxes:</td><td></td><td></td><td></td></tr><tr><td>Current</td><td>$ (4,484)</td><td>$ (13,671)</td><td>$ (6,380)</td></tr><tr><td>Deferred</td><td>2,784</td><td>430</td><td>(95)</td></tr><tr><td>Non-U.S. tax provision</td><td>$ (1,700)</td><td>$ (13,241)</td><td>$ (6,475)</td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

The Company’s deferred tax assets and liabilities at December 31, 2011 and 2010, were as follows (in thousands):

<table><tr><td></td><td>2011</td><td>2010</td></tr><tr><td>Deferred tax assets:</td><td></td><td></td></tr><tr><td>Tax/GAAP basis differences</td><td>$ 66,177</td><td>$ 80,539</td></tr><tr><td>Net operating losses</td><td>47,719</td><td>43,700</td></tr><tr><td>Related party deferred loss</td><td>7,577</td><td>7,275</td></tr><tr><td>Tax credit carryforwards</td><td>3,537</td><td>5,240</td></tr><tr><td>Capital loss carryforwards</td><td>364</td><td>-</td></tr><tr><td>Non-U.S. tax/GAAP basis differences:</td><td>63,610</td><td>35,188</td></tr><tr><td>Valuation allowance - U.S.</td><td>(33,783)</td><td>(33,783)</td></tr><tr><td>Valuation allowance - Non-U.S.</td><td>(32,737)</td><td>(9,813)</td></tr><tr><td>Total deferred tax assets</td><td>122,464</td><td>128,346</td></tr><tr><td>Deferred tax liabilities - U.S.</td><td>(11,434)</td><td>(10,108)</td></tr><tr><td>Deferred tax liabilities - Non-U.S.</td><td>(16,085)</td><td>(15,619)</td></tr><tr><td>Net deferred tax assets</td><td>$ 94,945</td><td>$ 102,619</td></tr></table>

As of December 31, 2011, the Company had net deferred tax assets of approximately $94.9 million comprised of (i) $54.8 million relating to the difference between the basis of accounting for federal and state income tax reporting and GAAP reporting for real estate assets, joint ventures, and other investments, net of $11.4 million of deferred tax liabilities, (ii) $6.3 million and $7.6 million for the tax effect of net operating loss carryovers within KRS and FNC, respectively, net of a valuation allowance within FNC of $33.8 million, (iii) $7.6 million for losses deferred for federal and state income tax purposes for transactions with related parties, (iv) $3.5 million for tax credit carryovers, (v) $0.3 million for capital loss carryovers, and (vi) $14.8 million of deferred tax assets related to its investments in Canada and Latin America, net of a valuation allowance of $32.7 million and deferred tax liabilities of $16.1 million. General business tax credit carryovers of $2.2 million within KRS expire during taxable years from 2027 through 2030, and alternative minimum tax credit carryovers of $1.3 million do not expire.

The major differences between GAAP basis of accounting and the basis of accounting used for federal and state income tax reporting consist of impairment charges recorded for GAAP, but not recognized for tax purposes, depreciation and amortization, rental revenue recognized on the straight line method for GAAP, reserves for doubtful accounts, and the period in which certain gains were recognized for tax purposes, but not yet recognized under GAAP. The Company had foreign net deferred tax assets of $14.8 million, related to its operations in Canada and Latin America, which consists primarily of differences between the GAAP book basis and the basis of accounting applicable to the jurisdictions in which the Company is subject to tax.

Deferred tax assets and deferred tax liabilities are included in the caption Other assets and Other liabilities on the accompanying Consolidated Balance Sheets at December 31, 2011 and 2010. Operating losses and the valuation allowance are related primarily to the Company's consolidation of its taxable REIT subsidiaries for accounting and reporting purposes. For the years ended December 31, 2011 and 2010, KRS incurred approximately $6.3 million and $9.6 million, respectively, of net operating loss carryovers that expire from 2030 through 2031. At December 31, 2011 and 2010, FNC had approximately $106.2 million and $111.8 million, respectively, of net operating loss carryovers that expire from 2020 through 2025.

The Company maintained a valuation allowance of $33.8 million within FNC to reduce the deferred tax asset of $41.4 million related to net operating loss carryovers to the amount the Company determined is more likely than not realizable. The Company analyzed projected taxable income and the expected utilization of FNC's remaining net operating loss carryovers and determined a partial valuation allowance was appropriate.

The Company’s investments in Latin America are made through individual entities which are subject to local taxes. The Company assesses each entity to determine if deferred tax assets are more likely than not realizable. This assessment primarily includes an analysis of cumulative earnings and the determination of future earnings to the extent necessary to fully realize the individual deferred tax asset. Based on this analysis the Company has determined that a full valuation allowance is required for entities which have a three-year cumulative book loss and for which future earnings are not readily determinable. In addition, the Company has determined that no valuation allowance is needed for entities that have three-years of cumulative book income and future earnings are anticipated to be sufficient to more likely than not realize their deferred tax assets. At December 31, 2011, the Company had total deferred tax assets of $39.0 million relating to its Latin American investments with an aggregate valuation allowance of $32.7 million.



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

The Company’s deferred tax assets in Canada result principally from depreciation deducted under generally accepted accounting principles that exceed capital cost allowances claimed under Canadian tax rules. The deferred tax asset will naturally reverse upon disposition as tax basis will be greater than the basis of the assets under generally accepted accounting principles.

As of December 31, 2011, the Company determined that no valuation allowance was needed against a $71.1 million net deferred tax asset within KRS. The Company based its determination on an analysis of both positive evidence, which included future projected income for KRS and negative evidence, which consisted of a three year cumulative pre-tax book loss for KRS. The cumulative loss was primarily the result of significant impairment charges taken by KRS during 2009. The analysis showed that KRS will more likely than not realize its net deferred tax asset of $71.1 million. If future income projections do not occur as forecasted, or if KRS incurs additional significant impairment losses and does not have sufficient future earnings, the Company will reevaluate the need for a valuation allowance.

The Company believes, when evaluating KRS's deferred tax assets, special consideration should be given to the unique relationship between the Company as a REIT and KRS as a taxable REIT subsidiary. This relationship exists primarily to protect the REIT's qualification under the Code by permitting, within certain limits, the REIT to engage in certain business activities in which the REIT cannot directly participate. As such, the REIT controls which and when investments are held in, or distributed or sold from, KRS. This relationship distinguishes a REIT and taxable REIT subsidiary from an enterprise that operates as a single, consolidated corporate taxpayer. The Company will continue through this structure to operate certain business activities in KRS. KRS has a strong earnings history exclusive of the impairment charges. Since 2001, KRS has produced taxable income in each year through 2008. Over the three year period prior to its first tax loss year (2009), KRS generated approximately $59.4 million of taxable income cumulatively, before net operating loss carryovers. KRS estimates that it will report net operating loss for its 2011 taxable year from recognizing deductible temporary differences against KRS's pre-tax GAAP book income.

KRS’s activities historically consisted of a merchant building business for the ground-up development of shopping center properties and subsequent sale upon completion. KRS also made investments which included redevelopment properties and joint venture investments such as KRS’s investment in the Albertson’s joint venture. During 2009, the Company changed its merchant building strategy from a sale upon completion strategy to a long-term hold strategy for its remaining merchant building projects. In addition, KRS still holds its interest in the Albertson’s joint venture.

With the Company’s change in its merchant building strategy, future business operations at KRS do not support the previous capital structure. To that extent, the Company recapitalized and KRS paid down approximately $56.4 million of intercompany loans during 2011. As of December 31, 2011, KRS’s intercompany payable was approximately $138.6 million. KRS committed to maintain this reduced leverage at its current level.

To determine future projected income, the Company scheduled KRS's pre-tax book income and taxable income over a twenty year period taking into account its continuing operations ("Core Earnings"). Core Earnings consist of estimated net operating income for properties currently in service and generating rental income. Major lease turnover is not expected in these properties as these properties were generally constructed and leased within the past four years. To allow the forecast to remain objective and verifiable, no income growth was forecasted for any other aspect of KRS's continuing business activities including its investment in the Albertson's joint venture. The Company also included known future events in its projected income forecast, such as the maturity of certain mortgages and construction loans, reduced levels of intercompany debt, and any future property management income, each of which will increase future book and taxable income. In addition, the Company can employ additional strategies to realize KRS's deferred tax assets including transferring its property management business, sale of certain built-in gain assets, and further reducing intercompany debt.

The Company’s projection of KRS’s future taxable income over twenty years, utilizing the assumptions above with respect to Core Earnings, net of related expenses, generates approximately $158.0 million after the reversal of approximately $137.2 million of deductible temporary differences. Based on this analysis, the Company concluded it is more likely than not that KRS’s net deferred tax asset of $71.1 million will be realized and therefore, no valuation allowance is needed at December 31, 2011. If future income projections do not occur as forecasted or the Company incurs additional impairment losses in excess of the amount Core Earnings can absorb, the Company will reevaluate the need for a valuation allowance.



(Benefit)/provision differ from the amount computed by applying the statutory federal income tax rate to taxable income before income taxes were as follows (in thousands):

<table><tr><td></td><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Federal benefit at statutory tax rate (35%)</td><td>$ 12,627</td><td>$ (8,280)</td><td>$ (36,481)</td></tr><tr><td>State and local taxes, net of federal benefit</td><td>1,683</td><td>(728)</td><td>(6,775)</td></tr><tr><td>Other</td><td>2,195</td><td>(730)</td><td>6,869</td></tr><tr><td>Total tax provision/(benefit) - U.S.</td><td>$ 16,505</td><td>$ (9,738)</td><td>$ (36,387)</td></tr></table>

## Uncertain Tax Positions:

The Company is subject to income tax in certain jurisdictions outside the U.S., principally Canada and Mexico. The statute of limitations on assessment of tax varies from three to seven years depending on the jurisdiction and tax issue. Tax returns filed in each jurisdiction are subject to examination by local tax authorities. The Company is currently under audit by the Canadian Revenue Agency, Mexican Tax Authority and the U.S. Internal Revenue Service (“IRS”). In October 2011, the IRS issued a notice of proposed adjustment, which proposes pursuant to Section 482 of the Code, to disallow a capital loss claimed by KRS on the disposition of common shares of Valad Property Ltd., an Australian publicly listed company. Because the adjustment is being made pursuant to Section 482 of the Code, the IRS may assert a 100 percent “penalty” tax pursuant to Section 857(b)(7) of the Code in lieu of disallowing the capital loss deduction. The notice of proposed adjustment indicates the IRS’ intention to impose the 100 percent penalty tax on the Company in the amount of approximately $40.9 million and disallowing the capital loss claimed by KRS. The Company strongly disagrees with the IRS’ position on the application of Section 482 of the Code to the disposition of the shares, the imposition of the 100 percent penalty tax and the simultaneous assertion of the penalty tax and disallowance of the capital loss deduction. Upon receipt of a notice of proposed assessment the Company will have thirty days to file a written protest and request an IRS Appeals Office conference, which the Company fully intends to file. The Company intends to vigorously defend its position in this matter and believes it will prevail.

Resolutions of these audits are not expected to have a material effect on the Company’s financial statements. The Company does not believe that the total amount of unrecognized tax benefits will significantly increase or decrease within the next 12 months.

The liability for uncertain tax benefits principally consists of estimated foreign, federal and state income tax liabilities for the years ended December 31, 2011 and 2010. Also included in the year ended 2010 was accrued interest and penalties of less than $0.1 million. The aggregate changes in the balance of unrecognized tax benefits were as follows (in thousands):

<table><tr><td></td><td>2011</td><td>2010</td></tr><tr><td>Balance, beginning of year</td><td>$ 14,908</td><td>$ 13,090</td></tr><tr><td>Increases for tax positions related to current year</td><td>1,993</td><td>2,638</td></tr><tr><td>Decrease for audit settlements</td><td>-</td><td>(93)</td></tr><tr><td>Reductions due to lapsed statute of limitations</td><td>-</td><td>(727)</td></tr><tr><td>Balance, end of year</td><td>$ 16,901</td><td>$ 14,908</td></tr></table>

## 25. Supplemental Financial Information:

The following represents the results of operations, expressed in thousands except per share amounts, for each quarter during the years 2011 and 2010:

<table><tr><td rowspan="2"></td><td colspan="6">2011 (Unaudited)</td></tr><tr><td>Mar. 31</td><td>June 30</td><td>Sept. 30</td><td>Dec. 31</td><td></td><td></td></tr><tr><td>Revenues from rental property(1)</td><td>$ 219,253</td><td>$ 216,989</td><td>$ 214,489</td><td>$ 222,963</td><td></td><td></td></tr><tr><td>Net income attributable to the Company</td><td>$ 28,963</td><td>$ 38,709</td><td>$ 54,981</td><td>$ 46,398</td><td></td><td></td></tr><tr><td>Net income per common share:</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Basic</td><td>$ 0.03</td><td>$ 0.06</td><td>$ 0.10</td><td>$ 0.08</td><td></td><td></td></tr><tr><td>Diluted</td><td>$ 0.03</td><td>$ 0.06</td><td>$ 0.10</td><td>$ 0.08</td><td></td><td></td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, continued

<table><tr><td rowspan="2"></td><td colspan="6">2010 (Unaudited)</td></tr><tr><td>Mar. 31</td><td>June 30</td><td>Sept. 30</td><td>Dec. 31</td><td></td><td></td></tr><tr><td>Revenues from rental property(1)</td><td>$ 209,166</td><td>$ 206,062</td><td>$ 205,394</td><td>$ 210,585</td><td></td><td></td></tr><tr><td>Net income attributable to the Company</td><td>$ 50,836</td><td>$ 24,611</td><td>$ 30,333</td><td>$ 37,088</td><td></td><td></td></tr><tr><td>Net income per common share:</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Basic</td><td>$ 0.10</td><td>$ 0.03</td><td>$ 0.04</td><td>$ 0.05</td><td></td><td></td></tr><tr><td>Diluted</td><td>$ 0.10</td><td>$ 0.03</td><td>$ 0.04</td><td>$ 0.05</td><td></td><td></td></tr></table>

(1) All periods have been adjusted to reflect the impact of operating properties sold during 2011 and 2010 and properties classified as held-for-sale as of December 31, 2011, which are reflected in the caption Discontinued operations on the accompanying Consolidated Statements of Operations.

Accounts and notes receivable in the accompanying Consolidated Balance Sheets are net of estimated unrecoverable amounts of approximately $18.1 million and $15.7 million of billed accounts receivable and $0.5 million and $4.9 million for accrued unbilled common area maintenance and real estate recoveries at December 31, 2011 and 2010, respectively.

## 26. Pro Forma Financial Information (Unaudited):

As discussed in Notes 5, 6 and 7, the Company and certain of its subsidiaries acquired and disposed of interests in certain operating properties during 2011. The pro forma financial information set forth below is based upon the Company's historical Consolidated Statements of Operations for the years ended December 31, 2011 and 2010, adjusted to give effect to these transactions at the beginning of 2010.

The pro forma financial information is presented for informational purposes only and may not be indicative of what actual results of operations would have been had the transactions occurred at the beginning of 2010, nor does it purport to represent the results of operations for future periods. (Amounts presented in millions, except per share figures.)

<table><tr><td rowspan="2"></td><td colspan="3">Year ended December 31,</td></tr><tr><td>2011</td><td>2010</td><td></td></tr><tr><td>Revenues from rental property</td><td>$ 897.5</td><td>$ 867.7</td><td></td></tr><tr><td>Net income</td><td>$ 184.0</td><td>$ 145.6</td><td></td></tr><tr><td>Net income attributable to the Company&#x27;s common shareholders</td><td>$ 111.6</td><td>$ 80.5</td><td></td></tr><tr><td>Net income attributable to the Company&#x27;s common shareholders per common share:</td><td></td><td></td><td></td></tr><tr><td>Basic</td><td>$ 0.27</td><td>$ 0.20</td><td></td></tr><tr><td>Diluted</td><td>$ 0.27</td><td>$ 0.20</td><td></td></tr></table>



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## KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

<table><tr><td></td><td colspan="3">INITIAL COST</td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

<table><tr><td></td><td colspan="3">INITIAL COST</td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

<table><tr><td>PROPERTIES</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>SUBSEQUENT TO ACQUISITION</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>TOTAL</td><td>ACCUMULATED DEPRECIATION</td><td>TOTAL COST, NET OF ACCUMULATED DEPRECIATION</td><td>ENCUMBRANCES</td><td>DATE OF ACQUISITION</td><td>DATE OF CONSTRUCTION</td></tr><tr><td>MERCHANTS WALK</td><td>2,580,816</td><td>10,366,090</td><td>2,602,974</td><td>2,580,816</td><td>12,969,064</td><td>15,549,880</td><td>3,297,944</td><td>12,251,937</td><td>2001</td><td></td><td></td></tr><tr><td>LARGO</td><td>293,686</td><td>792,119</td><td>1,620,990</td><td>293,686</td><td>2,413,109</td><td>2,706,795</td><td>1,921,815</td><td>784,979</td><td></td><td></td><td>1968</td></tr><tr><td>LEESBURG</td><td>-</td><td>171,636</td><td>193,651</td><td>-</td><td>365,287</td><td>365,287</td><td>303,801</td><td>61,487</td><td></td><td></td><td>1969</td></tr><tr><td>LARGO EAST BAY</td><td>2,832,296</td><td>11,329,185</td><td>2,136,371</td><td>2,832,296</td><td>13,465,556</td><td>16,297,852</td><td>7,671,490</td><td>8,626,362</td><td>1992</td><td></td><td></td></tr><tr><td>LAUDERHILL</td><td>1,002,733</td><td>2,602,415</td><td>12,547,714</td><td>1,774,443</td><td>14,378,419</td><td>16,152,862</td><td>8,639,178</td><td>7,513,684</td><td></td><td></td><td>1974</td></tr><tr><td>THE GROVES</td><td>1,676,082</td><td>6,533,681</td><td>1,083,014</td><td>2,606,246</td><td>6,686,530</td><td>9,292,777</td><td>1,796,982</td><td>7,495,794</td><td>2006</td><td></td><td></td></tr><tr><td>LAKE WALES</td><td>601,052</td><td>-</td><td>-</td><td>601,052</td><td>-</td><td>601,052</td><td>-</td><td>601,052</td><td>2009</td><td></td><td></td></tr><tr><td>MELBOURNE</td><td>-</td><td>1,754,000</td><td>2,681,794</td><td>-</td><td>4,435,794</td><td>4,435,794</td><td>2,750,495</td><td>1,685,299</td><td></td><td></td><td>1968</td></tr><tr><td>GROVE GATE</td><td>365,893</td><td>1,049,172</td><td>1,207,100</td><td>365,893</td><td>2,256,272</td><td>2,622,165</td><td>1,847,193</td><td>774,972</td><td></td><td></td><td>1968</td></tr><tr><td>CHEVRON OUTPARCEL</td><td>530,570</td><td>1,253,410</td><td>-</td><td>530,570</td><td>1,253,410</td><td>1,783,980</td><td>62,605</td><td>1,721,375</td><td>2010</td><td></td><td></td></tr><tr><td>NORTH MIAMI</td><td>732,914</td><td>4,080,460</td><td>10,956,161</td><td>732,914</td><td>15,036,621</td><td>15,769,535</td><td>7,565,017</td><td>8,204,517</td><td>6,282,135</td><td>1985</td><td></td></tr><tr><td>MILLER ROAD</td><td>1,138,082</td><td>4,552,327</td><td>1,952,506</td><td>1,138,082</td><td>6,504,833</td><td>7,642,915</td><td>5,347,142</td><td>2,295,773</td><td></td><td>1986</td><td></td></tr><tr><td>MARGATE</td><td>2,948,530</td><td>11,754,120</td><td>7,856,859</td><td>2,948,530</td><td>19,610,979</td><td>22,559,509</td><td>7,130,654</td><td>15,428,855</td><td></td><td>1993</td><td></td></tr><tr><td>MT. DORA</td><td>1,011,000</td><td>4,062,890</td><td>436,174</td><td>1,011,000</td><td>4,499,064</td><td>5,510,064</td><td>1,582,799</td><td>3,927,265</td><td></td><td>1997</td><td></td></tr><tr><td>KENDALE LAKES PLAZA</td><td>18,491,461</td><td>28,496,001</td><td>(3,085,778)</td><td>15,362,227</td><td>28,539,457</td><td>43,901,684</td><td>2,424,710</td><td>41,476,973</td><td>16,152,477</td><td>2009</td><td></td></tr><tr><td>PLANTATION CROSSING</td><td>7,524,800</td><td>-</td><td>10,784,051</td><td>7,153,784</td><td>11,155,067</td><td>18,308,851</td><td>885,263</td><td>17,423,588</td><td></td><td></td><td>2005</td></tr><tr><td>MILTON, FL</td><td>1,275,593</td><td>-</td><td>-</td><td>1,275,593</td><td>-</td><td>1,275,593</td><td>-</td><td>1,275,59</td><td></td><td></td><td>2007</td></tr><tr><td>FLAGLER PARK</td><td>26,162,980</td><td>80,737,041</td><td>1,513,669</td><td>26,162,980</td><td>82,250,710</td><td>108,413,690</td><td>12,429,340</td><td>95,984,350</td><td>25,853,397</td><td>2007</td><td></td></tr><tr><td>PARK HILL PLAZA</td><td>10,763,612</td><td>19,264,248</td><td>128,319</td><td>10,891,930</td><td>19,264,248</td><td>30,156,179</td><td>302,987</td><td>29,853,192</td><td>8,657,739</td><td>2011</td><td></td></tr><tr><td>ORLANDO</td><td>923,956</td><td>3,646,904</td><td>3,145,498</td><td>1,172,119</td><td>6,544,239</td><td>7,716,358</td><td>2,521,128</td><td>5,195,231</td><td></td><td>1995</td><td></td></tr><tr><td>RENAISSANCE CENTER</td><td>9,104,379</td><td>36,540,873</td><td>5,440,571</td><td>9,122,758</td><td>41,963,065</td><td>51,085,823</td><td>16,080,560</td><td>35,005,262</td><td></td><td>1998</td><td></td></tr><tr><td>SAND LAKE</td><td>3,092,706</td><td>12,370,824</td><td>2,119,912</td><td>3,092,706</td><td>14,490,736</td><td>17,583,442</td><td>6,240,952</td><td>11,342,490</td><td></td><td>1994</td><td></td></tr><tr><td>ORLANDO</td><td>560,800</td><td>2,268,112</td><td>3,203,429</td><td>580,030</td><td>5,452,310</td><td>6,032,341</td><td>2,001,343</td><td>4,030,998</td><td></td><td>1996</td><td></td></tr><tr><td>OCALA</td><td>1,980,000</td><td>7,927,484</td><td>8,608,917</td><td>1,980,000</td><td>16,536,401</td><td>18,516,401</td><td>5,592,981</td><td>12,923,420</td><td></td><td>1997</td><td></td></tr><tr><td>MILLENIA PLAZA PHASE II</td><td>7,711,000</td><td>20,702,992</td><td>266,695</td><td>7,711,000</td><td>20,969,687</td><td>28,680,687</td><td>3,346,022</td><td>25,334,665</td><td></td><td>2009</td><td></td></tr><tr><td>GRAND OAKS VILLAGE</td><td>7,409,319</td><td>19,653,869</td><td>-</td><td>7,409,319</td><td>19,653,869</td><td>27,063,188</td><td>59,131</td><td>27,004,057</td><td>6,907,500</td><td>2011</td><td></td></tr><tr><td>GONZALEZ</td><td>1,620,203</td><td>-</td><td>40,689</td><td>954,876</td><td>706,016</td><td>1,660,892</td><td>-</td><td>1,660,892</td><td></td><td>2007</td><td></td></tr><tr><td>UNIVERSITY TOWN CENTER</td><td>5,515,265</td><td>13,041,400</td><td>-</td><td>5,515,265</td><td>13,041,400</td><td>18,556,665</td><td>167,718</td><td>18,388,947</td><td></td><td>2011</td><td></td></tr><tr><td>PALM BEACH GARDENS</td><td>2,764,953</td><td>11,059,812</td><td>131,387</td><td>2,764,953</td><td>11,191,199</td><td>13,956,152</td><td>442,393</td><td>13,513,760</td><td></td><td>2009</td><td></td></tr><tr><td>ST. PETERSBURG</td><td>-</td><td>917,360</td><td>1,266,811</td><td>-</td><td>2,184,171</td><td>2,184,171</td><td>1,052,376</td><td>1,131,796</td><td></td><td>1968</td><td></td></tr><tr><td>TUTTLE BEE SARASOTA</td><td>254,961</td><td>828,465</td><td>1,781,105</td><td>254,961</td><td>2,609,570</td><td>2,864,531</td><td>1,995,474</td><td>869,057</td><td></td><td>2008</td><td></td></tr><tr><td>SOUTH EAST SARASOTA</td><td>1,283,400</td><td>5,133,544</td><td>3,386,562</td><td>1,399,525</td><td>8,403,980</td><td>9,803,506</td><td>4,614,312</td><td>5,189,193</td><td></td><td>1989</td><td></td></tr><tr><td>SANFORD</td><td>1,832,732</td><td>9,523,261</td><td>6,196,391</td><td>1,832,732</td><td>15,719,651</td><td>17,552,384</td><td>9,161,602</td><td>8,390,781</td><td></td><td>1989</td><td></td></tr><tr><td>STUART</td><td>2,109,677</td><td>8,415,323</td><td>1,060,926</td><td>2,109,677</td><td>9,476,249</td><td>11,585,926</td><td>4,138,796</td><td>7,447,130</td><td></td><td>1994</td><td></td></tr><tr><td>SOUTH MAIMI</td><td>1,280,440</td><td>5,133,825</td><td>3,087,209</td><td>1,280,440</td><td>8,221,034</td><td>9,501,474</td><td>3,175,462</td><td>6,326,012</td><td></td><td>1995</td><td></td></tr><tr><td>TAMPA</td><td>5,220,445</td><td>16,884,228</td><td>2,253,668</td><td>5,220,445</td><td>19,137,896</td><td>24,358,341</td><td>6,450,960</td><td>17,907,381</td><td></td><td>1997</td><td></td></tr><tr><td>VILLAGE COMMONS S.C.</td><td>2,192,331</td><td>8,774,158</td><td>1,250,655</td><td>2,192,331</td><td>10,024,813</td><td>12,217,144</td><td>3,452,204</td><td>8,764,940</td><td></td><td>1998</td><td></td></tr><tr><td>MISSION BELL SHOPPING CENTER</td><td>5,056,426</td><td>11,843,119</td><td>8,655,863</td><td>5,067,033</td><td>20,488,375</td><td>25,555,408</td><td>4,485,832</td><td>21,069,577</td><td></td><td>2004</td><td></td></tr><tr><td>WEST PALM BEACH</td><td>550,896</td><td>2,298,964</td><td>1,415,804</td><td>550,896</td><td>3,714,768</td><td>4,265,664</td><td>1,391,843</td><td>2,873,821</td><td></td><td>1995</td><td></td></tr><tr><td>THE SHOPS AT WEST MELBOURNE</td><td>2,200,000</td><td>8,829,541</td><td>5,637,204</td><td>2,200,000</td><td>14,466,745</td><td>16,666,745</td><td>4,974,574</td><td>11,692,171</td><td></td><td>1998</td><td></td></tr><tr><td>CROSS COUNTRY PLAZA</td><td>16,510,000</td><td>18,264,427</td><td>461,151</td><td>16,510,000</td><td>18,725,578</td><td>35,235,578</td><td>1,520,706</td><td>33,714,873</td><td></td><td>2009</td><td></td></tr><tr><td>AUGUSTA</td><td>1,482,564</td><td>5,928,122</td><td>2,439,437</td><td>1,482,564</td><td>8,367,559</td><td>9,850,123</td><td>3,241,849</td><td>6,608,274</td><td></td><td>1995</td><td></td></tr><tr><td>MARKET AT HAYNES BRIDGE</td><td>4,880,659</td><td>21,549,424</td><td>547,112</td><td>4,889,863</td><td>22,087,332</td><td>26,977,195</td><td>3,964,611</td><td>23,012,584</td><td>15,714,702</td><td>2008</td><td></td></tr><tr><td>EMBRY VILLAGE</td><td>18,147,054</td><td>33,009,514</td><td>160,749</td><td>18,160,524</td><td>33,156,793</td><td>51,317,318</td><td>5,786,764</td><td>45,530,553</td><td>30,396,642</td><td>2008</td><td></td></tr><tr><td>VILLAGE SHOPPES-FLOWERY BRANCH</td><td>4,444,148</td><td>10,510,657</td><td>-</td><td>4,444,148</td><td>10,510,657</td><td>14,954,805</td><td>297,458</td><td>14,657,347</td><td>9,475,635</td><td>2011</td><td></td></tr><tr><td>SAVANNAH</td><td>2,052,270</td><td>8,232,978</td><td>1,552,817</td><td>2,052,270</td><td>9,785,795</td><td>11,838,065</td><td>4,698,831</td><td>7,139,234</td><td></td><td>1993</td><td></td></tr><tr><td>SAVANNAH</td><td>652,255</td><td>2,616,522</td><td>4,912,492</td><td>652,256</td><td>7,529,014</td><td>8,181,269</td><td>1,555,136</td><td>6,626,134</td><td></td><td>1995</td><td></td></tr><tr><td>CHATHAM PLAZA</td><td>13,390,238</td><td>35,115,882</td><td>756,667</td><td>13,403,262</td><td>35,859,525</td><td>49,262,787</td><td>7,175,896</td><td>42,086,891</td><td>29,123,312</td><td>2008</td><td></td></tr><tr><td>KHEI CENTER</td><td>3,406,707</td><td>7,663,360</td><td>611,237</td><td>3,406,707</td><td>8,274,597</td><td>11,681,304</td><td>4,613,096</td><td>7,068,209</td><td></td><td>2006</td><td></td></tr><tr><td>CLIVE</td><td>500,525</td><td>2,002,101</td><td>-</td><td>500,525</td><td>2,002,101</td><td>2,502,626</td><td>817,097</td><td>1,685,529</td><td></td><td>1996</td><td></td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

<table><tr><td></td><td colspan="2">INITIAL COST</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>PROPERTIES</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>SUBSEQUENT TO ACQUISITION</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>TOTAL</td><td>ACCUMULATED DEPRECIATION</td><td>TOTAL COST, NET OF ACCUMULATED DEPRECIATION</td><td>ENCUMBRANCES</td><td>DATE OF ACQUISITION</td></tr><tr><td>KDI-METRO CROSSING</td><td>3,013,647</td><td>-</td><td>31,391,327</td><td>1,563,072</td><td>32,841,902</td><td>34,404,974</td><td>1,464,642</td><td>32,940,332</td><td></td><td>2006</td></tr><tr><td>SOUTHDALE SHOPPING CENTER</td><td>1,720,330</td><td>6,916,294</td><td>3,760,738</td><td>1,720,330</td><td>10,677,032</td><td>12,397,362</td><td>2,979,464</td><td>9,417,898</td><td>1,269,452</td><td>1999</td></tr><tr><td>DES MOINES</td><td>500,525</td><td>2,559,019</td><td>37,079</td><td>500,525</td><td>2,596,098</td><td>3,096,623</td><td>1,035,780</td><td>2,060,844</td><td></td><td>1996</td></tr><tr><td>DUBUQUE</td><td>-</td><td>2,152,476</td><td>239,217</td><td>-</td><td>2,391,693</td><td>2,391,693</td><td>784,861</td><td>1,606,832</td><td></td><td>1997</td></tr><tr><td>WATERLOO</td><td>500,525</td><td>2,002,101</td><td>2,869,100</td><td>500,525</td><td>4,871,201</td><td>5,371,726</td><td>2,610,295</td><td>2,761,430</td><td></td><td>1996</td></tr><tr><td>NAMPA (HORSHAM) FUTURE DEV.</td><td>6,501,240</td><td>-</td><td>12,402,280</td><td>10,729,939</td><td>8,173,581</td><td>18,903,520</td><td>90,726</td><td>18,812,794</td><td></td><td>2005</td></tr><tr><td>AURORA, N. LAKE</td><td>2,059,908</td><td>9,531,721</td><td>308,208</td><td>2,059,908</td><td>9,839,929</td><td>11,899,837</td><td>3,354,778</td><td>8,545,059</td><td></td><td>1998</td></tr><tr><td>BLOOMINGTON</td><td>805,521</td><td>2,222,353</td><td>4,241,061</td><td>805,521</td><td>6,463,414</td><td>7,268,935</td><td>3,953,151</td><td>3,315,784</td><td></td><td>1972</td></tr><tr><td>BELLEVILLE S.C.</td><td>-</td><td>5,372,253</td><td>1,255,387</td><td>1,161,195</td><td>5,466,445</td><td>6,627,640</td><td>1,856,198</td><td>4,771,442</td><td></td><td>1998</td></tr><tr><td>BRADLEY</td><td>500,422</td><td>2,001,687</td><td>424,877</td><td>500,422</td><td>2,426,564</td><td>2,926,986</td><td>962,687</td><td>1,964,299</td><td></td><td>1996</td></tr><tr><td>CALUMET CITY</td><td>1,479,217</td><td>8,815,760</td><td>13,534,735</td><td>1,479,216</td><td>22,350,496</td><td>23,829,712</td><td>5,337,064</td><td>18,492,648</td><td></td><td>1997</td></tr><tr><td>COUNTRYSIDE</td><td>-</td><td>4,770,671</td><td>(4,531,252)</td><td>95,647</td><td>143,772</td><td>239,419</td><td>74,227</td><td>165,192</td><td></td><td>1997</td></tr><tr><td>CHICAGO</td><td>-</td><td>2,687,046</td><td>871,802</td><td>-</td><td>3,558,848</td><td>3,558,848</td><td>1,254,179</td><td>2,304,669</td><td></td><td>1997</td></tr><tr><td>CHAMPAIGN, NEIL ST.</td><td>230,519</td><td>1,285,460</td><td>725,493</td><td>230,519</td><td>2,010,953</td><td>2,241,472</td><td>673,915</td><td>1,567,557</td><td></td><td>1998</td></tr><tr><td>ELSTON</td><td>1,010,374</td><td>5,692,212</td><td>-</td><td>1,010,374</td><td>5,692,212</td><td>6,702,586</td><td>1,946,024</td><td>4,756,562</td><td></td><td>1997</td></tr><tr><td>CRYSTAL LAKE, NW HWY</td><td>179,964</td><td>1,025,811</td><td>564,039</td><td>180,269</td><td>1,589,545</td><td>1,769,814</td><td>415,856</td><td>1,353,958</td><td></td><td>1998</td></tr><tr><td>108 WEST GERMANIA PLACE</td><td>2,393,894</td><td>7,366,681</td><td>360</td><td>2,393,894</td><td>7,367,041</td><td>9,760,935</td><td>156,468</td><td>9,604,467</td><td></td><td>2008</td></tr><tr><td>168 NORTH MICHIGAN AVENUE</td><td>3,373,318</td><td>10,119,953</td><td>(5,813,893)</td><td>3,373,318</td><td>4,306,060</td><td>7,679,377</td><td>221,145</td><td>7,458,232</td><td></td><td>2008</td></tr><tr><td>BUTTERFIELD SQUARE</td><td>1,601,960</td><td>6,637,926</td><td>(3,588,725)</td><td>1,182,677</td><td>3,468,484</td><td>4,651,161</td><td>1,119,098</td><td>3,532,063</td><td></td><td>1998</td></tr><tr><td>DOWNERS PARK PLAZA</td><td>2,510,455</td><td>10,164,494</td><td>1,011,249</td><td>2,510,455</td><td>11,175,743</td><td>13,686,198</td><td>3,758,940</td><td>9,927,258</td><td></td><td>1999</td></tr><tr><td>DOWNER GROVE</td><td>811,778</td><td>4,322,956</td><td>2,111,290</td><td>811,778</td><td>6,434,245</td><td>7,246,024</td><td>2,149,141</td><td>5,096,883</td><td></td><td>1997</td></tr><tr><td>ELGIN</td><td>842,555</td><td>2,108,674</td><td>1,545,214</td><td>527,168</td><td>3,969,274</td><td>4,496,443</td><td>2,857,584</td><td>1,638,858</td><td></td><td>1972</td></tr><tr><td>FOREST PARK</td><td>-</td><td>2,335,884</td><td>-</td><td>-</td><td>2,335,884</td><td>2,335,884</td><td>854,233</td><td>1,481,651</td><td></td><td>1997</td></tr><tr><td>FAIRVIEW HTS, BELLVILLE RD.</td><td>-</td><td>11,866,880</td><td>1,954,460</td><td>-</td><td>13,821,340</td><td>13,821,340</td><td>4,554,494</td><td>9,266,846</td><td></td><td>1998</td></tr><tr><td>BELLEVILLE ROAD S.C.-fee</td><td>1,900,000</td><td>-</td><td>-</td><td>1,900,000</td><td>-</td><td>1,900,000</td><td>-</td><td>1,900,00</td><td></td><td>2011</td></tr><tr><td>GENEVA</td><td>500,422</td><td>12,917,712</td><td>33,551</td><td>500,422</td><td>12,951,263</td><td>13,451,685</td><td>4,585,867</td><td>8,865,818</td><td></td><td>1996</td></tr><tr><td>LAKE ZURICH PLAZA</td><td>1,890,319</td><td>2,649,381</td><td>63,057</td><td>1,890,319</td><td>2,712,438</td><td>4,602,757</td><td>254,187</td><td>4,348,571</td><td></td><td>2005</td></tr><tr><td>MATTERSON</td><td>950,515</td><td>6,292,319</td><td>10,598,285</td><td>950,514</td><td>16,890,605</td><td>17,841,119</td><td>5,517,121</td><td>12,323,998</td><td></td><td>1997</td></tr><tr><td>MT. PROSPECT</td><td>1,017,345</td><td>6,572,176</td><td>4,016,735</td><td>1,017,345</td><td>10,588,911</td><td>11,606,256</td><td>3,880,629</td><td>7,725,627</td><td></td><td>1997</td></tr><tr><td>MUNDELEIN, S. LAKE</td><td>1,127,720</td><td>5,826,129</td><td>77,350</td><td>1,129,634</td><td>5,901,565</td><td>7,031,199</td><td>2,046,832</td><td>4,984,367</td><td></td><td>1998</td></tr><tr><td>NORRIDGE</td><td>-</td><td>2,918,315</td><td>-</td><td>-</td><td>2,918,315</td><td>2,918,315</td><td>1,061,652</td><td>1,856,663</td><td></td><td>1997</td></tr><tr><td>NAPERVILLE</td><td>669,483</td><td>4,464,998</td><td>80,672</td><td>669,483</td><td>4,545,670</td><td>5,215,153</td><td>1,618,589</td><td>3,596,564</td><td></td><td>1997</td></tr><tr><td>MARKETPLACE OF OAKLAWN</td><td>-</td><td>676,686</td><td>-</td><td>-</td><td>676,686</td><td>676,686</td><td>309,826</td><td>368,841</td><td></td><td>1998</td></tr><tr><td>ORLAND PARK, S. HARLEM</td><td>476,972</td><td>2,764,775</td><td>(2,694,903)</td><td>87,998</td><td>458,846</td><td>546,844</td><td>150,287</td><td>396,556</td><td></td><td>1998</td></tr><tr><td>OAK LAWN</td><td>1,530,111</td><td>8,776,631</td><td>465,920</td><td>1,530,111</td><td>9,242,552</td><td>10,772,662</td><td>3,329,585</td><td>7,443,077</td><td></td><td>1997</td></tr><tr><td>OAKBROOK TERRACE</td><td>1,527,188</td><td>8,679,108</td><td>3,298,212</td><td>1,527,188</td><td>11,977,320</td><td>13,504,508</td><td>3,840,892</td><td>9,663,615</td><td></td><td>1997</td></tr><tr><td>PEORIA</td><td>-</td><td>5,081,290</td><td>2,403,560</td><td>-</td><td>7,484,850</td><td>7,484,850</td><td>3,236,065</td><td>4,248,785</td><td></td><td>1997</td></tr><tr><td>FREESTATE BOWL</td><td>252,723</td><td>998,099</td><td>-</td><td>252,723</td><td>998,099</td><td>1,250,822</td><td>597,340</td><td>653,482</td><td></td><td>2003</td></tr><tr><td>ROCKFORD CROSSING</td><td>4,575,990</td><td>11,654,022</td><td>(507,684)</td><td>4,583,005</td><td>11,139,322</td><td>15,722,328</td><td>1,532,191</td><td>14,190,137</td><td>10,506,564</td><td>2008</td></tr><tr><td>ROUND LAKE BEACH PLAZA</td><td>790,129</td><td>1,634,148</td><td>587,575</td><td>790,129</td><td>2,221,723</td><td>3,011,852</td><td>242,526</td><td>2,769,326</td><td></td><td>2005</td></tr><tr><td>SKOKIE</td><td>-</td><td>2,276,360</td><td>9,518,382</td><td>2,628,440</td><td>9,166,303</td><td>11,794,742</td><td>2,523,920</td><td>9,270,822</td><td></td><td>1997</td></tr><tr><td>KRC STREAMWOOD</td><td>181,962</td><td>1,057,740</td><td>216,585</td><td>181,962</td><td>1,274,324</td><td>1,456,287</td><td>410,564</td><td>1,045,723</td><td></td><td>1998</td></tr><tr><td>WOODGROVE FESTIVAL</td><td>5,049,149</td><td>20,822,993</td><td>3,454,777</td><td>4,805,866</td><td>24,521,053</td><td>29,326,919</td><td>8,188,884</td><td>21,138,034</td><td></td><td>1998</td></tr><tr><td>WAUKEGAN PLAZA</td><td>349,409</td><td>883,975</td><td>2,276,671</td><td>349,409</td><td>3,160,646</td><td>3,510,055</td><td>171,272</td><td>3,338,784</td><td></td><td>2005</td></tr><tr><td>PLAZA EAST</td><td>1,236,149</td><td>4,944,597</td><td>3,370,361</td><td>1,140,849</td><td>8,410,258</td><td>9,551,107</td><td>3,003,658</td><td>6,547,449</td><td></td><td>1995</td></tr><tr><td>GREENWOOD</td><td>423,371</td><td>1,883,421</td><td>3,333,823</td><td>584,445</td><td>5,056,170</td><td>5,640,615</td><td>3,058,252</td><td>2,582,363</td><td></td><td>1970</td></tr><tr><td>GRIFFITH</td><td>-</td><td>2,495,820</td><td>981,912</td><td>1,001,100</td><td>2,476,632</td><td>3,477,732</td><td>912,181</td><td>2,565,551</td><td></td><td>1997</td></tr><tr><td>LAFAYETTE</td><td>230,402</td><td>1,305,943</td><td>169,272</td><td>230,402</td><td>1,475,215</td><td>1,705,617</td><td>1,382,704</td><td>322,913</td><td></td><td>1971</td></tr><tr><td>LAFAYETTE</td><td>812,810</td><td>3,252,269</td><td>4,559,468</td><td>2,379,198</td><td>6,245,349</td><td>8,624,547</td><td>2,144,166</td><td>6,480,381</td><td></td><td>1997</td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

