<SUBMISSION>
<ACCESSION-NUMBER>0001157523-08-003550
<TYPE>8-K
<PUBLIC-DOCUMENT-COUNT>2
<PERIOD>20080501
<ITEMS>2.02
<FILING-DATE>20080501
<DATE-OF-FILING-DATE-CHANGE>20080501
<FILER>
<COMPANY-DATA>
<CONFORMED-NAME>KIMCO REALTY CORP
<CIK>0000879101
<ASSIGNED-SIC>6798
<IRS-NUMBER>132744380
<STATE-OF-INCORPORATION>MD
<FISCAL-YEAR-END>1231
</COMPANY-DATA>
<FILING-VALUES>
<FORM-TYPE>8-K
<ACT>34
<FILE-NUMBER>001-10899
<FILM-NUMBER>08792321
</FILING-VALUES>
<BUSINESS-ADDRESS>
<STREET1>3333 NEW HYDE PARK RD
<STREET2>PO BOX 5020
<CITY>NEW HYDE PARK
<STATE>NY
<ZIP>11042
<PHONE>5168699000
</BUSINESS-ADDRESS>
<MAIL-ADDRESS>
<STREET1>3333 NEW HYDE PARK ROAD
<STREET2>PO BOX 5020
<CITY>NEW HYDE PARKQ
<STATE>NY
<ZIP>11042
</MAIL-ADDRESS>
</FILER>
<DOCUMENT>
<TYPE>8-K
<SEQUENCE>1
<FILENAME>a5673487.htm
<DESCRIPTION>KIMCO REALTY CORP. 8-K
<TEXT>
<html>
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    <p style="text-align: center">
      <b><font style="font-size: 18pt; font-family: Times New Roman">UNITED
      STATES</font><font style="font-size: 18pt; font-family: Times New Roman"><br style="font-size: 18pt; font-family: Times New Roman"></font><font style="font-size: 18pt; font-family: Times New Roman">SECURITIES
      AND EXCHANGE COMMISSION</font></b><br><br><font style="font-size: 10pt; font-family: Times New Roman">Washington,
      D.C. 20549</font><br><br><b><font style="font-size: 18pt; font-family: Times New Roman">FORM
      8-K</font></b><br><br><b><font style="font-size: 12pt; font-family: Times New Roman">CURRENT
      REPORT</font></b><br><br><b><font style="font-size: 12pt; font-family: Times New Roman">PURSUANT
      TO SECTION 13 OR 15 (d) OF THE</font></b><br><b><font style="font-size: 12pt; font-family: Times New Roman">SECURITIES
      EXCHANGE ACT OF 1934</font></b><br><br><font style="font-size: 10pt; font-family: Times New Roman">Date
      of Report (Date of earliest event reported)</font><br><font style="font-size: 10pt; font-family: Times New Roman">May
      1, 2008</font><br><br><b><u><font style="font-size: 18pt; font-family: Times New Roman">Kimco
      Realty Corporation</font></u></b><br><font style="font-size: 10pt; font-family: Times New Roman">(Exact
      Name of Registrant as Specified in its Charter)</font><br><br>
    </p>
    <table style="font-size: 10pt; width: 100%; margin-bottom: 10.0px; font-family: Times New Roman" cellspacing="0">
      <tr>
        <td style="width: 33%; text-align: center; padding-left: 0.0px" valign="bottom">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <u>Maryland</u>
          </p>
        </td>
        <td style="width: 34%; white-space: nowrap; text-align: center; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <u>1-10899</u>
          </p>
        </td>
        <td style="width: 33%; white-space: nowrap; text-align: center; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <u>13-2744380</u>
          </p>
        </td>
      </tr>
      <tr>
        <td style="width: 33%; text-align: center; padding-left: 0.0px" valign="bottom">
          <p style="margin-top: 0px; margin-bottom: 0px">
            (State or Other Jurisdiction
          </p>
          <p style="margin-top: 0px; margin-bottom: 0px">
            of Incorporation)
          </p>
        </td>
        <td style="width: 34%; text-align: center; padding-left: 0.0px" valign="bottom">
          <p style="margin-top: 0px; margin-bottom: 0px">
            (Commission
          </p>
          <p style="margin-top: 0px; margin-bottom: 0px">
            File Number)
          </p>
        </td>
        <td style="width: 33%; text-align: center; padding-left: 0.0px" valign="bottom">
          <p style="margin-top: 0px; margin-bottom: 0px">
            (I.R.S. Employer
          </p>
          <p style="margin-top: 0px; margin-bottom: 0px">
            Identification No.)
          </p>
        </td>
      </tr>
    </table>
    <table style="font-size: 10pt; width: 100%; margin-bottom: 10.0px; font-family: Times New Roman" cellspacing="0">
      <tr>
        <td style="width: 41%; text-align: center; padding-left: 0.0px" valign="bottom">
          <p style="margin-top: 0px; margin-bottom: 0px">
            3333 New Hyde Park Road
          </p>
          <p style="margin-top: 0px; margin-bottom: 0px">
            Suite 100
          </p>
          <p style="margin-top: 0px; margin-bottom: 0px">
            <u>New Hyde Park, NY</u>
          </p>
        </td>
        <td style="width: 26%">
          &#160;
        </td>
        <td style="width: 33%; white-space: nowrap; text-align: center; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <u>11042</u>
          </p>
        </td>
      </tr>
      <tr>
        <td style="width: 41%; text-align: center; padding-left: 0.0px" valign="bottom">
          <font style="font-size: 10pt; font-family: Times New Roman">(Address
          of Principal Executive Offices)</font>
        </td>
        <td style="width: 26%">