<table><tr><td>PROPERTIES</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>SUBSEQUENT TO ACQUISITION</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>TOTAL</td><td>ACCUMULATED DEPRECIATION</td><td>TOTAL COST, NET OF ACCUMULATED DEPRECIATION</td><td>ENCUMBRANCES</td><td>DATE OF ACQUISITION</td><td>DATE OF CONSTRUCTION</td></tr><tr><td>KRC MISHAWAKA 895</td><td>378,088</td><td>1,999,079</td><td>4,595,648</td><td>378,730</td><td>6,594,085</td><td>6,972,815</td><td>1,789,180</td><td>5,183,635</td><td></td><td>1998</td><td></td></tr><tr><td>SOUTH BEND, S. HIGH ST.</td><td>183,463</td><td>1,070,401</td><td>196,857</td><td>183,463</td><td>1,267,258</td><td>1,450,721</td><td>413,952</td><td>1,036,770</td><td></td><td>1998</td><td></td></tr><tr><td>OVERLAND PARK</td><td>1,183,911</td><td>6,335,308</td><td>142,374</td><td>1,185,906</td><td>6,475,686</td><td>7,661,593</td><td>2,190,994</td><td>5,470,599</td><td></td><td>1998</td><td></td></tr><tr><td>BELLEVUE</td><td>405,217</td><td>1,743,573</td><td>247,204</td><td>405,217</td><td>1,990,776</td><td>2,395,994</td><td>1,827,423</td><td>568,571</td><td></td><td>1976</td><td></td></tr><tr><td>LEXINGTON</td><td>1,675,031</td><td>6,848,209</td><td>5,456,178</td><td>1,551,079</td><td>12,428,339</td><td>13,979,418</td><td>5,646,808</td><td>8,332,610</td><td></td><td>1993</td><td></td></tr><tr><td>HAMMOND AIR PLAZA</td><td>3,813,873</td><td>15,260,609</td><td>6,928,815</td><td>3,813,873</td><td>22,189,424</td><td>26,003,297</td><td>6,643,427</td><td>19,359,870</td><td></td><td>1997</td><td></td></tr><tr><td>CENTRE AT WESTBANK</td><td>9,554,230</td><td>24,401,082</td><td>767,392</td><td>9,564,644</td><td>25,158,060</td><td>34,722,704</td><td>4,312,682</td><td>30,410,021</td><td>19,281,538</td><td>2008</td><td></td></tr><tr><td>LAFAYETTE</td><td>2,115,000</td><td>8,508,218</td><td>10,089,972</td><td>3,678,274</td><td>17,034,915</td><td>20,713,190</td><td>5,875,930</td><td>14,837,260</td><td></td><td>1997</td><td></td></tr><tr><td>PRIEN LAKE</td><td>6,426,167</td><td>15,181,072</td><td>(109,020)</td><td>6,341,896</td><td>15,156,323</td><td>21,498,219</td><td>1,185,376</td><td>20,312,844</td><td>15,627,036</td><td>2010</td><td></td></tr><tr><td>AMBASSADOR PLAZA</td><td>1,803,672</td><td>4,260,966</td><td>(6,701)</td><td>1,796,972</td><td>4,260,966</td><td>6,057,938</td><td>330,900</td><td>5,727,038</td><td>4,587,549</td><td>2010</td><td></td></tr><tr><td>BAYOU WALK</td><td>4,586,895</td><td>10,836,007</td><td>76,108</td><td>4,586,326</td><td>10,912,684</td><td>15,499,010</td><td>1,160,470</td><td>14,338,540</td><td>12,802,884</td><td>2010</td><td></td></tr><tr><td>EAST SIDE PLAZA</td><td>3,295,799</td><td>7,785,942</td><td>128,275</td><td>3,295,635</td><td>7,914,381</td><td>11,210,016</td><td>600,060</td><td>10,609,955</td><td>8,889,411</td><td>2010</td><td></td></tr><tr><td>GREAT BARRINGTON</td><td>642,170</td><td>2,547,830</td><td>7,263,577</td><td>751,124</td><td>9,702,453</td><td>10,453,577</td><td>3,615,574</td><td>6,838,004</td><td></td><td>1994</td><td></td></tr><tr><td>HAVERHILL PLAZA</td><td>3,281,768</td><td>7,752,796</td><td>-</td><td>3,281,768</td><td>7,752,796</td><td>11,034,565</td><td>648,383</td><td>10,386,182</td><td></td><td>2010</td><td></td></tr><tr><td>SHREWSBURY SHOPPING CENTER</td><td>1,284,168</td><td>5,284,853</td><td>5,000,687</td><td>1,284,168</td><td>10,285,540</td><td>11,569,708</td><td>2,749,384</td><td>8,820,323</td><td></td><td>2000</td><td></td></tr><tr><td>WILDE LAKE</td><td>1,468,038</td><td>5,869,862</td><td>531,802</td><td>1,468,038</td><td>6,401,663</td><td>7,869,701</td><td>1,539,705</td><td>6,329,995</td><td></td><td>2002</td><td></td></tr><tr><td>LYNX LANE</td><td>1,019,035</td><td>4,091,894</td><td>76,423</td><td>1,019,035</td><td>4,168,317</td><td>5,187,352</td><td>1,077,280</td><td>4,110,073</td><td></td><td>2002</td><td></td></tr><tr><td>CLINTON BANK BUILDING</td><td>82,967</td><td>362,371</td><td>-</td><td>82,967</td><td>362,371</td><td>445,338</td><td>231,506</td><td>213,832</td><td></td><td>2003</td><td></td></tr><tr><td>CLINTON BOWL</td><td>39,779</td><td>130,716</td><td>4,247</td><td>38,779</td><td>135,963</td><td>174,742</td><td>71,447</td><td>103,296</td><td></td><td>2003</td><td></td></tr><tr><td>TIMAXX</td><td>1,279,200</td><td>2,870,800</td><td>-</td><td>1,279,200</td><td>2,870,800</td><td>4,150,000</td><td>58,238</td><td>4,091,762</td><td></td><td>2011</td><td></td></tr><tr><td>VILLAGES AT URBANA</td><td>3,190,074</td><td>6,067</td><td>10,496,574</td><td>4,828,774</td><td>8,863,942</td><td>13,692,715</td><td>619,319</td><td>13,073,397</td><td></td><td>2003</td><td></td></tr><tr><td>GAITHERSBURG</td><td>244,890</td><td>6,787,534</td><td>230,545</td><td>244,890</td><td>7,018,079</td><td>7,262,969</td><td>2,183,015</td><td>5,079,954</td><td></td><td>1999</td><td></td></tr><tr><td>HAGERSTOWN</td><td>541,389</td><td>2,165,555</td><td>3,388,641</td><td>541,389</td><td>5,554,196</td><td>6,095,585</td><td>3,145,187</td><td>2,950,398</td><td></td><td>1973</td><td></td></tr><tr><td>SHAWAN PLAZA</td><td>4,466,000</td><td>20,222,367</td><td>(857,895)</td><td>4,466,000</td><td>19,364,472</td><td>23,830,472</td><td>6,857,088</td><td>16,973,384</td><td>9,307,295</td><td>2008</td><td></td></tr><tr><td>LAUREL</td><td>349,562</td><td>1,398,250</td><td>1,053,024</td><td>349,562</td><td>2,451,274</td><td>2,800,836</td><td>1,233,075</td><td>1,567,761</td><td></td><td>1995</td><td></td></tr><tr><td>LAUREL</td><td>274,580</td><td>1,100,968</td><td>283,421</td><td>274,580</td><td>1,384,389</td><td>1,658,969</td><td>1,384,389</td><td>274,580</td><td></td><td>1972</td><td></td></tr><tr><td>SOUTHWEST MIXED USE PROPERTY</td><td>403,034</td><td>1,325,126</td><td>306,510</td><td>361,035</td><td>1,673,635</td><td>2,034,670</td><td>812,783</td><td>1,221,887</td><td></td><td>2003</td><td></td></tr><tr><td>OWINGS MILLS PLAZA</td><td>303,911</td><td>1,370,221</td><td>(160,247)</td><td>303,911</td><td>1,209,973</td><td>1,513,885</td><td>62,582</td><td>1,451,303</td><td></td><td>2005</td><td></td></tr><tr><td>PERRY HALL</td><td>3,339,309</td><td>12,377,339</td><td>792,309</td><td>3,339,309</td><td>13,169,648</td><td>16,508,957</td><td>4,754,896</td><td>11,754,061</td><td></td><td>2003</td><td></td></tr><tr><td>CENTRE COURT-RETAIL/BANK</td><td>1,035,359</td><td>7,785,830</td><td>-</td><td>1,035,359</td><td>7,785,830</td><td>8,821,189</td><td>227,636</td><td>8,593,553</td><td>2,918,360</td><td>2011</td><td></td></tr><tr><td>CENTRE COURT-GIANT</td><td>3,854,099</td><td>12,769,628</td><td>-</td><td>3,854,099</td><td>12,769,628</td><td>16,623,727</td><td>292,227</td><td>16,331,500</td><td>7,907,472</td><td>2011</td><td></td></tr><tr><td>CENTRE COURT-OLD COURT/COURTYD</td><td>2,279,177</td><td>5,284,577</td><td>-</td><td>2,279,177</td><td>5,284,577</td><td>7,563,754</td><td>186,899</td><td>7,376,855</td><td>5,525,980</td><td>2011</td><td></td></tr><tr><td>TIMONIUM SHOPPING CENTER</td><td>6,000,000</td><td>24,282,998</td><td>16,205,866</td><td>7,331,195</td><td>39,157,669</td><td>46,488,864</td><td>15,307,893</td><td>31,180,970</td><td></td><td>2003</td><td></td></tr><tr><td>WALDORF BOWL</td><td>225,099</td><td>739,362</td><td>84,327</td><td>235,099</td><td>813,688</td><td>1,048,787</td><td>385,786</td><td>663,001</td><td></td><td>2003</td><td></td></tr><tr><td>WALDORF FIRESTONE</td><td>57,127</td><td>221,621</td><td>-</td><td>57,127</td><td>221,621</td><td>278,749</td><td>107,684</td><td>171,065</td><td></td><td>2003</td><td></td></tr><tr><td>BANGOR, ME</td><td>403,833</td><td>1,622,331</td><td>93,752</td><td>403,833</td><td>1,716,083</td><td>2,119,916</td><td>439,545</td><td>1,680,371</td><td></td><td>2001</td><td></td></tr><tr><td>MALLSIDE PLAZA</td><td>6,930,996</td><td>18,148,727</td><td>(245,736)</td><td>6,939,589</td><td>17,894,397</td><td>24,833,987</td><td>4,477,314</td><td>20,356,672</td><td>14,888,151</td><td>2008</td><td></td></tr><tr><td>CLAWSON</td><td>1,624,771</td><td>6,578,142</td><td>8,584,479</td><td>1,624,771</td><td>15,162,621</td><td>16,787,392</td><td>4,803,475</td><td>11,983,917</td><td></td><td>1993</td><td></td></tr><tr><td>WHITE LAKE</td><td>2,300,050</td><td>9,249,607</td><td>1,976,664</td><td>2,300,050</td><td>11,226,271</td><td>13,526,321</td><td>4,445,839</td><td>9,080,482</td><td></td><td>1996</td><td></td></tr><tr><td>CANTON TWP PLAZA</td><td>163,740</td><td>926,150</td><td>5,249,730</td><td>163,740</td><td>6,175,879</td><td>6,339,620</td><td>544,206</td><td>5,795,414</td><td></td><td>2005</td><td></td></tr><tr><td>CLINTON TWP PLAZA</td><td>175,515</td><td>714,279</td><td>1,147,275</td><td>59,450</td><td>1,977,619</td><td>2,037,068</td><td>400,822</td><td>1,636,246</td><td></td><td>2005</td><td></td></tr><tr><td>FARMINGTON</td><td>1,098,426</td><td>4,525,723</td><td>2,563,624</td><td>1,098,426</td><td>7,089,347</td><td>8,187,773</td><td>3,197,998</td><td>4,989,775</td><td></td><td>1993</td><td></td></tr><tr><td>LIVONIA</td><td>178,785</td><td>925,818</td><td>1,160,112</td><td>178,785</td><td>2,085,930</td><td>2,264,715</td><td>1,187,769</td><td>1,076,945</td><td></td><td>1968</td><td></td></tr><tr><td>MUSKEGON</td><td>391,500</td><td>958,500</td><td>884,339</td><td>391,500</td><td>1,842,839</td><td>2,234,339</td><td>1,612,141</td><td>622,198</td><td></td><td>1985</td><td></td></tr><tr><td>OKEMOS PLAZA</td><td>166,706</td><td>591,193</td><td>1,853,616</td><td>166,706</td><td>2,444,809</td><td>2,611,515</td><td>114,384</td><td>2,497,131</td><td>36,377</td><td>2005</td><td></td></tr><tr><td>TAYLOR</td><td>1,451,397</td><td>5,806,263</td><td>275,289</td><td>1,451,397</td><td>6,081,552</td><td>7,532,949</td><td>2,817,048</td><td>4,715,901</td><td></td><td>1993</td><td></td></tr><tr><td>WALKER</td><td>3,682,478</td><td>14,730,060</td><td>2,108,718</td><td>3,682,478</td><td>16,838,778</td><td>20,521,256</td><td>7,509,493</td><td>13,011,763</td><td></td><td>1993</td><td></td></tr><tr><td>EDEN PRAIRIE PLAZA</td><td>882,596</td><td>911,373</td><td>570,450</td><td>882,596</td><td>1,481,823</td><td>2,364,419</td><td>149,129</td><td>2,215,290</td><td></td><td>2005</td><td></td></tr><tr><td>FOUNTAINS AT ARBOR LAKES</td><td>28,585,296</td><td>66,699,024</td><td>8,636,568</td><td>28,585,296</td><td>75,335,591</td><td>103,920,887</td><td>11,728,665</td><td>92,192,222</td><td></td><td>2006</td><td></td></tr><tr><td>ROSEVILLE PLAZA</td><td>132,842</td><td>957,340</td><td>4,739,103</td><td>132,842</td><td>5,696,443</td><td>5,829,285</td><td>545,272</td><td>5,284,013</td><td></td><td>2005</td><td></td></tr><tr><td>ST. PAUL PLAZA</td><td>699,916</td><td>623,966</td><td>318,525</td><td>699,916</td><td>942,491</td><td>1,642,407</td><td>73,686</td><td>1,568,721</td><td></td><td>2005</td><td></td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

<table><tr><td></td><td colspan="2">INITIAL COST</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td></td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>SUBSEQUENT TO ACQUISITION</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>TOTAL</td><td>ACCUMULATED DEPRECIATION</td><td>TOTAL COST, NET OF ACCUMULATED DEPRECIATION</td><td>ENCUMBRANCES</td><td>DATE OF ACQUISITION</td></tr><tr><td>PROPERTIES</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CREVE COEUR, WOODCREST/OLIVE</td><td>1,044,598</td><td>5,475,623</td><td>615,905</td><td>960,814</td><td>6,175,312</td><td>7,136,126</td><td>2,133,499</td><td>5,002,627</td><td>1998</td><td></td></tr><tr><td>CRYSTAL CITY, MI</td><td>-</td><td>234,378</td><td>-</td><td>-</td><td>234,378</td><td>234,378</td><td>79,346</td><td>155,032</td><td>1997</td><td></td></tr><tr><td>INDEPENDENCE, NOLAND DR.</td><td>1,728,367</td><td>8,951,101</td><td>193,000</td><td>1,731,300</td><td>9,141,168</td><td>10,872,468</td><td>3,138,087</td><td>7,734,382</td><td>1998</td><td></td></tr><tr><td>NORTH POINT SHOPPING CENTER</td><td>1,935,380</td><td>7,800,746</td><td>584,102</td><td>1,935,380</td><td>8,384,848</td><td>10,320,228</td><td>2,740,330</td><td>7,579,898</td><td>1998</td><td></td></tr><tr><td>KIRKWOOD</td><td>-</td><td>9,704,005</td><td>11,783,330</td><td>-</td><td>21,487,335</td><td>21,487,335</td><td>10,277,288</td><td>11,210,047</td><td>1998</td><td></td></tr><tr><td>KANSAS CITY</td><td>574,777</td><td>2,971,191</td><td>274,976</td><td>574,777</td><td>3,246,167</td><td>3,820,944</td><td>1,176,149</td><td>2,644,794</td><td>1997</td><td></td></tr><tr><td>LEMAY</td><td>125,879</td><td>503,510</td><td>3,828,858</td><td>451,155</td><td>4,007,092</td><td>4,458,247</td><td>1,177,288</td><td>3,280,959</td><td></td><td>1974</td></tr><tr><td>GRAVOIS</td><td>1,032,416</td><td>4,455,514</td><td>10,964,529</td><td>1,032,413</td><td>15,420,046</td><td>16,452,459</td><td>7,605,177</td><td>8,847,282</td><td>2008</td><td></td></tr><tr><td>ST. CHARLES-UNDERDEVELOPED LAND, MO</td><td>431,960</td><td>-</td><td>758,854</td><td>431,960</td><td>758,855</td><td>1,190,814</td><td>210,110</td><td>980,705</td><td>1998</td><td></td></tr><tr><td>SPRINGFIELD</td><td>2,745,595</td><td>10,985,778</td><td>6,694,808</td><td>2,904,022</td><td>17,522,159</td><td>20,426,181</td><td>6,772,479</td><td>13,653,703</td><td>1994</td><td></td></tr><tr><td>MIART PARCEL</td><td>905,674</td><td>3,666,386</td><td>4,933,942</td><td>905,674</td><td>8,600,328</td><td>9,506,001</td><td>2,037,412</td><td>7,468,590</td><td>1,680,142</td><td>2002</td></tr><tr><td>KRC ST. CHARLES ST. LOUIS, CHRISTY BLVD.</td><td>-</td><td>550,204</td><td>-</td><td>-</td><td>550,204</td><td>550,204</td><td>183,401</td><td>366,802</td><td>1998</td><td></td></tr><tr><td>OVERLAND</td><td>809,087</td><td>4,430,514</td><td>3,160,390</td><td>809,087</td><td>7,590,904</td><td>8,399,991</td><td>2,192,907</td><td>6,207,084</td><td>1998</td><td></td></tr><tr><td>ST. LOUIS</td><td>-</td><td>4,928,677</td><td>1,136,797</td><td>-</td><td>6,065,474</td><td>6,065,474</td><td>2,145,195</td><td>3,920,279</td><td>1997</td><td></td></tr><tr><td>ST. LOUIS</td><td>-</td><td>5,756,736</td><td>849,684</td><td>-</td><td>6,606,420</td><td>6,606,420</td><td>2,467,474</td><td>4,138,946</td><td>1997</td><td></td></tr><tr><td>ST. LOUIS</td><td>-</td><td>2,766,644</td><td>143,298</td><td>-</td><td>2,909,942</td><td>2,909,942</td><td>2,909,942</td><td>-</td><td>1997</td><td></td></tr><tr><td>ST. PETERS</td><td>1,182,194</td><td>7,423,459</td><td>7,227,838</td><td>1,563,694</td><td>14,269,797</td><td>15,833,491</td><td>8,974,962</td><td>6,858,529</td><td>1997</td><td></td></tr><tr><td>SPRINGFIELD,GLENSTON E AVE.</td><td>-</td><td>608,793</td><td>2,189,376</td><td>-</td><td>2,798,169</td><td>2,798,169</td><td>731,790</td><td>2,066,379</td><td>1998</td><td></td></tr><tr><td>KDI-TURTLE CREEK</td><td>11,535,281</td><td>-</td><td>32,815,082</td><td>10,150,881</td><td>34,199,482</td><td>44,350,363</td><td>4,466,225</td><td>39,884,138</td><td></td><td>2004</td></tr><tr><td>CHARLOTTE</td><td>919,251</td><td>3,570,981</td><td>1,481,774</td><td>919,251</td><td>5,052,754</td><td>5,972,006</td><td>1,945,897</td><td>4,026,108</td><td>2008</td><td></td></tr><tr><td>TYVOLA RD.</td><td>-</td><td>4,736,345</td><td>5,081,319</td><td>-</td><td>9,817,664</td><td>9,817,664</td><td>7,019,552</td><td>2,798,112</td><td>1986</td><td></td></tr><tr><td>CROSSROADS PLAZA</td><td>767,864</td><td>3,098,881</td><td>34,566</td><td>767,864</td><td>3,133,447</td><td>3,901,310</td><td>949,571</td><td>2,951,740</td><td>2000</td><td></td></tr><tr><td>KIMCO CARY 696, INC.</td><td>2,180,000</td><td>8,756,865</td><td>542,573</td><td>2,256,799</td><td>9,222,640</td><td>11,479,438</td><td>3,165,275</td><td>8,314,164</td><td>1998</td><td></td></tr><tr><td>JETTON VILLAGE SHOPPES</td><td>3,875,224</td><td>10,292,231</td><td>-</td><td>3,875,224</td><td>10,292,231</td><td>14,167,455</td><td>30,926</td><td>14,136,529</td><td>8,547,409</td><td>2011</td></tr><tr><td>DURHAM</td><td>1,882,800</td><td>7,551,576</td><td>2,124,357</td><td>1,882,800</td><td>9,675,933</td><td>11,558,733</td><td>3,718,660</td><td>7,840,073</td><td>1996</td><td></td></tr><tr><td>WESTRIDGE SQUARE S.C.</td><td>7,456,381</td><td>19,778,703</td><td>-</td><td>7,456,381</td><td>19,778,703</td><td>27,235,084</td><td>59,506</td><td>27,175,578</td><td>2011</td><td></td></tr><tr><td>HILLSBOROUGH CROSSING</td><td>519,395</td><td>-</td><td>-</td><td>519,395</td><td>-</td><td>519,395</td><td>-</td><td>519,395</td><td>2003</td><td></td></tr><tr><td>PARK PLACE</td><td>5,461,478</td><td>16,163,494</td><td>129,583</td><td>5,469,809</td><td>16,284,746</td><td>21,754,555</td><td>2,722,363</td><td>19,032,192</td><td>13,516,871</td><td>2008</td></tr><tr><td>MOORESVILLE CROSSING</td><td>12,013,727</td><td>30,604,173</td><td>(93,195)</td><td>11,625,801</td><td>30,898,904</td><td>42,524,705</td><td>4,790,027</td><td>37,734,678</td><td>2007</td><td></td></tr><tr><td>RALEIGH</td><td>5,208,885</td><td>20,885,792</td><td>11,964,726</td><td>5,208,885</td><td>32,850,518</td><td>38,059,403</td><td>13,239,674</td><td>24,819,729</td><td>1993</td><td></td></tr><tr><td>WAKEFIELD COMMONS</td><td>6,506,450</td><td>-</td><td>(2,728,390)</td><td>2,357,636</td><td>1,420,424</td><td>3,778,060</td><td>250,592</td><td>3,527,468</td><td>2001</td><td></td></tr><tr><td>WAKEFIELD CROSSINGS</td><td>3,413,932</td><td>-</td><td>(3,017,960)</td><td>336,236</td><td>59,737</td><td>395,973</td><td>322</td><td>395,650</td><td>2001</td><td></td></tr><tr><td>EDGEWATER PLACE</td><td>3,150,000</td><td>-</td><td>10,107,777</td><td>3,062,768</td><td>10,195,009</td><td>13,257,777</td><td>1,355,520</td><td>11,902,257</td><td>2003</td><td></td></tr><tr><td>BRENNAN STATION</td><td>7,749,751</td><td>20,556,891</td><td>-</td><td>7,749,751</td><td>20,556,891</td><td>28,306,642</td><td>61,847</td><td>28,244,795</td><td>9,632,088</td><td>2011</td></tr><tr><td>BRENNAN STATION OUTPARCEL</td><td>627,906</td><td>1,665,576</td><td>-</td><td>627,906</td><td>1,665,576</td><td>2,293,482</td><td>5,011</td><td>2,288,471</td><td>2011</td><td></td></tr><tr><td>WINSTON-SALEM</td><td>540,667</td><td>719,655</td><td>6,011,320</td><td>540,667</td><td>6,730,975</td><td>7,271,642</td><td>2,950,161</td><td>4,321,480</td><td>4,880,734</td><td>1969</td></tr><tr><td>SORENSON PARK PLAZA</td><td>5,104,294</td><td>-</td><td>31,649,605</td><td>4,111,177</td><td>32,642,722</td><td>36,753,899</td><td>1,999,099</td><td>34,754,801</td><td></td><td>2005</td></tr><tr><td>LORDEN PLAZA</td><td>8,872,529</td><td>22,548,382</td><td>44,737</td><td>8,883,003</td><td>22,582,645</td><td>31,465,648</td><td>3,134,467</td><td>28,331,181</td><td>24,442,297</td><td>2008</td></tr><tr><td>ROCKINGHAM</td><td>2,660,915</td><td>10,643,660</td><td>12,100,829</td><td>3,148,715</td><td>22,256,689</td><td>25,405,404</td><td>8,474,593</td><td>16,930,811</td><td>17,947,573</td><td>2008</td></tr><tr><td>BRIDGEWATER NJ</td><td>1,982,481</td><td>(3,666,959)</td><td>11,632,601</td><td>1,982,481</td><td>7,965,643</td><td>9,948,123</td><td>4,028,803</td><td>5,919,320</td><td></td><td>1998</td></tr><tr><td>BAYONNE BROADWAY</td><td>1,434,737</td><td>3,347,719</td><td>2,825,469</td><td>1,434,737</td><td>6,173,188</td><td>7,607,924</td><td>1,280,241</td><td>6,327,683</td><td></td><td>2004</td></tr><tr><td>BRICKTOWN PLAZA</td><td>344,884</td><td>1,008,941</td><td>(307,857)</td><td>344,884</td><td>701,084</td><td>1,045,968</td><td>35,054</td><td>1,010,914</td><td></td><td>2005</td></tr><tr><td>BRIDGEWATER PLAZA</td><td>350,705</td><td>1,361,524</td><td>6,068,929</td><td>350,705</td><td>7,430,453</td><td>7,781,158</td><td>141,557</td><td>7,639,601</td><td></td><td>2005</td></tr><tr><td>CHERRY HILL</td><td>2,417,583</td><td>6,364,094</td><td>1,581,275</td><td>2,417,583</td><td>7,945,370</td><td>10,362,952</td><td>5,915,603</td><td>4,447,350</td><td></td><td>1985</td></tr><tr><td>MARLTON PIKE</td><td>-</td><td>4,318,534</td><td>19,266</td><td>-</td><td>4,337,800</td><td>4,337,800</td><td>1,702,635</td><td>2,635,165</td><td></td><td>1996</td></tr><tr><td>CINNAMINSON</td><td>652,123</td><td>2,608,491</td><td>2,957,213</td><td>652,123</td><td>5,565,704</td><td>6,217,827</td><td>2,467,786</td><td>3,750,041</td><td></td><td>1996</td></tr><tr><td>GARDEN STATE PAVILIONS</td><td>7,530,709</td><td>10,801,949</td><td>-</td><td>7,530,709</td><td>10,801,949</td><td>18,332,658</td><td>516,476</td><td>17,816,182</td><td></td><td>2011</td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

<table><tr><td>PROPERTIES</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>SUBSEQUENT TO ACQUISITION</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>TOTAL</td><td>ACCUMULATED DEPRECIATION</td><td>TOTAL COST, NET OF ACCUMULATED DEPRECIATION</td><td>ENCUMBRANCES</td><td>DATE OF ACQUISITION</td><td>DATE OF CONSTRUCTION</td></tr><tr><td>EASTWINDOR VILLAGE</td><td>9,335,011</td><td>23,777,978</td><td>-</td><td>9,335,011</td><td>23,777,978</td><td>33,112,989</td><td>2,507,882</td><td>30,605,106</td><td>18,369,861</td><td>2008</td><td></td></tr><tr><td>HILLSBOROUGH</td><td>11,886,809</td><td>-</td><td>(6,880,755)</td><td>5,006,054</td><td>-</td><td>5,006,054</td><td>-</td><td>5,006,054</td><td></td><td></td><td>2001</td></tr><tr><td>HOLMDEL TOWNE CENTER</td><td>10,824,624</td><td>43,301,494</td><td>4,618,906</td><td>10,824,624</td><td>47,920,400</td><td>58,745,023</td><td>11,188,451</td><td>47,556,573</td><td>26,462,392</td><td>2002</td><td></td></tr><tr><td>HOLMDEL COMMONS</td><td>16,537,556</td><td>38,759,952</td><td>3,241,839</td><td>16,537,556</td><td>42,001,791</td><td>58,539,347</td><td>10,542,560</td><td>47,996,787</td><td>19,281,319</td><td>2004</td><td></td></tr><tr><td>HOWELL PLAZA</td><td>311,384</td><td>1,143,159</td><td>4,694,515</td><td>311,384</td><td>5,837,674</td><td>6,149,058</td><td>407,776</td><td>5,741,281</td><td></td><td>2005</td><td></td></tr><tr><td>STRAUSS DISCOUNT AUTO</td><td>1,225,294</td><td>91,203</td><td>1,552,740</td><td>1,228,794</td><td>1,640,443</td><td>2,869,237</td><td>384,568</td><td>2,484,669</td><td></td><td>2002</td><td></td></tr><tr><td>MAPLE SHADE</td><td>-</td><td>9,957,611</td><td>0</td><td>-</td><td>9,957,611</td><td>9,957,611</td><td>448,081</td><td>9,509,530</td><td></td><td>2009</td><td></td></tr><tr><td>NORTH BRUNSWICK</td><td>3,204,978</td><td>12,819,912</td><td>21,173,722</td><td>3,204,978</td><td>33,993,634</td><td>37,198,612</td><td>11,942,818</td><td>25,255,794</td><td>27,308,016</td><td>1994</td><td></td></tr><tr><td>PISCATAWAY TOWN CENTER</td><td>3,851,839</td><td>15,410,851</td><td>612,255</td><td>3,851,839</td><td>16,023,106</td><td>19,874,945</td><td>5,624,143</td><td>14,250,803</td><td>10,921,249</td><td>1998</td><td></td></tr><tr><td>RIDGEWOOD</td><td>450,000</td><td>2,106,566</td><td>1,015,675</td><td>450,000</td><td>3,122,241</td><td>3,572,241</td><td>1,248,162</td><td>2,324,079</td><td></td><td>1993</td><td></td></tr><tr><td>SEA GIRT PLAZA</td><td>457,039</td><td>1,308,010</td><td>1,460,149</td><td>457,039</td><td>2,768,159</td><td>3,225,198</td><td>156,459</td><td>3,068,739</td><td></td><td>2005</td><td></td></tr><tr><td>UNION CRESCENT</td><td>7,895,483</td><td>3,010,640</td><td>25,415,422</td><td>8,696,579</td><td>27,624,967</td><td>36,321,545</td><td>4,446,719</td><td>31,874,827</td><td></td><td>2007</td><td></td></tr><tr><td>WESTMONT</td><td>601,655</td><td>2,404,604</td><td>10,653,354</td><td>601,655</td><td>13,057,958</td><td>13,659,613</td><td>4,378,403</td><td>9,281,210</td><td></td><td>1994</td><td></td></tr><tr><td>WILLOWBROOK PLAZA</td><td>15,320,436</td><td>40,996,874</td><td>(969,688)</td><td>15,320,436</td><td>40,027,186</td><td>55,347,622</td><td>4,844,265</td><td>50,503,357</td><td></td><td>2009</td><td></td></tr><tr><td>SYCAMORE PLAZA</td><td>1,404,443</td><td>5,613,270</td><td>283,450</td><td>1,404,443</td><td>5,896,720</td><td>7,301,163</td><td>2,141,482</td><td>5,159,681</td><td></td><td>1998</td><td></td></tr><tr><td>PLAZA PASEO DEL-NORTE</td><td>4,653,197</td><td>18,633,584</td><td>1,174,395</td><td>4,653,197</td><td>19,807,979</td><td>24,461,176</td><td>6,902,744</td><td>17,558,432</td><td></td><td>1998</td><td></td></tr><tr><td>JUAN TABO ALBUQUERQUE</td><td>1,141,200</td><td>4,566,817</td><td>231,015</td><td>1,141,200</td><td>4,797,832</td><td>5,939,032</td><td>1,668,811</td><td>4,270,221</td><td></td><td>1998</td><td></td></tr><tr><td>DEV-WARM SPRINGS PROMENADE</td><td>7,226,363</td><td>19,109,946</td><td>2,503,166</td><td>7,226,363</td><td>21,613,111</td><td>28,839,474</td><td>3,849,575</td><td>24,989,899</td><td></td><td>2009</td><td></td></tr><tr><td>COMP USA CENTER</td><td>2,581,908</td><td>5,798,092</td><td>(363,745)</td><td>2,581,908</td><td>5,434,347</td><td>8,016,255</td><td>2,704,302</td><td>5,311,953</td><td>2,917,449</td><td>2006</td><td></td></tr><tr><td>DEL MONTE PLAZA</td><td>2,489,429</td><td>5,590,415</td><td>309,754</td><td>2,210,000</td><td>6,179,598</td><td>8,389,599</td><td>1,386,429</td><td>7,003,169</td><td>3,847,268</td><td>2006</td><td></td></tr><tr><td>D&#x27;ANDREA MARKETPLACE</td><td>11,556,067</td><td>29,435,364</td><td>-</td><td>11,556,067</td><td>29,435,364</td><td>40,991,432</td><td>3,549,834</td><td>37,441,598</td><td>14,894,170</td><td>2007</td><td></td></tr><tr><td>KEY BANK BUILDING</td><td>1,500,000</td><td>40,486,755</td><td>-</td><td>1,500,000</td><td>40,486,755</td><td>41,986,755</td><td>9,799,874</td><td>32,186,881</td><td>18,292,829</td><td>2006</td><td></td></tr><tr><td>BRIDGEHAMPTON</td><td>1,811,752</td><td>3,107,232</td><td>24,850,863</td><td>1,858,188</td><td>27,911,658</td><td>29,769,847</td><td>14,855,858</td><td>14,913,988</td><td>34,039,295</td><td>1972</td><td></td></tr><tr><td>GENOVESE DRUG STORE</td><td>564,097</td><td>2,268,768</td><td>-</td><td>564,097</td><td>2,268,768</td><td>2,832,865</td><td>509,948</td><td>2,322,917</td><td></td><td>2003</td><td></td></tr><tr><td>KINGS HIGHWAY</td><td>2,743,820</td><td>6,811,268</td><td>1,338,513</td><td>2,743,820</td><td>8,149,781</td><td>10,893,601</td><td>2,243,694</td><td>8,649,907</td><td></td><td>2004</td><td></td></tr><tr><td>HOMEPORT-RALPH AVENUE</td><td>4,414,466</td><td>11,339,857</td><td>3,136,639</td><td>4,414,467</td><td>14,476,497</td><td>18,890,963</td><td>2,965,966</td><td>15,924,997</td><td></td><td>2004</td><td></td></tr><tr><td>BELLMORE</td><td>1,272,269</td><td>3,183,547</td><td>381,803</td><td>1,272,269</td><td>3,565,350</td><td>4,837,619</td><td>877,702</td><td>3,959,917</td><td>260,095</td><td>2004</td><td></td></tr><tr><td>MARKET AT BAY SHORE</td><td>12,359,621</td><td>30,707,802</td><td>1,257,369</td><td>12,359,621</td><td>31,965,172</td><td>44,324,792</td><td>7,951,844</td><td>36,372,948</td><td></td><td>2006</td><td></td></tr><tr><td>5959 BROADWAY</td><td>6,035,726</td><td>-</td><td>1,187,808</td><td>7,205,334</td><td>18,200</td><td>7,223,534</td><td>3,438</td><td>7,220,096</td><td>4,667,728</td><td>2008</td><td></td></tr><tr><td>KING KULLEN PLAZA</td><td>5,968,082</td><td>23,243,404</td><td>1,628,099</td><td>5,980,130</td><td>24,859,455</td><td>30,839,585</td><td>8,987,543</td><td>21,852,042</td><td></td><td>1998</td><td></td></tr><tr><td>KDI-CENTRAL ISLIP TOWN CENTER</td><td>13,733,950</td><td>1,266,050</td><td>929,178</td><td>5,088,852</td><td>10,840,326</td><td>15,929,178</td><td>1,169,951</td><td>14,759,226</td><td>9,522,612</td><td>2004</td><td></td></tr><tr><td>PATHMARK SC</td><td>6,714,664</td><td>17,359,161</td><td>526,939</td><td>6,714,664</td><td>17,886,100</td><td>24,600,764</td><td>3,414,976</td><td>21,185,788</td><td>6,623,942</td><td>2006</td><td></td></tr><tr><td>BIRCHWOOD PLAZA COMMACK</td><td>3,630,000</td><td>4,774,791</td><td>292,333</td><td>3,630,000</td><td>5,067,124</td><td>8,697,124</td><td>1,174,953</td><td>7,522,172</td><td></td><td>2007</td><td></td></tr><tr><td>ELMONT</td><td>3,011,658</td><td>7,606,066</td><td>2,204,704</td><td>3,011,658</td><td>9,810,769</td><td>12,822,428</td><td>2,335,451</td><td>10,486,976</td><td></td><td>2004</td><td></td></tr><tr><td>FRANKLIN SQUARE</td><td>1,078,541</td><td>2,516,581</td><td>3,949,715</td><td>1,078,541</td><td>6,466,296</td><td>7,544,837</td><td>1,037,361</td><td>6,507,476</td><td></td><td>2004</td><td></td></tr><tr><td>KISSENA BOULEVARD SC</td><td>11,610,000</td><td>2,933,487</td><td>1,519</td><td>11,610,000</td><td>2,935,006</td><td>14,545,006</td><td>757,354</td><td>13,787,652</td><td></td><td>2007</td><td></td></tr><tr><td>HAMPTON BAYS</td><td>1,495,105</td><td>5,979,320</td><td>3,304,710</td><td>1,495,105</td><td>9,284,031</td><td>10,779,135</td><td>4,747,538</td><td>6,031,597</td><td></td><td>1989</td><td></td></tr><tr><td>HICKSVILLE</td><td>3,542,739</td><td>8,266,375</td><td>1,327,458</td><td>3,542,739</td><td>9,593,833</td><td>13,136,572</td><td>2,323,862</td><td>10,812,711</td><td></td><td>2004</td><td></td></tr><tr><td>100 WALT WHITMAN ROAD</td><td>5,300,000</td><td>8,167,577</td><td>41,843</td><td>5,300,000</td><td>8,209,420</td><td>13,509,420</td><td>1,467,780</td><td>12,041,640</td><td></td><td>2007</td><td></td></tr><tr><td>TURNPIKE PLAZA</td><td>2,471,832</td><td>5,839,416</td><td>-</td><td>2,471,832</td><td>5,839,416</td><td>8,311,248</td><td>529,156</td><td>7,782,092</td><td></td><td>2011</td><td></td></tr><tr><td>BIRCHWOOD PLAZA (NORTH &amp; SOUTH)</td><td>12,368,330</td><td>33,071,495</td><td>192,208</td><td>12,368,330</td><td>33,263,704</td><td>45,632,034</td><td>5,019,055</td><td>40,612,979</td><td>13,030,420</td><td>2007</td><td></td></tr><tr><td>501 NORTH BROADWAY</td><td>-</td><td>1,175,543</td><td>607</td><td>-</td><td>1,176,150</td><td>1,176,150</td><td>580,149</td><td>596,001</td><td></td><td>2007</td><td></td></tr><tr><td>MERRYLANE (P/L)</td><td>1,485,531</td><td>1,749</td><td>539</td><td>1,485,531</td><td>2,288</td><td>1,487,819</td><td>161</td><td>1,487,657</td><td></td><td>2007</td><td></td></tr><tr><td>DOUGLAGSTON SHOPPING CENTER</td><td>3,277,254</td><td>13,161,218</td><td>3,767,577</td><td>3,277,253</td><td>16,928,795</td><td>20,206,049</td><td>3,382,206</td><td>16,823,842</td><td></td><td>2003</td><td></td></tr><tr><td>STRAUSS MERRICK BLVD</td><td>450,582</td><td>1,051,359</td><td>131,786</td><td>450,582</td><td>1,183,145</td><td>1,633,727</td><td>150,411</td><td>1,483,317</td><td></td><td>2005</td><td></td></tr><tr><td>MANHASSET VENTURE LLC</td><td>4,567,003</td><td>19,165,808</td><td>26,327,150</td><td>4,421,939</td><td>45,638,022</td><td>50,059,961</td><td>15,953,091</td><td>34,106,871</td><td>19,046,838</td><td>1999</td><td></td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

<table><tr><td>PROPERTIES</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>SUBSEQUENT TO ACQUISITION</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>TOTAL</td><td>ACCUMULATED DEPRECIATION</td><td>TOTAL COST, NET OF ACCUMULATED DEPRECIATION</td><td>ENCUMBRANCES</td><td>DATE OF ACQUISITION</td><td>DATE OF CONSTRUCTION</td></tr><tr><td>MASPETH QUEENS-DUANE READE</td><td>1,872,013</td><td>4,827,940</td><td>931,187</td><td>1,872,013</td><td>5,759,126</td><td>7,631,139</td><td>1,293,112</td><td>6,338,027</td><td>2004</td><td></td><td></td></tr><tr><td>MASSAPEQUA</td><td>1,880,816</td><td>4,388,549</td><td>964,761</td><td>1,880,816</td><td>5,353,310</td><td>7,234,126</td><td>1,417,208</td><td>5,816,918</td><td>2004</td><td></td><td></td></tr><tr><td>MINEOLA SC</td><td>4,150,000</td><td>7,520,692</td><td>(405,644)</td><td>4,150,000</td><td>7,115,049</td><td>11,265,049</td><td>1,375,856</td><td>9,889,193</td><td>2007</td><td></td><td></td></tr><tr><td>BIRCHWOOD PARK DRIV (LAND LOT)</td><td>3,507,162</td><td>4,126</td><td>782</td><td>3,507,406</td><td>4,665</td><td>3,512,071</td><td>371</td><td>3,511,700</td><td>2007</td><td></td><td></td></tr><tr><td>SMITTHOWN PLAZA</td><td>3,528,000</td><td>7,364,098</td><td>351,638</td><td>3,528,000</td><td>7,715,735</td><td>11,243,735</td><td>566,103</td><td>10,677,633</td><td>6,660,879</td><td>2009</td><td></td></tr><tr><td>4452 BROADWAY</td><td>12,412,724</td><td>-</td><td>(1,900,000)</td><td>10,512,724</td><td>-</td><td>10,512,724</td><td>-</td><td>10,512,724</td><td>8,330,010</td><td>2007</td><td></td></tr><tr><td>PLAINVIEW</td><td>263,693</td><td>584,031</td><td>9,800,106</td><td>263,693</td><td>10,384,138</td><td>10,647,830</td><td>5,026,428</td><td>5,621,403</td><td>13,607,630</td><td>1969</td><td></td></tr><tr><td>POUGHKEEPSIE</td><td>876,548</td><td>4,695,659</td><td>12,696,051</td><td>876,548</td><td>17,391,710</td><td>18,268,258</td><td>8,290,333</td><td>9,977,924</td><td>15,354,784</td><td>1972</td><td></td></tr><tr><td>SYOSSET, NY</td><td>106,655</td><td>76,197</td><td>1,551,676</td><td>106,655</td><td>1,627,873</td><td>1,734,528</td><td>952,293</td><td>782,235</td><td>1990</td><td></td><td></td></tr><tr><td>STATEN ISLAND</td><td>2,280,000</td><td>9,027,951</td><td>5,591,008</td><td>2,280,000</td><td>14,618,959</td><td>16,898,959</td><td>8,921,384</td><td>7,977,575</td><td>1989</td><td></td><td></td></tr><tr><td>STATEN ISLAND</td><td>2,940,000</td><td>11,811,964</td><td>1,182,531</td><td>3,148,424</td><td>12,786,070</td><td>15,934,495</td><td>4,574,250</td><td>11,360,244</td><td>1997</td><td></td><td></td></tr><tr><td>STATEN ISLAND PLAZA</td><td>5,600,744</td><td>6,788,460</td><td>(1,865,930)</td><td>5,600,744</td><td>4,922,530</td><td>10,523,274</td><td>207,825</td><td>10,315,449</td><td>2005</td><td></td><td></td></tr><tr><td>HYLAN PLAZA</td><td>28,723,536</td><td>38,232,267</td><td>34,312,818</td><td>28,723,536</td><td>72,545,085</td><td>101,268,621</td><td>18,453,612</td><td>82,815,009</td><td>2006</td><td></td><td></td></tr><tr><td>STOP N SHOP STATEN ISLAND</td><td>4,558,592</td><td>10,441,408</td><td>155,848</td><td>4,558,592</td><td>10,597,256</td><td>15,155,848</td><td>2,792,804</td><td>12,363,044</td><td>2005</td><td></td><td></td></tr><tr><td>WEST GATES</td><td>1,784,718</td><td>9,721,970</td><td>(1,269,853)</td><td>1,784,718</td><td>8,452,117</td><td>10,236,835</td><td>4,512,511</td><td>5,724,324</td><td>1993</td><td></td><td></td></tr><tr><td>WHITE PLAINS</td><td>1,777,775</td><td>4,453,894</td><td>2,010,606</td><td>1,777,775</td><td>6,464,500</td><td>8,242,274</td><td>1,650,680</td><td>6,591,595</td><td>3,064,292</td><td>2004</td><td></td></tr><tr><td>YONKERS</td><td>871,977</td><td>3,487,909</td><td>-</td><td>871,977</td><td>3,487,909</td><td>4,359,886</td><td>1,680,957</td><td>2,678,929</td><td>1998</td><td></td><td></td></tr><tr><td>STRAUSS ROMAINE AVENUE</td><td>782,459</td><td>1,825,737</td><td>279,107</td><td>782,459</td><td>2,104,845</td><td>2,887,303</td><td>261,195</td><td>2,626,108</td><td>2005</td><td></td><td></td></tr><tr><td>AKRON WATERLOO</td><td>437,277</td><td>1,912,222</td><td>4,131,997</td><td>437,277</td><td>6,044,219</td><td>6,481,496</td><td>2,996,146</td><td>3,485,350</td><td>1975</td><td></td><td></td></tr><tr><td>WEST MARKET ST.</td><td>560,255</td><td>3,909,430</td><td>379,484</td><td>560,255</td><td>4,288,914</td><td>4,849,169</td><td>2,968,245</td><td>1,880,924</td><td>1999</td><td></td><td></td></tr><tr><td>BARBERTON</td><td>505,590</td><td>1,948,135</td><td>3,749,780</td><td>505,590</td><td>5,697,916</td><td>6,203,505</td><td>4,173,668</td><td>2,029,837</td><td>1972</td><td></td><td></td></tr><tr><td>BRUNSWICK</td><td>771,765</td><td>6,058,560</td><td>2,191,588</td><td>771,765</td><td>8,250,148</td><td>9,021,913</td><td>6,563,439</td><td>2,458,474</td><td>1975</td><td></td><td></td></tr><tr><td>BEAVERCREEK</td><td>635,228</td><td>3,024,722</td><td>4,182,847</td><td>635,228</td><td>7,207,569</td><td>7,842,797</td><td>4,486,756</td><td>3,356,041</td><td>1986</td><td></td><td></td></tr><tr><td>CANTON</td><td>792,985</td><td>1,459,031</td><td>4,876,418</td><td>792,985</td><td>6,335,449</td><td>7,128,434</td><td>5,033,952</td><td>2,094,482</td><td>1972</td><td></td><td></td></tr><tr><td>CAMBRIDGE</td><td>-</td><td>1,848,195</td><td>1,251,550</td><td>473,060</td><td>2,626,686</td><td>3,099,745</td><td>2,107,963</td><td>991,782</td><td>1973</td><td></td><td></td></tr><tr><td>OLENTANGY RIVER RD.</td><td>764,517</td><td>1,833,600</td><td>2,340,830</td><td>764,517</td><td>4,174,430</td><td>4,938,947</td><td>3,396,828</td><td>1,542,119</td><td>1988</td><td></td><td></td></tr><tr><td>RIDGE ROAD</td><td>1,285,213</td><td>4,712,358</td><td>10,648,465</td><td>1,285,213</td><td>15,360,823</td><td>16,646,036</td><td>6,274,917</td><td>10,371,119</td><td>1992</td><td></td><td></td></tr><tr><td>GLENWAY CROSSING</td><td>699,359</td><td>3,112,047</td><td>868,198</td><td>699,359</td><td>3,980,245</td><td>4,679,604</td><td>1,086,280</td><td>3,593,324</td><td>2000</td><td></td><td></td></tr><tr><td>HIGHLAND RIDGE PLAZA</td><td>1,540,000</td><td>6,178,398</td><td>918,079</td><td>1,540,000</td><td>7,096,477</td><td>8,636,477</td><td>2,056,231</td><td>6,580,245</td><td>1999</td><td></td><td></td></tr><tr><td>HIGHLAND PLAZA</td><td>702,074</td><td>667,463</td><td>76,380</td><td>702,074</td><td>743,843</td><td>1,445,917</td><td>73,856</td><td>1,372,061</td><td>2005</td><td></td><td></td></tr><tr><td>MONTGOMERY PLAZA</td><td>530,893</td><td>1,302,656</td><td>3,226,699</td><td>530,893</td><td>4,529,354</td><td>5,060,248</td><td>317,009</td><td>4,743,238</td><td>2005</td><td></td><td></td></tr><tr><td>SHILOH SPRING RD.</td><td>-</td><td>1,735,836</td><td>3,922,454</td><td>1,105,183</td><td>4,553,108</td><td>5,658,290</td><td>2,961,960</td><td>2,696,330</td><td>1969</td><td></td><td></td></tr><tr><td>OAKCREEK</td><td>1,245,870</td><td>4,339,637</td><td>4,259,558</td><td>1,149,622</td><td>8,695,443</td><td>9,845,065</td><td>6,266,827</td><td>3,578,238</td><td>1984</td><td></td><td></td></tr><tr><td>SALEM AVE.</td><td>665,314</td><td>347,818</td><td>5,599,522</td><td>665,314</td><td>5,947,341</td><td>6,612,654</td><td>3,604,127</td><td>3,008,527</td><td>1988</td><td></td><td></td></tr><tr><td>KENT, OH</td><td>6,234</td><td>3,028,914</td><td>-</td><td>6,234</td><td>3,028,914</td><td>3,033,168</td><td>1,869,928</td><td>1,165,240</td><td>1999</td><td></td><td></td></tr><tr><td>KENT</td><td>2,261,530</td><td>-</td><td>-</td><td>2,261,530</td><td>-</td><td>2,261,530</td><td>-</td><td>2,261,</td><td></td><td></td><td></td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

<table><tr><td colspan="3"></td><td colspan="9">INITIAL COST</td></tr><tr><td>PROPERTIES</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>SUBSEQUENT TO ACQUISITION</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>TOTAL</td><td>ACCUMULATED DEPRECIATION</td><td>TOTAL COST, NET OF ACCUMULATED DEPRECIATION</td><td>ENCUMBRANCES</td><td>DATE OF ACQUISITION</td><td>DATE OF CONSTRUCTION</td></tr><tr><td>PIONEER PLAZA</td><td>952,740</td><td>6,638,583</td><td>3,012,460</td><td>3,982,020</td><td>6,621,763</td><td>10,603,783</td><td>1,409,332</td><td>9,194,451</td><td>2009</td><td></td><td></td></tr><tr><td>TROUTDALE MARKET</td><td>1,931,559</td><td>2,940,661</td><td>62,243</td><td>1,933,369</td><td>3,001,095</td><td>4,934,464</td><td>508,902</td><td>4,425,562</td><td>2009</td><td></td><td></td></tr><tr><td>ALLEGHENY</td><td>-</td><td>30,061,177</td><td>59,094</td><td>-</td><td>30,120,271</td><td>30,120,271</td><td>5,575,303</td><td>24,544,968</td><td>2004</td><td></td><td></td></tr><tr><td>SUBURBAN SQUARE</td><td>70,679,871</td><td>166,351,381</td><td>5,428,786</td><td>71,279,871</td><td>171,180,167</td><td>242,460,039</td><td>29,883,594</td><td>212,576,445</td><td>2007</td><td></td><td></td></tr><tr><td>CHIPPEWA</td><td>2,881,525</td><td>11,526,101</td><td>153,289</td><td>2,881,525</td><td>11,679,391</td><td>14,560,916</td><td>3,605,221</td><td>10,955,695</td><td>6,747,701</td><td>2000</td><td></td></tr><tr><td>BROOKHAVEN PLAZA</td><td>254,694</td><td>973,318</td><td>(61,414)</td><td>254,694</td><td>911,903</td><td>1,166,598</td><td>51,768</td><td>1,114,830</td><td>2005</td><td></td><td></td></tr><tr><td>CARNEIGE</td><td>-</td><td>3,298,908</td><td>17,747</td><td>-</td><td>3,316,655</td><td>3,316,655</td><td>1,020,510</td><td>2,296,146</td><td>1999</td><td></td><td></td></tr><tr><td>CENTER SQUARE</td><td>731,888</td><td>2,927,551</td><td>1,267,176</td><td>731,888</td><td>4,194,728</td><td>4,926,615</td><td>2,058,485</td><td>2,868,130</td><td>1996</td><td></td><td></td></tr><tr><td>WAYNE PLAZA</td><td>6,127,623</td><td>15,605,012</td><td>159,727</td><td>6,135,670</td><td>15,756,692</td><td>21,892,362</td><td>1,673,648</td><td>20,218,714</td><td>13,973,967</td><td>2008</td><td></td></tr><tr><td>CHAMBERSBURG CROSSING</td><td>9,090,288</td><td>-</td><td>26,037,242</td><td>8,790,288</td><td>26,337,242</td><td>35,127,530</td><td>3,112,073</td><td>32,015,457</td><td></td><td>2006</td><td></td></tr><tr><td>EAST STROUDSBURG</td><td>1,050,000</td><td>2,372,628</td><td>1,395,671</td><td>1,050,000</td><td>3,768,299</td><td>4,818,299</td><td>2,941,555</td><td>1,876,744</td><td></td><td>1973</td><td></td></tr><tr><td>RIDGE PIKE PLAZA</td><td>1,525,337</td><td>4,251,732</td><td>3,039,719</td><td>1,525,337</td><td>7,291,452</td><td>8,816,788</td><td>989,034</td><td>7,827,754</td><td>2008</td><td></td><td></td></tr><tr><td>EXTON</td><td>176,666</td><td>4,895,360</td><td>-</td><td>176,666</td><td>4,895,360</td><td>5,072,026</td><td>1,506,265</td><td>3,565,761</td><td>1999</td><td></td><td></td></tr><tr><td>EXTON</td><td>731,888</td><td>2,927,551</td><td>-</td><td>731,888</td><td>2,927,551</td><td>3,659,439</td><td>1,151,004</td><td>2,508,436</td><td>1996</td><td></td><td></td></tr><tr><td>EASTWICK</td><td>889,001</td><td>2,762,888</td><td>3,074,728</td><td>889,001</td><td>5,837,616</td><td>6,726,617</td><td>2,121,332</td><td>4,605,285</td><td>4,315,015</td><td>1997</td><td></td></tr><tr><td>EXTON PLAZA</td><td>294,378</td><td>1,404,778</td><td>868,746</td><td>294,378</td><td>2,273,524</td><td>2,567,902</td><td>144,826</td><td>2,423,077</td><td>2005</td><td></td><td></td></tr><tr><td>FEASTERVILLE</td><td>520,521</td><td>2,082,083</td><td>1,885,309</td><td>520,521</td><td>3,967,392</td><td>4,487,913</td><td>820,029</td><td>3,667,884</td><td>1996</td><td></td><td></td></tr><tr><td>GETTYSBURG</td><td>74,626</td><td>671,630</td><td>101,519</td><td>74,626</td><td>773,149</td><td>847,775</td><td>749,910</td><td>97,865</td><td>1986</td><td></td><td></td></tr><tr><td>HARRISBURG, PA</td><td>452,888</td><td>6,665,238</td><td>3,969,364</td><td>452,888</td><td>10,634,601</td><td>11,087,489</td><td>7,018,111</td><td>4,069,379</td><td>2002</td><td></td><td></td></tr><tr><td>HAMBURG</td><td>439,232</td><td>-</td><td>2,023,428</td><td>494,982</td><td>1,967,677</td><td>2,462,660</td><td>492,824</td><td>1,969,835</td><td>2,141,305</td><td>2000</td><td></td></tr><tr><td>HAVERTOWN</td><td>731,888</td><td>2,927,551</td><td>-</td><td>731,888</td><td>2,927,551</td><td>3,659,439</td><td>1,151,004</td><td>2,508,436</td><td>1996</td><td></td><td></td></tr><tr><td>NORRISTOWN</td><td>686,134</td><td>2,664,535</td><td>3,754,920</td><td>774,084</td><td>6,331,505</td><td>7,105,589</td><td>4,115,763</td><td>2,989,825</td><td>1984</td><td></td><td></td></tr><tr><td>NEW KENSINGTON</td><td>521,945</td><td>2,548,322</td><td>705,540</td><td>521,945</td><td>3,253,862</td><td>3,775,807</td><td>2,915,682</td><td>860,125</td><td>1986</td><td></td><td></td></tr><tr><td>PHILADELPHIA</td><td>731,888</td><td>2,927,551</td><td>-</td><td>731,888</td><td>2,927,551</td><td>3,659,439</td><td>1,151,004</td><td>2,508,436</td><td>1996</td><td></td><td></td></tr><tr><td>PHILADELPHIA PLAZA</td><td>209,197</td><td>1,373,843</td><td>16,952</td><td>209,197</td><td>1,390,795</td><td>1,599,992</td><td>88,614</td><td>1,511,378</td><td>2005</td><td></td><td></td></tr><tr><td>STRAUSS</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>WASHINGTON</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td>
The following table represents the data from the image in the provided text. The text is not provided in the image, so the image is not included in the table. The image is not provided in the text, so the text is not provided in the table. The image is not provided in the text, so the text is not provided. The image is not provided in the text, so the text is not provided. The image, not provided in the text, so the text is not provided. The image, not provided in text, so the text is not provided. The image, not provided in text, so the image is not provided. The image, not provided in text, so the text is not provided.</td></tr><tr><td>AVENUE</td><td>424,659</td><td>990,872</td><td>468,821</td><td>424,659</td><td>1,459,693</td><td>1,884,352</td><td>312,532</td><td>1,571,820</td><td>2005</td><td></td><td></td></tr><tr><td>WEXFORD PLAZA</td><td>6,413,635</td><td>9,774,600</td><td>2,859,872</td><td>6,413,635</td><td>12,634,472</td><td>19,048,107</td><td>1,015,148</td><td>18,032,959</td><td>12,500,000</td><td>2010</td><td></td></tr><tr><td>1628 WALNUT STREET</td><td>912,686</td><td>2,747,260</td><td>(1,983,798)</td><td>912,686</td><td>763,461</td><td>1,676,147</td><td>69,819</td><td>1,606,328</td><td>2007</td><td></td><td></td></tr><tr><td>120-122 MARKET STREET</td><td>752,309</td><td>2,707,474</td><td>(2,332,017)</td><td>912,076</td><td>215,690</td><td>1,127,766</td><td>21,439</td><td>1,106,327</td><td>2007</td><td></td><td></td></tr><tr><td>242-244 MARKET STREET</td><td>704,263</td><td>2,117,182</td><td>290,927</td><td>704,263</td><td>2,408,109</td><td>3,112,372</td><td>51,985</td><td>3,060,387</td><td>2007</td><td></td><td></td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

<table><tr><td></td><td colspan="3">INITIAL COST</td></tr></table>



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

<table><tr><td>PROPERTIES</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>SUBSEQUENT TO ACQUISITION</td><td>LAND</td><td>BUILDING &amp; IMPROVEMENT</td><td>TOTAL</td><td>ACCUMULATED DEPRECIATION</td><td>TOTAL COST, NET OF ACCUMULATED DEPRECIATION</td><td>ENCUMBRANCES</td><td>DATE OF ACQUISITION</td><td>DATE OF CONSTRUCTION</td></tr><tr><td>OGDEN</td><td>213,818</td><td>855,275</td><td>4,084,007</td><td>850,699</td><td>4,302,401</td><td>5,153,100</td><td>1,873,825</td><td>3,279,275</td><td></td><td></td><td>1967</td></tr><tr><td>COLONIAL HEIGHTS</td><td>125,376</td><td>3,476,073</td><td>209,168</td><td>125,376</td><td>3,685,242</td><td>3,810,618</td><td>1,133,741</td><td>2,676,876</td><td></td><td>1999</td><td></td></tr><tr><td>OLD TOWN VILLAGE</td><td>4,500,000</td><td>41,569,735</td><td>(2,876,649)</td><td>4,300,819</td><td>38,892,267</td><td>43,193,086</td><td>1,165,198</td><td>42,027,888</td><td></td><td>2007</td><td></td></tr><tr><td>MANASSAS</td><td>1,788,750</td><td>7,162,661</td><td>596,648</td><td>1,788,750</td><td>7,759,309</td><td>9,548,059</td><td>2,791,668</td><td>6,756,391</td><td></td><td>1997</td><td></td></tr><tr><td>RICHMOND</td><td>82,544</td><td>2,289,288</td><td>280,600</td><td>82,544</td><td>2,569,889</td><td>2,652,432</td><td>656,534</td><td>1,995,898</td><td></td><td>1999</td><td></td></tr><tr><td>RICHMOND</td><td>670,500</td><td>2,751,375</td><td>-</td><td>670,500</td><td>2,751,375</td><td>3,421,875</td><td>1,170,746</td><td>2,251,129</td><td></td><td>1995</td><td></td></tr><tr><td>VALLEY VIEW SHOPPING CENTER</td><td>3,440,018</td><td>8,054,004</td><td>922,790</td><td>3,440,018</td><td>8,976,794</td><td>12,416,812</td><td>1,626,500</td><td>10,790,312</td><td></td><td>2004</td><td></td></tr><tr><td>POTOMAC RUN PLAZA</td><td>27,369,515</td><td>48,451,209</td><td>(847,229)</td><td>27,369,515</td><td>47,603,980</td><td>74,973,495</td><td>8,586,961</td><td>66,386,533</td><td>42,205,944</td><td>2008</td><td></td></tr><tr><td>MANCHESTER SHOPPING CENTER</td><td>2,722,461</td><td>6,403,866</td><td>639,555</td><td>2,722,461</td><td>7,043,421</td><td>9,765,882</td><td>2,150,334</td><td>7,615,549</td><td></td><td>2004</td><td></td></tr><tr><td>AUBURN NORTH</td><td>7,785,841</td><td>18,157,625</td><td>60,221</td><td>7,785,841</td><td>18,217,846</td><td>26,003,688</td><td>4,796,004</td><td>21,207,684</td><td></td><td>2007</td><td></td></tr><tr><td>CHARLES TOWN</td><td>602,000</td><td>3,725,871</td><td>11,159,243</td><td>602,000</td><td>14,885,114</td><td>15,487,114</td><td>8,303,873</td><td>7,183,240</td><td></td><td>1985</td><td></td></tr><tr><td>RIVERWALK PLAZA</td><td>2,708,290</td><td>10,841,674</td><td>336,303</td><td>2,708,290</td><td>11,177,977</td><td>13,886,267</td><td>3,729,937</td><td>10,156,330</td><td></td><td>1999</td><td></td></tr><tr><td>BLUE RIDGE</td><td>12,346,900</td><td>71,529,796</td><td>(5,592,155)</td><td>17,758,808</td><td>60,525,733</td><td>78,284,541</td><td>15,316,136</td><td>62,968,406</td><td>14,901,760</td><td>2005</td><td></td></tr><tr><td>BRAZIL-RIO CLARO</td><td>1,300,000</td><td>-</td><td>4,204,231</td><td>1,618,516</td><td>3,885,715</td><td>5,504,231</td><td>182,342</td><td>5,321,889</td><td></td><td>2009</td><td></td></tr><tr><td>BRAZIL-VALINHOS</td><td>5,204,507</td><td>14,997,200</td><td>13,811,978</td><td>1,936,104</td><td>32,077,582</td><td>34,013,685</td><td>2,065,098</td><td>31,948,588</td><td></td><td>2008</td><td></td></tr><tr><td>CHILE-EKONO</td><td>414,730</td><td>-</td><td>665,306</td><td>438,582</td><td>641,454</td><td>1,080,036</td><td>31,314</td><td>1,048,722</td><td></td><td>2008</td><td></td></tr><tr><td>CHILE-VICUNA MACKENA</td><td>362,556</td><td>5,205,439</td><td>(1,049,788)</td><td>1,912,556</td><td>2,605,651</td><td>4,518,207</td><td>161,252</td><td>4,356,955</td><td></td><td>2008</td><td></td></tr><tr><td>CHILE-VINA DEL MAR</td><td>11,096,948</td><td>720,781</td><td>39,717,945</td><td>15,696,927</td><td>35,838,747</td><td>51,535,674</td><td>-</td><td>51,535,674</td><td>30,765,982</td><td>2008</td><td></td></tr><tr><td>MEXICO-HERMOSILLO</td><td>11,424,531</td><td>-</td><td>29,393,719</td><td>11,106,677</td><td>29,711,574</td><td>40,818,250</td><td>563,309</td><td>40,254,941</td><td></td><td>2008</td><td></td></tr><tr><td>MEXICO-GIGANTE ACQ.</td><td>7,568,417</td><td>19,878,026</td><td>(5,140,018)</td><td>5,459,634</td><td>16,846,791</td><td>22,306,425</td><td>4,961,417</td><td>17,345,008</td><td></td><td>2007</td><td></td></tr><tr><td>MEXICO-MOTOROLA</td><td>47,272,528</td><td>-</td><td>49,867,668</td><td>36,485,431</td><td>60,654,765</td><td>97,140,196</td><td>1,323,628</td><td>95,816,568</td><td></td><td>2006</td><td></td></tr><tr><td>MEXICO-NON ADM BT-LOS CABOS</td><td>10,873,070</td><td>1,257,517</td><td>7,594,297</td><td>8,495,326</td><td>11,229,558</td><td>19,724,884</td><td>1,429,504</td><td>18,295,380</td><td></td><td>2007</td><td></td></tr><tr><td>MEXICO-NON ADM-GRAN PLZ CANCUN</td><td>13,976,402</td><td>30,219,719</td><td>(6,025,705)</td><td>14,688,535</td><td>23,481,882</td><td>38,170,416</td><td>4,837,967</td><td>33,332,449</td><td></td><td>2007</td><td></td></tr><tr><td>MEXICO-NON BUS ADM-MULT.CANCUN</td><td>4,471,987</td><td>-</td><td>10,892,951</td><td>4,328,273</td><td>11,036,665</td><td>15,364,938</td><td>190,241</td><td>15,174,696</td><td></td><td>2007</td><td></td></tr><tr><td>MEXICO-PLAZA SORIANA</td><td>2,639,975</td><td>346,945</td><td>33,405</td><td>2,219,431</td><td>800,894</td><td>3,020,325</td><td>-</td><td>3,020,325</td><td></td><td>2007</td><td></td></tr><tr><td>MEXICO-PLAZA CENTENARIO</td><td>3,388,861</td><td>-</td><td>3,397,250</td><td>2,511,879</td><td>4,274,232</td><td>6,786,111</td><td>315,892</td><td>6,470,219</td><td></td><td>2007</td><td></td></tr><tr><td>MEXICO-NON BUS ADM-LINDAVISTA</td><td>19,352,453</td><td>-</td><td>21,318,824</td><td>15,342,438</td><td>25,328,839</td><td>40,671,277</td><td>1,966,555</td><td>38,704,722</td><td></td><td>2006</td><td></td></tr><tr><td>MEXICO-NONADM BUS-NUEVO LAREDO</td><td>10,627,540</td><td>-</td><td>17,739,338</td><td>8,094,478</td><td>20,272,400</td><td>28,366,878</td><td>3,026,874</td><td>25,340,004</td><td></td><td>2006</td><td></td></tr><tr><td>MEXICO-NON ADM-PLAZA LAGO REAL</td><td>11,336,743</td><td>-</td><td>13,747,581</td><td>8,861,568</td><td>16,222,756</td><td>25,084,324</td><td>-</td><td>25,084,324</td><td></td><td>2007</td><td></td></tr><tr><td>MEXICO-MULTIPLAZA OJO DE AGUA</td><td>4,089,067</td><td>-</td><td>10,187,968</td><td>3,950,657</td><td>10,326,377</td><td>14,277,035</td><td>659,472</td><td>13,617,562</td><td></td><td>2008</td><td></td></tr><tr><td>MEXICO-PACHUCA (WALMART)</td><td>3,621,985</td><td>-</td><td>5,094,060</td><td>3,052,022</td><td>5,664,023</td><td>8,716,045</td><td>1,443,016</td><td>7,273,029</td><td></td><td>2005</td><td></td></tr><tr><td>MEXICO-NON ADM - PLAZA SAN JUAN</td><td>9,631,035</td><td>-</td><td>(181,013)</td><td>7,459,371</td><td>1,990,651</td><td>9,450,022</td><td>350,826</td><td>9,099,196</td><td></td><td>2006</td><td></td></tr><tr><td>MEXICO-RHODESIA</td><td>3,924,464</td><td>-</td><td>8,805,011</td><td>4,201,190</td><td>8,528,285</td><td>12,729,475</td><td>429,805</td><td>12,299,670</td><td></td><td>2009</td><td></td></tr><tr><td>MEXICO-RIO BRAVO HEB</td><td>2,970,663</td><td>-</td><td>11,573,061</td><td>2,600,058</td><td>11,943,665</td><td>14,543,724</td><td>1,166,315</td><td>13,377,409</td><td></td><td>2008</td><td></td></tr><tr><td>MEXICO-SALTILLO 2</td><td>11,150,023</td><td>-</td><td>14,445,052</td><td>8,772,498</td><td>16,822,577</td><td>25,595,075</td><td>3,831,200</td><td>21,763,875</td><td></td><td>2005</td><td></td></tr><tr><td>MEXICO-SAN PEDRO</td><td>3,309,654</td><td>13,238,616</td><td>(4,101,429)</td><td>3,205,213</td><td>9,241,628</td><td>12,446,841</td><td>4,491,668</td><td>7,955,173</td><td></td><td>2006</td><td></td></tr><tr><td>MEXICO-TAPACHULA</td><td>13,716,428</td><td>-</td><td>17,123,489</td><td>10,544,411</td><td>20,295,505</td><td>30,839,916</td><td>638,335</td><td>30,201,581</td><td></td><td>2007</td><td></td></tr><tr><td>MEXICO-TIUANA 2000 LAND PURCHASE</td><td>1,200,000</td><td>-</td><td>(24,670)</td><td>1,175,330</td><td>-</td><td>1,175,330</td><td>-</td><td>1,175,330</td><td></td><td>2009</td><td></td></tr><tr><td>MEXICO-WALDO ACQ.</td><td>8,929,278</td><td>16,888,627</td><td>(5,583,091)</td><td>6,640,820</td><td>13,593,994</td><td>20,234,814</td><td>2,441,049</td><td>17,793,765</td><td></td><td>2007</td><td></td></tr><tr><td>PERU-CAMPOY</td><td>2,675,461</td><td>-</td><td>-</td><td>2,675,461</td><td>-</td><td>2,675,461</td><td>-</td><td>2,675,46</td><td></td><td>2011</td><td></td></tr><tr><td>PERU-LIMA</td><td>811,916</td><td>-</td><td>2,052,530</td><td>964,559</td><td>1,899,886</td><td>2,864,446</td><td>94,283</td><td>2,770,162</td><td></td><td>2008</td><td></td></tr><tr><td>BALANCE OF PORTFOLIO</td><td>133,248,688</td><td>4,492,127</td><td>10,056,992</td><td>3,011,080</td><td>144,786,727</td><td>147,797,808</td><td>34,553,719</td><td>113,244,089</td><td></td><td></td><td></td></tr><tr><td>TOTALS</td><td>$2,185,446,075</td><td>$4,713,938,073</td><td>$1,878,600,806</td><td>$1,989,783,018</td><td>$6,788,261,936</td><td>$8,777,984,954</td><td>$1,693,089,989</td><td>$7,084,894,965</td><td>$1,130,499,193</td><td></td><td></td></tr></table>



# KIMCO REALTY CORPORATION AND SUBSIDIARIES
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2011

Depreciation and amortization are provided on the straight-line method over the estimated useful lives of the assets as follows:

<table><tr><td>Buildings</td><td>15 to 50 years</td></tr><tr><td>Fixtures, building, leasehold and tenant</td><td>Terms of leases or useful lives, whichever is shorter</td></tr><tr><td>improvements</td><td></td></tr><tr><td>(including certain identified intangible assets)</td><td></td></tr></table>

The aggregate cost for Federal income tax purposes was approximately $7.6 billion at December 31, 2011.

The changes in total real estate assets for the years ended December 31, 2011, 2010 and 2009, are as follows:

<table><tr><td></td><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Balance, beginning of period</td><td>$8,592,760,219</td><td>$8,882,341,499</td><td>$7,818,916,120</td></tr><tr><td>Acquisitions</td><td>406,431,259</td><td>83,833,304</td><td>7,136,240</td></tr><tr><td>Improvements</td><td>119,418,839</td><td>115,646,379</td><td>224,554,670</td></tr><tr><td>Transfers from (to) unconsolidated joint ventures</td><td>(49,812,485)</td><td>115,482,953</td><td>933,714,955</td></tr><tr><td>Sales</td><td>(186,887,870)</td><td>(603,652,663)</td><td>(48,893,544)</td></tr><tr><td>Assets held for sale</td><td>(4,503,823)</td><td>(4,445,309)</td><td>-</td></tr><tr><td>Adjustment of fully depreciated asset</td><td>(27,412,282)</td><td>(15,047,644)</td><td>(19,779,509)</td></tr><tr><td>Adjustment of property carrying values</td><td>(4,616,890)</td><td>(17,601,053)</td><td>(52,100,000)</td></tr><tr><td>Change in exchange rate</td><td>(67,392,013)</td><td>36,202,753</td><td>18,792,567</td></tr><tr><td>Balance, end of period</td><td>$8,777,984,954</td><td>$8,592,760,219</td><td>$8,882,341,499</td></tr></table>

The changes in accumulated depreciation for the years ended December 31, 2011, 2010 and 2009 are as follows:

<table><tr><td></td><td>2011</td><td>2010</td><td>2009</td></tr><tr><td>Balance, beginning of period</td><td>$1,549,380,256</td><td>$1,343,148,498</td><td>$1,159,664,489</td></tr><tr><td>Depreciation for year</td><td>237,782,626</td><td>244,903,628</td><td>209,999,870</td></tr><tr><td>Transfers from (to) unconsolidated joint ventures</td><td>(2,725,794)</td><td>-</td><td>1,727,895</td></tr><tr><td>Sales</td><td>(59,086,170)</td><td>(23,610,893)</td><td>(8,464,247)</td></tr><tr><td>Adjustment of fully depreciated asset</td><td>(27,412,282)</td><td>(15,047,644)</td><td>(19,779,509)</td></tr><tr><td>Assets held for sale</td><td>(633,676)</td><td>(13,333)</td><td>-</td></tr><tr><td>Change in exchange rate</td><td>(4,214,971)</td><td>-</td><td>-</td></tr><tr><td>Balance, end of period</td><td>$1,693,089,989</td><td>$1,549,380,256</td><td>$1,343,148,498</td></tr></table>

## Reclassifications:

Certain Amounts in the Prior Period Have Been Reclassified in Order to Conform with the Current Period's Presentation.