        </td>
        <td style="width: 33%; text-align: center; padding-left: 0.0px" valign="bottom">
          <font style="font-size: 10pt; font-family: Times New Roman">(Zip
          Code)</font>
        </td>
      </tr>
    </table>
    <p style="text-align: center">
      <br>
      Registrant&#8217;s telephone number, including area code: (212) 869-9000<br><br><b>No
      Change</b><br><font style="font-size: 10pt; font-family: Times New Roman">(Former
      Name or Former Address, if Changed Since Last Report)</font><br><br>
    </p>
    <p>
      <!--end_optional_former-->
      <font style="font-size: 10pt; font-family: Times New Roman">Check the
      appropriate box below if the Form 8-K filing is intended to
      simultaneously satisfy the filing obligation of the registrant under any
      of the following provisions:</font>
    </p>
    <p>
      <font style="font-size: 10pt; font-family: Arial Unicode MS">&#8414;</font>
      <font style="font-size: 10pt; font-family: Times New Roman">Written
      communications pursuant to Rule 425 under the Securities Act (17 CFR
      230.425)</font>
    </p>
    <p>
      <font style="font-size: 10pt; font-family: Arial Unicode MS">&#8414;</font>
      <font style="font-size: 10pt; font-family: Times New Roman">Soliciting
      material pursuant to Rule 14a-12 under the Exchange Act (17 CFR
      240.14a-12)</font>
    </p>
    <p>
      <font style="font-size: 10pt; font-family: Arial Unicode MS">&#8414;</font>
      <font style="font-size: 10pt; font-family: Times New Roman">Pre-commencement
      communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR
      240.14d-2(b))</font>
    </p>
    <p>
      <font style="font-size: 10pt; font-family: Arial Unicode MS">&#8414;</font>
      <font style="font-size: 10pt; font-family: Times New Roman">Pre-commencement
      communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR
      240.13e-4(c))</font>
    </p>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <p>

    </p>
    <p>
      <b><font style="font-size: 10pt; font-family: Times New Roman">Item
      2.02&#160;&#160;&#160;&#160;&#160;Results of Operations and Financial Condition</font></b><br>
    </p>
    <p style="font-size: 10pt; text-indent: 30.0px; font-family: Times New Roman">
      The information contained in this Item 2.02 of the Current Report on
      Form 8-K of Kimco Realty Corporation (the &#8220;Company&#8221;) is being furnished
      pursuant to &#8220;Item 2.02 &#8211; Results of Operations and Financial Condition&#8221;
      and &#8220;Item 7.01 &#8211; Regulation FD Disclosure&#8221; of Form 8-K.<br>
    </p>
    <p style="font-size: 10pt; text-indent: 30.0px; font-family: Times New Roman">
      On May 1, 2008, Kimco Realty Corporation issued a press release
      announcing its financial results for the first quarter ended March 31,
      2008. A copy of the press release is furnished as Exhibit 99.1 to this
      report.<br>
    </p>
    <p style="font-size: 10pt; text-indent: 30.0px; font-family: Times New Roman">
      A copy of the Company&#8217;s press release is an exhibit to this Current
      Report on Form 8-K and is not being filed for purposes of Section 18 of
      the Securities Exchange Act of 1934, as amended. The information in this
      Current Report on Form 8-K, including the exhibit, shall not be deemed
      to be incorporated by reference into any filing of the Company, whether
      made before or after the date hereof, regardless of any general
      incorporation language in such filing.<br>
    </p>
    <p>

    </p>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <p>

    </p>
    <p style="text-align: left">
      <b><font style="font-size: 10pt; font-family: Times New Roman">SIGNATURES</font></b>
    </p>
    <p>
      <font style="font-size: 10pt; font-family: Times New Roman">Pursuant to
      the requirements of the Securities Exchange Act of 1934, the registrant
      has duly caused this report to be signed on its behalf by the
      undersigned hereunto duly authorized.</font>
    </p>
    <table style="font-size: 10pt; width: 100%; margin-bottom: 10.0px; font-family: Times New Roman" cellspacing="0">
      <tr>
        <td colspan="6" style="text-align: center; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <b>KIMCO REALTY CORPORATION</b>
          </p>
        </td>
      </tr>
      <tr>
        <td style="width: 6%">

        </td>
        <td style="width: 44%">

        </td>
        <td colspan="3" style="text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td style="width: 17%">

        </td>
      </tr>
      <tr>
        <td style="width: 6%">

        </td>
        <td style="width: 44%">

        </td>
        <td colspan="3">

        </td>
        <td style="width: 17%">
          &#160;
        </td>
      </tr>
      <tr>
        <td style="width: 6%; text-align: left; padding-bottom: 2.0px; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td style="width: 44%; text-align: left; padding-bottom: 2.0px; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td style="width: 3%; text-align: left; padding-bottom: 2.0px; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <i>By:</i>
          </p>
        </td>
        <td colspan="2" style="text-align: left; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <i>/s/ Michael V. Pappagallo</i>
          </p>
        </td>
        <td style="width: 17%">