## KIMCO REALTY CORPORATION AND SUBSIDIARIES
Schedule IV - Mortgage Loans on Real Estate
As of December 31, 2011
(in thousands)

<table><tr><td>Type of Loan/Borrower</td><td>Description</td><td>Location (c)</td><td>Interest Accrual Rates</td><td>Interest Payment Rates</td><td>Final Maturity Date</td><td>Periodic Payment Terms (a)</td><td>Prior Liens</td><td>Face Amount of Mortgages or Maximum Available Credit (c)</td><td>Carrying Amount of Mortgages (c)(d)</td></tr><tr><td>Mortgage Loans:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Borrower A</td><td>Apartments</td><td>Montreal, Quebec</td><td>8.50%</td><td>8.50%</td><td>6/27/2013</td><td>P&amp;I</td><td>-</td><td>$ 23,800</td><td>$ 22,507</td></tr><tr><td>Borrower B</td><td>Retail Development</td><td>Ontario, Canada</td><td>8.50%</td><td>8.50%</td><td>4/13/2012</td><td>I</td><td>-</td><td>16,906</td><td>16,415</td></tr><tr><td>Borrower C (b)</td><td>Medical Center</td><td>New York, NY</td><td></td><td></td><td>10/19/2012</td><td>I</td><td>-</td><td>18,000</td><td>9,400</td></tr><tr><td>Borrower D</td><td>Retail</td><td>Fern Park, FL</td><td>7.00%</td><td>7.00%</td><td>6/15/2012</td><td>P&amp;I</td><td>-</td><td>5,400</td><td>5,400</td></tr><tr><td>Borrower E</td><td>Retail</td><td>Guadalajara, Mexico</td><td>12.00%</td><td>12.00%</td><td>9/1/2016</td><td>P&amp;I</td><td>-</td><td>8,026</td><td>5,324</td></tr><tr><td>Borrower F</td><td>Retail</td><td>Cincinnati, OH</td><td>7.00%</td><td>7.00%</td><td>12/31/2012</td><td>P&amp;I</td><td>-</td><td>5,000</td><td>5,000</td></tr><tr><td>Borrower G</td><td>Retail</td><td>Arboledas, Mexico</td><td>8.10%</td><td>8.10%</td><td>12/31/2012</td><td>P&amp;I</td><td>-</td><td>13,000</td><td>4,663</td></tr><tr><td>Borrower H</td><td>Retail</td><td>Guadalajara, Mexico</td><td>12.00%</td><td>12.00%</td><td>9/1/2016</td><td>P&amp;I</td><td>-</td><td>5,307</td><td>4,014</td></tr><tr><td>Borrower I</td><td>Retail</td><td>Miami, FL</td><td>7.57%</td><td>7.57%</td><td>6/1/2019</td><td>P&amp;I</td><td>-</td><td>6,509</td><td>4,007</td></tr><tr><td>Individually &lt; 3%</td><td>(e)</td><td></td><td>(f)</td><td>(f)</td><td>(g)</td><td></td><td>-</td><td>31,253</td><td>23,266</td></tr><tr><td>Lines of Credit:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td>133,201</td><td>99,996</td></tr><tr><td>Individually &lt; 3%</td><td></td><td></td><td>8.00%</td><td>8.00%</td><td>12/31/2012</td><td></td><td>-</td><td>2,400</td><td>1,405</td></tr><tr><td>Other:</td><td></td><td></td><td>5.50%</td><td>5.50%</td><td>12/21/2018</td><td></td><td>-</td><td>1,450</td><td>1,450</td></tr><tr><td>Capitalized loan costs</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td>121</td></tr><tr><td>Total</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td>$ 137,051</td><td>$ 102,972</td></tr></table>

(a) P & I = Principal and Interest and I = Interest only

(b) Interest is at either LIBOR + 3.25% or Prime + 1.75%

(c) The instruments actual cash flows are denominated in U.S. dollars, Canadian dollars and Mexican pesos as indicated by the geographic location above

(d) The aggregate cost for Federal income tax purposes is $102,972

(e) Comprised of 15 separate loans with original loan amounts ranging between $0.4 million and $4.2 million

(f) Interest rates range from 6.00% to 12.00%

(g) Maturity rates range from one year to 22 years

For a reconciliation of mortgage and other financing receivables from January 1, 2009 to December 31, 2011 see Footnote 11 of the Notes to Consolidated Financial Statements included in this annual report of Form 10-K.



## Kimco Realty Corporation and Subsidiaries
Computation of Ratio of Earnings to Fixed Charges
For the twelve months ended, December 31, 2011

Pretax earnings from continuing operations before adjustment for noncontrolling interests or income loss from equity investees ..... $ 80,547,857
Add:
Interest on indebtedness (excluding capitalized interest) ..... 223,473,216
Amortization of debt related expenses ..... 9,746,436
Portion of rents representative of the interest factor ..... 7,983,136
321,750,645
Distributed income from equity investees ..... 163,047,852
Pretax earnings from continuing operations, as adjusted ..... $ 484,798,497
Fixed charges -
Interest on indebtedness (including capitalized interest) ..... $ 230,554,127
Amortization of debt related expenses ..... 5,271,946
Portion of rents representative of the interest factor ..... 7,983,136
Fixed charges ..... $ 243,809,209
Ratio of earnings to fixed charges ..... 1.99



## Kimco Realty Corporation and Subsidiaries
Computation of Ratio of Earnings to Combined Fixed Charges and Preferred Stock Dividends
For the twelve months ended, December 31, 2011

<table><tr><td>Pretax earnings from continuing operations before adjustment for noncontrolling interests or income loss from equity investees</td><td>$</td><td>80,547,857</td></tr><tr><td>Add:</td><td></td><td></td></tr><tr><td>Interest on indebtedness (excluding capitalized interest)</td><td></td><td>223,473,216</td></tr><tr><td>Amortization of debt related expenses</td><td></td><td>9,746,436</td></tr><tr><td>Portion of rents representative of the interest factor</td><td></td><td>7,983,136</td></tr><tr><td></td><td></td><td>321,750,645</td></tr><tr><td>Distributed income from equity investees</td><td></td><td>163,047,852</td></tr><tr><td>Pretax earnings from continuing operations, as adjusted</td><td>$</td><td>484,798,497</td></tr><tr><td>Combined fixed charges and preferred stock dividends - Interest on indebtedness (including capitalized interest)</td><td>$</td><td>230,554,127</td></tr><tr><td>Preferred dividend factor</td><td></td><td>65,920,019</td></tr><tr><td>Amortization of debt related expenses</td><td></td><td>5,271,946</td></tr><tr><td>Portion of rents representative of the interest factor</td><td></td><td>7,983,136</td></tr><tr><td>Combined fixed charges and preferred stock dividends</td><td>$</td><td>309,729,228</td></tr><tr><td>Ratio of Earnings to Combined Fixed Charges and Preferred Stock Dividends</td><td></td><td>1.57</td></tr></table>



# CERTIFICATION PURSUANT TO
SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, David B. Henry, certify that:

1. I have reviewed this annual report on Form 10-K of Kimco Realty Corporation;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: February 27, 2012

/s/ David B. Henry
David B. Henry
Chief Executive Officer



# CERTIFICATION PURSUANT TO
SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Glenn G. Cohen, certify that:

1. I have reviewed this annual report on Form 10-K of Kimco Realty Corporation;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: February 27, 2012

/s/ Glenn G. Cohen
Glenn G. Cohen
Chief Financial Officer



## Section 1350 Certification

Pursuant to 18 U.S.C. § 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, each of the undersigned officers of Kimco Realty Corporation (the "Company") hereby certifies, to such officer's knowledge, that:

(i) the accompanying Annual Report on Form 10-K of the Company for the year ended December 31, 2011 (the "Report") fully complies with the requirements of Section 13-(a) or 15-(d) of the Securities Exchange Act of 1934 and

(ii) the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date: February 27, 2012

/s/ David B. Henry
David B. Henry
Chief Executive Officer

Date: February 27, 2012

/s/ Glenn G. Cohen
Glenn G. Cohen
Chief Financial Officer



<table><tr><td rowspan="2">LOCATION</td><td rowspan="2">PORTFOLIO</td><td rowspan="2">YEAR DEVELOPED OR ACQUIRED</td><td rowspan="2">LEASABLE AREA (SQ. FT.)</td><td rowspan="2">PERCENT LEASED (1)</td><td colspan="6">MAJOR LEASES</td></tr><tr><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td></tr><tr><td>ALABAMA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>HOOVER</td><td></td><td>2007</td><td>115,358</td><td>84.8</td><td>PETCO</td><td>15,000</td><td>DOLLAR TREE</td><td>10,000</td><td>SHOE CARNIVAL</td><td>10,000</td></tr><tr><td>MOBILE</td><td>OIP</td><td>2006</td><td>348,745</td><td>96.4</td><td>ACADEMY SPORTS &amp; OUTDOORS</td><td>84,464</td><td>VIRGINIA COLLEGE</td><td>60,293</td><td>ROSS DRESS FOR LESS</td><td>31,500</td></tr><tr><td>ALASKA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ANCHORAGE</td><td></td><td>2006</td><td>162,793</td><td>66.4</td><td>MICHAELS</td><td>25,937</td><td>BED BATH &amp; BEYOND</td><td>25,000</td><td>PETCO</td><td>18,000</td></tr><tr><td>KENAI</td><td>OIV</td><td>2003</td><td>146,759</td><td>100.0</td><td>HOME DEPOT</td><td>146,759</td><td></td><td></td><td></td><td></td></tr><tr><td>ARIZONA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>GLENDALE</td><td>KIR</td><td>1998</td><td>221,388</td><td>79.4</td><td>FLOOR &amp; DECOR</td><td>75,000</td><td>SPF FURNISHINGS</td><td>45,000</td><td>SALON BOUTIQUE</td><td>11,000</td></tr><tr><td>GLENDALE</td><td></td><td>2008</td><td>169,257</td><td>98.7</td><td>WALMART</td><td>81,535</td><td>MOR FURNITURE FOR LESS</td><td>40,000</td><td>MICHAELS</td><td>17,500</td></tr><tr><td>MARANA</td><td>OIV</td><td>2003</td><td>191,008</td><td>100.0</td><td>LOWE&#x27;S HOME CENTER</td><td>191,008</td><td></td><td></td><td></td><td></td></tr><tr><td>MESA</td><td></td><td>1998</td><td>151,965</td><td>30.6</td><td>WALGREENS</td><td>14,553</td><td>GRAND BUFFET</td><td>10,800</td><td></td><td></td></tr><tr><td>MESA</td><td></td><td>2009</td><td>227,627</td><td>91.1</td><td>SPORTS AUTHORITY</td><td>51,154</td><td>MEGA FURNITURE</td><td>41,750</td><td>PETSMART</td><td>25,339</td></tr><tr><td>MESA</td><td></td><td>2005</td><td>1,080,496</td><td>93.1</td><td>WALMART</td><td>208,000</td><td>BASS PRO SHOPS OUTDOOR WORLD</td><td>170,000</td><td>HOME DEPOT</td><td>102,589</td></tr><tr><td>MESA</td><td></td><td>2011</td><td>79,790</td><td>100.0</td><td>MOR FURNITURE FOR LESS</td><td>33,234</td><td>MICHAELS</td><td>25,520</td><td></td><td></td></tr><tr><td>NORTH PHOENIX</td><td></td><td>1998</td><td>228,071</td><td>96.0</td><td>BURLINGTON COAT FACTORY</td><td>98,054</td><td>GUITAR CENTER</td><td>20,293</td><td>STAPLES</td><td>20,000</td></tr><tr><td>PEORIA</td><td></td><td>2011</td><td>167,997</td><td>96.6</td><td>JCPENNEY</td><td>53,984</td><td>JO-ANN FABRICS</td><td>40,734</td><td>ROSS STORES</td><td>23,984</td></tr><tr><td>PHOENIX</td><td></td><td>1998</td><td>153,180</td><td>96.3</td><td>HOME DEPOT</td><td>107,724</td><td>GOODWILL INDUSTRIES</td><td>24,586</td><td></td><td></td></tr><tr><td>PHOENIX</td><td></td><td>1998</td><td>229,707</td><td>96.4</td><td>COSTCO</td><td>141,659</td><td>FAMSA</td><td>28,419</td><td>DD&#x27;S DISCOUNT</td><td>21,406</td></tr><tr><td>PHOENIX</td><td></td><td>1997</td><td>131,621</td><td>97.8</td><td>SAFEWAY</td><td>62,573</td><td>TRADER JOE&#x27;S</td><td>11,145</td><td></td><td></td></tr><tr><td>PHOENIX</td><td></td><td>2009</td><td>69,424</td><td>88.7</td><td>SAFEWAY (5)</td><td>42,504</td><td></td><td></td><td></td><td></td></tr><tr><td>PHOENIX</td><td>PRU</td><td>2006</td><td>94,379</td><td>78.3</td><td>ROSS DRESS FOR LESS</td><td>29,765</td><td></td><td></td><td></td><td></td></tr><tr><td>PHOENIX</td><td></td><td>2011</td><td>184,828</td><td>96.8</td><td>WALMART</td><td>110,627</td><td>MICHAELS</td><td>25,666</td><td></td><td></td></tr><tr><td>TEMPE</td><td></td><td>2011</td><td>62,285</td><td>100.0</td><td>WHOLE FOODS MARKET</td><td>32,306</td><td></td><td></td><td></td><td></td></tr><tr><td>TUCSON</td><td>OIV</td><td>2003</td><td>190,174</td><td>100.0</td><td>LOWE&#x27;S HOME CENTER</td><td>190,174</td><td></td><td></td><td></td><td></td></tr><tr><td>CALIFORNIA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ALHAMBRA</td><td></td><td>1998</td><td>195,455</td><td>100.0</td><td>COSTCO</td><td>116,560</td><td>COSTCO</td><td>40,459</td><td>JO-ANN FABRICS</td><td>13,454</td></tr><tr><td>ANAHEIM</td><td></td><td>1995</td><td>15,396</td><td>100.0</td><td>NORTHGATE GONZALEZ MARKETS</td><td>15,396</td><td></td><td></td><td></td><td></td></tr><tr><td>ANAHEIM</td><td>PRU</td><td>2006</td><td>347,236</td><td>100.0</td><td>FOREVER 21</td><td>80,000</td><td>EL SUPER</td><td>54,087</td><td>SMART &amp; FINAL</td><td>30,000</td></tr><tr><td>ANAHEIM</td><td>PRU</td><td>2006</td><td>185,247</td><td>80.1</td><td>RALPHS</td><td>45,000</td><td>RITE AID</td><td>18,235</td><td>99 CENT DISCOUNT</td><td>12,200</td></tr><tr><td>ANAHEIM</td><td>PRU</td><td>2006</td><td>105,082</td><td>68.7</td><td>STATER BROTHERS</td><td>37,440</td><td></td><td></td><td></td><td></td></tr><tr><td>ANGELS CAMP</td><td></td><td>2009</td><td>77,967</td><td>90.6</td><td>SAVE MART</td><td>41,956</td><td>RITE AID</td><td>19,120</td><td></td><td></td></tr><tr><td>ANTELOPE</td><td></td><td>2009</td><td>119,998</td><td>77.2</td><td>GOODWILL INDUSTRIES</td><td>20,000</td><td></td><td></td><td></td><td></td></tr><tr><td>BELLFLOWER</td><td>BIG</td><td>2010</td><td>113,511</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CARLSBAD</td><td>BIG</td><td>2010</td><td>160,928</td><td>82.0</td><td>MARSHALLS</td><td>27,000</td><td>DOLLAR TREE</td><td>16,610</td><td>KIDS R US</td><td>15,062</td></tr><tr><td>CARMICHAEL</td><td></td><td>1998</td><td>199,404</td><td>89.0</td><td>HOME DEPOT</td><td>110,861</td><td>WALMART</td><td>44,257</td><td></td><td></td></tr><tr><td>CHICO</td><td></td><td>2006</td><td>19,560</td><td>86.8</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CHICO</td><td></td><td>2008</td><td>264,336</td><td>94.8</td><td>EVANS FURNITURE GALLERIES</td><td>57,635</td><td>FOOD MAXX</td><td>54,239</td><td>BED BATH &amp; BEYOND</td><td>25,002</td></tr><tr><td>CHICO</td><td>UBS</td><td>2007</td><td>69,812</td><td>100.0</td><td>RALEYS&#x27;</td><td>62,098</td><td></td><td></td><td></td><td></td></tr><tr><td>CHINO</td><td>PRU</td><td>2006</td><td>339,001</td><td>88.5</td><td>LA CUACAO</td><td>104,465</td><td>ROSS DRESS FOR LESS</td><td>30,730</td><td>DD&#x27;S DISCOUNT</td><td>25,000</td></tr><tr><td>CHINO</td><td>PRU</td><td>2006</td><td>168,264</td><td>93.5</td><td>DOLLAR TREE</td><td>25,060</td><td>RITE AID</td><td>21,440</td><td>KAISER FOUNDATION HEALTH PLAN</td><td>17,034</td></tr><tr><td>CHINO HILLS</td><td></td><td>2008</td><td>73,352</td><td>95.9</td><td>STATER BROTHERS</td><td>43,235</td><td></td><td></td><td></td><td></td></tr><tr><td>CHULA VISTA</td><td></td><td>1998</td><td>356,335</td><td>99.7</td><td>COSTCO</td><td>154,569</td><td>WALMART</td><td>153,578</td><td>PETCO</td><td>13,200</td></tr><tr><td>COLMA</td><td>UBS</td><td>2006</td><td>213,532</td><td>97.8</td><td>MARSHALLS</td><td>32,000</td><td>NORDSTROM RACK</td><td>30,809</td><td>BED BATH &amp; BEYOND</td><td>30,644</td></tr><tr><td>CORONA</td><td></td><td>1998</td><td>491,998</td><td>92.5</td><td>COSTCO</td><td>114,112</td><td>HOME DEPOT</td><td>100,000</td><td>UFC GYMS</td><td>45,000</td></tr><tr><td>CORONA</td><td></td><td>2007</td><td>148,805</td><td>97.0</td><td>VONS</td><td>55,650</td><td>PETSMART</td><td>24,515</td><td></td><td></td></tr><tr><td>COVINA</td><td>KIR</td><td>2000</td><td>278,562</td><td>88.5</td><td>LOWE&#x27;S HOME CENTER</td><td>111,348</td><td>PLANET FITNESS</td><td>22,878</td><td>MICHAELS (5)</td><td>17,508</td></tr><tr><td>CUPERTINO</td><td></td><td>2006</td><td>114,533</td><td>89.8</td><td>99 RANCH MARKET</td><td>29,657</td><td></td><td></td><td></td><td></td></tr><tr><td>DALY CITY</td><td></td><td>2002</td><td>613,096</td><td>97.0</td><td>HOME DEPOT</td><td>109,000</td><td>SAFEWAY</td><td>57,817</td><td>BURLINGTON COAT FACTORY</td><td>55,000</td></tr><tr><td>DUBLIN</td><td>PRU</td><td>2006</td><td>155,070</td><td>100.0</td><td>ORCHARD SUPPLY HARDWARE</td><td>35,829</td><td>MARSHALLS</td><td>32,000</td><td>ROSS DRESS FOR LESS</td><td>31,060</td></tr></table>



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<table><tr><td>LOCATION</td><td>PORTFOLIO</td><td>YEAR DEVELOPED OR ACQUIRED</td><td>LEASABLE AREA (SQ. FT.)</td><td>PERCENT LEASED (1)</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>G LA</td></tr><tr><td>ROSEVILLE</td><td>UBS</td><td>2007</td><td>81,171</td><td>100.0</td><td>SAFEWAY</td><td>55,146</td><td></td><td></td><td></td><td></td></tr><tr><td>SACRAMENTO</td><td>PRU</td><td>2006</td><td>188,874</td><td>86.3</td><td>SEAFOOD CITY</td><td>53,842</td><td>SD MART</td><td>51,639</td><td>BIG 5 SPORTING GOODS</td><td>10,000</td></tr><tr><td>SAN DIEGO</td><td>OIV</td><td>2007</td><td>225,919</td><td>100.0</td><td>NORDSTROM</td><td>225,919</td><td></td><td></td><td></td><td></td></tr><tr><td>SAN DIEGO</td><td>KIR</td><td>2000</td><td>117,410</td><td>100.0</td><td>SPORTS AUTHORITY</td><td>38,359</td><td></td><td></td><td></td><td></td></tr><tr><td>SAN DIEGO</td><td>CPP</td><td>2010</td><td>412,674</td><td>100.0</td><td>COSTCO</td><td>153,095</td><td>PRICE SELF STORAGE</td><td>120,962</td><td>FLOOR &amp; DÉCOR</td><td>88,617</td></tr><tr><td>SAN DIEGO</td><td></td><td>2009</td><td>35,000</td><td>100.0</td><td>CLAIM JUMPER</td><td>10,600</td><td></td><td></td><td></td><td></td></tr><tr><td>SAN DIEGO</td><td>PRU</td><td>2006</td><td>210,579</td><td>89.1</td><td>T.I. MAXX</td><td>31,152</td><td>HOME GOODS</td><td>30,619</td><td>CVS</td><td>30,000</td></tr><tr><td>SAN DIEGO</td><td></td><td>2007</td><td>52,839</td><td>91.9</td><td>NAMASTE PLZ INDIAN SUPERMARKET</td><td>10,439</td><td></td><td></td><td></td><td></td></tr><tr><td>SAN DIEGO</td><td>UBS</td><td>2007</td><td>57,411</td><td>96.9</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>SAN DIEGO</td><td>UBS</td><td>2007</td><td>59,414</td><td>91.7</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>SAN DIMAS</td><td>PRU</td><td>2006</td><td>154,000</td><td>94.0</td><td>ROSS DRESS FOR LESS</td><td>27,200</td><td>PETCO</td><td>15,000</td><td>DRESS BARN</td><td>13,000</td></tr><tr><td>SAN JOSE</td><td>PRU</td><td>2006</td><td>183,180</td><td>89.6</td><td>WALMART</td><td>101,500</td><td>WALGREENS</td><td>14,000</td><td></td><td></td></tr><tr><td>SAN LEANDRO</td><td>PRU</td><td>2006</td><td>95,255</td><td>92.4</td><td>ROSS DRESS FOR LESS</td><td>26,706</td><td>MICHAELS</td><td>19,020</td><td></td><td></td></tr><tr><td>SAN LUIS OBISPO</td><td></td><td>2005</td><td>173,996</td><td>86.2</td><td>VONS</td><td>52,071</td><td>MICHAELS</td><td>21,006</td><td>CVS</td><td>16,854</td></tr><tr><td>SAN RAMON</td><td>KIR</td><td>1999</td><td>41,913</td><td>100.0</td><td>PETCO</td><td>10,000</td><td></td><td></td><td></td><td></td></tr><tr><td>SANTA ANA</td><td></td><td>1998</td><td>134,400</td><td>100.0</td><td>HOME DEPOT</td><td>134,400</td><td></td><td></td><td></td><td></td></tr><tr><td>SANTA CLARITA</td><td>PRU</td><td>2006</td><td>96,662</td><td>90.5</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>SANTA ROSA</td><td></td><td>2005</td><td>41,565</td><td>100.0</td><td>ACE HARDWARE</td><td>12,100</td><td></td><td></td><td></td><td></td></tr><tr><td>SANTEE</td><td>OIV</td><td>2003</td><td>311,498</td><td>96.9</td><td>24 HOUR FITNESS</td><td>36,000</td><td>BED BATH &amp; BEYOND</td><td>30,000</td><td>BARINES &amp; NOBLE</td><td>22,500</td></tr><tr><td>SIGNAL HILL</td><td>BIG</td><td>2010</td><td>154,750</td><td>97.4</td><td>HOME DEPOT</td><td>103,423</td><td>PETSMART</td><td>26,550</td><td></td><td></td></tr><tr><td>STOCKTON</td><td></td><td>1999</td><td>174,263</td><td>100.0</td><td>PREMIER FURNITURE GALLERY</td><td>100,000</td><td>COSTCO - FUEL STATION</td><td>21,344</td><td>GOLD&#x27;S GYM</td><td>19,500</td></tr><tr><td>TEMECULA</td><td>KIR</td><td>1999</td><td>342,336</td><td>92.1</td><td>KMART</td><td>86,479</td><td>FOOD 4 LESS</td><td>52,640</td><td>TRISTONE THEATRES</td><td>29,650</td></tr><tr><td>TEMECULA</td><td>CPP</td><td>2010</td><td>417,252</td><td>98.8</td><td>WALMART</td><td>221,639</td><td>KOHL&#x27;S</td><td>88,728</td><td>ROSS DRESS FOR LESS</td><td>30,138</td></tr><tr><td>TEMECULA</td><td>BIG</td><td>2010</td><td>139,130</td><td>87.0</td><td>ALBERTSONS</td><td>49,770</td><td>CVS</td><td>17,800</td><td></td><td></td></tr><tr><td>TORRANCE</td><td>KIR</td><td>2000</td><td>268,814</td><td>99.4</td><td>SEARS</td><td>43,595</td><td>UFC GYMS</td><td>40,635</td><td>MARSHALLS</td><td>27,000</td></tr><tr><td>TORRANCE</td><td>BIG</td><td>2010</td><td>66,958</td><td>82.0</td><td>ACE HARDWARE</td><td>11,910</td><td></td><td></td><td></td><td></td></tr><tr><td>TRUCKEE</td><td></td><td>2006</td><td>26,553</td><td>71.4</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>TRUCKEE</td><td>UBS</td><td>2007</td><td>41,149</td><td>90.9</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>TURLOCK</td><td>PRU</td><td>2006</td><td>111,558</td><td>90.6</td><td>RALEY&#x27;S</td><td>60,114</td><td>DECHINA 1 BUFFET, INC.</td><td>10,625</td><td></td><td></td></tr><tr><td>TUSTIN</td><td>OIV</td><td>2005</td><td>687,590</td><td>93.6</td><td>TARGET</td><td>134,639</td><td>AMC THEATERS</td><td>68,159</td><td>WHOLE FOOD&#x27;S MARKET</td><td>60,550</td></tr><tr><td>TUSTIN</td><td>OIV</td><td>2003</td><td>108,413</td><td>100.0</td><td>KMART</td><td>108,413</td><td></td><td></td><td></td><td></td></tr><tr><td>TUSTIN</td><td>PRU</td><td>2006</td><td>193,415</td><td>84.7</td><td>VONS</td><td>41,430</td><td>RITE AID</td><td>19,072</td><td>BIG 5 SPORTING GOODS</td><td>10,500</td></tr><tr><td>TUSTIN</td><td>PRU</td><td>2006</td><td>138,348</td><td>88.5</td><td>RALPHS</td><td>36,400</td><td>CVS (5)</td><td>23,250</td><td>MICHAELS</td><td>22,364</td></tr><tr><td>UPLAND</td><td>PRU</td><td>2006</td><td>272,626</td><td>89.6</td><td>HOME DEPOT</td><td>98,064</td><td>PAVILIONS</td><td>63,748</td><td>STAPLES</td><td>24,133</td></tr><tr><td>VALENCIA</td><td>PRU</td><td>2006</td><td>143,070</td><td>90.0</td><td>RALPHS</td><td>45,579</td><td>CVS</td><td>25,500</td><td></td><td></td></tr><tr><td>VALLEJO</td><td></td><td>2009</td><td>150,766</td><td>89.6</td><td>RALEYS&#x27;</td><td>60,114</td><td>24 HOUR FITNESS</td><td>22,000</td><td>AARON&#x27;S</td><td>11,200</td></tr><tr><td>VISALIA</td><td>OIV</td><td>2007</td><td>234,769</td><td>50.5</td><td>REGAL SEGUOIA MALL</td><td>31,663</td><td>MARSHALLS</td><td>30,000</td><td>BED BATH &amp; BEYOND</td><td>25,000</td></tr><tr><td>VISTA</td><td>PRU</td><td>2006</td><td>121,355</td><td>91.6</td><td>ALBERTSONS</td><td>46,819</td><td>CVS</td><td>22,154</td><td></td><td></td></tr><tr><td>WALNUT CREEK</td><td>PRU</td><td>2006</td><td>114,733</td><td>90.5</td><td>CENTURY THEATRES</td><td>57,017</td><td>COST PLUS</td><td>19,044</td><td></td><td></td></tr><tr><td>WESTMINSTER</td><td>PRU</td><td>2006</td><td>208,660</td><td>91.8</td><td>PAVILIONS</td><td>69,445</td><td>HOWARD&#x27;S APPLIANCES</td><td>17,962</td><td></td><td></td></tr><tr><td>WINDSOR</td><td>BIG</td><td>2010</td><td>107,769</td><td>91.2</td><td>THE 24 HOUR CLUB</td><td>11,468</td><td></td><td></td><td></td><td></td></tr><tr><td>WINDSOR</td><td>BIG</td><td>2010</td><td>126,187</td><td>91.9</td><td>SAFEWAY</td><td>52,610</td><td>CVS</td><td>19,950</td><td></td><td></td></tr><tr><td>COLORADO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>AURORA</td><td></td><td>1998</td><td>154,055</td><td>81.3</td><td>ROSS DRESS FOR LESS</td><td>30,187</td><td>T.I. MAXX</td><td>28,140</td><td>SPACE AGE FEDERAL CU</td><td>11,047</td></tr><tr><td>AURORA</td><td></td><td>1998</td><td>44,097</td><td>57.4</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>AURORA</td><td></td><td>1998</td><td>152,282</td><td>70.7</td><td>ALBERTSONS</td><td>41,896</td><td>DOLLAR TREE</td><td>14,301</td><td></td><td></td></tr><tr><td>COLORADO SPRINGS</td><td></td><td>1998</td><td>107,310</td><td>88.0</td><td>RANCHO LIBORIO</td><td>65,280</td><td>DOLLAR TREE</td><td>12,000</td><td></td><td></td></tr><tr><td>DENVER</td><td></td><td>1998</td><td>18,405</td><td>100.0</td><td>SAVE-A-LOT</td><td>18,405</td><td></td><td></td><td></td><td></td></tr><tr><td>ENGLEWOOD</td><td></td><td>1998</td><td>80,330</td><td>97.0</td><td>HOBBY LOBBY</td><td>50,690</td><td>OLD COUNTRY BUFFET</td><td>10,000</td><td></td><td></td></tr><tr><td>FORT COLLINS</td><td></td><td>2000</td><td>115,862</td><td>100.0</td><td>KOHL&#x27;S</td><td>105,862</td><td>GUITAR CENTER</td><td>10,000</td><td></td><td></td></tr></table>



<table><tr><td>LOCATION</td><td>PORTFOLIO</td><td>YEAR DEVELOPED OR ACQUIRED</td><td>LEASABLE AREA (SQ. FT.)</td><td>PERCENT LEASED (1)</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GIA</td></tr><tr><td>GREELEY</td><td>OIP</td><td>2005</td><td>138,818</td><td>98.8</td><td>BED BATH &amp; BEYOND</td><td>27,974</td><td>MICHAELS</td><td>21,323</td><td>SPROUTS FARMERS MARKET</td><td>21,236</td></tr><tr><td>GREENWOOD VILLAGE</td><td>OIV</td><td>2003</td><td>196,726</td><td>100.0</td><td>HOME DEPOT</td><td>193,676</td><td></td><td></td><td></td><td></td></tr><tr><td>HIGHLANDS</td><td></td><td>2011</td><td>123,454</td><td>100.0</td><td>ACE HARDWARE</td><td>33,450</td><td>Ti MAXX</td><td>30,000</td><td>OFFICEMAX</td><td>23,500</td></tr><tr><td>HIGHLANDS RANCH</td><td></td><td>2011</td><td>30,397</td><td>94.3</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>LAKEWOOD</td><td></td><td>1998</td><td>82,581</td><td>91.7</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>LITTLETON</td><td></td><td>2011</td><td>190,104</td><td>95.1</td><td>KING SOOPERS</td><td>64,532</td><td>OFFICE DEPOT</td><td>25,267</td><td>BIG LOTS</td><td>19,831</td></tr><tr><td>PUEBLO</td><td>OIV</td><td>2006</td><td>30,809</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CONNECTICUT</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BRANFORD</td><td>KIR</td><td>2000</td><td>190,738</td><td>98.1</td><td>KOHL&#x27;S</td><td>86,830</td><td>BIG Y</td><td>46,669</td><td></td><td></td></tr><tr><td>ENFIELD</td><td>KIR</td><td>2000</td><td>148,517</td><td>96.4</td><td>KOHL&#x27;S</td><td>88,000</td><td>BEST BUY</td><td>30,048</td><td></td><td></td></tr><tr><td>FARMINGTON</td><td></td><td>1998</td><td>186,372</td><td>78.5</td><td>SPORTS AUTHORITY</td><td>50,000</td><td>LINES N THINGS (5)</td><td>34,587</td><td>Ti MAXX</td><td>23,160</td></tr><tr><td>HAMDEN</td><td>OIV</td><td>1973</td><td>345,196</td><td>98.3</td><td>WALMART</td><td>89,750</td><td>BON-TON</td><td>58,604</td><td>BOBS STORES</td><td>49,133</td></tr><tr><td>NORTH HAVEN</td><td></td><td>1998</td><td>331,919</td><td>96.7</td><td>HOME DEPOT</td><td>111,500</td><td>COSTCO</td><td>109,920</td><td>XPECT DISCOUNT</td><td>36,875</td></tr><tr><td>WATERBURY</td><td></td><td>1993</td><td>141,443</td><td>100.0</td><td>RAYMOUR &amp; FLANIGAN FURNITURE</td><td>69,490</td><td>STOP &amp; SHOP</td><td>66,663</td><td></td><td></td></tr><tr><td>DELAWARE</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ELSMERE</td><td></td><td>1979</td><td>91,718</td><td>100.0</td><td>B&#x27;S WHOLESALE CLUB</td><td>85,188</td><td></td><td></td><td></td><td></td></tr><tr><td>WILMINGTON</td><td>KIF</td><td>2004</td><td>165,805</td><td>100.0</td><td>SHOPRITE</td><td>58,236</td><td>SPORTS AUTHORITY</td><td>42,456</td><td>RAYMOUR &amp; FLANIGAN FURNITURE</td><td>36,000</td></tr><tr><td>FLORIDA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ALTAMONTE SPRINGS</td><td></td><td>1995</td><td>60,191</td><td>100.0</td><td>AARONS FINE FURNITURE</td><td>33,238</td><td>AARONS FINE FURNITURE</td><td>26,953</td><td></td><td></td></tr><tr><td>ALTAMONTE SPRINGS</td><td></td><td>1998</td><td>221,137</td><td>92.9</td><td>BAERS FURNITURE</td><td>60,000</td><td>DSW SHOE WAREHOUSE</td><td>23,990</td><td>PETCO</td><td>15,250</td></tr><tr><td>BOCA RATON</td><td></td><td>1967</td><td>73,549</td><td>84.4</td><td>WINN DIXIE (5)</td><td>38,614</td><td></td><td></td><td></td><td></td></tr><tr><td>BONITA SPRINGS</td><td>UBS</td><td>2006</td><td>79,676</td><td>88.6</td><td>PUBLIX</td><td>54,376</td><td></td><td></td><td></td><td></td></tr><tr><td>BOYNTON BEACH</td><td>KIR</td><td>1999</td><td>194,924</td><td>98.8</td><td>BEALLS</td><td>103,479</td><td>ALBERTSONS</td><td>51,195</td><td></td><td></td></tr><tr><td>BRADENTON</td><td></td><td>1968</td><td>30,938</td><td>64.3</td><td>GRAND CHINA BUFFET</td><td>10,500</td><td></td><td></td><td></td><td></td></tr><tr><td>BRADENTON</td><td></td><td>1998</td><td>162,997</td><td>88.7</td><td>Ti MAXX</td><td>25,020</td><td>JO-ANN FABRICS</td><td>15,000</td><td>WALGREENS (5)</td><td>13,679</td></tr><tr><td>BRANDON</td><td>KIR</td><td>2001</td><td>143,785</td><td>97.4</td><td>BED BATH &amp; BEYOND</td><td>40,000</td><td>ROSS DRESS FOR LESS</td><td>25,106</td><td>YOU FIT</td><td>15,000</td></tr><tr><td>CAPE CORAL</td><td>UBS</td><td>2006</td><td>42,030</td><td>71.3</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CAPE CORAL</td><td>UBS</td><td>2006</td><td>125,108</td><td>96.2</td><td>PUBLIX</td><td>44,684</td><td>ROSS DRESS FOR LESS</td><td>32,265</td><td>STAPLES</td><td>20,347</td></tr><tr><td>CLEARWATER</td><td></td><td>2005</td><td>212,530</td><td>96.2</td><td>HOME DEPOT</td><td>100,200</td><td>JO-ANN FABRICS</td><td>49,865</td><td>STAPLES</td><td>17,055</td></tr><tr><td>CORAL SPRINGS</td><td></td><td>1994</td><td>55,089</td><td>96.3</td><td>BIG LOTS</td><td>33,517</td><td></td><td></td><td></td><td></td></tr><tr><td>CORAL SPRINGS</td><td></td><td>1997</td><td>86,342</td><td>100.0</td><td>Ti MAXX</td><td>29,500</td><td>ANNA&#x27;s LINENS</td><td>15,000</td><td>PARTY CITY</td><td>12,000</td></tr><tr><td>CORAL WAY</td><td>OIV</td><td>2003</td><td>87,305</td><td>100.0</td><td>WINN DIXIE</td><td>55,944</td><td>STAPLES</td><td>24,202</td><td></td><td></td></tr><tr><td>DELRAY BEACH</td><td>UBS</td><td>2006</td><td>50,906</td><td>97.6</td><td>PUBLIX</td><td>44,840</td><td></td><td></td><td></td><td></td></tr><tr><td>EAST ORLANDO</td><td></td><td>1971</td><td>131,981</td><td>32.2</td><td>C-TOWN</td><td>23,145</td><td></td><td></td><td></td><td></td></tr><tr><td>FORT LAUDERDALE</td><td></td><td>2009</td><td>229,034</td><td>100.0</td><td>REGAL CINEMAS</td><td>52,936</td><td>LA FITNESS</td><td>48,479</td><td>JUST FOR SPORTS</td><td>15,675</td></tr><tr><td>FORT MYERS</td><td>UBS</td><td>2006</td><td>74,286</td><td>71.8</td><td>PUBLIX</td><td>44,271</td><td></td><td></td><td></td><td></td></tr><tr><td>HOLLYWOOD</td><td>OIV</td><td>2002</td><td>49,543</td><td>100.0</td><td>MICHAELS</td><td>25,104</td><td>HOME GOODS</td><td>24,439</td><td></td><td></td></tr><tr><td>HOLLYWOOD</td><td>CPP</td><td>2010</td><td>855,789</td><td>97.4</td><td>HOME DEPOT</td><td>142,280</td><td>KMART</td><td>114,764</td><td>B&#x27;S</td><td>109,973</td></tr><tr><td>HOMESTEAD</td><td>OIV</td><td>1972</td><td>209,214</td><td>100.0</td><td>PUBLIX</td><td>56,077</td><td>MARSHALLS</td><td>29,575</td><td>OFFICEMAX</td><td>23,500</td></tr><tr><td>JACKSONVILLE</td><td>OIV</td><td>2002</td><td>51,002</td><td>100.0</td><td>MICHAELS</td><td>27,708</td><td>HOME GOODS</td><td>23,294</td><td></td><td></td></tr><tr><td>JACKSONVILLE</td><td></td><td>1999</td><td>205,696</td><td>94.7</td><td>BURLINGTON COAT FACTORY</td><td>77,421</td><td>OFFICEMAX</td><td>30,000</td><td>Ti MAXX (5)</td><td>30,000</td></tr><tr><td>JACKSONVILLE (2)</td><td>CIV</td><td>2005</td><td>116,000</td><td>75.9</td><td>HHGREGGS</td><td>30,030</td><td></td><td></td><td></td><td></td></tr><tr><td>JACKSONVILLE</td><td>UBS</td><td>2006</td><td>72,840</td><td>94.2</td><td>PUBLIX</td><td>44,840</td><td></td><td></td><td></td><td></td></tr><tr><td>JACKSONVILLE</td><td></td><td>2010</td><td>257,020</td><td>98.7</td><td>STEIN MART</td><td>36,000</td><td>SEARS</td><td>28,020</td><td>Ti MAXX</td><td>25,200</td></tr><tr><td>JENSEN BEACH</td><td>OIP</td><td>2006</td><td>205,534</td><td>76.0</td><td>HOME DEPOT</td><td>101,915</td><td>JO-ANN FABRICS</td><td>28,004</td><td></td><td></td></tr><tr><td>JENSEN BEACH</td><td></td><td>1994</td><td>173,292</td><td>65.3</td><td>HOBBY LOBBY</td><td>52,973</td><td>DOLLAR TREE</td><td>10,078</td><td></td><td></td></tr><tr><td>KEY LARGO</td><td>KIR</td><td>2000</td><td>207,365</td><td>96.5</td><td>KMART</td><td>108,842</td><td>PUBLIX</td><td>48,555</td><td></td><td></td></tr><tr><td>KISSIMmee</td><td></td><td>1996</td><td>120,699</td><td>99.3</td><td>WALMART</td><td>31,979</td><td>OFFICEMAX</td><td>23,500</td><td>DEAL&#x27;S</td><td>10,500</td></tr><tr><td>LAKELAND</td><td></td><td>2001</td><td>241,196</td><td>95.3</td><td>HOBBY LOBBY</td><td>53,271</td><td>STEIN MART</td><td>39,500</td><td>ROSS DRESS FOR LESS</td><td>30,846</td></tr><tr><td>LAKELAND</td><td></td><td>2006</td><td>86,022</td><td>63.3</td><td>SPORTS AUTHORITY</td><td>43,994</td><td>CHUCK E CHEESE</td><td>10,440</td><td></td><td></td></tr></table>



<table><tr><td>LOCATION</td><td>PORTFOLIO</td><td>YEAR DEVELOPED OR ACQUIRED</td><td>LEASABLE AREA (SQ. FT.)</td><td>PERCENT LEASED (1)</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>G LA</td></tr><tr><td>LARGO</td><td></td><td>1968</td><td>149,472</td><td>95.3</td><td>WALMART</td><td>101,900</td><td>ALDI</td><td>20,800</td><td></td><td></td></tr><tr><td>LARGO</td><td></td><td>1992</td><td>215,916</td><td>86.3</td><td>PUBLIX</td><td>42,112</td><td>AMC THEATRES</td><td>30,267</td><td>OFFICE DEPOT</td><td>25,506</td></tr><tr><td>LAUDERDALE LAKES</td><td></td><td>1968</td><td>108,240</td><td>93.3</td><td>SAVE-A-LOT</td><td>15,190</td><td>THINK THRIFT</td><td>13,935</td><td></td><td></td></tr><tr><td>LAUDERDALE LAKES</td><td></td><td>1968</td><td>7,101</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>LAUDERHILL</td><td></td><td>1978</td><td>181,576</td><td>78.4</td><td>BABIES R U.S</td><td>44,450</td><td>STAPLES</td><td>23,500</td><td>CITI TRENDS</td><td>11,448</td></tr><tr><td>LEESBURG</td><td></td><td>2008</td><td>13,468</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MARGATE</td><td></td><td>1993</td><td>264,729</td><td>87.3</td><td>WINN DIXIE</td><td>56,000</td><td>SAM ASH MUSIC</td><td>25,460</td><td>OFFICE DEPOT</td><td>25,117</td></tr><tr><td>MELBOURNE</td><td></td><td>1968</td><td>168,737</td><td>89.0</td><td>GSI COMMERCE CALL CENTER</td><td>69,900</td><td>WALGREENS</td><td>15,525</td><td>MAKOTO SEAFOOD AND STEAKHOUSE PARTY CITY</td><td>11,616</td></tr><tr><td>MELBOURNE</td><td></td><td>1998</td><td>144,399</td><td>93.6</td><td>JO-ANN FABRICS</td><td>35,759</td><td>BED BATH &amp; BEYOND</td><td>26,274</td><td></td><td>21,000</td></tr><tr><td>MIRAMAR (2)</td><td>UIV</td><td>2005</td><td>156,000</td><td>34.6</td><td>24 HOUR FITNESS</td><td>36,025</td><td></td><td></td><td></td><td></td></tr><tr><td>MERRITT ISLAND</td><td>UBS</td><td>2006</td><td>60,103</td><td>87.6</td><td>PUBLIX</td><td>44,840</td><td></td><td></td><td></td><td></td></tr><tr><td>MIAMI</td><td></td><td>1968</td><td>107,000</td><td>100.0</td><td>HOME DEPOT</td><td>105,154</td><td></td><td></td><td></td><td></td></tr><tr><td>MIAMI</td><td>OIV</td><td>1965</td><td>79,273</td><td>96.0</td><td>BABIES R U.S</td><td>40,214</td><td></td><td></td><td></td><td></td></tr><tr><td>MIAMI</td><td></td><td>1986</td><td>70,980</td><td>94.9</td><td>PUBLIX</td><td>31,200</td><td>WALGREENS</td><td>11,880</td><td></td><td></td></tr><tr><td>MIAMI</td><td>OIV</td><td>1998</td><td>29,166</td><td>100.0</td><td>LEHMAN TOYOTA</td><td>29,166</td><td></td><td></td><td></td><td></td></tr><tr><td>MIAMI</td><td>OIV</td><td>1998</td><td>17,117</td><td>100.0</td><td>LEHMAN TOYOTA</td><td>17,117</td><td></td><td></td><td></td><td></td></tr><tr><td>MIAMI</td><td></td><td>2009</td><td>293,001</td><td>96.2</td><td>MARSHALLS</td><td>27,808</td><td>NAVARRO DISCOUNT PHARMACY</td><td>23,500</td><td>PETSMART</td><td>20,000</td></tr><tr><td>MIAMI</td><td>UBS</td><td>2006</td><td>63,563</td><td>100.0</td><td>PUBLIX</td><td>44,271</td><td></td><td></td><td></td><td></td></tr><tr><td>MIAMI</td><td>UBS</td><td>2007</td><td>60,280</td><td>100.0</td><td>PUBLIX</td><td>45,600</td><td></td><td></td><td></td><td></td></tr><tr><td>MIAMI</td><td></td><td>2007</td><td>348,826</td><td>98.8</td><td>PUBLIX</td><td>56,000</td><td>BUY BUY BABY</td><td>29,953</td><td>OFFICE DEPOT</td><td>24,840</td></tr><tr><td>MIAMI</td><td></td><td>2011</td><td>112,423</td><td>95.7</td><td>WINN DIXIE</td><td>34,890</td><td>LITTLE VILLAGE LEARNIN CENTER</td><td>10,000</td><td></td><td></td></tr><tr><td>MIAMI</td><td></td><td>1995</td><td>63,604</td><td>100.0</td><td>PETCO</td><td>22,418</td><td></td><td></td><td></td><td></td></tr><tr><td>MIDDLEBURG</td><td></td><td>2005</td><td>59,218</td><td>65.7</td><td>DOLLAR TREE</td><td>10,000</td><td></td><td></td><td></td><td></td></tr><tr><td>MOUNT DORA</td><td></td><td>1997</td><td>120,430</td><td>100.0</td><td>KMART</td><td>100,850</td><td></td><td></td><td></td><td></td></tr><tr><td>NORTH LAUDERDALE</td><td>PRU</td><td>2007</td><td>250,209</td><td>92.3</td><td>HOME DEPOT</td><td>110,410</td><td>CHANCELLOR ACADEMY WALGREENS</td><td>46,531</td><td>PUBLIX</td><td>39,795</td></tr><tr><td>NORTH MIAMI BEACH</td><td></td><td>1985</td><td>108,795</td><td>97.2</td><td>PUBLIX</td><td>51,420</td><td></td><td>15,930</td><td></td><td></td></tr><tr><td>OCALA</td><td></td><td>1997</td><td>260,419</td><td>59.0</td><td>BEST BUY</td><td>30,038</td><td>SERVICE MERCHANDISE</td><td>29,618</td><td>JO-ANN FABRICS</td><td>25,304</td></tr><tr><td>ORANGE PARK</td><td>OIV</td><td>2003</td><td>50,299</td><td>100.0</td><td>BED BATH &amp; BEYOND</td><td>25,978</td><td>MICHAELS</td><td>24,321</td><td></td><td></td></tr><tr><td>ORLANDO</td><td>KIR</td><td>2000</td><td>179,065</td><td>98.4</td><td>KMART</td><td>101,665</td><td></td><td></td><td></td><td></td></tr><tr><td>ORLANDO</td><td></td><td>1968</td><td>113,262</td><td>53.7</td><td>HSN</td><td>17,500</td><td>SAVE-A-LOT</td><td>12,828</td><td></td><td></td></tr><tr><td>ORLANDO</td><td></td><td>2008</td><td>202,607</td><td>66.7</td><td>24 HOUR FITNESS</td><td>49,875</td><td>T. MAXX</td><td>26,843</td><td>ORLANDO HEALTH</td><td>24,787</td></tr><tr><td>ORLANDO</td><td></td><td>1994</td><td>80,345</td><td>84.2</td><td>SPORTS AUTHORITY</td><td>43,657</td><td></td><td></td><td></td><td></td></tr><tr><td>ORLANDO</td><td></td><td>1996</td><td>132,856</td><td>100.0</td><td>ROSS DRESS FOR LESS</td><td>43,611</td><td>BIG LOTS</td><td>25,375</td><td>ALDI</td><td>24,700</td></tr><tr><td>ORLANDO</td><td></td><td>2009</td><td>154,356</td><td>94.2</td><td>MARSHALLS</td><td>30,027</td><td>OFF BROADWAY SHOES</td><td>24,991</td><td>GOLFSMITH GOLF CENTER</td><td>20,179</td></tr><tr><td>ORLANDO</td><td></td><td>2011</td><td>86,321</td><td>100.0</td><td>FRESH MARKET</td><td>18,400</td><td></td><td></td><td></td><td></td></tr><tr><td>OVIDEO</td><td>UBS</td><td>2006</td><td>78,093</td><td>100.0</td><td>PUBLIX</td><td>44,270</td><td></td><td></td><td></td><td></td></tr><tr><td>PENSACOLA</td><td></td><td>2007</td><td>101,377</td><td>95.9</td><td>PUBLIX</td><td>61,389</td><td></td><td></td><td></td><td></td></tr><tr><td>PLANTATION</td><td>OIV</td><td>1974</td><td>60,414</td><td>97.8</td><td>WHOLE FOODS MARKET</td><td>28,320</td><td>WHOLE FOODS MARKET</td><td>13,120</td><td></td><td></td></tr><tr><td>POMPANO BEACH</td><td>OIP</td><td>2004</td><td>141,312</td><td>85.8</td><td>WINN DIXIE</td><td>51,703</td><td>CVS</td><td>11,200</td><td></td><td></td></tr><tr><td>POMPANO BEACH</td><td>OIV</td><td>2007</td><td>103,173</td><td>94.4</td><td>KMART</td><td>97,425</td><td></td><td></td><td></td><td></td></tr><tr><td>SANFORD</td><td></td><td>1989</td><td>158,687</td><td>86.5</td><td>ROSS DRESS FOR LESS</td><td>30,165</td><td>ALDI</td><td>24,725</td><td>ICHIGO ICHIE SUPREME BUFFET</td><td>10,356</td></tr><tr><td>SARASOTA</td><td></td><td>2008</td><td>102,455</td><td>100.0</td><td>T. MAXX</td><td>29,825</td><td>OFFICEMAX</td><td>23,800</td><td>DOLLAR TREE</td><td>19,700</td></tr><tr><td>SARASOTA</td><td></td><td>1989</td><td>129,700</td><td>95.0</td><td>SWEETBAY</td><td>46,295</td><td>ACE HARDWARE</td><td>15,000</td><td>AARON&#x27;S</td><td>10,000</td></tr><tr><td>SARASOTA</td><td>UBS</td><td>2006</td><td>65,320</td><td>84.1</td><td>PUBLIX</td><td>44,840</td><td></td><td></td><td></td><td></td></tr><tr><td>ST. PETERSBURG</td><td></td><td>1968</td><td>118,574</td><td>100.0</td><td>KASH N*KARRY</td><td>45,871</td><td>T. MAXX</td><td>29,958</td><td>YOU FIT</td><td>15,595</td></tr><tr><td>TALLAHASSEE</td><td></td><td>1998</td><td>111,939</td><td>97.7</td><td>STEIN MART</td><td>31,920</td><td>HOMEGOODS</td><td>24,471</td><td></td><td></td></tr><tr><td>TAMPA</td><td>KIR</td><td>2001</td><td>340,460</td><td>98.8</td><td>BEST BUY</td><td>46,121</td><td>JO-ANN FABRICS</td><td>45,965</td><td>BED BATH &amp; BEYOND</td><td>40,852</td></tr><tr><td>TAMPA</td><td></td><td>1997</td><td>205,634</td><td>99.1</td><td>AMERICAN SIGNATURE</td><td>49,106</td><td>STAPLES</td><td>27,000</td><td>ROSS DRESS FOR LESS</td><td>26,250</td></tr><tr><td>TAMPA</td><td></td><td>2004</td><td>197,181</td><td>99.2</td><td>LOWE&#x27;S HOME CENTER</td><td>167,000</td><td></td><td></td><td></td><td></td></tr><tr><td>TAMPA</td><td>OIP</td><td>2007</td><td>100,200</td><td>85.8</td><td>PUBLIX</td><td>55,000</td><td></td><td></td><td></td><td></td></tr></table>



<table><tr><td>LOCATION</td><td>PORTFOLIO</td><td>YEAR DEVELOPED OR ACQUIRED</td><td>LEASABLE AREA (SQ. FT.)</td><td>PERCENT LEASED (1)</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GIA</td></tr><tr><td>WEST PALM BEACH</td><td></td><td>2009</td><td>41,119</td><td>100.0</td><td>FLORIDA SCHOOL FOR DANCE</td><td>23,350</td><td></td><td></td><td></td><td></td></tr><tr><td>WEST PALM BEACH</td><td>OIV</td><td>1967</td><td>81,073</td><td>41.4</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>WEST PALM BEACH</td><td></td><td>1995</td><td>79,904</td><td>90.0</td><td>BABIES R US</td><td>40,960</td><td></td><td></td><td></td><td></td></tr><tr><td>WEST PALM BEACH</td><td></td><td>2009</td><td>357,537</td><td>88.8</td><td>KMART</td><td>123,011</td><td>WINN DIXIE</td><td>53,291</td><td>ROSS DRESS FOR LESS</td><td>28,102</td></tr><tr><td>WINTER HAVEN</td><td>OIV</td><td>1973</td><td>95,188</td><td>95.8</td><td>BIG LOTS</td><td>41,200</td><td>JO-ANN FABRICS</td><td>12,375</td><td>BUDDY&#x27;S HOME FURNISHINGS</td><td>10,225</td></tr><tr><td>YULEE</td><td></td><td>2003</td><td>59,426</td><td>79.2</td><td>PETCO</td><td>15,335</td><td></td><td></td><td></td><td></td></tr><tr><td>GEORGIA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ALPHARETTA</td><td></td><td>2008</td><td>130,515</td><td>91.9</td><td>KROGER</td><td>62,000</td><td></td><td></td><td></td><td></td></tr><tr><td>ATLANTA</td><td></td><td>2008</td><td>315,525</td><td>87.3</td><td>DAYS INN</td><td>93,634</td><td>KROGER</td><td>56,647</td><td>PLANET FITNESS</td><td>19,838</td></tr><tr><td>ATLANTA</td><td>OIP</td><td>2007</td><td>175,835</td><td>82.7</td><td>MARSHALLS</td><td>36,598</td><td>BEST BUY (5)</td><td>36,000</td><td>OFF BROADWAY SHOE WAREHOUSE</td><td>23,500</td></tr><tr><td>AUGUSTA</td><td>KIR</td><td>2001</td><td>532,536</td><td>98.1</td><td>HOBBY LOBBY</td><td>65,864</td><td>HHREGGG</td><td>44,000</td><td>ASHLEY FURNITURE HOMESTORE</td><td>40,000</td></tr><tr><td>AUGUSTA</td><td></td><td>1995</td><td>112,537</td><td>98.8</td><td>T/ MAXX</td><td>35,200</td><td>ROSS DRESS FOR LESS</td><td>30,187</td><td>RUGGED WEARHOUSE</td><td>11,920</td></tr><tr><td>DULUTH</td><td>UBS</td><td>2006</td><td>78,025</td><td>97.6</td><td>WHOLE FOODS MARKET</td><td>70,125</td><td></td><td></td><td></td><td></td></tr><tr><td>FLOWERY BRANCH</td><td></td><td>2011</td><td>92,985</td><td>95.5</td><td>PUBLIX</td><td>54,340</td><td></td><td></td><td></td><td></td></tr><tr><td>SAVANNAH</td><td></td><td>1993</td><td>187,076</td><td>97.2</td><td>BED BATH &amp; BEYOND</td><td>35,005</td><td>T/ MAXX</td><td>33,067</td><td>MARSHALLS</td><td>31,000</td></tr><tr><td>SAVANNAH</td><td></td><td>1995</td><td>84,628</td><td>95.1</td><td>PUBLIX</td><td>40,653</td><td>STAPLES</td><td>22,800</td><td>AUTOZONE</td><td>10,125</td></tr><tr><td>SAVANNAH</td><td></td><td>2008</td><td>197,957</td><td>92.9</td><td>HHREGGG</td><td>32,026</td><td>ROSS DRESS FOR LESS</td><td>30,187</td><td>COST PLUS</td><td>21,000</td></tr><tr><td>SNELLVILLE</td><td>KIR</td><td>2001</td><td>311,093</td><td>97.2</td><td>KOHL&#x27;S</td><td>86,584</td><td>BELK</td><td>58,416</td><td>HHREGGG</td><td>34,000</td></tr><tr><td>VALDOSTA</td><td>OIV</td><td>2004</td><td>175,396</td><td>100.0</td><td>LOWE&#x27;S HOME CENTER</td><td>169,896</td><td></td><td></td><td></td><td></td></tr><tr><td>HAWAII</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>KIHEI</td><td></td><td>2006</td><td>17,897</td><td>59.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>IDAHO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>NAMPA</td><td></td><td>2005</td><td>20,000</td><td>75.0</td><td>STEVENS-HENAGER COLLEGE</td><td>15,000</td><td></td><td></td><td></td><td></td></tr><tr><td>ILLINOIS</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>AURORA</td><td></td><td>1998</td><td>89,138</td><td>100.0</td><td>CERMAK PRODUCE AURORA</td><td>89,138</td><td></td><td></td><td></td><td></td></tr><tr><td>BATAVIA</td><td>KIR</td><td>2002</td><td>274,282</td><td>97.8</td><td>KOHL&#x27;S</td><td>86,584</td><td>HOBBY LOBBY</td><td>51,214</td><td>BUY BUY BABY</td><td>34,624</td></tr><tr><td>BELLEVILLE</td><td></td><td>1998</td><td>98,860</td><td>84.1</td><td>KMART</td><td>81,490</td><td></td><td></td><td></td><td></td></tr><tr><td>BLOOMINGTON</td><td></td><td>1972</td><td>188,250</td><td>99.2</td><td>SCHNUCK MARKETS</td><td>68,800</td><td>TOYS R US</td><td>46,070</td><td>BARNES &amp; NOBLE</td><td>22,192</td></tr><tr><td>BLOOMINGTON</td><td>OIV</td><td>2003</td><td>73,705</td><td>100.0</td><td>JEWEL-OSCO</td><td>65,028</td><td></td><td></td><td></td><td></td></tr><tr><td>BRADLEY</td><td></td><td>1996</td><td>80,535</td><td>100.0</td><td>CARSON PRIE SCOTT</td><td>80,535</td><td></td><td></td><td></td><td></td></tr><tr><td>CALUMET CITY</td><td></td><td>1997</td><td>162,174</td><td>100.0</td><td>MARSHALLS</td><td>30,557</td><td>ROSS DRESS FOR LESS</td><td>26,040</td><td>BED BATH &amp; BEYOND</td><td>25,280</td></tr><tr><td>CHAMPAIGN</td><td>KIR</td><td>2001</td><td>111,720</td><td>100.0</td><td>BEST BUY</td><td>45,350</td><td>DICK&#x27;S SPORTING GOODS</td><td>30,247</td><td>MICHAELS</td><td>24,123</td></tr><tr><td>CHAMPAIGN</td><td></td><td>1998</td><td>111,985</td><td>100.0</td><td>HOBBY LOBBY</td><td>70,695</td><td>CARLE CLINIC</td><td>41,290</td><td></td><td></td></tr><tr><td>CHICAGO</td><td></td><td>1997</td><td>102,011</td><td>100.0</td><td>BURLINGTON COAT FACTORY</td><td>75,623</td><td>RAINBOW SHOPS</td><td>13,770</td><td>BEAUTY ONE</td><td>12,618</td></tr><tr><td>CHICAGO</td><td></td><td>1997</td><td>86,894</td><td>100.0</td><td>KMART</td><td>86,894</td><td></td><td></td><td></td><td></td></tr><tr><td>COUNTRYSIDE</td><td></td><td>1997</td><td>3,500</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CRYSTAL LAKE</td><td></td><td>1998</td><td>80,624</td><td>100.0</td><td>HOBBY LOBBY</td><td>65,502</td><td>MONKEY JOE&#x27;S</td><td>15,122</td><td></td><td></td></tr><tr><td>DOWNERS GROVE</td><td></td><td>1998</td><td>100,000</td><td>100.0</td><td>HOME DEPOT EXPO</td><td>100,000</td><td></td><td></td><td></td><td></td></tr><tr><td>DOWNERS GROVE</td><td></td><td>1999</td><td>141,578</td><td>61.6</td><td>DOLLAR TREE</td><td>15,808</td><td>WALGREENS</td><td>12,000</td><td></td><td></td></tr><tr><td>DOWNERS GROVE</td><td></td><td>1997</td><td>141,756</td><td>100.0</td><td>T/ MAXX</td><td>54,850</td><td>BEST BUY</td><td>54,400</td><td></td><td></td></tr><tr><td>ELGIN</td><td></td><td>1972</td><td>186,432</td><td>100.0</td><td>ELGIN MALL</td><td>81,550</td><td>ELGIN FARMERS PRODUCTS OFFICEMAX</td><td>31,358</td><td>AARON SALES &amp; LEASE OWNERSHIP PETCO</td><td>10,000</td></tr><tr><td>FAIRVIEW HEIGHTS</td><td></td><td>1998</td><td>178,073</td><td>100.0</td><td>KMART</td><td>113,127</td><td></td><td>27,932</td><td></td><td>13,500</td></tr><tr><td>FOREST PARK</td><td></td><td>1997</td><td>98,371</td><td>100.0</td><td>KMART</td><td>96,871</td><td></td><td></td><td></td><td></td></tr><tr><td>GENEVA</td><td></td><td>1996</td><td>104,688</td><td>100.0</td><td>GANDER MOUNTAIN</td><td>104,688</td><td></td><td></td><td></td><td></td></tr><tr><td>KILDEER</td><td>UBS</td><td>2006</td><td>167,477</td><td>100.0</td><td>BED BATH &amp; BEYOND</td><td>35,000</td><td>MICHAELS</td><td>31,578</td><td>COST PLUS</td><td>17,300</td></tr><tr><td>LAKE ZURICH</td><td></td><td>2005</td><td>9,029</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MATTESON</td><td></td><td>1997</td><td>157,649</td><td>83.8</td><td>SPORTS AUTHORITY</td><td>38,655</td><td>MARSHALLS</td><td>31,156</td><td>ROSS DRESS FOR LESS</td><td>29,368</td></tr><tr><td>MOUNT PROSPECT</td><td></td><td>1997</td><td>192,547</td><td>100.0</td><td>KOHL&#x27;S</td><td>101,097</td><td>HOBBY LOBBY</td><td>56,596</td><td>TRUE VALUE</td><td>27,619</td></tr><tr><td>MUNDELIEN</td><td></td><td>1998</td><td>89,692</td><td>100.0</td><td>BURLINGTON COAT FACTORY</td><td>87,547</td><td></td><td></td><td></td><td></td></tr></table>



<table><tr><td rowspan="2">LOCATION</td><td rowspan="2">PORTFOLIO</td><td rowspan="2">YEAR DEVELOPED OR ACQUIRED</td><td rowspan="2">LEASABLE AREA (SQ. FT.)</td><td rowspan="2">PERCENT LEASED (1)</td><td colspan="6">MAJOR LEASES</td></tr><tr><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td></tr><tr><td>NAPERVILLE</td><td></td><td>1997</td><td>102,327</td><td>100.0</td><td>BURLINGTON COAT FACTORY</td><td>100,200</td><td></td><td></td><td></td><td></td></tr><tr><td>NORRIDGE</td><td></td><td>1997</td><td>116,914</td><td>100.0</td><td>KMART</td><td>116,914</td><td></td><td></td><td></td><td></td></tr><tr><td>OAK LAWN</td><td></td><td>1997</td><td>183,893</td><td>100.0</td><td>KMART</td><td>140,580</td><td>CHUCK E CHEESE</td><td>15,934</td><td></td><td></td></tr><tr><td>OAKBROOK TERRACE</td><td></td><td>2001</td><td>176,263</td><td>100.0</td><td>HOME DEPOT</td><td>121,903</td><td>BIG LOTS</td><td>30,000</td><td>LOYOLA UNIV. MEDICAL CENTER</td><td>13,000</td></tr><tr><td>ORLAND PARK</td><td></td><td>1997</td><td>15,535</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>PEORIA</td><td></td><td>1997</td><td>156,067</td><td>83.0</td><td>KMART</td><td>122,605</td><td></td><td></td><td></td><td></td></tr><tr><td>ROCKFORD</td><td></td><td>2008</td><td>89,047</td><td>100.0</td><td>BEST BUY</td><td>45,760</td><td>ROSS DRESS FOR LESS</td><td>34,000</td><td></td><td></td></tr><tr><td>ROLLING MEADOWS</td><td></td><td>2003</td><td>37,225</td><td>100.0</td><td>FAIR LANES ROLLING MEADOWS, GOODWILL RETAIL SERVICES INC.</td><td>37,225</td><td></td><td></td><td></td><td></td></tr><tr><td>ROUND LAKE BEACH</td><td></td><td>2005</td><td>27,947</td><td>100.0</td><td></td><td>21,000</td><td></td><td></td><td></td><td></td></tr><tr><td>SCHAUMBURG</td><td>OIV</td><td>2011</td><td>628,632</td><td>98.3</td><td>DICK&#x27;S SPORTING GOODS</td><td>177,971</td><td>CARSON PIRIE SCOTT</td><td>144,426</td><td>LOEWS THEATRES</td><td>105,224</td></tr><tr><td>SCHAUMBURG</td><td>OIV</td><td>2011</td><td>84,628</td><td>100.0</td><td>WHOLE FOODS MARKET</td><td>58,147</td><td>CRATE AND BARREL</td><td>26,481</td><td></td><td></td></tr><tr><td>SKOKIE</td><td></td><td>1997</td><td>58,455</td><td>100.0</td><td>MARSHALLS</td><td>30,406</td><td>OLD NAVY</td><td>28,049</td><td></td><td></td></tr><tr><td>STREAMWOOD</td><td></td><td>1998</td><td>81,000</td><td>100.0</td><td>VALUE CITY</td><td>81,000</td><td></td><td></td><td></td><td></td></tr><tr><td>WAUKEGAN</td><td></td><td>2005</td><td>5,883</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>WOODRIDGE</td><td></td><td>1998</td><td>144,868</td><td>92.5</td><td>HOLLYWOOD BLVD CINEMA</td><td>48,118</td><td>SHOE CARNIVAL</td><td>15,000</td><td></td><td></td></tr><tr><td>INDIANA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>EVANSVILLE</td><td></td><td>1986</td><td>192,377</td><td>85.5</td><td>BURLINGTON COAT FACTORY</td><td>80,027</td><td>HIBACHI SUSHI &amp; BUFFET</td><td>20,602</td><td>BAUMBERGERS MATTRESS CITY</td><td>17,944</td></tr><tr><td>GREENWOOD</td><td></td><td>1970</td><td>168,577</td><td>100.0</td><td>BABY SUPERSTORE</td><td>49,426</td><td>TOYS R US</td><td>47,000</td><td>T/ MAXX</td><td>20,830</td></tr><tr><td>GRIFFITH</td><td></td><td>1997</td><td>114,684</td><td>100.0</td><td>KMART</td><td>112,074</td><td></td><td></td><td></td><td></td></tr><tr><td>INDIANAPOLIS</td><td>OIV</td><td>1964</td><td>165,255</td><td>96.6</td><td>KROGER</td><td>63,468</td><td>CVS</td><td>12,800</td><td>DOLLAR GENERAL</td><td>10,686</td></tr><tr><td>LAFAYETTE</td><td></td><td>1971</td><td>90,500</td><td>92.9</td><td>KROGER</td><td>80,000</td><td></td><td></td><td></td><td></td></tr><tr><td>LAFAYETTE</td><td></td><td>1997</td><td>238,288</td><td>78.6</td><td>HOME DEPOT</td><td>133,868</td><td>JO-ANN FABRICS</td><td>18,728</td><td>PET SUPPLIES PLUS</td><td>12,979</td></tr><tr><td>MISHAWAKA</td><td></td><td>1998</td><td>80,981</td><td>100.0</td><td>HHGREGG</td><td>42,280</td><td>BED BATH &amp; BEYOND</td><td>38,701</td><td></td><td></td></tr><tr><td>SOUTH BEND</td><td>OIV</td><td>2003</td><td>271,327</td><td>97.3</td><td>BED BATH &amp; BEYOND</td><td>28,000</td><td>T/ MAXX</td><td>28,000</td><td>DSW SHOE WAREHOUSE</td><td>26,069</td></tr><tr><td>SOUTH BEND</td><td></td><td>1998</td><td>81,668</td><td>100.0</td><td>MENARD</td><td>81,668</td><td></td><td></td><td></td><td></td></tr><tr><td>IOWA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CLIVE</td><td></td><td>1996</td><td>90,000</td><td>100.0</td><td>KMART</td><td>90,000</td><td></td><td></td><td></td><td></td></tr><tr><td>COUNCIL BLUFFS</td><td></td><td>2006</td><td>220,971</td><td>100.0</td><td>HOBBY LOBBY</td><td>55,000</td><td>T/ MAXX</td><td>25,160</td><td>BED BATH &amp; BEYOND</td><td>20,400</td></tr><tr><td>DAVENPORT</td><td></td><td>1997</td><td>91,035</td><td>100.0</td><td>KMART</td><td>91,035</td><td></td><td></td><td></td><td></td></tr><tr><td>DES MOINES</td><td></td><td>1999</td><td>148,954</td><td>83.4</td><td>BEST BUY</td><td>35,280</td><td>OFFICEMAX</td><td>24,428</td><td>PETSMART</td><td>22,646</td></tr><tr><td>DUBUQUE</td><td></td><td>1997</td><td>82,979</td><td>100.0</td><td>SHOPKO</td><td>82,979</td><td></td><td></td><td></td><td></td></tr><tr><td>SOUTHEAST DES MOINES</td><td></td><td>1996</td><td>111,847</td><td>100.0</td><td>HOME DEPOT</td><td>111,847</td><td></td><td></td><td></td><td></td></tr><tr><td>WATERLOO</td><td></td><td>1996</td><td>104,074</td><td>100.0</td><td>HOBBY LOBBY</td><td>65,045</td><td>T/ MAXX</td><td>29,029</td><td>SHOE CARNIVAL</td><td>10,000</td></tr><tr><td>KANSAS</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>EAST WICHITA</td><td>KIR</td><td>1996</td><td>96,011</td><td>100.0</td><td>DICK&#x27;S SPORTING GOODS</td><td>48,933</td><td>GORDIMANS</td><td>47,078</td><td></td><td></td></tr><tr><td>OVERLAND PARK</td><td></td><td>2006</td><td>120,164</td><td>97.7</td><td>HOME DEPOT</td><td>113,969</td><td></td><td></td><td></td><td></td></tr><tr><td>WICHITA</td><td>KIR</td><td>1998</td><td>133,771</td><td>93.7</td><td>BEST BUY</td><td>45,300</td><td>T/ MAXX</td><td>30,000</td><td>NORTHERN TOOL &amp; EQUIPMENT</td><td>18,040</td></tr><tr><td>KENTUCKY</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BELLEVUE</td><td></td><td>1976</td><td>53,695</td><td>100.0</td><td>KROGER</td><td>45,695</td><td></td><td></td><td></td><td></td></tr><tr><td>FLORENCE</td><td>KIF</td><td>2004</td><td>99,578</td><td>100.0</td><td>DICK&#x27;S SPORTING GOODS</td><td>60,250</td><td>CHRISTMAS TREE SHOPS</td><td>32,138</td><td></td><td></td></tr><tr><td>LEXINGTON</td><td></td><td>1993</td><td>223,135</td><td>99.3</td><td>BEST BUY</td><td>45,750</td><td>BED BATH &amp; BEYOND</td><td>43,072</td><td>TOYS R US</td><td>41,900</td></tr><tr><td>LOUISIANA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BATON ROUGE</td><td></td><td>1997</td><td>349,857</td><td>94.7</td><td>BURLINGTON COAT FACTORY</td><td>80,450</td><td>STEIN MART</td><td>40,000</td><td>K&amp;G MENS COMPANY</td><td>32,723</td></tr><tr><td>HARVEY</td><td></td><td>2008</td><td>174,362</td><td>96.8</td><td>BEST BUY</td><td>45,733</td><td>MICHAELS</td><td>24,626</td><td>BARNES &amp; NOBLE</td><td>23,000</td></tr><tr><td>LAFAYETTE</td><td></td><td>1997</td><td>244,768</td><td>100.0</td><td>STEIN MART</td><td>37,736</td><td>HOME FURNITURE COMPANY</td><td>36,000</td><td>T/ MAXX</td><td>32,556</td></tr><tr><td>LAFAYETTE</td><td></td><td>2010</td><td>29,405</td><td>84.4</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>LAKE CHARLES</td><td></td><td>2010</td><td>126,601</td><td>100.0</td><td>MARSHALLS</td><td>30,000</td><td>ROSS DRESS FOR LESS</td><td>29,975</td><td>BED BATH &amp; BEYOND</td><td>20,000</td></tr><tr><td>SHREVEPORT</td><td></td><td>2010</td><td>93,669</td><td>98.3</td><td>OFFICEMAX</td><td>23,500</td><td>BARNES &amp; NOBLE</td><td>23,100</td><td></td><td></td></tr><tr><td>SHREVEPORT</td><td></td><td>2010</td><td>78,771</td><td>91.8</td><td>MICHAELS</td><td>23,885</td><td>DOLLAR TREE</td><td>12,000</td><td></td><td></td></tr></table>