        </td>
      </tr>
      <tr>
        <td style="width: 6%">

        </td>
        <td style="width: 44%">

        </td>
        <td style="width: 3%">

        </td>
        <td style="width: 5%; text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <i>Name:</i>
          </p>
        </td>
        <td style="width: 25%; text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <i>Michael V. Pappagallo</i>
          </p>
        </td>
        <td style="width: 17%">

        </td>
      </tr>
      <tr>
        <td style="width: 6%">

        </td>
        <td style="width: 44%">

        </td>
        <td style="width: 3%">

        </td>
        <td style="width: 5%; text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <i>Title:</i>
          </p>
        </td>
        <td style="width: 25%; text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <i>Executive Vice President</i>
          </p>
        </td>
        <td style="width: 17%">

        </td>
      </tr>
      <tr>
        <td style="width: 6%">

        </td>
        <td style="width: 44%">

        </td>
        <td style="width: 3%">

        </td>
        <td style="width: 5%">

        </td>
        <td style="width: 25%; text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <i>and Chief Financial Officer</i>
          </p>
        </td>
        <td style="width: 17%">

        </td>
      </tr>
      <tr>
        <td style="width: 6%">

        </td>
        <td style="width: 44%">

        </td>
        <td style="width: 3%">

        </td>
        <td style="width: 5%">

        </td>
        <td style="width: 25%">

        </td>
        <td style="width: 17%">
          &#160;
        </td>
      </tr>
      <tr>
        <td style="width: 6%">

        </td>
        <td style="width: 44%">

        </td>
        <td style="width: 3%">

        </td>
        <td style="width: 5%">

        </td>
        <td style="width: 25%">

        </td>
        <td style="width: 17%">
          &#160;
        </td>
      </tr>
      <tr>
        <td style="width: 6%">

        </td>
        <td style="width: 44%">

        </td>
        <td style="width: 3%">

        </td>
        <td style="width: 5%">

        </td>
        <td style="width: 25%">

        </td>
        <td style="width: 17%">
          &#160;
        </td>
      </tr>
      <tr>
        <td style="width: 6%; text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            Dated:
          </p>
        </td>
        <td style="width: 44%; text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            May 1, 2008
          </p>
        </td>
        <td style="width: 3%">

        </td>
        <td style="width: 5%">

        </td>
        <td style="width: 25%">

        </td>
        <td style="width: 17%">

        </td>
      </tr>
    </table>
    <p>

    </p>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <p style="text-align: center">

    </p>
    <p style="text-align: center">
      <b><u><font style="font-size: 10pt; font-family: Times New Roman">EXHIBIT
      INDEX </font></u></b>
    </p>
    <p style="text-align: center">

    </p>
    <table style="font-size: 10pt; width: 100%; margin-bottom: 10.0px; font-family: Times New Roman" cellspacing="0">
      <tr>
        <td style="width: 10%; text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <u>Exhibit No.</u>
          </p>
        </td>
        <td style="width: 5%">
          &#160;
        </td>
        <td style="width: 85%; text-align: left; padding-left: 0.0px" valign="bottom">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <u>Description</u>
          </p>
        </td>
      </tr>
      <tr>
        <td style="width: 10%">

        </td>
        <td style="width: 5%">

        </td>
        <td style="width: 85%">
          &#160;
        </td>
      </tr>
      <tr>
        <td style="width: 10%; white-space: nowrap; text-align: center; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          99.1
        </td>
        <td style="width: 5%">