<table><tr><td>LOCATION</td><td>PORTFOLIO</td><td>YEAR DEVELOPED OR ACQUIRED</td><td>LEASABLE AREA (SQ. FT.)</td><td>PERCENT LEASED (1)</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>G LA</td></tr><tr><td>MAINE</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BANGOR</td><td></td><td>2001</td><td>86,422</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>S. PORTLAND</td><td></td><td>2008</td><td>98,401</td><td>85.0</td><td>DOLLAR TREE</td><td>15,450</td><td>GUITAR CENTER</td><td>12,236</td><td>SUPER GREAT WALL BUFFET</td><td>10,152</td></tr><tr><td>MARYLAND</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BALTIMORE</td><td>SEB</td><td>2007</td><td>152,834</td><td>100.0</td><td>KMART</td><td>95,932</td><td>SALVO AUTO PARTS</td><td>12,000</td><td></td><td></td></tr><tr><td>BALTIMORE</td><td>SEB</td><td>2007</td><td>112,722</td><td>91.0</td><td>SAFEWAY</td><td>54,200</td><td>RITE AID</td><td>11,868</td><td>DOLLAR TREE</td><td>10,000</td></tr><tr><td>BALTIMORE</td><td>UBS</td><td>2005</td><td>58,879</td><td>88.8</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BALTIMORE</td><td>SEB</td><td>2007</td><td>77,287</td><td>100.0</td><td>WEIS MARKETS, INC.</td><td>58,187</td><td></td><td></td><td></td><td></td></tr><tr><td>BALTIMORE</td><td>KIF</td><td>2004</td><td>76,197</td><td>98.8</td><td>GIANT FOOD</td><td>55,108</td><td></td><td></td><td></td><td></td></tr><tr><td>BALTIMORE</td><td>OIP</td><td>2004</td><td>90,903</td><td>100.0</td><td>GIANT FOOD</td><td>56,892</td><td></td><td></td><td></td><td></td></tr><tr><td>BALTIMORE</td><td>OIP</td><td>2005</td><td>90,830</td><td>94.7</td><td>GIANT FOOD</td><td>43,136</td><td></td><td></td><td></td><td></td></tr><tr><td>BEL AIR</td><td>OIP</td><td>2004</td><td>129,927</td><td>96.2</td><td>SAFEWAY</td><td>55,032</td><td>CVS</td><td>10,125</td><td>DOLLAR TREE</td><td>10,000</td></tr><tr><td>CLARKSVILLE</td><td>SEB</td><td>2007</td><td>105,907</td><td>100.0</td><td>GIANT FOOD</td><td>62,943</td><td></td><td></td><td></td><td></td></tr><tr><td>CLINTON</td><td></td><td>2003</td><td>2,544</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CLINTON</td><td></td><td>2003</td><td>26,412</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>COLUMBIA</td><td>OIV</td><td>2002</td><td>50,000</td><td>100.0</td><td>MICHAELS</td><td>26,706</td><td>HOME GOODS</td><td>23,294</td><td></td><td></td></tr><tr><td>COLUMBIA</td><td>UBS</td><td>2006</td><td>73,230</td><td>100.0</td><td>OLD NAVY</td><td>16,000</td><td></td><td></td><td></td><td></td></tr><tr><td>COLUMBIA</td><td>UBS</td><td>2006</td><td>100,803</td><td>100.0</td><td>GIANT FOOD</td><td>57,994</td><td></td><td></td><td></td><td></td></tr><tr><td>COLUMBIA</td><td>SEB</td><td>2007</td><td>98,399</td><td>100.0</td><td>HARRIS TETER</td><td>56,905</td><td></td><td></td><td></td><td></td></tr><tr><td>COLUMBIA</td><td>UBS</td><td>2006</td><td>91,165</td><td>100.0</td><td>SAFEWAY</td><td>55,164</td><td></td><td></td><td></td><td></td></tr><tr><td>COLUMBIA</td><td></td><td>2002</td><td>31,082</td><td>89.5</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>COLUMBIA</td><td></td><td>2002</td><td>15,376</td><td>100.0</td><td>DAVID&#x27;S NATURAL MARKET</td><td>11,627</td><td></td><td></td><td></td><td></td></tr><tr><td>COLUMBIA</td><td>OIP</td><td>2005</td><td>6,780</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>COLUMBIA</td><td></td><td>2011</td><td>30,600</td><td>100.0</td><td>TJ MAXX</td><td>30,600</td><td></td><td></td><td></td><td></td></tr><tr><td>DISTRICT HEIGHTS</td><td>SEB</td><td>2010</td><td>90,929</td><td>90.0</td><td>GIANT FOOD</td><td>64,333</td><td></td><td></td><td></td><td></td></tr><tr><td>EASTON</td><td>KIF</td><td>2004</td><td>113,330</td><td>94.6</td><td>GIANT FOOD</td><td>64,885</td><td>DOLLAR TREE</td><td>10,000</td><td></td><td></td></tr><tr><td>ELLICOTT CITY</td><td>UBS</td><td>2006</td><td>86,456</td><td>94.7</td><td>GIANT FOOD</td><td>55,000</td><td></td><td></td><td></td><td></td></tr><tr><td>ELLICOTT CITY</td><td>KIF</td><td>2004</td><td>143,548</td><td>93.5</td><td>SAFEWAY</td><td>50,093</td><td>PETCO</td><td>12,400</td><td></td><td></td></tr><tr><td>ELLICOTT CITY</td><td>PRU</td><td>2007</td><td>433,467</td><td>100.0</td><td>TARGET</td><td>146,773</td><td>KOHL&#x27;S</td><td>106,889</td><td>SAFEWAY</td><td>55,164</td></tr><tr><td>FREDRICK COUNTY</td><td></td><td>2003</td><td>86,968</td><td>98.2</td><td>GIANT FOOD</td><td>56,166</td><td></td><td></td><td></td><td></td></tr><tr><td>GAITHERSBURG</td><td></td><td>1999</td><td>88,277</td><td>93.2</td><td>GREAT BEGINNINGS</td><td>60,102</td><td>MATTRESS &amp; FURNITURE MART</td><td>10,026</td><td></td><td></td></tr><tr><td>GAITHERSBURG</td><td>BIG</td><td>2010</td><td>71,329</td><td>100.0</td><td>RUGGED WEARHOUSE</td><td>12,000</td><td>HANCOCK FABRICS</td><td>11,950</td><td>OLD COUNTRY BUFFET</td><td>10,000</td></tr><tr><td>GLEN BURNIE</td><td>OIP</td><td>2004</td><td>265,116</td><td>98.2</td><td>LOWE&#x27;S HOME CENTER</td><td>179,944</td><td>GIANT FOOD</td><td>51,976</td><td></td><td></td></tr><tr><td>HAGERSTOWN</td><td></td><td>1973</td><td>123,777</td><td>99.2</td><td>HIBACHI SUSHI SUPREME BUFFET</td><td>22,840</td><td>SUPER SHOE</td><td>19,422</td><td>ALDI</td><td>16,277</td></tr><tr><td>HUNT VALLEY</td><td></td><td>2008</td><td>94,653</td><td>91.5</td><td>GIANT FOOD</td><td>55,330</td><td></td><td></td><td></td><td></td></tr><tr><td>LAUREL</td><td></td><td>1964</td><td>75,924</td><td>100.0</td><td>VILLAGE THRIFT STORE</td><td>21,000</td><td>DOLLAR TREE</td><td>13,253</td><td>SEAFOOD PALACE BUFFET</td><td>12,709</td></tr><tr><td>LAUREL</td><td></td><td>1972</td><td>81,550</td><td>100.0</td><td>ROOMSTORE</td><td>81,550</td><td></td><td></td><td></td><td></td></tr><tr><td>LINTHICUM</td><td></td><td>2003</td><td>1,926</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>NORTH EAST</td><td>SEB</td><td>2007</td><td>80,190</td><td>100.0</td><td>FOOD LOIN</td><td>38,372</td><td></td><td></td><td></td><td></td></tr><tr><td>OWINGS MILLS</td><td>OIP</td><td>2004</td><td>116,303</td><td>95.8</td><td>GIANT FOOD</td><td>60,985</td><td>MERRITT ATHLETIC CLUB</td><td>15,000</td><td></td><td></td></tr><tr><td>OWINGS MILLS</td><td></td><td>2005</td><td>14,564</td><td>100.0</td><td>RITE AID</td><td>14,564</td><td></td><td></td><td></td><td></td></tr><tr><td>PASADENA</td><td>OIV</td><td>2003</td><td>38,727</td><td>73.9</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>PERRY HALL</td><td></td><td>2003</td><td>180,305</td><td>81.7</td><td>BRUNSWICK BOWLING</td><td>40,544</td><td>RITE AID</td><td>21,250</td><td>ACE HARDWARE</td><td>18,704</td></tr><tr><td>PERRY HALL</td><td>KIF</td><td>2004</td><td>65,059</td><td>12.6</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>PIKESVILLE</td><td></td><td>2011</td><td>105,530</td><td>93.4</td><td>GIANT FOOD</td><td>63,529</td><td></td><td></td><td></td><td></td></tr><tr><td>TIMONIUM</td><td>SEB</td><td>2007</td><td>59,799</td><td>85.8</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>TIMONIUM</td><td></td><td>2003</td><td>187,561</td><td>89.2</td><td>GIANT FOOD</td><td>61,941</td><td>STAPLES</td><td>15,000</td><td></td><td></td></tr><tr><td>TOWSON</td><td>KIF</td><td>2004</td><td>88,405</td><td>100.0</td><td>SAFEWAY</td><td>59,180</td><td>AAA MID-ATLANTIC INC.</td><td>11,500</td><td></td><td></td></tr><tr><td>TOWSON</td><td>OIP</td><td>2004</td><td>679,843</td><td>100.0</td><td>WALMART</td><td>154,828</td><td>TARGET</td><td>132,608</td><td>WEIS MARKETS, INC.</td><td>55,452</td></tr><tr><td>WALDORF</td><td></td><td>2003</td><td>26,128</td><td>100.0</td><td>FAIR LANES WALDORF</td><td>26,128</td><td></td><td></td><td></td><td></td></tr></table>



<table><tr><td rowspan="2">LOCATION</td><td rowspan="2">PORTFOLIO</td><td rowspan="2">YEAR DEVELOPED OR ACQUIRED</td><td rowspan="2">LEASABLE AREA (SQ. FT.)</td><td rowspan="2">PERCENT LEASED (1)</td><td colspan="6">MAJOR LEASES</td></tr><tr><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td></tr><tr><td>WALDORF</td><td></td><td>2003</td><td>4,500</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MASSACHUSETTS</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>GREAT BARRINGTON</td><td></td><td>1994</td><td>131,235</td><td>100.0</td><td>KMART</td><td>52,486</td><td>PRICE CHOPPER</td><td>44,667</td><td></td><td></td></tr><tr><td>HAVERHILL</td><td></td><td>2010</td><td>63,203</td><td>92.1</td><td>CVS</td><td>10,773</td><td></td><td></td><td></td><td></td></tr><tr><td>HYANNIS</td><td>KIF</td><td>2004</td><td>231,546</td><td>95.9</td><td>SHAW&#x27;S SUPERMARKET</td><td>54,712</td><td>TOYS R US</td><td>46,932</td><td>HOME GOODS</td><td>24,904</td></tr><tr><td>MARLBOROUGH</td><td>OIV</td><td>2004</td><td>104,125</td><td>79.8</td><td>BEST BUY</td><td>45,000</td><td>DSW SHOE WAREHOUSE</td><td>22,362</td><td></td><td></td></tr><tr><td>PITTSFIELD</td><td>KIF</td><td>2004</td><td>72,014</td><td>92.3</td><td>STOP &amp; SHOP</td><td>61,935</td><td></td><td></td><td></td><td></td></tr><tr><td>QUINCY</td><td>OIP</td><td>2005</td><td>80,510</td><td>93.8</td><td>HANNAFORD</td><td>55,087</td><td>RITE AID</td><td>14,247</td><td></td><td></td></tr><tr><td>SHREWSBURY</td><td></td><td>2000</td><td>109,250</td><td>93.6</td><td>BOB&#x27;S STORES</td><td>40,982</td><td>BED BATH &amp; BEYOND</td><td>32,767</td><td>STAPLES</td><td>18,689</td></tr><tr><td>STURBRIDGE</td><td>UBS</td><td>2006</td><td>231,197</td><td>100.0</td><td>STOP &amp; SHOP</td><td>57,769</td><td>MARSHALLS</td><td>30,457</td><td>CINEMAIC THEATERS</td><td>29,000</td></tr><tr><td>MICHIGAN</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CANTON TWP.</td><td></td><td>2005</td><td>36,601</td><td>37.2</td><td>PETCO</td><td>13,601</td><td></td><td></td><td></td><td></td></tr><tr><td>CLARKSTON</td><td></td><td>1996</td><td>148,973</td><td>44.5</td><td>OFFICE DEPOT</td><td>19,605</td><td>CVS</td><td>10,624</td><td></td><td></td></tr><tr><td>CLAWSON</td><td></td><td>1993</td><td>130,424</td><td>83.0</td><td>STAPLES</td><td>24,000</td><td>ALDI</td><td>16,498</td><td>RITE AID</td><td>14,564</td></tr><tr><td>CLINTON TWP.</td><td></td><td>2005</td><td>19,042</td><td>100.0</td><td>GOLFSMITH</td><td>19,042</td><td></td><td></td><td></td><td></td></tr><tr><td>FARMINGTON</td><td></td><td>1993</td><td>96,915</td><td>42.7</td><td>FITNESS 19</td><td>10,250</td><td></td><td></td><td></td><td></td></tr><tr><td>KALAMAZOO</td><td>OIV</td><td>2002</td><td>261,107</td><td>100.0</td><td>HOBBY LOBBY</td><td>56,455</td><td>VALUE CITY</td><td>46,549</td><td>MARSHALLS</td><td>34,151</td></tr><tr><td>LIVONIA</td><td></td><td>1968</td><td>33,121</td><td>100.0</td><td>CVS</td><td>13,810</td><td></td><td></td><td></td><td></td></tr><tr><td>MUSKEGON</td><td></td><td>1985</td><td>79,215</td><td>65.2</td><td>PLUMBS FOOD</td><td>34,332</td><td></td><td></td><td></td><td></td></tr><tr><td>NOVI</td><td>OIV</td><td>2003</td><td>60,000</td><td>100.0</td><td>MICHAELS</td><td>31,447</td><td>HOME GOODS</td><td>28,553</td><td></td><td></td></tr><tr><td>OKEMOS</td><td></td><td>2005</td><td>19,451</td><td>100.0</td><td>DOLLAR TREE</td><td>12,200</td><td></td><td></td><td></td><td></td></tr><tr><td>TAYLOR</td><td></td><td>1993</td><td>141,549</td><td>100.0</td><td>KOHL&#x27;S</td><td>93,310</td><td>BABIES R US</td><td>37,459</td><td>PARTY AMERICA</td><td>10,780</td></tr><tr><td>TROY</td><td>OIP</td><td>2005</td><td>223,050</td><td>97.6</td><td>WALMART</td><td>136,847</td><td></td><td></td><td></td><td></td></tr><tr><td>WALKER</td><td></td><td>1993</td><td>387,210</td><td>99.0</td><td>RUBLOFF DEVELOPMENT</td><td>156,366</td><td>KOHL&#x27;S</td><td>104,508</td><td>LOEKS THEATRES</td><td>74,211</td></tr><tr><td>MINNESOTA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ARBOR LAKES</td><td></td><td>2006</td><td>474,657</td><td>98.5</td><td>LOWE&#x27;S HOME CENTER</td><td>137,933</td><td>DICK&#x27;S SPORTING GOODS</td><td>51,182</td><td>MARSHALLS</td><td>33,335</td></tr><tr><td>EDEN PRAIRIE</td><td></td><td>2005</td><td>18,411</td><td>65.2</td><td>DOLLAR TREE</td><td>12,000</td><td></td><td></td><td></td><td></td></tr><tr><td>MAPLE GROVE</td><td>KIR</td><td>2001</td><td>466,647</td><td>99.4</td><td>BYERLY&#x27;S</td><td>55,043</td><td>BEST BUY</td><td>45,953</td><td>JO-ANN FABRICS</td><td>45,940</td></tr><tr><td>MINNETONKA</td><td>KIR</td><td>1998</td><td>120,231</td><td>100.0</td><td>TOYS R US</td><td>61,369</td><td>GOLFSMITH GOLF CENTER</td><td>25,775</td><td></td><td></td></tr><tr><td>ROSEVILLE</td><td></td><td>2005</td><td>28,148</td><td>100.0</td><td>GOLFSMITH</td><td>18,480</td><td></td><td></td><td></td><td></td></tr><tr><td>ST. PAUL</td><td></td><td>2005</td><td>17,752</td><td>100.0</td><td>O&#x27;REILLY AUTO PARTS</td><td>17,752</td><td></td><td></td><td></td><td></td></tr><tr><td>MISSISSIPPI</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>HATTIESBURG</td><td></td><td>2004</td><td>295,848</td><td>92.7</td><td>ASHLEY FURNITURE HOMESTORE</td><td>45,000</td><td>ROSS DRESS FOR LESS</td><td>30,187</td><td>BED BATH &amp; BEYOND</td><td>23,065</td></tr><tr><td>JACKSON</td><td>OIV</td><td>2002</td><td>50,000</td><td>100.0</td><td>MICHAELS</td><td>25,969</td><td>MARSHALLS</td><td>24,031</td><td></td><td></td></tr><tr><td>MISSOURI</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CRYSTAL CITY</td><td></td><td>1997</td><td>100,724</td><td>100.0</td><td>KMART</td><td>100,724</td><td></td><td></td><td></td><td></td></tr><tr><td>ELLISVILLE</td><td></td><td>1970</td><td>118,080</td><td>100.0</td><td>SHOP N SAVE</td><td>80,000</td><td>EAGLE FLOORING</td><td>10,000</td><td></td><td></td></tr><tr><td>INDEPENDENCE</td><td></td><td>1998</td><td>184,870</td><td>100.0</td><td>KMART</td><td>131,677</td><td>THE TILE SHOP</td><td>26,682</td><td></td><td></td></tr><tr><td>JOPLIN</td><td></td><td>1998</td><td>155,416</td><td>100.0</td><td>ASHLEY FURNITURE HOMESTORE</td><td>36,412</td><td>HASTINGS BOOKS</td><td>29,108</td><td>OFFICEMAX</td><td>23,500</td></tr><tr><td>JOPLIN</td><td>KIR</td><td>1998</td><td>80,524</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>KANSAS CITY</td><td></td><td>1997</td><td>150,381</td><td>97.9</td><td>HOME DEPOT</td><td>113,969</td><td>THE LEATHER COLLECTION</td><td>26,692</td><td></td><td></td></tr><tr><td>KIRKWOOD</td><td></td><td>1990</td><td>251,775</td><td>100.0</td><td>HOBBY LOBBY</td><td>64,876</td><td>BURLINGTON COAT FACTORY</td><td>58,400</td><td>SPORTS AUTHORITY</td><td>35,764</td></tr><tr><td>LEMAY</td><td></td><td>1974</td><td>79,747</td><td>98.7</td><td>SHOP N SAVE</td><td>56,198</td><td>DOLLAR GENERAL</td><td>10,500</td><td></td><td></td></tr><tr><td>MANCHESTER</td><td>KIR</td><td>1998</td><td>89,305</td><td>100.0</td><td>KOHL&#x27;S</td><td>89,305</td><td></td><td></td><td></td><td></td></tr><tr><td>SPRINGFIELD</td><td></td><td>1994</td><td>282,619</td><td>100.0</td><td>BEST BUY</td><td>58,155</td><td>JCPENNEY</td><td>46,144</td><td>TJ MAXX</td><td>31,275</td></tr><tr><td>SPRINGFIELD</td><td></td><td>2002</td><td>84,916</td><td>100.0</td><td>BED BATH &amp; BEYOND</td><td>30,050</td><td>ROSS DRESS FOR LESS</td><td>25,466</td><td></td><td></td></tr><tr><td>SPRINGFIELD</td><td></td><td>1998</td><td>209,884</td><td>98.1</td><td>KMART</td><td>122,306</td><td>OFFICE DEPOT</td><td>28,000</td><td>PACE-BATTLEFIELD, LLC</td><td>26,000</td></tr><tr><td>ST. CHARLES</td><td></td><td>1998</td><td>8,000</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ST. CHARLES</td><td></td><td>1998</td><td>84,460</td><td>100.0</td><td>KOHL&#x27;S</td><td>84,460</td><td></td><td></td><td></td><td></td></tr><tr><td>ST. LOUIS</td><td></td><td>1998</td><td>113,781</td><td>100.0</td><td>KOHL&#x27;S</td><td>92,870</td><td>CLUB FITNESS</td><td>20,911</td><td></td><td></td></tr></table>



<table><tr><td>LOCATION</td><td>PORTFOLIO</td><td>YEAR DEVELOPED OR ACQUIRED</td><td>LEASABLE AREA (SQ. FT.)</td><td>PERCENT LEASED (1)</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GIA</td></tr><tr><td>ST. LOUIS</td><td></td><td>1972</td><td>129,093</td><td>94.4</td><td>SHOP N SAVE</td><td>68,307</td><td></td><td></td><td></td><td></td></tr><tr><td>ST. LOUIS</td><td></td><td>1998</td><td>176,273</td><td>100.0</td><td>BURLINGTON COAT FACTORY</td><td>80,000</td><td>BIG LOTS</td><td>35,040</td><td>SOCIETY OF ST. VINCENT DE PAUL NAPA AUTO PARTS</td><td>27,000</td></tr><tr><td>ST. LOUIS</td><td></td><td>1997</td><td>169,982</td><td>100.0</td><td>HOME DEPOT</td><td>122,540</td><td>OFFICE DEPOT</td><td>27,000</td><td></td><td>18,442</td></tr><tr><td>ST. LOUIS</td><td></td><td>1997</td><td>172,165</td><td>100.0</td><td>KMART</td><td>135,504</td><td>K&amp;G MEN&#x27;S COMPANY</td><td>27,000</td><td></td><td></td></tr><tr><td>ST. LOUIS</td><td></td><td>1997</td><td>128,765</td><td>100.0</td><td>KMART</td><td>128,765</td><td></td><td></td><td></td><td></td></tr><tr><td>ST. PETERS</td><td></td><td>1997</td><td>175,121</td><td>92.4</td><td>HOBBY LOBBY</td><td>57,028</td><td>SPORTS AUTHORITY</td><td>40,418</td><td>OFFICE DEPOT</td><td>24,500</td></tr><tr><td>NEBRASKA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>OMAHA</td><td></td><td>2005</td><td>178,686</td><td>82.2</td><td>MARSHALLS</td><td>33,000</td><td>BIG LOTS</td><td>28,760</td><td>OFFICEMAX</td><td>20,022</td></tr><tr><td>NEVADA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>HENDERSON</td><td></td><td>1999</td><td>176,081</td><td>82.0</td><td>COLLEEN&#x27;S CLASSIC CONSIGNMENT ALBERTSONS</td><td>40,745</td><td>BIG LOTS</td><td>30,000</td><td>SAVERS</td><td>25,000</td></tr><tr><td>HENDERSON</td><td>PRU</td><td>2006</td><td>130,773</td><td>73.8</td><td></td><td>49,100</td><td></td><td></td><td></td><td></td></tr><tr><td>LAS VEGAS</td><td>PRU</td><td>2006</td><td>77,650</td><td>95.7</td><td>ALBERTSONS</td><td>58,050</td><td></td><td></td><td></td><td></td></tr><tr><td>LAS VEGAS</td><td>BIG</td><td>2010</td><td>361,486</td><td>97.1</td><td>COLLEEN&#x27;S CLASSICS CONSIGNMENT OPPORTUNITY VILLAGE</td><td>40,728</td><td>MARSHALLS</td><td>30,000</td><td>ROSS DRESS FOR LESS</td><td>24,000</td></tr><tr><td>LAS VEGAS</td><td>BIG</td><td>2010</td><td>111,245</td><td>76.0</td><td></td><td>36,800</td><td>DOLLAR TREE</td><td>21,578</td><td>CYCLE GEAR</td><td>10,352</td></tr><tr><td>LAS VEGAS</td><td>BIG</td><td>2010</td><td>228,279</td><td>79.2</td><td>AMC RAINBOW PROMENADE 10 SAVERS</td><td>40,013</td><td>OFFICEMAX</td><td>30,000</td><td>BARNES &amp; NOBLE</td><td>24,900</td></tr><tr><td>LAS VEGAS</td><td>BIG</td><td>2010</td><td>158,898</td><td>84.5</td><td></td><td>39,641</td><td>OFFICEMAX</td><td>21,050</td><td>DOLLAR DISCOUNT CENTER</td><td>17,325</td></tr><tr><td>RENO</td><td></td><td>2006</td><td>31,616</td><td>85.5</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>RENO</td><td></td><td>2006</td><td>36,619</td><td>90.3</td><td>PIER 1 IMPORTS</td><td>10,542</td><td></td><td></td><td></td><td></td></tr><tr><td>RENO</td><td>PRU</td><td>2006</td><td>113,376</td><td>83.3</td><td>SCOLARIS&#x27;S WAREHOUSE MARKET BED BATH &amp; BEYOND</td><td>50,451</td><td></td><td></td><td></td><td></td></tr><tr><td>RENO</td><td>UBS</td><td>2007</td><td>146,082</td><td>81.0</td><td></td><td>35,185</td><td>WILD OATS MARKETS (5)</td><td>28,788</td><td>COST PLUS</td><td>18,665</td></tr><tr><td>RENO</td><td>UBS</td><td>2007</td><td>104,319</td><td>94.2</td><td>RALEY&#x27;S</td><td>65,519</td><td></td><td></td><td></td><td></td></tr><tr><td>RENO</td><td>UBS</td><td>2007</td><td>120,004</td><td>100.0</td><td>RALEY&#x27;S</td><td>61,570</td><td></td><td></td><td></td><td></td></tr><tr><td>SPARKS</td><td></td><td>2007</td><td>119,601</td><td>94.8</td><td>SAFEWAY</td><td>56,061</td><td>CVS</td><td>18,990</td><td></td><td></td></tr><tr><td>SPARKS</td><td>UBS</td><td>2007</td><td>113,743</td><td>89.3</td><td>RALEY&#x27;S</td><td>63,476</td><td></td><td></td><td></td><td></td></tr><tr><td>NEW HAMPSHIRE</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MILFORD</td><td></td><td>2008</td><td>148,002</td><td>90.0</td><td>SHAW&#x27;S SUPERMARKET</td><td>71,000</td><td>RITE AID</td><td>17,050</td><td></td><td></td></tr><tr><td>NASHUA</td><td>KIF</td><td>2004</td><td>178,204</td><td>100.0</td><td>MICHAELS</td><td>24,300</td><td>MODELL&#x27;S</td><td>21,319</td><td>BARNES &amp; NOBLE (5)</td><td>14,510</td></tr><tr><td>SALEM</td><td></td><td>1994</td><td>344,069</td><td>100.0</td><td>KOHL&#x27;S</td><td>90,375</td><td>SHAW&#x27;S SUPERMARKET</td><td>51,507</td><td>BOB&#x27;S STORES</td><td>43,905</td></tr><tr><td>NEW JERSEY</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BAYONNE</td><td></td><td>2004</td><td>23,901</td><td>100.0</td><td>DOLLAR TREE</td><td>23,901</td><td></td><td></td><td></td><td></td></tr><tr><td>BRICKTOWN</td><td></td><td>2005</td><td>5,589</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BRIDGEWATER</td><td></td><td>1998</td><td>136,570</td><td>100.0</td><td>COSTCO</td><td>136,570</td><td></td><td></td><td></td><td></td></tr><tr><td>BRIDGEWATER</td><td>KIR</td><td>2001</td><td>241,997</td><td>100.0</td><td>BED BATH &amp; BEYOND</td><td>40,415</td><td>MARSHALLS</td><td>39,562</td><td>BABIES R US</td><td>37,355</td></tr><tr><td>BRIDGEWATER</td><td></td><td>2005</td><td>21,555</td><td>100.0</td><td>CREME DE LA CREME</td><td>21,555</td><td></td><td></td><td></td><td></td></tr><tr><td>CHERRY HILL</td><td></td><td>1985</td><td>124,750</td><td>85.8</td><td>STOP &amp; SHOP (5)</td><td>62,532</td><td>RETROFITNESS</td><td>10,366</td><td></td><td></td></tr><tr><td>CHERRY HILL</td><td></td><td>1996</td><td>129,809</td><td>100.0</td><td>KOHL&#x27;S</td><td>96,629</td><td>PLANET FITNESS</td><td>22,320</td><td></td><td></td></tr><tr><td>CHERRY HILL</td><td>SEB</td><td>2007</td><td>209,185</td><td>93.8</td><td>KOHL&#x27;S</td><td>86,770</td><td>SPORTS AUTHORITY</td><td>40,000</td><td>BABIES R US</td><td>37,491</td></tr><tr><td>CHERRY HILL</td><td></td><td>2011</td><td>257,378</td><td>69.0</td><td>SHOPRITE</td><td>71,676</td><td>ROSS DRESS FOR LESS</td><td>30,076</td><td>STAPLES</td><td>23,766</td></tr><tr><td>CINNAMINSON</td><td></td><td>1996</td><td>141,994</td><td>94.6</td><td>SPEED RACEWAY, LP</td><td>85,400</td><td>HIBACHI GRILL &amp; SUPREME BUFFET</td><td>19,412</td><td>ACME MARKETS (5)</td><td>17,000</td></tr><tr><td>DELRAN</td><td>KIR</td><td>2000</td><td>77,583</td><td>100.0</td><td>PETSMART</td><td>20,443</td><td>OFFICE DEPOT (5)</td><td>20,006</td><td></td><td></td></tr><tr><td>DELRAN</td><td>KIR</td><td>2005</td><td>37,679</td><td>79.8</td><td>DOLLAR TREE</td><td>15,000</td><td></td><td></td><td></td><td></td></tr><tr><td>DEPTFORD</td><td>OIV</td><td>2008</td><td>58,000</td><td>77.6</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>EAST WINDSOR</td><td></td><td>2008</td><td>249,029</td><td>100.0</td><td>TARGET</td><td>126,200</td><td>GENUARDI&#x27;S (5)</td><td>52,869</td><td>Ti MAXX</td><td>30,000</td></tr><tr><td>EDGEWATER</td><td>PRU</td><td>2007</td><td>423,315</td><td>100.0</td><td>TARGET</td><td>113,156</td><td>PATHMARK</td><td>63,966</td><td>Ti MAXX</td><td>35,000</td></tr><tr><td>HILLSBOROUGH</td><td>OIV</td><td>2005</td><td>55,552</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>HOLMDEL</td><td></td><td>2007</td><td>299,723</td><td>88.6</td><td>A&amp;P</td><td>56,021</td><td>MARSHALLS</td><td>48,833</td><td>LA FITNESS</td><td>37,344</td></tr><tr><td>HOLMDEL</td><td></td><td>2007</td><td>234,557</td><td>99.2</td><td>BEST MARKET</td><td>37,500</td><td>BEST BUY</td><td>30,109</td><td>MICHAELS</td><td>25,482</td></tr><tr><td>HOWELL</td><td></td><td>2005</td><td>30,000</td><td>100.0</td><td>BEST BUY</td><td>30,000</td><td></td><td></td><td></td><td></td></tr><tr><td>LINDEN</td><td></td><td>2002</td><td>13,340</td><td>100.0</td><td>STRAUSS DISCOUNT AUTO</td><td>13,340</td><td></td><td></td><td></td><td></td></tr><tr><td>LITTLE FERRY</td><td>OIV</td><td>2008</td><td>146,222</td><td>98.7</td><td>HAR SUPERMARKETS</td><td>38,000</td><td></td><td></td><td></td><td></td></tr></table>



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<table><tr><td>LOCATION</td><td>PORTFOLIO</td><td>YEAR DEVELOPED OR ACQUIRED</td><td>LEASABLE AREA (SQ. FT.)</td><td>PERCENT LEASED (1)</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GIA</td></tr><tr><td>LEVITTOWN</td><td>OIV</td><td>2006</td><td>47,199</td><td>100.0</td><td>SPORTS AUTHORITY</td><td>30,164</td><td>DSW SHOE WAREHOUSE</td><td>17,035</td><td></td><td></td></tr><tr><td>LITTLE NECK</td><td></td><td>2003</td><td>48,275</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MANHASSET</td><td></td><td>1999</td><td>188,608</td><td>100.0</td><td>MARSHALLS</td><td>40,114</td><td>KING KULLEN</td><td>37,570</td><td>MICHAELS</td><td>25,567</td></tr><tr><td>MASPETH</td><td></td><td>2004</td><td>22,500</td><td>100.0</td><td>DUANE READE</td><td>22,500</td><td></td><td></td><td></td><td></td></tr><tr><td>MERRICK</td><td>KIR</td><td>2000</td><td>108,296</td><td>100.0</td><td>WALDBAUM&#x27;S</td><td>44,478</td><td>HOME GOODS</td><td>24,836</td><td>ANNIE SEZ</td><td>15,038</td></tr><tr><td>MIDDLETOWN</td><td>KIR</td><td>2000</td><td>80,000</td><td>100.0</td><td>BEST BUY</td><td>45,000</td><td>CHRISTMAS TREE SHOPS</td><td>35,000</td><td></td><td></td></tr><tr><td>MINEOLA</td><td></td><td>2007</td><td>26,780</td><td>97.6</td><td>NORTH SHORE FARMS</td><td>10,000</td><td></td><td></td><td></td><td></td></tr><tr><td>MUNSEY PARK</td><td>KIR</td><td>2000</td><td>72,748</td><td>100.0</td><td>BED BATH &amp; BEYOND</td><td>41,393</td><td>WHOLE FOODS MARKET</td><td>20,000</td><td></td><td></td></tr><tr><td>NESCONSET</td><td></td><td>2009</td><td>55,970</td><td>100.0</td><td>PETSMART</td><td>28,918</td><td>BOB&#x27;S DISCOUNT FURNITURE</td><td>27,052</td><td></td><td></td></tr><tr><td>NORTH MASSAPEGUA</td><td></td><td>2004</td><td>29,610</td><td>100.0</td><td>DUANE READE</td><td>17,943</td><td></td><td></td><td></td><td></td></tr><tr><td>PLAINVIEW</td><td></td><td>1969</td><td>88,222</td><td>98.0</td><td>FAIRWAY STORES</td><td>55,162</td><td></td><td></td><td></td><td></td></tr><tr><td>POUGHKEEPSIE</td><td></td><td>1972</td><td>167,668</td><td>94.1</td><td>STOP &amp; SHOP</td><td>69,449</td><td>BIG LOTS</td><td>32,640</td><td>DOLLAR TREE</td><td>11,100</td></tr><tr><td>ROCHESTER</td><td></td><td>1993</td><td>104,870</td><td>56.8</td><td>TOPS SUPERMARKET</td><td>53,800</td><td></td><td></td><td></td><td></td></tr><tr><td>SELDEN</td><td>BIG</td><td>2011</td><td>245,457</td><td>83.0</td><td>HOME DEPOT</td><td>102,220</td><td></td><td></td><td></td><td></td></tr><tr><td>STATEN ISLAND</td><td>KIR</td><td>2000</td><td>207,726</td><td>100.0</td><td>STOP &amp; SHOP</td><td>55,380</td><td>T; MAXX</td><td>34,798</td><td>MICHAELS</td><td>17,573</td></tr><tr><td>STATEN ISLAND</td><td></td><td>1989</td><td>210,825</td><td>96.0</td><td>PATHMARK</td><td>48,377</td><td></td><td></td><td></td><td></td></tr><tr><td>STATEN ISLAND</td><td></td><td>1997</td><td>101,337</td><td>99.2</td><td>KING KULLEN</td><td>33,540</td><td></td><td></td><td></td><td></td></tr><tr><td>STATEN ISLAND</td><td></td><td>2005</td><td>100,641</td><td>100.0</td><td>KOHL&#x27;S</td><td>100,641</td><td></td><td></td><td></td><td></td></tr><tr><td>STATEN ISLAND</td><td></td><td>2006</td><td>356,267</td><td>97.0</td><td>KMART</td><td>103,823</td><td>PATHMARK</td><td>59,809</td><td>TOYS R US</td><td>42,025</td></tr><tr><td>STATEN ISLAND</td><td></td><td>2005</td><td>47,270</td><td>100.0</td><td>STAPLES</td><td>47,270</td><td></td><td></td><td></td><td></td></tr><tr><td>SYOSSET</td><td></td><td>1967</td><td>32,124</td><td>95.0</td><td>NEW YORK SPORTS CLUB</td><td>16,664</td><td></td><td></td><td></td><td></td></tr><tr><td>WHITE PLAINS</td><td></td><td>2004</td><td>22,220</td><td>100.0</td><td>DUANE READE</td><td>14,450</td><td></td><td></td><td></td><td></td></tr><tr><td>YONKERS</td><td></td><td>1995</td><td>43,560</td><td>100.0</td><td>SHOPRITE</td><td>43,560</td><td></td><td></td><td></td><td></td></tr><tr><td>YONKERS</td><td></td><td>2005</td><td>10,329</td><td>100.0</td><td>ADVANCE AUTO PARTS</td><td>10,329</td><td></td><td></td><td></td><td></td></tr><tr><td>NORTH CAROLINA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CARY</td><td>KIR</td><td>2001</td><td>315,797</td><td>96.6</td><td>B;S</td><td>108,532</td><td>KOHL&#x27;S</td><td>86,584</td><td>PETSMART</td><td>26,040</td></tr><tr><td>CARY</td><td></td><td>2000</td><td>86,015</td><td>100.0</td><td>BED BATH &amp; BEYOND</td><td>43,015</td><td>DICK&#x27;S SPORTING GOODS</td><td>43,000</td><td></td><td></td></tr><tr><td>CARY</td><td></td><td>1998</td><td>102,787</td><td>83.3</td><td>LOWES FOOD</td><td>48,214</td><td>BRIDAL BOUTIQUE</td><td>12,000</td><td></td><td></td></tr><tr><td>CHARLOTTE</td><td></td><td>1968</td><td>110,300</td><td>95.5</td><td>BURLINGTON COAT FACTORY</td><td>48,000</td><td>T; MAXX</td><td>31,954</td><td>CVS</td><td>10,722</td></tr><tr><td>CHARLOTTE</td><td></td><td>1986</td><td>233,812</td><td>75.4</td><td>ROSS DRESS FOR LESS</td><td>32,003</td><td>K&amp;G MEN&#x27;S COMPANY</td><td>31,577</td><td>SPORTS &amp; FITNESS</td><td>24,928</td></tr><tr><td>CORNELLUS</td><td></td><td>2011</td><td>67,158</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>DURHAM</td><td>KIR</td><td>2002</td><td>408,292</td><td>98.7</td><td>WALMART</td><td>149,929</td><td>BEST BUY</td><td>45,000</td><td>BUY BUY BABY</td><td>31,999</td></tr><tr><td>DURHAM</td><td></td><td>1996</td><td>116,186</td><td>94.8</td><td>T; MAXX</td><td>31,303</td><td>JO-ANN FABRICS</td><td>16,051</td><td>HIBA CHI GRILL &amp; SUPPER BUFFET</td><td>11,200</td></tr><tr><td>FRANKLIN</td><td>OIV</td><td>1998</td><td>26,326</td><td>100.0</td><td>BILL HOLT FORD</td><td>26,326</td><td></td><td></td><td></td><td></td></tr><tr><td>GREENSBORO</td><td></td><td>2011</td><td>215,193</td><td>98.0</td><td>KOHL&#x27;S</td><td>87,110</td><td>HARRIS TEETER</td><td>47,452</td><td>RITE AID</td><td>11,606</td></tr><tr><td>KNIGHTDALE</td><td>SEB</td><td>2011</td><td>184,244</td><td>99.2</td><td>ROSS DRESS FOR LESS</td><td>30,144</td><td>BED BATH &amp; BEYOND</td><td>22,941</td><td>MICHAELS</td><td>21,545</td></tr><tr><td>KNIGHTDALE</td><td>SEB</td><td>2011</td><td>136,955</td><td>92.9</td><td>DICK&#x27;S SPORTING GOODS</td><td>45,000</td><td>BEST BUY</td><td>30,000</td><td>T; MAXX</td><td>26,297</td></tr><tr><td>MOORESVILLE</td><td></td><td>2007</td><td>165,798</td><td>97.9</td><td>BEST BUY</td><td>30,000</td><td>BED BATH &amp; BEYOND</td><td>28,000</td><td>STAPLES</td><td>20,388</td></tr><tr><td>MORRISVILLE</td><td></td><td>2008</td><td>169,901</td><td>98.5</td><td>CARMIKE CINEMAS</td><td>60,124</td><td>FOOD LION</td><td>36,427</td><td>STEIN MART</td><td>36,000</td></tr><tr><td>PINEVILLE</td><td>OIP</td><td>2003</td><td>270,494</td><td>96.6</td><td>KMART</td><td>105,015</td><td>STEIN MART</td><td>36,000</td><td>T; MAXX</td><td>30,000</td></tr><tr><td>RALEIGH</td><td></td><td>1993</td><td>362,945</td><td>89.4</td><td>GOLFSMITH GOLF &amp; TENNIS</td><td>59,719</td><td>BED BATH &amp; BEYOND</td><td>35,335</td><td>ROSS DRESS FOR LESS</td><td>30,187</td></tr><tr><td>RALEIGH</td><td></td><td>2006</td><td>9,800</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>RALEIGH</td><td></td><td>2003</td><td>97,103</td><td>85.8</td><td>FOOD LION</td><td>38,273</td><td>ACE HARDWARE</td><td>16,593</td><td></td><td></td></tr><tr><td>RALEIGH</td><td></td><td>2011</td><td>129,802</td><td>95.4</td><td>OFFICE DEPOT</td><td>22,391</td><td>02 FITNESS</td><td>20,006</td><td>ACE HARDWARE</td><td>12,000</td></tr><tr><td>RALEIGH</td><td></td><td>2011</td><td>6,401</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>WINSTON-SALEM</td><td></td><td>1969</td><td>132,190</td><td>96.4</td><td>HARRIS TEETER</td><td>60,279</td><td>DOLLAR TREE</td><td>14,849</td><td></td><td></td></tr><tr><td>OHIO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>AKRON</td><td></td><td>1975</td><td>75,866</td><td>100.0</td><td>GIANT EAGLE</td><td>61,866</td><td></td><td></td><td></td><td></td></tr><tr><td>AKRON</td><td></td><td>1988</td><td>138,491</td><td>100.0</td><td>GABRIEL BROTHERS</td><td>66,167</td><td>PAT CATANS CRAFTS</td><td>32,024</td><td>BIG LOTS</td><td>30,000</td></tr><tr><td>BARBERTON</td><td></td><td>1972</td><td>101,688</td><td>95.7</td><td>GIANT EAGLE</td><td>87,738</td><td></td><td></td><td></td><td></td></tr></table>