        </td>
        <td style="width: 85%; text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            Press Release, dated May 1, 2008 issued by Kimco Realty Corporation
          </p>
        </td>
      </tr>
    </table>
  </body>
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     PUBLIC "-//W3C//DTD XHTML 1.0 Strict//EN"
     "http://www.w3.org/TR/xhtml1/DTD/xhtml1-strict.dtd">-->
</TEXT>
</DOCUMENT>
<DOCUMENT>
<TYPE>EX-99.1
<SEQUENCE>2
<FILENAME>a5673487ex99_1.htm
<DESCRIPTION>EXHIBIT 99.1
<TEXT>
<html>
  <head>
    <title></title>
<!--Copyright 2008 Business Wire, a Berkshire Hathaway company.-->
<!--All rights reserved www.businesswire.com-->
  </head>
  <body style="font-size: 8pt; font-family: Times New Roman">
    <p style="text-align: right">
      <b>Exhibit 99.1</b>
    </p>
    <p style="text-align: center">
      <b><font style="font-size: 12pt; font-family: Times New Roman">Kimco
      Realty Corporation Announces First Quarter 2008 Earnings</font></b>
    </p>
    <p>
      NEW HYDE PARK, N.Y.--(BUSINESS WIRE)--Kimco Realty Corporation (NYSE:
      KIM) reported results for the quarter ending March 31, 2008.
    </p>
    <p>
      <b>Net income available to common shareholders</b> was $86.6 million for
      first quarter of 2008 or $0.34 per diluted share compared to $150.9
      million or $0.59 per diluted share for the first quarter of 2007. The
      change in net income is primarily related to i) a gain of $8.4 million
      or $0.03 per diluted share for the first quarter of 2008 from the
      company&#8217;s investment in Albertson&#8217;s, LLC compared to $56.5 million or
      $0.22 per diluted share for the first quarter of 2007, and ii) gains
      from the sale of operating properties of $3.1 million or $0.01 per
      diluted share in the first quarter of 2008 compared to $15.0 million or
      $0.06 per diluted share for the first quarter of 2007.
    </p>
    <p>
      <b>Funds from operations (FFO),</b> a widely accepted supplemental
      measure of REIT performance, were $164.4 million for the first quarter
      2008 compared to $202.8 million in the same period a year ago. FFO per
      diluted share were $0.64 for the first quarter of 2008 compared to $0.78
      in the first quarter of 2007. The change in FFO per diluted share is
      primarily related to a gain of $0.03 per diluted share from the
      company&#8217;s investment in Albertson&#8217;s, LLC which occurred in the first
      quarter of 2008 compared to $0.21 for the same period in 2007. Excluding
      Albertson&#8217;s in each quarter, FFO per diluted share grew 7.0% in the
      first quarter of 2008 compared to the same period in 2007. A
      reconciliation of net income to FFO is provided in the attached tables.
    </p>
    <p>
      <b>Highlights for the first quarter 2008:</b>
    </p>
    <ul>
      <li style="margin-bottom: 10.0px">
        Achieved growth in same-store net operating income for the quarter of
        3.3 percent;
      </li>
      <li style="margin-bottom: 10.0px">
        Posted occupancy at the end of the first quarter of 96.0 percent in
        the shopping center portfolio, a 20 basis point increase over the same
        period a year ago;
      </li>
      <li style="margin-bottom: 10.0px">
        Approved 18 new projects in Latin America totaling approximately $270
        million;
      </li>
      <li style="margin-bottom: 10.0px">
        Recognized $2.4 million in gains, net of tax from Kimco Developer&#8217;s,
        Inc.;
      </li>
      <li style="margin-bottom: 10.0px">
        Recognized $8.9 million in residual participation from its preferred
        equity investments;
      </li>
      <li style="margin-bottom: 10.0px">
        Recognized $8.4 million, net of tax, from its investment in
        Albertson&#8217;s, LLC; and
      </li>
      <li style="margin-bottom: 10.0px">
        Maintains access to approximately $1.1 billion in immediate liquidity.
      </li>
    </ul>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <p>
      <b><u>Portfolio Activity</u></b>
    </p>
    <p>
      Kimco&#8217;s shopping center portfolio includes 883 operating properties: 806
      in the United States and Puerto Rico, 39 in Canada, 34 in Mexico and
      four in Chile as well as 61 development properties: 37 in the United
      States and 24 in Mexico. Same-store growth in net operating income in
      the U.S. portfolio was 3.3 percent for the quarter. Same-store growth
      has averaged 4.4 percent over the past eight quarters.
    </p>
    <p>
      For the quarter, the company signed a total of 435 leases totaling 1.8
      million square feet in its shopping center holdings: 165 new leases for
      594,000 square feet and 270 lease renewals for 1.2 million square feet.
      In the U.S. portfolio, Kimco signed 127 new leases for 561,000 square
      feet and 220 lease renewals for 1.1 million square feet. On leases
      signed for the same space in U.S., the average increase in contractual
      base rent was approximately 11.2 percent on a cash basis for the quarter.
    </p>
    <p>
      With portfolio occupancy at historically high levels, Kimco has placed
      even greater emphasis on potential redevelopment initiatives. Kimco&#8217;s
      redevelopment group is focused on creating value for shareholders,
      partners and retail clients with an emphasis on redeveloping first ring
      suburban assets in mature submarkets. The value creation in these
      projects is primarily through added density and tenant-replacement
      strategies that bring under-valued retail suites to market rates. Yields
      on these projects range from 10 to 13 percent. Kimco currently has more
      than 20 projects totaling approximately $325 million under redevelopment
      including Cupertino Village in Cupertino, Calif., Plaza del Sol in
      Phoenix, Ariz. and Cottman &amp; Bustleton Center in Pennsylvania. At
      Cupertino Village, Kimco plans to add approximately 25,000 square feet
      of retail space, structured parking and outdoor plaza areas to the
      center, which is located in a dense, high-income submarket of the San
      Francisco Peninsula with diverse ethnic demographics and a strong Asian
      community. The renovation of Plaza del Sol is nearing completion and
      includes a remerchandising strategy that introduced several Hispanic
      oriented tenants to the submarket and has achieved significant occupancy
      increases due to the redevelopment plan. Longer term projects include
      Marketplace at Factoria in Bellevue, Wash. and Cottman &amp; Bustleton in
      Philadelphia where Kimco is repositioning aged infrastructure with
      high-density new developments for increased retail gross leasable area
      from credit national tenants. Both projects have completed lengthy
      entitlement efforts and are in the execution phase of the project master
      plan.
    </p>
    <p>
      In Mexico, Kimco added a third site to the Mexico Land and Development
      Fund, a joint venture managed by Kimco. The 17.3 acres of land is
      located in Cumbres, a suburb of Monterrey within the state of Nuevo Leon
      and was purchased for US $10.8 million. This property will be held for
      future development or sale. Subsequent to the quarter end, Kimco closed
      on its fourth site and approved three additional sites for the Mexican
      Land and Development Fund. Kimco also acquired a 2.9 acre land parcel in
      Chihuahua, Mexico for approximately US $1.9 million in its joint venture
      with American Industries.
    </p>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <p>
      Kimco continues to invest in Mexico and is expanding its footprint into
      Brazil and Peru with its shopping center format. In Mexico, the company
      estimates that it will have approximately US $1 billion invested by the
      end of 2008. Its platform includes 58 shopping centers: 34 completed and
      24 under development totaling 13 million square feet. Approximately 50
      percent of current development in Mexico is scheduled for completion
      during 2008 with an estimated yield of 14 percent. Kimco remains active
      in both the acquisition and development market in Mexico.
    </p>
    <p>
      <u>Kimco Investment Management Programs</u>
    </p>
    <p>
      Fees from Kimco&#8217;s investment management business were $11.7 million in
      the first quarter of 2008 including $10.1 million in management fees,
      $1.3 million in other ongoing fees and $0.3 million in transaction based
      fees excluding promoted income.
    </p>
    <p>
      During the quarter, the joint venture between Kimco and Prudential Real
      Estate Investors sold one shopping center totaling 150,000 square feet.
      At the end of the quarter, the company had 342 properties in investment
      management funds with 15 institutional partners.
    </p>
    <p>
      <b><u>Kimco Capital Services (KCS)</u></b>
    </p>
    <p>
      <u>Preferred Equity Investments</u>
    </p>
    <p>
      In the first quarter of 2008, the company recognized a total of $16.5
      million of income from preferred equity investments including residual
      profit participation of $8.9 million. The company invested $16.4 million
      in seven new preferred equity properties, six in the U.S. and one in
      Canada during the quarter.
    </p>
    <p>
      Kimco&#8217;s preferred equity business provides capital to strong property
      owners and developers to acquire, build, recapitalize or renovate real
      estate properties. Since its inception in 2001, the program has grown to
      238 investments with a current total of approximately $465 million in
      the U.S. and Canada. As of the end of March, 2008, Kimco had
      approximately 136 preferred equity properties in the U.S. and 102 in
      Canada.
    </p>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <p>
      <u>Retailer Services &amp; Kimco Select (KSI)</u>
    </p>
    <p>
      Retailer Services, Kimco&#8217;s business which provides capital to retailers
      and other enterprises with significant real estate holdings recognized
      income of $14.0 million, net of tax, during the quarter, including $8.4
      million from its investment in Albertson&#8217;s, LLC. Recurring income from
      Retailer Services totaled approximately $4.7 million during the quarter.
    </p>
    <p>
      Kimco Select, which invests opportunistically with select operating
      partners, realized approximately $30.8 million during the quarter.
      Recurring income from KSI was $16.9 million during the quarter. KSI also
      realized $11.4 million, net, from the sale of various marketable
      securities.
    </p>
    <p>
      During the quarter, the company entered into a strategic alliance
      focused on creating funds management and joint venture opportunities
      with Valad Property Group (ASX: VPG). As a sign of their commitment to
      the strategic alliance Kimco invested A$190 million in a convertible
      note. Kimco recognized income of US $2.8 million, net of tax, during the
      quarter from this investment.
    </p>
    <p>
      <b><u>Portfolio Overview</u></b>
    </p>
    <p>
      As of March 31, 2008, Kimco owned equity interests in 1,948 properties
      in the United States, Puerto Rico, Canada, Mexico and Chile totaling 180
      million square feet as follows: 414 consolidated shopping centers, 342
      shopping centers in investment management programs, 127 other joint
      venture shopping centers and 61 development properties that together
      total 944 centers and 141 million square feet. Also included in the
      1,948 total are 238 preferred equity investments and 766 other real
      estate related investments all of which aggregate approximately 39
      million square feet.
    </p>
    <p>
      At quarter end, the company had interests in 148 properties totaling
      17.8 million square feet in Canada comprised of 39 shopping centers, 102
      preferred equity investments and 7 other real estate related
      investments. In Mexico, the company owned interests in 142 properties
      totaling 20.8 million square feet comprised of 34 shopping centers, 24
      properties under development and 84 other real estate investments. The
      company also has investments in four shopping centers in Chile.
    </p>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <p>
      <b><u>2008 Guidance</u></b>
    </p>
    <table style="font-size: 8pt; width: 100%; margin-bottom: 10.0px; font-family: Times New Roman" cellspacing="0">
      <tr>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          --
        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          &#160;
        </td>
        <td colspan="3" style="text-align: left; padding-left: 0.0px" valign="top">
          FFO: $2.70 - $2.78 per diluted share;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="3">
          &#160;
        </td>
      </tr>
      <tr>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          --
        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td colspan="3" style="text-align: left; padding-left: 0.0px" valign="top">
          The following are estimates of FFO contribution before in-place
          corporate interest, preferred dividends and overhead costs for the
          2nd quarter 2008 through 4th quarter 2008:
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td>
          &#160;
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: right; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            --
          </p>
        </td>
        <td>