<table><tr><td rowspan="2">LOCATION</td><td rowspan="2">PORTFOLIO</td><td rowspan="2">YEAR DEVELOPED OR ACQUIRED</td><td rowspan="2">LEASABLE AREA (SQ. FT.)</td><td rowspan="2">PERCENT LEASED (1)</td><td colspan="7">MAJOR LEASES</td></tr><tr><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td></td></tr><tr><td>BEAVERCREEK</td><td></td><td>1986</td><td>140,791</td><td>97.7</td><td>KROGER</td><td>122,697</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BRUNSWICK</td><td></td><td>1975</td><td>171,223</td><td>96.4</td><td>KMART</td><td>84,180</td><td>MARC&#x27;S</td><td>42,130</td><td></td><td></td><td></td></tr><tr><td>CAMBRIDGE</td><td></td><td>1997</td><td>78,065</td><td>100.0</td><td>TRACTOR SUPPLY CO.</td><td>52,687</td><td>DOLLAR GENERAL</td><td>11,250</td><td></td><td></td><td></td></tr><tr><td>CANTON</td><td></td><td>1972</td><td>172,419</td><td>92.5</td><td>BURLINGTON COAT FACTORY BED BATH &amp; BEYOND</td><td>67,000</td><td>T. MAXX</td><td>34,952</td><td>TUESDAY MORNING</td><td>15,000</td><td></td></tr><tr><td>CENTERVILLE</td><td></td><td>1988</td><td>125,058</td><td>100.0</td><td>BED BATH &amp; BEYOND</td><td>28,440</td><td>THE TILE SHOP</td><td>28,440</td><td>HOME 2 HOME</td><td>22,321</td><td></td></tr><tr><td>CINCINNATI</td><td>KIR</td><td>2000</td><td>409,960</td><td>99.6</td><td>WALMART</td><td>180,879</td><td>HOBBY LOBBY</td><td>58,835</td><td>DICK&#x27;S SPORTING GOODS</td><td>33,160</td><td></td></tr><tr><td>CINCINNATI</td><td></td><td>1988</td><td>222,131</td><td>100.0</td><td>LOWE&#x27;S HOME CENTER</td><td>138,445</td><td>BIG LOTS</td><td>29,563</td><td>A&#x27; WRIGHT</td><td>25,489</td><td></td></tr><tr><td>CINCINNATI</td><td></td><td>2000</td><td>88,317</td><td>37.5</td><td>URBAN ACTIVE FITNESS</td><td>33,148</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CINCINNATI</td><td></td><td>1999</td><td>89,742</td><td>98.5</td><td>BIGGS FOODS</td><td>64,700</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CINCINNATI</td><td></td><td>2005</td><td>16,000</td><td>100.0</td><td>HIGHLAND KENNEDY DEVELOPMENT</td><td>16,000</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CINCINNATI</td><td></td><td>2005</td><td>10,900</td><td>100.0</td><td>EDDIE MERLOTS</td><td>10,900</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>COLUMBUS</td><td>KIR</td><td>2002</td><td>269,201</td><td>97.9</td><td>LOWE&#x27;S HOME CENTER</td><td>131,644</td><td>KROGER</td><td>78,314</td><td></td><td></td><td></td></tr><tr><td>COLUMBUS</td><td></td><td>1988</td><td>129,008</td><td>100.0</td><td>KOHL&#x27;S</td><td>99,408</td><td>GRANT/RIVERSIDE METHODIST HOSP</td><td>24,400</td><td></td><td></td><td></td></tr><tr><td>COLUMBUS</td><td>KIR</td><td>1998</td><td>112,862</td><td>70.3</td><td>PIER 1 IMPORTS</td><td>12,015</td><td>PATEL BROTHERS</td><td>11,060</td><td></td><td></td><td></td></tr><tr><td>DAYTON</td><td></td><td>1969</td><td>163,131</td><td>87.3</td><td>BEST BUY</td><td>55,350</td><td>BIG LOTS</td><td>44,650</td><td>JO-ANN FABRICS</td><td>18,172</td><td></td></tr><tr><td>DAYTON</td><td></td><td>1984</td><td>206,031</td><td>87.0</td><td>VICTORIA&#x27;S SECRET</td><td>94,350</td><td>KROGER</td><td>50,545</td><td>CARDINAL FITNESS</td><td>14,862</td><td></td></tr><tr><td>HUBER HEIGHTS</td><td>KIR</td><td>1999</td><td>318,368</td><td>97.1</td><td>ELDER BEERMAN</td><td>101,840</td><td>KOHL&#x27;S</td><td>80,731</td><td>MARSHALLS</td><td>29,500</td><td></td></tr><tr><td>KENT</td><td></td><td>1988</td><td>106,500</td><td>100.0</td><td>TOPS SUPREMARKET (5)</td><td>103,500</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MENTOR</td><td></td><td>1987</td><td>103,910</td><td>100.0</td><td>GABRIEL BROTHERS</td><td>51,703</td><td>BIG LOTS</td><td>43,227</td><td></td><td></td><td></td></tr><tr><td>MIAMISBURG</td><td></td><td>1999</td><td>6,000</td><td>57.5</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MIDDLEBURG HEIGHTS</td><td></td><td>1988</td><td>104,342</td><td>51.5</td><td>GABRIEL BROTHERS</td><td>53,716</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>NORTH OLMSTED</td><td></td><td>1988</td><td>99,862</td><td>100.0</td><td>TOPS SUPREMARKET</td><td>99,862</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>SHARONVILLE</td><td>OIV</td><td>1977</td><td>121,105</td><td>99.1</td><td>GABRIEL BROTHERS</td><td>55,103</td><td>KROGER</td><td>30,975</td><td>UNITED ART AND EDUCATION</td><td>19,467</td><td></td></tr><tr><td>SPRINGDALE</td><td>KIR</td><td>2000</td><td>252,110</td><td>84.1</td><td>WALMART (5)</td><td>125,469</td><td>GUITAR CENTER</td><td>15,750</td><td>FURNISH 123</td><td>12,000</td><td></td></tr><tr><td>TROTWOOD</td><td></td><td>1988</td><td>141,616</td><td>100.0</td><td>BURLINGTON COAT FACTORY T. MAXX</td><td>99,294</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>UPPER ARLINGTON</td><td></td><td>1969</td><td>160,702</td><td>87.6</td><td>T. MAXX</td><td>48,399</td><td>SHOW &amp; SELL MERCHANDISE MARC&#x27;S</td><td>33,000</td><td>HONG KONG BUFFET</td><td>14,666</td><td></td></tr><tr><td>WESTERVILLE</td><td></td><td>1993</td><td>216,957</td><td>98.0</td><td>KOHL&#x27;S</td><td>99,380</td><td></td><td>69,784</td><td>OFFICEMAX</td><td>30,614</td><td></td></tr><tr><td>OKLAHOMA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>OKLAHOMA CITY</td><td></td><td>1997</td><td>103,027</td><td>100.0</td><td>ACADEMY SPORTS &amp; OUTDOORS HOME DEPOT</td><td>97,527</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>OKLAHOMA CITY</td><td></td><td>1998</td><td>233,797</td><td>100.0</td><td></td><td>102,962</td><td>GORDIMANS</td><td>50,000</td><td>BEST BUY</td><td>45,753</td><td></td></tr><tr><td>OREGON</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ALBANY</td><td>OIV</td><td>2006</td><td>22,700</td><td>100.0</td><td>GROCERY OUTLET</td><td>22,700</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ALBANY</td><td></td><td>2009</td><td>109,891</td><td>70.6</td><td>RITE AID</td><td>29,545</td><td>DOLLAR TREE</td><td>14,800</td><td>AARON&#x27;S SALES &amp; LEASING</td><td>13,600</td><td></td></tr><tr><td>CANBY</td><td></td><td>2009</td><td>115,701</td><td>93.1</td><td>SAFEWAY</td><td>46,293</td><td>RITE AID (5)</td><td>27,465</td><td>CANBY ACE HARDWARE</td><td>14,785</td><td></td></tr><tr><td>CLACKAMAS</td><td>PRU</td><td>2007</td><td>236,672</td><td>100.0</td><td>SPORTS AUTHORITY</td><td>45,121</td><td>NORDSTROM RACK</td><td>27,766</td><td>OLD NAVY</td><td>20,400</td><td></td></tr><tr><td>GRESHAM</td><td>PRU</td><td>2006</td><td>264,765</td><td>89.6</td><td>MADRONA WATUMULL</td><td>55,120</td><td>NW INVESTORS</td><td>42,420</td><td>ROSS DRESS FOR LESS</td><td>26,832</td><td></td></tr><tr><td>GRESHAM</td><td></td><td>2009</td><td>208,276</td><td>89.4</td><td>MARSHALLS</td><td>27,500</td><td>BIG LOTS</td><td>25,000</td><td>BIG 5 SPORTING GOODS</td><td>15,000</td><td></td></tr><tr><td>GRESHAM</td><td></td><td>2009</td><td>107,583</td><td>100.0</td><td>WALMART</td><td>60,000</td><td>CASCADE ATHLETIC CLUB</td><td>21,633</td><td></td><td></td><td></td></tr><tr><td>HILLSBORO</td><td>BIG</td><td>2010</td><td>260,954</td><td>94.0</td><td>SAFEWAY</td><td>46,114</td><td>STAPLES</td><td>24,500</td><td>RITE AID</td><td>23,714</td><td></td></tr><tr><td>HILLSBORO</td><td>PRU</td><td>2008</td><td>210,941</td><td>95.1</td><td>SAFEWAY</td><td>53,000</td><td>RITE AID</td><td>27,465</td><td>DSW SHOES</td><td>19,949</td><td></td></tr><tr><td>MEDFORD</td><td></td><td>2009</td><td>335,043</td><td>81.8</td><td>SEARS</td><td>77,347</td><td>TINSELTOWN</td><td>57,273</td><td>THE MEDFORD CLUB</td><td>34,749</td><td></td></tr><tr><td>MILWAUKIE</td><td>PRU</td><td>2007</td><td>185,760</td><td>96.3</td><td>ALBERTSONS</td><td>42,630</td><td>RITE AID</td><td>31,472</td><td>JO-ANN FABRICS</td><td>13,775</td><td></td></tr><tr><td>PORTLAND</td><td>PRU</td><td>2006</td><td>115,673</td><td>88.0</td><td>SAFEWAY</td><td>48,000</td><td>DOLLAR TREE</td><td>11,660</td><td></td><td></td><td></td></tr><tr><td>SPRINGFIELD</td><td></td><td>2009</td><td>96,027</td><td>92.1</td><td>SAFEWAY</td><td>47,019</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>TROUTDALE</td><td></td><td>2009</td><td>90,137</td><td>59.8</td><td>UWG</td><td>38,000</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>PENNSYLVANIA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ARDMORE</td><td></td><td>2007</td><td>320,600</td><td>96.2</td><td>MACY&#x27;S</td><td>99,725</td><td>BANANA REPUBLIC</td><td>10,180</td><td></td><td></td><td></td></tr><tr><td>BLUE BELL</td><td></td><td>1996</td><td>120,211</td><td>100.0</td><td>KOHL&#x27;S</td><td>93,444</td><td>HOME GOODS</td><td>26,767</td><td></td><td></td><td></td></tr><tr><td>BROOKHAVEN</td><td></td><td>2005</td><td>6,300</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr></table>



<table><tr><td rowspan="2">LOCATION</td><td rowspan="2">PORTFOLIO</td><td rowspan="2">YEAR DEVELOPED OR ACQUIRED</td><td rowspan="2">LEASABLE AREA (SQ. FT.)</td><td rowspan="2">PERCENT LEASED (1)</td><td colspan="6">MAJOR LEASES</td></tr><tr><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td></tr><tr><td>CARLISLE</td><td>UBS</td><td>2005</td><td>90,289</td><td>93.2</td><td>GIANT FOOD</td><td>71,441</td><td></td><td></td><td></td><td></td></tr><tr><td>CHAMBERSBURG</td><td></td><td>2008</td><td>131,623</td><td>87.7</td><td>GIANT FOOD</td><td>67,521</td><td>WINE &amp; SPIRITS SHOPPE</td><td>11,309</td><td></td><td></td></tr><tr><td>CHAMBERSBURG</td><td></td><td>2006</td><td>271,411</td><td>97.3</td><td>KOHL&#x27;S</td><td>88,782</td><td>GIANT FOOD</td><td>68,000</td><td>MICHAELS</td><td>21,479</td></tr><tr><td>CHIPPEWA</td><td></td><td>2000</td><td>215,206</td><td>100.0</td><td>KMART</td><td>107,806</td><td>HOME DEPOT</td><td>107,400</td><td></td><td></td></tr><tr><td>EAGLEVILLE</td><td></td><td>2008</td><td>82,636</td><td>24.9</td><td>DOLLAR TREE</td><td>10,263</td><td></td><td></td><td></td><td></td></tr><tr><td>EAST NORRITON</td><td></td><td>1984</td><td>131,794</td><td>92.7</td><td>SHOPRITE</td><td>66,506</td><td>RETRO FITNESS</td><td>18,025</td><td>JO-ANN FABRICS</td><td>12,250</td></tr><tr><td>EAST STROUDSBURG</td><td></td><td>1973</td><td>168,218</td><td>80.8</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>EASTWICK</td><td></td><td>1997</td><td>36,511</td><td>100.0</td><td>MERCY HOSPITAL</td><td>33,000</td><td></td><td></td><td></td><td></td></tr><tr><td>EXTON</td><td></td><td>1999</td><td>60,685</td><td>100.0</td><td>ACME MARKETS</td><td>60,685</td><td></td><td></td><td></td><td></td></tr><tr><td>EXTON</td><td></td><td>1996</td><td>85,184</td><td>100.0</td><td>KOHL&#x27;S</td><td>85,184</td><td></td><td></td><td></td><td></td></tr><tr><td>EXTON</td><td></td><td>2005</td><td>3,600</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FEASTERVILLE</td><td></td><td>1996</td><td>87,160</td><td>100.0</td><td>IMPACT THRIFT STORE</td><td>66,485</td><td>STAPLES</td><td>20,675</td><td></td><td></td></tr><tr><td>GETTYSBURG</td><td></td><td>1986</td><td>14,584</td><td>100.0</td><td>RITE AID</td><td>14,584</td><td></td><td></td><td></td><td></td></tr><tr><td>GREENSBURG</td><td>OIV</td><td>2002</td><td>50,000</td><td>100.0</td><td>T/ I MAXX</td><td>26,775</td><td>MICHAELS</td><td>23,225</td><td></td><td></td></tr><tr><td>HAMBURG</td><td></td><td>2000</td><td>15,400</td><td>100.0</td><td>LEHIGH VALLEY HEALTH</td><td>15,400</td><td></td><td></td><td></td><td></td></tr><tr><td>HARRISBURG</td><td></td><td>1972</td><td>175,917</td><td>100.0</td><td>GANDER MOUNTAIN</td><td>83,777</td><td>AMERICAN SIGNATURE</td><td>48,884</td><td>OLD COUNTRY BUFFET</td><td>11,200</td></tr><tr><td>HAVERTOWN</td><td></td><td>1996</td><td>80,938</td><td>100.0</td><td>KOHL&#x27;S</td><td>80,938</td><td></td><td></td><td></td><td></td></tr><tr><td>HORSHAM</td><td>UBS</td><td>2005</td><td>71,737</td><td>97.8</td><td>GIANT FOOD</td><td>48,820</td><td></td><td></td><td></td><td></td></tr><tr><td>LANDSDALE</td><td></td><td>1996</td><td>84,470</td><td>100.0</td><td>KOHL&#x27;S</td><td>84,470</td><td></td><td></td><td></td><td></td></tr><tr><td>MONROEVILLE</td><td>UBS</td><td>2005</td><td>143,200</td><td>90.1</td><td>PETSMART</td><td>29,650</td><td>BED BATH &amp; BEYOND</td><td>25,312</td><td>MICHAELS</td><td>23,629</td></tr><tr><td>MONTGOMERY</td><td>KIR</td><td>2002</td><td>257,565</td><td>98.8</td><td>GIANT FOOD</td><td>67,179</td><td>BED BATH &amp; BEYOND</td><td>32,037</td><td>HHGREGG</td><td>28,892</td></tr><tr><td>MORRISVILLE</td><td></td><td>1996</td><td>2,437</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>NEW KENSINGTON</td><td></td><td>1986</td><td>108,950</td><td>100.0</td><td>GIANT EAGLE</td><td>101,750</td><td></td><td></td><td></td><td></td></tr><tr><td>PHILADELPHIA</td><td>OIV</td><td>1983</td><td>199,484</td><td>100.0</td><td>JC PENNEY</td><td>148,474</td><td>TOYS R US</td><td>33,000</td><td>HIBACHI GRILL &amp; SUPREME BUFFET</td><td>12,700</td></tr><tr><td>PHILADELPHIA</td><td>OIV</td><td>1998</td><td>25,943</td><td>19.7</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>PHILADELPHIA</td><td>OIV</td><td>1995</td><td>332,583</td><td>98.3</td><td>TARGET</td><td>137,000</td><td>PATHMARK</td><td>66,703</td><td>PEP BOYS</td><td>20,800</td></tr><tr><td>PHILADELPHIA</td><td></td><td>1996</td><td>82,345</td><td>100.0</td><td>KOHL&#x27;S</td><td>82,345</td><td></td><td></td><td></td><td></td></tr><tr><td>PHILADELPHIA</td><td></td><td>2005</td><td>19,137</td><td>100.0</td><td>CVS</td><td>12,900</td><td></td><td></td><td></td><td></td></tr><tr><td>PHILADELPHIA</td><td></td><td>2005</td><td>9,343</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>PHILADELPHIA</td><td>OIV</td><td>2006</td><td>292,729</td><td>97.0</td><td>SEARS</td><td>237,151</td><td></td><td></td><td></td><td></td></tr><tr><td>PITTSBURGH</td><td></td><td>2010</td><td>148,928</td><td>88.6</td><td>WHOLE FOODS MARKET</td><td>33,000</td><td>RITE AID</td><td>15,000</td><td></td><td></td></tr><tr><td>PITTSBURGH</td><td>OIP</td><td>2007</td><td>166,786</td><td>97.7</td><td>HHGREGG</td><td>31,296</td><td>T/ I MAXX</td><td>30,000</td><td>STAPLES</td><td>23,884</td></tr><tr><td>QUAKERTOWN</td><td>CPP</td><td>2011</td><td>266,085</td><td>92.9</td><td>B/S WHOLESALE CLUB</td><td>85,188</td><td>BEST BUY</td><td>30,720</td><td>PETSMART</td><td>20,245</td></tr><tr><td>RICHBORO</td><td></td><td>1986</td><td>107,432</td><td>100.0</td><td>SUPER FRESH</td><td>55,537</td><td></td><td></td><td></td><td></td></tr><tr><td>SCOTT TOWNSHIP</td><td></td><td>1999</td><td>69,288</td><td>100.0</td><td>WALMART</td><td>69,288</td><td></td><td></td><td></td><td></td></tr><tr><td>SHEREWOLFURY</td><td>OP</td><td>2004</td><td>94,706</td><td>95.4</td><td>GIANT FOOD</td><td>54,785</td><td></td><td></td><td></td><td></td></tr><tr><td>SPRINGFIELD</td><td></td><td>1983</td><td>165,296</td><td>87.2</td><td>GIANT FOOD</td><td>66,825</td><td>STAPLES</td><td>26,535</td><td>EMPIRE BEAUTY SCHOOL</td><td>11,472</td></tr><tr><td>UPPER DARBY</td><td></td><td>1996</td><td>28,102</td><td>100.0</td><td>PRISM CAREER INSTITUTE</td><td>23,294</td><td></td><td></td><td></td><td></td></tr><tr><td>WEST MIFLIN</td><td></td><td>1986</td><td>84,279</td><td>100.0</td><td>BIG LOTS</td><td>84,279</td><td></td><td></td><td></td><td></td></tr><tr><td>WHITEHALL</td><td>OIV</td><td>2005</td><td>151,418</td><td>97.6</td><td>GIANT FOOD</td><td>48,800</td><td>MAX &amp; JILL</td><td>19,937</td><td>PARTY CITY</td><td>10,000</td></tr><tr><td>WHITEHALL</td><td></td><td>1996</td><td>84,524</td><td>100.0</td><td>KOHL&#x27;S</td><td>84,524</td><td></td><td></td><td></td><td></td></tr><tr><td>YORK</td><td></td><td>1986</td><td>35,500</td><td>100.0</td><td>GIANT FOOD</td><td>30,500</td><td></td><td></td><td></td><td></td></tr><tr><td>PUERTO RICO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BAYAMON</td><td></td><td>2006</td><td>186,434</td><td>98.9</td><td>AMIGO SUPERMARKET</td><td>35,588</td><td>OFFICEMAX</td><td>18,100</td><td>CHUCK E CHEESE</td><td>13,600</td></tr><tr><td>CAGUAS</td><td></td><td>2006</td><td>601,299</td><td>97.7</td><td>SAMS CLUB</td><td>138,622</td><td>COSTCO</td><td>134,881</td><td>JCPENNEY</td><td>98,348</td></tr><tr><td>CAROLINA</td><td></td><td>2006</td><td>570,610</td><td>95.7</td><td>KMART</td><td>118,242</td><td>HOME DEPOT</td><td>109,800</td><td>ECONO RIAL</td><td>56,372</td></tr><tr><td>MANATI</td><td></td><td>2006</td><td>69,640</td><td>59.8</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MAYAGUEZ</td><td></td><td>2006</td><td>354,830</td><td>100.0</td><td>HOME DEPOT</td><td>109,800</td><td>SAMS CLUB</td><td>100,408</td><td>CARIBBEAN CINEMA</td><td>45,126</td></tr><tr><td>PONCE</td><td></td><td>2006</td><td>201,680</td><td>89.4</td><td>2000 CINEMA CORP.</td><td>60,000</td><td>SUPERMERCADOS MAXIMO</td><td>35,651</td><td>PETSMART</td><td>13,279</td></tr><tr><td>TRUIJLLO ALTO</td><td></td><td>2006</td><td>199,513</td><td>99.6</td><td>KMART</td><td>80,100</td><td>PUEBLO SUPERMARKET</td><td>26,869</td><td>ANNA&#x27;S LINENS</td><td>11,895</td></tr></table>



<table><tr><td>LOCATION</td><td>PORTFOLIO</td><td>YEAR DEVELOPED OR ACQUIRED</td><td>LEASABLE AREA (SQ. FT.)</td><td>PERCENT LEASED (1)</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>G LA</td></tr><tr><td>RHODE ISLAND</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CRANSTON</td><td></td><td>1998</td><td>129,907</td><td>93.3</td><td>BOB&#x27;S STORES</td><td>41,114</td><td>MARSHALLS</td><td>28,000</td><td>DOLLAR TREE</td><td>10,013</td></tr><tr><td>PROVIDENCE</td><td>OIV</td><td>2003</td><td>71,735</td><td>92.3</td><td>STOP &amp; SHOP (5)</td><td>55,985</td><td></td><td></td><td></td><td></td></tr><tr><td>SOUTH CAROLINA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CHARLESTON</td><td></td><td>1978</td><td>189,554</td><td>96.5</td><td>HARRIS TETTER</td><td>52,334</td><td>STEIN MART</td><td>37,000</td><td>PETCO</td><td>15,314</td></tr><tr><td>CHARLESTON</td><td></td><td>1995</td><td>186,740</td><td>98.0</td><td>T; MAXX</td><td>31,220</td><td>OFFICE DEPOT</td><td>29,096</td><td>BARNES &amp; NOBLE</td><td>25,389</td></tr><tr><td>FLORENCE</td><td></td><td>1997</td><td>113,922</td><td>95.8</td><td>HAMRICKS</td><td>40,704</td><td>PLANET FITNESS</td><td>20,000</td><td>HIBACHI GRILL &amp; SUPREM BUFFET</td><td>17,568</td></tr><tr><td>GREENVILLE</td><td></td><td>1997</td><td>148,532</td><td>60.6</td><td>BABIES R US</td><td>35,621</td><td></td><td></td><td></td><td></td></tr><tr><td>GREENVILLE</td><td></td><td>2009</td><td>295,928</td><td>96.0</td><td>INGLES MARKETS</td><td>65,000</td><td>THE RUSH FITNESS COMPLEX</td><td>35,000</td><td>T; MAXX</td><td>30,300</td></tr><tr><td>GREENVILLE</td><td></td><td>2010</td><td>118,736</td><td>100.0</td><td>ACADEMY SPORTS &amp; OUTDOORS</td><td>89,510</td><td>TRADER JOE&#x27;S</td><td>12,836</td><td></td><td></td></tr><tr><td>NORTH CHARLESTON</td><td></td><td>2000</td><td>266,588</td><td>86.5</td><td>SPORTS AUTHORITY</td><td>45,540</td><td>OLLIE&#x27;S BARGAIN OUTLET</td><td>37,434</td><td>BURKE&#x27;S OUTLET</td><td>27,000</td></tr><tr><td>TENNESSEE</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CHATTANOOGA</td><td>OIV</td><td>2002</td><td>50,000</td><td>100.0</td><td>HOME GOODS</td><td>26,355</td><td>MICHAELS</td><td>23,645</td><td></td><td></td></tr><tr><td>CHATTANOOGA</td><td></td><td>1973</td><td>50,588</td><td>65.8</td><td>SAVE-A-LOT</td><td>25,168</td><td></td><td></td><td></td><td></td></tr><tr><td>MADISON</td><td>KIR</td><td>1999</td><td>189,401</td><td>74.8</td><td>DICK&#x27;S SPORTING GOODS</td><td>42,980</td><td>BEST BUY</td><td>42,840</td><td>OLD NAVY</td><td>19,500</td></tr><tr><td>MADISON</td><td></td><td>1978</td><td>175,593</td><td>99.5</td><td>OLD TIME POTTERY</td><td>99,400</td><td>WALMART</td><td>39,687</td><td></td><td></td></tr><tr><td>MADISON</td><td></td><td>2004</td><td>240,318</td><td>83.1</td><td>JO-ANN FABRICS</td><td>45,900</td><td>SAM ASH MUSIC</td><td>34,700</td><td>T; MAXX</td><td>30,000</td></tr><tr><td>MEMPHIS</td><td>KIR</td><td>2001</td><td>40,000</td><td>100.0</td><td>BED BATH &amp; BEYOND</td><td>40,000</td><td></td><td></td><td></td><td></td></tr><tr><td>MEMPHIS</td><td></td><td>1998</td><td>167,243</td><td>66.8</td><td>TOYS R US (5)</td><td>46,000</td><td>KIDS R US (5)</td><td>15,312</td><td>FAMILY DOLLAR</td><td>14,976</td></tr><tr><td>NASHVILLE</td><td></td><td>1998</td><td>111,460</td><td>90.3</td><td>TREES N TRENDS</td><td>26,000</td><td>OAK FACTORY OUTLET</td><td>23,500</td><td>OLD COUNTRY BUFFET</td><td>10,161</td></tr><tr><td>NASHVILLE</td><td></td><td>1998</td><td>172,078</td><td>78.0</td><td>HHGREGG</td><td>40,075</td><td>ASHLEY FURNITURE HOMESTORE</td><td>26,952</td><td>BED BATH &amp; BEYOND</td><td>25,715</td></tr><tr><td>TEXAS</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ALLEN</td><td>OIV</td><td>2006</td><td>21,162</td><td>100.0</td><td>CREME DE LA CREME</td><td>21,162</td><td></td><td></td><td></td><td></td></tr><tr><td>AMARILLO</td><td>KIR</td><td>1997</td><td>343,875</td><td>89.5</td><td>HOME DEPOT</td><td>109,800</td><td>KOHL&#x27;S</td><td>94,680</td><td>PETSMART</td><td>25,416</td></tr><tr><td>AMARILLO</td><td>KIR</td><td>2003</td><td>142,647</td><td>100.0</td><td>ROSS DRESS FOR LESS</td><td>30,187</td><td>BED BATH &amp; BEYOND</td><td>30,000</td><td>JO-ANN FABRICS</td><td>30,000</td></tr><tr><td>ARLINGTON</td><td></td><td>1997</td><td>96,127</td><td>100.0</td><td>HOBBY LOBBY</td><td>96,127</td><td></td><td></td><td></td><td></td></tr><tr><td>AUSTIN</td><td>OIV</td><td>2011</td><td>54,651</td><td>82.3</td><td>CONN&#x27;S</td><td>26,650</td><td></td><td></td><td></td><td></td></tr><tr><td>AUSTIN</td><td>OIV</td><td>2011</td><td>88,829</td><td>96.3</td><td>BARNES &amp; NOBLE</td><td>24,685</td><td>PETCO</td><td>12,350</td><td></td><td></td></tr><tr><td>AUSTIN</td><td>OIV</td><td>2011</td><td>40,000</td><td>100.0</td><td>DAVE &amp; BUSTER&#x27;S</td><td>40,000</td><td></td><td></td><td></td><td></td></tr><tr><td>AUSTIN</td><td>OIV</td><td>2011</td><td>131,039</td><td>89.1</td><td>24 HOUR FITNESS</td><td>29,678</td><td>GATTILAND</td><td>23,345</td><td>DOLLAR TREE</td><td>14,326</td></tr><tr><td>AUSTIN</td><td>OIV</td><td>2011</td><td>207,614</td><td>100.0</td><td>PACIFIC RESOURCES ASSOCIATES</td><td>46,690</td><td>GOLD&#x27;S GYM</td><td>30,000</td><td>CHINA HARBOR RESTAURANT</td><td>10,000</td></tr><tr><td>AUSTIN</td><td>KIR</td><td>1998</td><td>191,760</td><td>78.1</td><td>BABIES R US</td><td>55,000</td><td>BED BATH &amp; BEYOND</td><td>44,846</td><td>WORLD MARKET</td><td>19,089</td></tr><tr><td>AUSTIN</td><td></td><td>1998</td><td>157,852</td><td>95.7</td><td>HEB GROCERY</td><td>64,310</td><td>BROKERS NATIONAL LIFE</td><td>20,337</td><td></td><td></td></tr><tr><td>AUSTIN</td><td>OIV</td><td>2003</td><td>108,028</td><td>100.0</td><td>FRY&#x27;S ELECTRONICS</td><td>108,028</td><td></td><td></td><td></td><td></td></tr><tr><td>AUSTIN</td><td>PRU</td><td>2007</td><td>213,768</td><td>100.0</td><td>BED BATH &amp; BEYOND</td><td>42,098</td><td>BUY BUY BABY</td><td>28,730</td><td>ROSS DRESS FOR LESS</td><td>26,250</td></tr><tr><td>BAYTOWN</td><td></td><td>1996</td><td>98,623</td><td>100.0</td><td>HOBBY LOBBY</td><td>63,328</td><td>ROSS DRESS FOR LESS</td><td>30,108</td><td></td><td></td></tr><tr><td>BEAUMONT</td><td></td><td>2005</td><td>9,600</td><td>84.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BROWNSVILLE</td><td></td><td>2005</td><td>225,959</td><td>100.0</td><td>BURLINGTON COAT FACTORY</td><td>80,274</td><td>T; MAXX</td><td>28,460</td><td>MICHAELS</td><td>21,447</td></tr><tr><td>BURLESON</td><td></td><td>2011</td><td>280,430</td><td>99.6</td><td>KOHL&#x27;S</td><td>86,584</td><td>ROSS DRESS FOR LESS</td><td>30,187</td><td>T; MAXX</td><td>28,000</td></tr><tr><td>COLLEYVILLE</td><td>OIV</td><td>2006</td><td>20,188</td><td>100.0</td><td>CREME DE LA CREME</td><td>20,188</td><td></td><td></td><td></td><td></td></tr><tr><td>COPPELL</td><td>OIV</td><td>2006</td><td>20,425</td><td>100.0</td><td>CREME DE LA CREME</td><td>20,425</td><td></td><td></td><td></td><td></td></tr><tr><td>CORPUS CHRISTI</td><td></td><td>1997</td><td>99,154</td><td>100.0</td><td>BEST BUY</td><td>47,616</td><td>ROSS DRESS FOR LESS</td><td>34,000</td><td>SHOE CARNIVAL</td><td>17,538</td></tr><tr><td>CORPUS CHRISTI</td><td></td><td>2011</td><td>60,175</td><td>92.4</td><td>BED BATH &amp; BEYOND</td><td>26,300</td><td>MICHAELS</td><td>24,800</td><td></td><td></td></tr><tr><td>DALLAS</td><td></td><td>1969</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>DALLAS</td><td>KIR</td><td>1998</td><td>83,867</td><td>100.0</td><td>ROSS DRESS FOR LESS</td><td>28,160</td><td>OFFICEMAX</td><td>23,500</td><td>BIG LOTS</td><td>18,007</td></tr><tr><td>DALLAS</td><td>PRU</td><td>2007</td><td>171,143</td><td>95.5</td><td>CVS</td><td>16,799</td><td>VITAMIN COTTAGE NATURAL FOOD</td><td>11,110</td><td>ULT A 3</td><td>10,800</td></tr><tr><td>EAST PLANO</td><td></td><td>1996</td><td>100,598</td><td>100.0</td><td>HOME DEPOT EXPO (5)</td><td>97,798</td><td></td><td></td><td></td><td></td></tr><tr><td>EL PASO</td><td>OIV</td><td>1998</td><td>637,354</td><td>99.3</td><td>LOWE&#x27;S HOME CENTER</td><td>179,421</td><td>KOHL&#x27;S</td><td>86,800</td><td>ROSS DRESS FOR LESS</td><td>33,419</td></tr><tr><td>FORT WORTH</td><td></td><td>2003</td><td>291,160</td><td>90.9</td><td>MARSHALLS</td><td>38,032</td><td>ROSS DRESS FOR LESS</td><td>30,079</td><td>OFFICE DEPOT</td><td>20,000</td></tr></table>



<table><tr><td rowspan="2">LOCATION</td><td rowspan="2">PORTFOLIO</td><td rowspan="2">YEAR DEVELOPED OR ACQUIRED</td><td rowspan="2">LEASABLE AREA (SQ. FT.)</td><td rowspan="2">PERCENT LEASED (1)</td><td colspan="5">MAJOR LEASES</td></tr><tr><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td></tr><tr><td>FRISCO</td><td></td><td>2006</td><td>230,710</td><td>79.8</td><td>HOBBY LOBBY / MARDELS</td><td>81,392</td><td>HEMISPHERES</td><td>50,000</td><td>SPROUTS FARMERS MARKET</td></tr><tr><td>GEORGETOWN</td><td>OIV</td><td>2011</td><td>115,416</td><td>84.5</td><td>DOLLAR TREE</td><td>13,250</td><td>CVS</td><td>10,080</td><td></td></tr><tr><td>GRAND PRAIRIE</td><td></td><td>2006</td><td>214,164</td><td>88.6</td><td>24 HOUR FITNESS</td><td>30,000</td><td>ROSS DRESS FOR LESS</td><td>29,931</td><td>MARSHALLS</td></tr><tr><td>HARRIS COUNTY</td><td>UBS</td><td>2005</td><td>144,055</td><td>100.0</td><td>BEST BUY</td><td>45,614</td><td>HOME GOODS</td><td>31,620</td><td>BARINES &amp; NOBLE</td></tr><tr><td>HOUSTON</td><td></td><td>2004</td><td>113,831</td><td>78.8</td><td>DD&#x27;S DISCOUNT</td><td>27,865</td><td>PALAIS ROYAL</td><td>24,500</td><td></td></tr><tr><td>HOUSTON</td><td>OIP</td><td>2006</td><td>247,159</td><td>97.9</td><td>T; MAXX</td><td>32,000</td><td>ROSS DRESS FOR LESS</td><td>30,187</td><td>BED BATH &amp; BEYOND</td></tr><tr><td>HOUSTON</td><td>UBS</td><td>2006</td><td>350,836</td><td>95.0</td><td>MARSHALLS</td><td>30,382</td><td>BED BATH &amp; BEYOND</td><td>26,535</td><td>OFFICEMAX</td></tr><tr><td>HOUSTON</td><td></td><td>1996</td><td>96,500</td><td>100.0</td><td>BURLINGTON COAT FACTORY</td><td>96,500</td><td></td><td></td><td></td></tr><tr><td>LEWISVILLE</td><td></td><td>1998</td><td>74,837</td><td>58.4</td><td>TALBOTS OUTLET</td><td>12,000</td><td>$6 FASHION OUTLETS</td><td>10,150</td><td></td></tr><tr><td>LEWISVILLE</td><td></td><td>1998</td><td>123,560</td><td>95.0</td><td>BABIES R US</td><td>42,420</td><td>BED BATH &amp; BEYOND</td><td>34,030</td><td>BROYHILL HOME COLLECTIONS</td></tr><tr><td>LEWISVILLE</td><td></td><td>1998</td><td>93,668</td><td>68.6</td><td>DSW SHOE WAREHOUSE</td><td>20,000</td><td>CHARMING CHARLIE</td><td>12,600</td><td></td></tr><tr><td>LUBBOCK</td><td></td><td>1998</td><td>108,326</td><td>95.4</td><td>PETS MART</td><td>25,448</td><td>OFFICEMAX</td><td>23,500</td><td>CITY OF LUBBOCK</td></tr><tr><td>MESQUITE</td><td></td><td>1974</td><td>79,550</td><td>96.2</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MESQUITE</td><td></td><td>2006</td><td>209,766</td><td>86.8</td><td>BURLINGTON COAT FACTORY</td><td>75,953</td><td>ASHLEY FURNITURE</td><td>52,984</td><td>HANCOCK FABRICS</td></tr><tr><td>N. BRAUNFELS</td><td></td><td>2003</td><td>86,479</td><td>100.0</td><td>KOHLS</td><td>86,479</td><td></td><td></td><td></td></tr><tr><td>NORTH CONROE</td><td>OIP</td><td>2006</td><td>289,322</td><td>98.2</td><td>ASHLEY FURNITURE HOMESTORE</td><td>48,000</td><td>T; MAXX</td><td>32,000</td><td>ROSS DRESS FOR LESS</td></tr><tr><td>PASADENA</td><td>KIR</td><td>1999</td><td>169,190</td><td>100.0</td><td>PETS MART</td><td>26,027</td><td>OFFICEMAX</td><td>23,500</td><td>MICHAELS</td></tr><tr><td>PASADENA</td><td>KIR</td><td>2001</td><td>240,881</td><td>99.2</td><td>ROSS DRESS FOR LESS</td><td>30,187</td><td>MARSHALLS</td><td>30,000</td><td>BED BATH &amp; BEYOND</td></tr><tr><td>PLANO</td><td></td><td>2011</td><td>149,343</td><td>100.0</td><td>HOME DEPOT</td><td>149,343</td><td></td><td></td><td></td></tr><tr><td>RICHARDSON</td><td>KIR</td><td>1998</td><td>115,579</td><td>54.1</td><td>OFFICEMAX</td><td>30,676</td><td>FOX &amp; HOUND</td><td>20,000</td><td></td></tr><tr><td>SOUTHLAKE</td><td></td><td>2008</td><td>37,447</td><td>75.1</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>TEMPLE</td><td>UBS</td><td>2005</td><td>262,799</td><td>91.2</td><td>HOBBY LOBBY</td><td>56,125</td><td>ROSS DRESS FOR LESS</td><td>30,187</td><td>MARSHALLS</td></tr><tr><td>WEBSTER</td><td></td><td>2006</td><td>364,086</td><td>95.7</td><td>HOBBY LOBBY</td><td>100,086</td><td>BEL FURNITURE</td><td>58,842</td><td>BED BATH &amp; BEYOND</td></tr><tr><td>UTAH</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>OGDEN</td><td></td><td>1967</td><td>142,628</td><td>100.0</td><td>COSTCO</td><td>142,628</td><td></td><td></td><td></td></tr><tr><td>VERMONT</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MANCHESTER</td><td></td><td>2004</td><td>54,322</td><td>76.7</td><td>PRICE CHOPPERS</td><td>15,686</td><td></td><td></td><td></td></tr><tr><td>VIRGINIA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ALEXANDRIA</td><td></td><td>2005</td><td>28,800</td><td>100.0</td><td>THE ROOF CENTER</td><td>28,800</td><td></td><td></td><td></td></tr><tr><td>BURKE</td><td>KIF</td><td>2004</td><td>124,148</td><td>99.2</td><td>SAFEWAY</td><td>53,495</td><td>CVS</td><td>12,380</td><td></td></tr><tr><td>COLONIAL HEIGHTS</td><td></td><td>1999</td><td>60,909</td><td>100.0</td><td>ASHLEY HOME STORES</td><td>39,903</td><td>BOOKS-A-MILLION</td><td>21,006</td><td></td></tr><tr><td>DUMFRIES</td><td>OIP</td><td>2005</td><td>1,702</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FAIRFAX</td><td>KIR</td><td>1998</td><td>343,099</td><td>100.0</td><td>COSTCO</td><td>139,658</td><td>HOME DEPOT</td><td>126,290</td><td>SPORTS AUTHORITY</td></tr><tr><td>FAIRFAX</td><td>PRU</td><td>2007</td><td>101,332</td><td>100.0</td><td>WALGREENS</td><td>40,000</td><td>T; MAXX</td><td>27,888</td><td></td></tr><tr><td>FAIRFAX</td><td></td><td>2007</td><td>52,837</td><td>83.4</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>4,842</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>32,000</td><td>100.0</td><td>BASSETT FURNITURE</td><td>32,000</td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>2,454</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>3,650</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>4,261</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>3,000</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>10,578</td><td>100.0</td><td>CHUCK E CHEESE</td><td>10,578</td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>10,002</td><td>100.0</td><td>CRACKER BARREL</td><td>10,002</td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>8,000</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>5,126</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>6,818</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>4,800</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>2,909</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>6,000</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>11,097</td><td>100.0</td><td>NTB TIRES</td><td>11,097</td><td></td><td></td><td></td></tr></table>