        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          $520 - $530 million from the in-place shopping center portfolio, net
          of joint venture interest expense;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: right; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            --
          </p>
        </td>
        <td>

        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          $30 - $32 million from recurring funds management fees;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: right; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            --
          </p>
        </td>
        <td>

        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          $20- $25 million gains on sales, net of tax, from KDI;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: right; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            --
          </p>
        </td>
        <td>

        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          $100 - $110 million in recurring income from in-place investments in
          KCS, net of joint venture interest expense;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: right; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            --
          </p>
        </td>
        <td>

        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          $150 - $160 million, net of interest, from new business activities
          and other transaction related events, including new shopping center
          acquisitions, transaction related fees and promoted income from
          investment management programs, residual participation from
          preferred equity, and other transactions from Kimco Select and
          Retailer Services;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="3">
          &#160;
        </td>
      </tr>
      <tr>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          --
        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td colspan="3" style="text-align: left; padding-left: 0.0px" valign="top">
          Growth in same-store net operating income of approximately 3.5 - 4.0
          percent; and
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="3">
          &#160;
        </td>
      </tr>
      <tr>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          --
        </td>
        <td style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td colspan="3" style="text-align: left; padding-left: 0.0px" valign="top">
          In-place interest, preferred dividends and G &amp; A expenses for the
          year of approximately $275 - $285 million.
        </td>
      </tr>
    </table>
    <p>
      <b>Conference Call and Supplemental Materials</b>
    </p>
    <p>
      The company will hold its quarterly conference call today, Thursday, May
      1 at 10:00 a.m. Eastern Time. The call will include a review of the
      company&#8217;s first quarter 2008 performance as well as a discussion of the
      company&#8217;s strategy and expectations for the future.
    </p>
    <p>
      To participate, dial 1-888-600-4870. A replay will be available for one
      week by dialing 1-888-203-1112; the Conference ID will be 3769314.
      Access to the live call and a replay will be available through the
      company's website at <u>www.kimcorealty.com</u> under &#8220;Investor
      Relations: Presentations.&#8221;
    </p>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <p>
      <b>About Kimco</b>
    </p>
    <p>
      Kimco Realty Corporation, a real estate investment trust (REIT), owns
      and operates the nation's largest portfolio of neighborhood and
      community shopping centers. As of March 31, 2008, the company owned
      interests in 1,948 properties comprising 180 million square feet of
      leasable space across 45 states, Puerto Rico, Canada, Mexico and Chile.
      Publicly traded on the NYSE under the symbol KIM and included in the S&amp;P
      500 Index, the company has specialized in shopping center acquisitions,
      development and management for 50 years. For further information, visit
      the company's web site at <u>www.kimcorealty.com</u>.
    </p>
    <p>
      <b>Safe Harbor Statement</b>
    </p>
    <p>
      The statements in this release state the company's and management's
      hopes, intentions, beliefs, expectations or projections of the future
      and are forward-looking statements. It is important to note that the
      company's actual results could differ materially from those projected in
      such forward-looking statements. Factors that could cause actual results
      to differ materially from current expectations include, but are not
      limited to, (i) general economic conditions, (ii) the inability of major
      tenants to continue paying their rent obligations due to bankruptcy,
      insolvency or general downturn in their business, (iii) local real
      estate conditions, (iv) increases in interest rates, and (v) increases
      in operating costs and real estate taxes. Additional information
      concerning factors that could cause actual results to differ materially
      from those forward-looking statements is contained from time to time in
      the company's SEC filings, including but not limited to the company's
      report on Form 10-K for the year ended December 31, 2007. Copies of each
      filing may be obtained from the company or the Securities &amp; Exchange
      Commission.
    </p>
    <p>
      The company refers you to the documents filed by the company from time
      to time with the Securities and Exchange Commission, specifically the
      section titled &quot;Risk Factors&quot; in the company's Annual Report on Form
      10-K for the year ended December 31, 2007, as may be updated or
      supplemented in the company&#8217;s Form 10-Q filings, which discuss these and
      other factors that could adversely affect the company's results.
    </p>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <table style="font-size: 8pt; width: 100%; margin-bottom: 10.0px; font-family: Times New Roman" cellspacing="0">
      <tr>
        <td colspan="8" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>KIMCO REALTY CORPORATION AND SUBSIDIARIES</b>
        </td>
      </tr>
      <tr>
        <td colspan="8" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>Consolidated Statements of Income</b>
        </td>
      </tr>
      <tr>
        <td colspan="8" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>(in thousands, except per share data)</b>
        </td>
      </tr>
      <tr>
        <td colspan="8" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>(unaudited)</b>
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>
          &#160;
        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="5" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>Three Months Ended</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="5" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>March 31,</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2" style="white-space: nowrap; text-align: center; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          <b>2008</b>
        </td>
        <td>

        </td>
        <td colspan="2" style="white-space: nowrap; text-align: center; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          <b>2007</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 0.0px" valign="top">
          Revenues from Rental Properties
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          190,538
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          157,839
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Rental Property Expenses:
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 20.0px" valign="top">
          Rent
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          3,211
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          2,884
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 20.0px" valign="top">
          Real Estate Taxes
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          23,551
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          18,598
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 20.0px" valign="top">
          Operating and Maintenance
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          27,571
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          20,854
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          54,333
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          42,336
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          <b>Net Operating Income</b>
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          <b>136,205</b>
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          <b>115,503</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Income from Other Real Estate Investments
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          21,029
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          14,519
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Mortgage Financing Income
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          3,896
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          3,138
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Management and Other Fee Income
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          11,655
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          17,046
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 0.0px" valign="top">
          Depreciation and Amortization
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          (48,681)
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          (41,571)
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          <b>124,104</b>
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          <b>108,635</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Interest, Dividends and Other Investment Income
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          22,026
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          6,243
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Other Income/ (Expense), Net
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          3,882
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (3,699)
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Interest Expense
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (53,998)
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (46,099)
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 0.0px" valign="top">
          General and Administrative Expenses
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          (24,750)
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          (22,695)
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          71,264
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          42,385
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          (Provision) / Benefit for Income Taxes
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (9,410)
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          30,114
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Equity in Income of Joint Ventures, Net
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          39,057
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          30,160
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Minority Interests in Income, Net
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (8,642)
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (4,164)
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Gain on Sale of Development Properties
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 20.0px" valign="top">
          Net of Tax of $1,612 and $1,602, respectively
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          2,418
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          2,403
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 20.0px" valign="top">
          <b>Income from Continuing Operations</b>
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          <b>94,687</b>
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          <b>100,898</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          <b>Discontinued Operations:</b>
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 20.0px" valign="top">
          Income from Discontinued Operating Properties
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          3,427
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          7,846
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 20.0px" valign="top">
          Minority Interests in Income
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (871)
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (126)
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 20.0px" valign="top">
          Gain on Disposition of Operating Properties, Net of Tax
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          661
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          2,794
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 20.0px" valign="top">
          <b>Income from Discontinued Operations</b>
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          <b>3,217</b>
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          <b>10,514</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 0.0px" valign="top">
          Gain on Sale of Operating Properties, Net of Tax (1)
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          563
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          727
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="text-align: right; padding-left: 0.0px" valign="bottom">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="text-align: right; padding-left: 0.0px" valign="bottom">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 20.0px" valign="top">
          <b>Income before Extraordinary Item</b>
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          <b>98,467</b>
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          <b>112,139</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            Extraordinary Gain from Joint Venture Investment Resulting from
            Purchase Price Allocation, Net of Income Tax of $0, and $30,000
            and Minority Interest
          </p>
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          -
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          41,625
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2" style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td>

        </td>
        <td colspan="2" style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 20.0px" valign="top">
          <b>Net Income</b>
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          <b>98,467</b>
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          <b>153,764</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 20.0px" valign="top">
          Preferred Dividends
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          (11,822)
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          (2,909)
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 20.0px" valign="top">
          <b>Net Income Available to Common Shareholders</b>
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>86,645</b>
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>150,855</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Weighted Average Shares Outstanding for Net Income Calculations:
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 20.0px" valign="top">
          Basic
        </td>
        <td>

        </td>
        <td style="border-bottom: double black 2.25pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>252,932</b>
        </td>
        <td>

        </td>
        <td style="border-bottom: double black 2.25pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>251,365</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 30.0px" valign="top">
          Units
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          -
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          -
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 30.0px" valign="top">
          Dilutive Effect of Options
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          2,984
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          6,057
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 20.0px" valign="top">
          Diluted
        </td>
        <td>

        </td>
        <td style="border-bottom: double black 2.25pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>255,916</b>
        </td>
        <td>

        </td>
        <td style="border-bottom: double black 2.25pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>257,422</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2" style="text-align: left; padding-left: 0.0px" valign="top">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Per Common Share:
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 20.0px" valign="top">
          Income from Continuing Operations:
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 30.0px" valign="top">
          Basic
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.33</b>
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.39</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 30.0px" valign="top">
          Diluted
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.33</b>
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-bottom: 4.0px; padding-left: 0.0px" valign="bottom">
          <b>(2)</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.38</b>
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-bottom: 4.0px; padding-left: 0.0px" valign="bottom">
          <b>(2)</b>
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 20.0px" valign="top">
          Net Income:
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 30.0px" valign="top">
          Basic
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.34</b>
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.60</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 30.0px" valign="top">
          Diluted
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.34</b>
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-bottom: 4.0px; padding-left: 0.0px" valign="bottom">
          <b>(2)</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.59</b>
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-bottom: 4.0px; padding-left: 0.0px" valign="bottom">
          <b>(2)</b>
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td colspan="8" style="text-align: left; padding-left: 0.0px" valign="bottom">
          <b>(1)</b> Included in the calculation of income from continuing
          operations per common share in accordance with sec guidelines.
        </td>
      </tr>
      <tr>
        <td colspan="8">
          &#160;
        </td>
      </tr>
      <tr>
        <td colspan="8" style="text-align: left; padding-left: 0.0px" valign="bottom">
          <b>(2)</b> Reflects the potential impact if certain units were
          converted to common stock at the beginning of the period.
        </td>
      </tr>
    </table>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <table style="font-size: 8pt; width: 100%; margin-bottom: 10.0px; font-family: Times New Roman" cellspacing="0">
      <tr>
        <td colspan="7" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>KIMCO REALTY CORPORATION AND SUBSIDIARIES</b>
        </td>
      </tr>
      <tr>
        <td colspan="7" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>Funds from Operations</b>
        </td>
      </tr>
      <tr>
        <td colspan="7" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>(in thousands, except per share data)</b>
        </td>
      </tr>
      <tr>
        <td colspan="7" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>(unaudited)</b>
        </td>
      </tr>
      <tr>
        <td colspan="6">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="5" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>Three Months Ended</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="5" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>March 31,</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2" style="white-space: nowrap; text-align: center; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          <b>2008</b>
        </td>
        <td>