<table><tr><td rowspan="2">LOCATION</td><td rowspan="2">PORTFOLIO</td><td rowspan="2">YEAR DEVELOPED OR ACQUIRED</td><td rowspan="2">LEASABLE AREA (SQ. FT.)</td><td rowspan="2">PERCENT LEASED (1)</td><td colspan="7">MAJOR LEASES</td></tr><tr><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>7,200</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>8,027</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>6,100</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>5,540</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>7,241</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>3,076</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>5,892</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>5,020</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>7,256</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>4,828</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>3,000</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>33,179</td><td>100.0</td><td>HHGREGG</td><td>33,179</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>3,822</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>3,028</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>4,352</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>7,000</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>10,125</td><td>100.0</td><td>CVS</td><td>10,125</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>10,125</td><td>100.0</td><td>CVS</td><td>10,125</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>2,170</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>7,200</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>1,762</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>7,993</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>FREDERICKSBURG</td><td>OIP</td><td>2005</td><td>10,125</td><td>100.0</td><td>SHONEY&#x27;S</td><td>10,125</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>HARRISONBURG</td><td>SEB</td><td>2007</td><td>190,484</td><td>94.4</td><td>KOHL&#x27;S</td><td>88,248</td><td>MARTINS</td><td>73,396</td><td></td><td></td><td></td></tr><tr><td>LEESBURG</td><td>PRU</td><td>2007</td><td>316,586</td><td>90.6</td><td>SHOPPERS FOOD</td><td>63,168</td><td>STEIN MART</td><td>36,900</td><td>ROSS DRESS FOR LESS</td><td>25,994</td><td></td></tr><tr><td>MANASSAS</td><td></td><td>1997</td><td>117,565</td><td>91.8</td><td>GLOBAL FOOD</td><td>51,015</td><td>JO-ANN FABRICS</td><td>11,625</td><td></td><td></td><td></td></tr><tr><td>MANASSAS</td><td>UBS</td><td>2005</td><td>107,233</td><td>97.2</td><td>BURLINGTON COAT FACTORY COSTCO</td><td>69,960</td><td>AUTOZONE</td><td>10,852</td><td></td><td></td><td></td></tr><tr><td>PENTAGON CITY</td><td>CPP</td><td>2010</td><td>330,850</td><td>92.4</td><td></td><td>169,452</td><td>MARSHALLS</td><td>42,142</td><td>BEST BUY</td><td>36,532</td><td></td></tr><tr><td>RICHMOND</td><td></td><td>1999</td><td>84,683</td><td>100.0</td><td>ROOMSTORE</td><td>84,683</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>RICHMOND</td><td></td><td>1995</td><td>128,612</td><td>100.0</td><td>BURLINGTON COAT FACTORY</td><td>121,550</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>RICHMOND</td><td>OIP</td><td>2005</td><td>3,060</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ROANOKE</td><td>SEB</td><td>2007</td><td>299,536</td><td>91.9</td><td>MICHAELS</td><td>40,002</td><td>MARSHALLS</td><td>35,134</td><td>ROSS DRESS FOR LESS</td><td>29,826</td><td></td></tr><tr><td>ROANOKE</td><td></td><td>2004</td><td>81,789</td><td>100.0</td><td>DICK&#x27;S SPORTING GOODS</td><td>47,700</td><td>HHGREGG</td><td>34,089</td><td></td><td></td><td></td></tr><tr><td>STAFFORD</td><td>OIP</td><td>2005</td><td>4,211</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>STAFFORD</td><td>OIP</td><td>2005</td><td>4,400</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>STAFFORD</td><td>OIP</td><td>2005</td><td>7,310</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>STAFFORD</td><td>OIP</td><td>2005</td><td>101,042</td><td>100.0</td><td>GIANT FOOD</td><td>61,500</td><td>STAPLES</td><td>23,942</td><td>PETCO</td><td>12,000</td><td></td></tr><tr><td>STAFFORD</td><td>UBS</td><td>2005</td><td>331,730</td><td>91.9</td><td>SHOPPERS FOOD</td><td>67,995</td><td>T. MAXX</td><td>30,545</td><td>ROSS DRESS FOR LESS</td><td>30,179</td><td></td></tr><tr><td>STERLING</td><td></td><td>2008</td><td>361,050</td><td>98.1</td><td>TOYS R US</td><td>45,210</td><td>MICHAELS</td><td>35,333</td><td>HHGREGG</td><td>33,000</td><td></td></tr><tr><td>STERLING</td><td>UBS</td><td>2006</td><td>799,459</td><td>99.4</td><td>WALMART</td><td>209,613</td><td>LOWE&#x27;S HOME CENTER</td><td>135,197</td><td>SAM&#x27;S CLUB</td><td>135,193</td><td></td></tr><tr><td>WOODBRIDGE</td><td>OIV</td><td>1973</td><td>186,079</td><td>78.0</td><td>REGENCY FURNITURE</td><td>73,882</td><td>THE SALVATION ARMY</td><td>17,070</td><td>ALDI</td><td>16,530</td><td></td></tr><tr><td>WOODBRIDGE</td><td>KIR</td><td>1998</td><td>493,193</td><td>97.5</td><td>SHOPPERS FOOD</td><td>63,971</td><td>DICK&#x27;S SPORTING GOODS</td><td>57,437</td><td>LA FITNESS</td><td>47,328</td><td></td></tr><tr><td>WASHINGTON</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>AUBURN</td><td></td><td>2007</td><td>173,746</td><td>94.4</td><td>ALBERTSONS</td><td>51,696</td><td>OFFICE DEPOT</td><td>23,070</td><td>RITE AID</td><td>21,875</td><td></td></tr><tr><td>BELLEVUE</td><td>OIV</td><td>2004</td><td>513,433</td><td>94.2</td><td>TARGET</td><td>101,495</td><td>WALMART</td><td>76,207</td><td>NORDSTROM RACK</td><td>41,258</td><td></td></tr><tr><td>BELLINGHAM</td><td>KIR</td><td>1998</td><td>188,885</td><td>98.6</td><td>MACY&#x27;S</td><td>40,000</td><td>BEST BUY</td><td>30,000</td><td>BED BATH &amp; BEYOND</td><td>28,000</td><td></td></tr><tr><td>BELLINGHAM</td><td>PRU</td><td>2007</td><td>376,023</td><td>92.8</td><td>KMART</td><td>103,950</td><td>COSTCUTTER SUPERMARKET</td><td>67,070</td><td>JO-ANN FABRICS</td><td>28,000</td><td></td></tr><tr><td>FEDERAL WAY</td><td>KIR</td><td>2000</td><td>200,126</td><td>88.1</td><td>QFC</td><td>55,069</td><td>JO-ANN FABRICS</td><td>43,506</td><td>BARNES &amp; NOBLE</td><td>24,987</td><td></td></tr><tr><td>KENT</td><td>PRU</td><td>2006</td><td>86,909</td><td>74.1</td><td>ROSS DRESS FOR LESS</td><td>27,200</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>KENT</td><td>BIG</td><td>2010</td><td>67,468</td><td>86.8</td><td>RITE AID</td><td>23,380</td><td></td><td></td><td></td><td></td><td></td></tr></table>



<table><tr><td>LOCATION</td><td>PORTFOLIO</td><td>YEAR DEVELOPED OR ACQUIRED</td><td>LEASABLE AREA (SQ. FT.)</td><td>PERCENT LEASED (1)</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>G LA</td></tr><tr><td>ONTARIO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BELLEVILLE</td><td>UIV</td><td>2008</td><td>71,985</td><td>94.9</td><td>A&amp;P</td><td>45,485</td><td></td><td></td><td></td><td></td></tr><tr><td>BROCKVILLE</td><td>UIV</td><td>2010</td><td>274,625</td><td>82.0</td><td>SEARS</td><td>88,898</td><td>GALAXY</td><td>20,000</td><td>SHOPPERS DRUG</td><td>18,040</td></tr><tr><td>BURLINGTON</td><td>UIV</td><td>2002</td><td>69,857</td><td>100.0</td><td>PRICE CHOPPER</td><td>28,848</td><td></td><td></td><td></td><td></td></tr><tr><td>CHATHAM</td><td>UIV</td><td>2008</td><td>71,423</td><td>100.0</td><td>FOOD BASC</td><td>36,484</td><td></td><td></td><td></td><td></td></tr><tr><td>FERGUS</td><td>UIV</td><td>2008</td><td>105,955</td><td>100.0</td><td>TARGET</td><td>95,978</td><td></td><td></td><td></td><td></td></tr><tr><td>HAWKESBURY</td><td>UIV</td><td>2008</td><td>54,950</td><td>76.3</td><td>PRICE CHOPPER</td><td>29,950</td><td>BINGO HALL</td><td>12,000</td><td></td><td></td></tr><tr><td>HAWKESBURY</td><td>UIV</td><td>2008</td><td>17,032</td><td>100.0</td><td>PHARMAPRIX</td><td>17,032</td><td></td><td></td><td></td><td></td></tr><tr><td>LONDON</td><td>UIV</td><td>2008</td><td>90,166</td><td>94.8</td><td>TALIZE</td><td>26,851</td><td>SHOPPERS DRUG MART</td><td>18,163</td><td>HURON HOUSE RESTAURANT</td><td>10,029</td></tr><tr><td>MISSISSAUGA</td><td>UIV</td><td>2004</td><td>213,051</td><td>100.0</td><td>CANADIAN TIRE</td><td>60,872</td><td>DOMINION</td><td>53,768</td><td>LCBO</td><td>11,528</td></tr><tr><td>MISSISSAUGA</td><td>UIV</td><td>2003</td><td>118,637</td><td>100.0</td><td>WINNERS (TI MAXX)</td><td>27,308</td><td>BUSINESS DEPOT</td><td>20,038</td><td>SHOPPERS DRUG MART</td><td>16,339</td></tr><tr><td>NEWMARKET</td><td>UIV</td><td>2002</td><td>244,198</td><td>99.0</td><td>WALMART (CANADA)</td><td>67,604</td><td>A &amp; P</td><td>49,112</td><td>NATIONAL GYM CLOTHING</td><td>17,018</td></tr><tr><td>NEWMARKET</td><td>UIV</td><td>2003</td><td>160,195</td><td>100.0</td><td>BED BATH &amp; BEYOND</td><td>27,937</td><td>MICHAELS</td><td>21,563</td><td>PETSMART</td><td>15,293</td></tr><tr><td>OTTAWA</td><td>UIV</td><td>2002</td><td>288,881</td><td>87.7</td><td>WAL MART</td><td>116,649</td><td>LOEB</td><td>28,430</td><td>TRILLIUM COLLEGE</td><td>10,657</td></tr><tr><td>OTTAWA</td><td>UIV</td><td>2008</td><td>127,270</td><td>100.0</td><td>METRO</td><td>40,265</td><td>FUTURE SHOP (BEST BUY)</td><td>37,076</td><td>HOMESENSE</td><td>28,604</td></tr><tr><td>OTTAWA</td><td>UIV</td><td>2002</td><td>125,969</td><td>100.0</td><td>ZELLERS &gt;= TARGET</td><td>86,121</td><td>LOEB</td><td>27,170</td><td></td><td></td></tr><tr><td>OTTAWA</td><td>UIV</td><td>2002</td><td>91,409</td><td>100.0</td><td>WINNERS (TI MAXX)</td><td>29,609</td><td>BOUCLAIR</td><td>14,644</td><td>DOLLARAMA</td><td>10,558</td></tr><tr><td>OTTAWA</td><td>UIV</td><td>2004</td><td>82,883</td><td>96.3</td><td>FOOD BASC</td><td>35,134</td><td>MARKS WORK WEARHOUSE (5)</td><td>11,439</td><td></td><td></td></tr><tr><td>SUDBURY</td><td>UIV</td><td>2002</td><td>251,622</td><td>97.6</td><td>SEARS</td><td>43,000</td><td>WINNERS</td><td>32,447</td><td>MICHAELS</td><td>21,421</td></tr><tr><td>SUDBURY</td><td>UIV</td><td>2004</td><td>152,175</td><td>100.0</td><td>FAMOUS PLAYERS</td><td>58,099</td><td>BUSINESS DEPOT</td><td>27,391</td><td>CHAPTERS</td><td>24,532</td></tr><tr><td>TORONTO</td><td>UIV</td><td>2002</td><td>385,191</td><td>97.1</td><td>CANADIAN TIRE</td><td>114,577</td><td>NO FRILLS</td><td>51,965</td><td>I.C.U. THEATERS</td><td>16,774</td></tr><tr><td>TORONTO</td><td>UIV</td><td>2002</td><td>325,798</td><td>100.0</td><td>ZELLERS &gt;= TARGET</td><td>134,845</td><td>DOMINION</td><td>53,008</td><td>BUSINESS DEPOT (STAPLES)</td><td>25,500</td></tr><tr><td>TORONTO</td><td>UIV</td><td>2002</td><td>171,159</td><td>97.1</td><td>WINNERS (TI MAXX)</td><td>31,896</td><td>MARK&#x27;S WORK WEARHOUSE</td><td>13,984</td><td>SEARS APPLIANCE</td><td>11,589</td></tr><tr><td>TORONTO</td><td>UIV</td><td>2002</td><td>133,035</td><td>100.0</td><td>CANADIAN TIRE</td><td>50,230</td><td>FUTURE SHOP (BEST BUY)</td><td>38,310</td><td>PETSMART</td><td>23,767</td></tr><tr><td>WHITBY</td><td>UIV</td><td>2002</td><td>391,261</td><td>100.0</td><td>SEARS WHOLE HOME</td><td>60,444</td><td>HOME OUTFITTERS</td><td>42,632</td><td>WINNERS (TI MAXX)</td><td>35,094</td></tr><tr><td>WHITBY</td><td>UIV</td><td>2002</td><td>158,852</td><td>100.0</td><td>PRICE CHOPPER</td><td>33,441</td><td>VALUE VILLAGE</td><td>23,685</td><td>SHOPPERS DRUG MART</td><td>23,789</td></tr><tr><td>PRINCE EDWARD ISLAND</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CHARLOTTETOWN</td><td>UIV</td><td>2002</td><td>393,349</td><td>98.1</td><td>TARGET</td><td>107,806</td><td>WEST ROYALTY FITNESS</td><td>60,157</td><td>IGA</td><td>35,513</td></tr><tr><td>QUEBEC</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BOISBRIAND</td><td>UIV</td><td>2006</td><td>686,870</td><td>95.0</td><td>ZELLERS &gt;= TARGET</td><td>114,753</td><td>THE BRICK</td><td>45,860</td><td>TOYS R US</td><td>41,352</td></tr><tr><td>CHATEAUGUAY</td><td>UIV</td><td>2002</td><td>201,153</td><td>94.2</td><td>SUPER C</td><td>48,198</td><td>HART</td><td>20,296</td><td></td><td></td></tr><tr><td>GATINEAU</td><td>UIV</td><td>2008</td><td>286,507</td><td>100.0</td><td>WALMART</td><td>125,719</td><td>CANADIAN TIRE</td><td>88,640</td><td>SUPER C</td><td>46,300</td></tr><tr><td>GREENFIELD PARK</td><td>UIV</td><td>2002</td><td>375,971</td><td>96.7</td><td>CINEMA MEGA-PLEX TAS/REEAU 18</td><td>91,000</td><td>H&amp;C</td><td>70,700</td><td>MAXI</td><td>44,732</td></tr><tr><td>LAVAL</td><td>UIV</td><td>2008</td><td>116,147</td><td>100.0</td><td>TARGET</td><td>116,147</td><td></td><td></td><td></td><td></td></tr><tr><td>LONGUEJULI</td><td>UIV</td><td>2002</td><td>220,926</td><td>89.7</td><td>GUZZO CINEMA</td><td>47,732</td><td>IGA</td><td>31,848</td><td>VALUE VILLAGE</td><td>23,747</td></tr><tr><td>BRAZIL</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>RIO CLARO</td><td></td><td>2008</td><td>48,349</td><td>100.0</td><td>WALMART</td><td>48,000</td><td></td><td></td><td></td><td></td></tr><tr><td>VALINHOS</td><td></td><td>2008</td><td>148,585</td><td>93.1</td><td>RUSSI GROCERY</td><td>45,208</td><td></td><td></td><td></td><td></td></tr><tr><td>CHILE</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>QUILICURA</td><td></td><td>2008</td><td>7,707</td><td>93.7</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>SANTIAGO</td><td>UIV</td><td>2008</td><td>83,001</td><td>95.0</td><td>SAITEC S.A.</td><td>38,757</td><td>BODY LINE</td><td>14,078</td><td></td><td></td></tr><tr><td>SANTIAGO</td><td>UIV</td><td>2007</td><td>65,719</td><td>100.0</td><td>CENCOSUD SUPERMERCADOS SA</td><td>21,467</td><td></td><td></td><td></td><td></td></tr><tr><td>SANTIAGO</td><td>UIV</td><td>2008</td><td>33,144</td><td>100.0</td><td>CENCOSUD S.A.</td><td>24,757</td><td></td><td></td><td></td><td></td></tr><tr><td>SANTIAGO</td><td>UIV</td><td>2008</td><td>27,697</td><td>87.1</td><td>RENDIC HERMANOS S.A.</td><td>21,474</td><td></td><td></td><td></td><td></td></tr><tr><td>SANTIAGO</td><td>UIV</td><td>2007</td><td>27,636</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>SANTIAGO</td><td>UIV</td><td>2007</td><td>13,595</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>SANTIAGO</td><td>UIV</td><td>2008</td><td>9,045</td><td>84.8</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>SANTIAGO</td><td>UIV</td><td>2007</td><td>6,652</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>SANTIAGO (3)</td><td></td><td>2008</td><td>26,868</td><td>90.8</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>VINADELMAR (2)</td><td></td><td>2008</td><td>268,000</td><td>78.0</td><td>LIDER</td><td>81,688</td><td>SODIMAC</td><td>25,000</td><td></td><td></td></tr></table>



<table><tr><td>LOCATION</td><td>PORTFOLIO</td><td>YEAR DEVELOPED OR ACQUIRED</td><td>LEASABLE AREA (SQ. FT.)</td><td>PERCENT LEASED (1)</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>G LA</td></tr><tr><td>MEXICO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>BAJA CALIFORNIA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MEXICALI</td><td>UIV</td><td>2006</td><td>385,671</td><td>93.8</td><td>WALMART</td><td>106,441</td><td>CINEPOLIS</td><td>46,801</td><td>VIPS</td><td>20,945</td><td></td></tr><tr><td>MEXICALI</td><td></td><td>2006</td><td>121,252</td><td>100.0</td><td>CINEPOLIS</td><td>46,208</td><td>PETER PIPER PIZZA</td><td>12,912</td><td>OFFICE DEPOT</td><td>17,582</td><td></td></tr><tr><td>ROSARITO</td><td></td><td>2007</td><td>483,644</td><td>84.2</td><td>HOME DEPOT</td><td>95,183</td><td>CINEPOLIS</td><td>40,135</td><td>WALMART</td><td>109,403</td><td></td></tr><tr><td>TILUANA</td><td>UIV</td><td>2005</td><td>591,635</td><td>94.3</td><td>WALMART</td><td>96,678</td><td>CINEMEX</td><td>55,142</td><td>SAMS</td><td>96,180</td><td></td></tr><tr><td>TILUANA (3)</td><td>UIV</td><td>2007</td><td>495,783</td><td>82.3</td><td>WALMART</td><td>124,343</td><td>CINEPOLIS</td><td>40,097</td><td>HOME DEPOT</td><td>95,334</td><td></td></tr><tr><td>TILUANA (3)</td><td>UIV</td><td>2007</td><td>178,173</td><td>88.2</td><td>COMERCIAL MEXICANA</td><td>78,752</td><td>COPPEL</td><td>16,142</td><td>SERVICIO EL TRIÁNGULO</td><td>11,836</td><td></td></tr><tr><td>CAMPECHE</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CIUDAD DEL CARMEN (3)</td><td>UIV</td><td>2007</td><td>299,833</td><td>88.7</td><td>CHEDRAUI GROCERY</td><td>79,646</td><td>CINEMEX</td><td>38,951</td><td>SPORT BOOK Y YAK</td><td>19,486</td><td></td></tr><tr><td>CHIAPAS</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>TAPACHULA (3)</td><td></td><td>2007</td><td>343,282</td><td>93.1</td><td>WALMART</td><td>123,674</td><td>CINEPOLIS</td><td>41,469</td><td>CASINO MAGIC O CENTRAL</td><td>21,838</td><td></td></tr><tr><td>CHIHUAHUA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>JUAREZ</td><td>UIV</td><td>2003</td><td>236,681</td><td>88.7</td><td>SORIANA</td><td>150,532</td><td>ELEKTRA</td><td>10,760</td><td></td><td></td><td></td></tr><tr><td>JUAREZ</td><td>UIV</td><td>2006</td><td>180,195</td><td>80.5</td><td>WALMART</td><td>109,386</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>COAHUILA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CIUDAD ACUNA</td><td></td><td>2007</td><td>31,699</td><td>88.7</td><td>COPPEL</td><td>14,279</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>SABINAS</td><td></td><td>2007</td><td>10,147</td><td>100.0</td><td>WALDOS</td><td>10,147</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>SALTILLO</td><td></td><td>2005</td><td>443,133</td><td>86.3</td><td>HEB</td><td>96,678</td><td>HOME DEPOT</td><td>116,216</td><td>CINEPOLIS</td><td>55,517</td><td></td></tr><tr><td>SALTILLO PLAZA</td><td>UIV</td><td>2002</td><td>173,355</td><td>100.0</td><td>HEB</td><td>74,115</td><td>CINEMARK</td><td>23,919</td><td></td><td></td><td></td></tr><tr><td>DURANGO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>DURANGO</td><td></td><td>2007</td><td>11,911</td><td>123.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>HIDALGO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>PACHUCA</td><td>UIV</td><td>2005</td><td>157,562</td><td>91.7</td><td>HOME DEPOT</td><td>118,360</td><td>OFFICE MAX</td><td>19,357</td><td></td><td></td><td></td></tr><tr><td>PACHUCA</td><td></td><td>2005</td><td>185,087</td><td>88.7</td><td>WALMART</td><td>71,339</td><td>COPPEL</td><td>13,719</td><td>FAMSA</td><td>16,184</td><td></td></tr><tr><td>JALISCO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>GUADALAARA</td><td>UIV</td><td>2005</td><td>121,228</td><td>92.7</td><td>WALMART</td><td>68,993</td><td>FAMSA</td><td>15,912</td><td></td><td></td><td></td></tr><tr><td>GUADALAARA (3)</td><td>UIV</td><td>2006</td><td>765,332</td><td>63.9</td><td>WALMART</td><td>129,163</td><td>CINEPOLIS</td><td>52,479</td><td>BEST BUY</td><td>61,840</td><td></td></tr><tr><td>GUADALAARA</td><td>UIV</td><td>2005</td><td>655,080</td><td>82.4</td><td>WALMART</td><td>130,457</td><td>CINEPOLIS</td><td>57,060</td><td>SUBURBIA</td><td>56,029</td><td></td></tr><tr><td>LAGOS DE MORENO</td><td></td><td>2007</td><td>15,645</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>PUERTO VALLARTA</td><td>UIV</td><td>2006</td><td>87,689</td><td>99.1</td><td>SORIANA</td><td>75,159</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MEXICO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>HUEHUETOCA</td><td>UIV</td><td>2004</td><td>172,827</td><td>92.8</td><td>WALMART</td><td>67,627</td><td>FAMSA</td><td>25,848</td><td>POCKET</td><td>10,545</td><td></td></tr><tr><td>OIO DE AUGUA (3)</td><td>UIV</td><td>2008</td><td>230,315</td><td>87.3</td><td>CHEDRAUI GROCERY</td><td>123,452</td><td>CINEMEX</td><td>33,227</td><td></td><td></td><td></td></tr><tr><td>TECAMAC</td><td>UIV</td><td>2006</td><td>175,185</td><td>81.8</td><td>WALMART</td><td>67,321</td><td>FAMSA</td><td>15,111</td><td>ELEKTRA</td><td>11,427</td><td></td></tr><tr><td>MEXICO CITY</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>INTERLOMAS</td><td>UIV</td><td>2007</td><td>245,792</td><td>98.4</td><td>COMERCIAL MEXICANA</td><td>29,324</td><td>CINEMEX</td><td>51,408</td><td>ZARA</td><td>17,599</td><td></td></tr><tr><td>IXTAPALUCA</td><td></td><td>2007</td><td>13,702</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>TLALNEPANTLA</td><td>UIV</td><td>2005</td><td>398,911</td><td>92.2</td><td>WALMART</td><td>121,639</td><td>CINEPOLIS</td><td>63,060</td><td>SUBURBIA</td><td>54,363</td><td></td></tr><tr><td>MORELOS</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CUAUTLA (3)</td><td>UIV</td><td>2006</td><td>526,769</td><td>72.1</td><td>WALMART</td><td>124,810</td><td>CINEMEX</td><td>45,590</td><td>SAM&#x27;S</td><td>98,740</td><td></td></tr><tr><td>NAYARIT</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>NEUVO VALLARTA (2)</td><td>UIV</td><td>2007</td><td>267,373</td><td>77.0</td><td>WALMART</td><td>124,318</td><td>CINEPOLIS</td><td>27,108</td><td></td><td></td><td></td></tr><tr><td>NUEVO LEON</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ESCOBEDO</td><td>UIV</td><td>2006</td><td>348,457</td><td>70.4</td><td>HEB</td><td>96,045</td><td>CINEMEX</td><td>32,639</td><td>SUBURBIA</td><td>54,238</td><td></td></tr><tr><td>MONTERREY</td><td>UIV</td><td>2002</td><td>272,725</td><td>98.8</td><td>HEB</td><td>98,142</td><td>CINEMEX</td><td>46,440</td><td>COPPEL</td><td>14,865</td><td></td></tr><tr><td>MONTERREY</td><td>UIV</td><td>2006</td><td>381,077</td><td>77.8</td><td>HEB</td><td>109,967</td><td>CINEMEX</td><td>44,152</td><td>PLAY CITY</td><td>26,321</td><td></td></tr><tr><td>MONTERREY (3)</td><td></td><td>2008</td><td>134,523</td><td>75.1</td><td>HEB</td><td>69,449</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>OAXACO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>TUXTEPEC</td><td>UIV</td><td>2005</td><td>96,919</td><td>90.8</td><td>WALMART</td><td>63,164</td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>TUXTEPEC</td><td>UIV</td><td>2007</td><td>138,882</td><td>72.6</td><td>CINEMEX</td><td>30,128</td><td></td><td></td><td></td><td></td><td></td></tr></table>



<table><tr><td rowspan="2">LOCATION</td><td rowspan="2">PORTFOLIO</td><td rowspan="2">YEAR DEVELOPED OR ACQUIRED</td><td rowspan="2">LEASABLE AREA (SQ. FT.)</td><td rowspan="2">PERCENT LEASED (1)</td><td colspan="6">MAJOR LEASES</td></tr><tr><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td><td>TENANT NAME</td><td>GLA</td></tr><tr><td>QUINTANAROO</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>CANCUN</td><td></td><td>2007</td><td>286,287</td><td>89.7</td><td>SUBURBIA</td><td>53,572</td><td>CINEPOLIS</td><td>47,909</td><td>SANBORNS</td><td>18,652</td></tr><tr><td>CANCUN (3)</td><td>UIV</td><td>2008</td><td>254,702</td><td>79.6</td><td>CHEDRAUI GROCERY</td><td>127,596</td><td>CINEMEX</td><td>31,492</td><td></td><td></td></tr><tr><td>SONORA</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>HERMOSILLO (3)</td><td></td><td>2008</td><td>397,964</td><td>74.1</td><td>SEARS</td><td>71,662</td><td>CINEPOLIS</td><td>52,078</td><td>CASINO CENTRAL O CASINO MAGICO</td><td>20,293</td></tr><tr><td>LOS MOCHIS (3)</td><td></td><td>2007</td><td>140,963</td><td>81.2</td><td>WALMART</td><td>88,654</td><td></td><td></td><td></td><td></td></tr><tr><td>TAMAULIPAS</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>ALTAMIRA</td><td></td><td>2007</td><td>24,479</td><td>100.0</td><td>FAMSA</td><td>10,276</td><td></td><td></td><td></td><td></td></tr><tr><td>MATAMOROS</td><td></td><td>2007</td><td>153,774</td><td>100.0</td><td>CINEPOLIS</td><td>40,296</td><td>SORIANA</td><td>39,554</td><td>OFFICE DEPOT</td><td>18,141</td></tr><tr><td>MATAMOROS</td><td></td><td>2007</td><td>17,872</td><td>100.0</td><td>WALDOS</td><td>11,782</td><td></td><td></td><td></td><td></td></tr><tr><td>MATAMOROS</td><td></td><td>2007</td><td>10,900</td><td>100.0</td><td>WALDOS</td><td>10,900</td><td></td><td></td><td></td><td></td></tr><tr><td>MATAMOROS</td><td></td><td>2007</td><td>10,835</td><td>100.0</td><td>WALDOS</td><td>10,835</td><td></td><td></td><td></td><td></td></tr><tr><td>NUEVO LAREDO</td><td></td><td>2007</td><td>10,760</td><td>100.0</td><td>WALDOS</td><td>10,760</td><td></td><td></td><td></td><td></td></tr><tr><td>NUEVO LAREDO</td><td></td><td>2007</td><td>8,565</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>NUEVO LAREDO (3)</td><td></td><td>2006</td><td>433,874</td><td>86.0</td><td>WALMART</td><td>110,225</td><td>HOME DEPOT</td><td>93,036</td><td>CINEPOLIS</td><td>49,132</td></tr><tr><td>REYNOSA</td><td>UIV</td><td>2004</td><td>374,562</td><td>96.0</td><td>HEB</td><td>79,839</td><td>HOME DEPOT</td><td>95,118</td><td>CINEMEX</td><td>73,168</td></tr><tr><td>REYNOSA</td><td></td><td>2007</td><td>115,093</td><td>100.0</td><td>SORIANA</td><td>92,076</td><td></td><td></td><td></td><td></td></tr><tr><td>REYNOSA</td><td></td><td>2007</td><td>9,684</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>RIO BRAVO</td><td></td><td>2007</td><td>9,673</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>RIO BRAVO (3)</td><td></td><td>2008</td><td>186,976</td><td>55.0</td><td>HEB</td><td>69,265</td><td>FAMSA</td><td>16,086</td><td></td><td></td></tr><tr><td>TAMPICO</td><td></td><td>2007</td><td>16,162</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>VERACRUZ</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>MINATITLAN</td><td></td><td>2007</td><td>19,847</td><td>100.0</td><td>WALDOS</td><td>10,717</td><td></td><td></td><td></td><td></td></tr><tr><td>PERU</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>LIMA</td><td></td><td>2008</td><td>13,312</td><td>100.0</td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>LIMA (2)</td><td></td><td>2012</td><td>36,979</td><td>65.2</td><td>ECONOMAX</td><td>24,100</td><td></td><td></td><td></td><td></td></tr></table>

TOTAL 946 SHOPPING CENTER PROPERTY INTERESTS (4) 138,086,078

(1) Percent leased information as of December 31, 2011.
Denotes ground-up development project. This includes properties that are currently under construction and completed projects awaiting stabilization. The square footage shown represents the completed leaseable area.

(2) Denotes operating property not yet in occupancy.

(4) Does not include 845 properties, primarily through the Company's preferred equity investments, other real estate investments and non-retail properties, totaling approximately 34.1 million square feet of GLA.

(5) Tenant is dark and paying

BIG Denotes property interest in BIG Shopping Centers.

CPP Denotes property interest in Canada Pension Plan.

KIF Denotes property interest in Kimco Income Fund.

KIR Denotes property interest in Kimco Income REIT.

OIP Denotes property interest in Other Institutional Programs.

OV Denotes property interest in Other US Joint Ventures.

PRU Denotes property interest in Prudential Investment Program.

SEB Denotes property interest in SEB Immobilien.

UBS Denotes property interest in UBSPrograms.

UIV Denotes property interest in UnconsolidatedIOintVenture.



INTENTIONALLY LEFT BLANK



## Shareholder Information

## Counsel

Latham & Watkins
New York, NY

## Auditors

PricewaterhouseCoopers LLP
New York, NY

## Registrar and Transfer Agent

Computershare Shareowner Services
P.O. Box 358015
Pittsburgh, PA 15252-8015
I-866-557-8695
Website: www.bnymellon/shareowner/isd
Email: shrrelations@bnymellon.com

## Stock Listings

NYSE—Symbols
KIM, KIMprF, KIMprG,
KIMprH, KIMprI



On May 31, 2011, the Company's Chief Executive Officer submitted to the New York Stock Exchange the annual certification required by Section 303A.12(a) of the NYSE Company Manual. In addition, the Company has filed with the Securities and Exchange Commission as exhibits to its Form 10-K for the fiscal year ended December 31, 2011, the certifications, required pursuant to Section 302 of the Sarbanes-Oxley Act, of its Chief Executive Officer and Chief Financial Officer relating to the quality of its public disclosure.

## Investor Relations

A copy of the Company’s Annual Report to the U.S. Securities and Exchange Commission on Form 10-K may be obtained at no cost to stockholders by writing to:

David F. Bujnicki
Vice President, Investor Relations & Corporate Communications
Kimco Realty Corporation
3333 New Hyde Park Road
New Hyde Park, NY 11042
I-866-831-4297
Email: ir@kimcorealty.com

## Annual Meeting of Stockholders

Stockholders of Kimco Realty Corporation are cordially invited to attend the Annual Meeting of Stockholders scheduled to be held at 10:00 am on May 1, 2012, at 277 Park Avenue, 17th Floor. New York, NY.

## Dividend Reinvestment and Common Stock Purchase Plan

The Company’s Dividend Reinvestment and Common Stock Purchase Plan provides common and preferred stockholders with an opportunity to conveniently and economically acquire Kimco common stock. Stockholders may have their dividends automatically directed to our transfer agent to purchase common shares without paying any brokerage commissions. Requests for booklets describing the Plan, enrollment forms and any correspondence or questions regarding the Plan should be directed to:

Computershare Shareowner Services
P.O. Box 358015
Pittsburgh, PA 15252-8015
I-866-557-8695

## Holders of Record

Holders of record of the Company's common stock, par value $.01 per share, totaled 2,968 as of March 2, 2012.

## Offices

## Executive Offices

3333 New Hyde Park Road
New Hyde Park, NY 11042
516-869-9000
www.kimcorealty.com

## Regional Offices

Mesa, AZ
480-461-0050

Daly City, CA
650-301-3000

Granite Bay, CA
916-791-0600

Irvine, CA
949-252-3880

Los Angeles, CA
310-284-6000

Vista, CA
760-727-1002

Hollywood, FL
954-923-8444

Largo, FL
727-536-3287

Sanford, FL
407-302-4400

Rosemont, IL
847-299-1160

Timonium, MD
410-684-2000

Charlotte, NC
704-367-0131

Raleigh, NC
919-791-3650

Las Vegas, NV
702-258-4330

New York, NY
212-972-7456

Canfield, OH
330-702-8000

Dayton, OH
937-434-5421

Portland, OR
503-574-3329

Ardmore, PA
610-896-7560

Dallas, TX
214-720-0559

Houston, TX
832-242-6913

San Antonio, TX
210-566-7610

Bellevue, WA
425-373-3500



## Corporate Directory

## Board of Directors

Milton Cooper
Executive Chairman
Kimco Realty Corporation

Joe Grills \( ^{(1)(2)*(3)} \) 
Chief Investment Officer *
BM Retirement Fund

Frank Lourenso
Executive Vice President
PMorgan Chase & Co.

Executive Management

Milton Cooper
Executive Chairman

David F. Bujnicki
Vice President,
Investor Relations &
Corporate Communications

Scott G. Onufrey
Senior Vice President
Acquisitions & Investment
Management

U.S. Regional Management

Conor Flynn
President,
Western Region

Philip E. Coviello \( ^{(1)(2)(3)} \) 
Partner *
Latham & Watkins LLP

David B. Henry
Vice Chairman, President
& Chief Executive Officer
Kimco Realty Corporation

Colombe M. Nicholas \( ^{(2)(3)} \) 
Consultant
Financo Global Consulting

David B. Henry
Vice Chairman, President
& Chief Executive Officer

Raymond Edwards
Vice President,
Retail Services

Bruce Rubenstein
Senior Vice President,
General Counsel &
Secretary

Robert Nadler
President,
Central Region

International Management

Michael Melson
Managing Director,
Latin America

Kelly Smith
Managing Director,
Canada

Richard G. Dooley \( ^{(1)(2)(3)*} \) 
Executive Vice President & Chief Investment Officer *
Massachusetts Mutual Life Insurance Company

F. Patrick Hughes \( ^{(1)*(2)(3)} \) 
President
Hughes & Associates LLC

Richard Saltzman \( ^{(2)(3)} \) 
President
Colony Capital LLC

Michael V. Pappagallo
Executive Vice President
& Chief Operating Officer

Fredrick Kurz
Vice President
& General Manager,
Risk Management

Thomas Taddeo
Vice President,
Chief Information Officer

Paul D. Puma
President,
Florida/Southeast Region

* Retired
(1) Audit Committee
(2) Executive Compensation Committee
(3) Nominating and Corporate Governance Committee
* Chairman

Glenn G. Cohen
Executive Vice President,
Chief Financial Officer & Treasurer

Leah Landro
Vice President,
Human Resources

Paul Westbrook
Vice President,
Chief Accounting Officer

Wilbur “Tom” Simmons III
President,
Mid-Atlantic/Northeast Region



3333 New Hyde Park Road
New Hyde Park, NY 11042
Tel: 516-869-9000

kimcorealty.com
blog.kimcorealty.com