        </td>
        <td colspan="2" style="white-space: nowrap; text-align: center; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          <b>2007</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          <b>Funds From Operations (FFO)</b>
        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 15.0px" valign="top">
          Net Income
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          98,467
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          153,764
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 15.0px" valign="top">
          Gain on Disposition of Operating Properties, Net of Minority
          Interests
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (1,224)
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (2,794)
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 15.0px" valign="top">
          Gain on Disposition of Joint Venture Operating Properties
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (1,911)
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (12,172)
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 15.0px" valign="top">
          Depreciation and Amortization
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          48,247
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          42,142
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 15.0px" valign="top">
          Depreciation and Amortization - Real Estate JV's, Net of Minority
          Interests
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          32,641
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          24,753
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 15.0px" valign="top">
          Preferred Stock Dividends
        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          (11,822)
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          (2,909)
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 15.0px" valign="top">
          <b>Funds From Operations</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>164,398</b>
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>202,784</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Weighted Average Shares Outstanding for FFO Calculations:
        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 10.0px" valign="top">
          -Basic
        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          252,932
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          251,365
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 25.0px" valign="top">
          Units
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          5,969
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          5,832
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 25.0px" valign="top">
          Dilutive Effect of Options
        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          2,984
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          6,057
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 10.0px" valign="top">
          -Diluted
        </td>
        <td style="border-bottom: double black 2.25pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          261,885
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-bottom: 4.0px; padding-left: 0.0px" valign="bottom">
          <b>(1)</b>
        </td>
        <td style="border-bottom: double black 2.25pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          263,254
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-bottom: 4.0px; padding-left: 0.0px" valign="bottom">
          <b>(1)</b>
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 0.0px" valign="top">
          <b>Per Common Share - Basic</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.65</b>
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.81</b>
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 85.0px" valign="top">
          <b>- Diluted</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.64</b>
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-bottom: 4.0px; padding-left: 0.0px" valign="bottom">
          <b>(1)</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>$</b>
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          <b>0.78</b>
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-bottom: 4.0px; padding-left: 0.0px" valign="bottom">
          <b>(1)</b>
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td colspan="7" style="text-align: left; padding-left: 0.0px" valign="top">
          (1) Reflects the potential impact if certain units were converted to
          common stock at the beginning of the period. FFO would be increased
          by $2,644 and $2,410 for the three months ended March 31, 2008 and
          2007, respectively.
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td colspan="7" style="text-align: left; padding-left: 0.0px" valign="top">
          Pursuant to the definition of Funds from Operations (&quot;FFO&quot;) adopted
          by the Board of Governors of the National Association of Real Estate
          Investment Trusts (&quot;NAREIT&quot;), FFO is calculated by adjusting net
          income (loss) (computed in accordance with GAAP), excluding gains
          from sales of depreciated property, plus depreciation and
          amortization, and after adjustments for unconsolidated partnerships
          and joint ventures. Adjustments for unconsolidated partnerships and
          joint ventures are calculated to reflect FFO on the same basis.
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
      </tr>
      <tr>
        <td colspan="7" style="text-align: left; padding-left: 0.0px" valign="top">
          Given the nature of the Company's business as a real estate owner
          and operator, the Company believes that FFO is helpful to investors
          as a measure of its operational performance and FFO is a widely
          recognized measure in the Company's industry. FFO does not represent
          cash generated from operating activities determined in accordance
          with GAAP, and should not be considered as an alternative to net
          cash flows from operating activities (determined in accordance with
          GAAP), as a measure of our liquidity, or as an indicator of our
          ability to make cash distributions. In addition, the comparability
          of the Company's FFO with the FFO reported by other REITs may be
          affected by the differences that exist regarding certain accounting
          policies relating to expenditures for repairs and other recurring
          items.
        </td>
      </tr>
    </table>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <table style="font-size: 8pt; width: 100%; margin-bottom: 10.0px; font-family: Times New Roman" cellspacing="0">
      <tr>
        <td colspan="8" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>KIMCO REALTY CORPORATION AND SUBSIDIARIES</b>
        </td>
      </tr>
      <tr>
        <td colspan="8" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>Consolidated Balance Sheets</b>
        </td>
      </tr>
      <tr>
        <td colspan="8" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>(in thousands, except share information)</b>
        </td>
      </tr>
      <tr>
        <td colspan="8" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>(unaudited)</b>
        </td>
      </tr>
      <tr>
        <td>
          &#160;
        </td>
        <td>

        </td>
        <td>
          &#160;
        </td>
        <td colspan="2">

        </td>
        <td>
          &#160;
        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>March 31,</b>
        </td>
        <td>

        </td>
        <td colspan="2" style="white-space: nowrap; text-align: center; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          <b>December 31,</b>
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2" style="white-space: nowrap; text-align: center; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          <b>2008</b>
        </td>
        <td>

        </td>
        <td colspan="2" style="white-space: nowrap; text-align: center; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          <b>2007</b>
        </td>
      </tr>
      <tr>
        <td colspan="2" style="text-align: left; padding-left: 5.0px" valign="top">
          Assets:
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Operating Real Estate, Net of Accumulated Depreciation
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 25.0px" valign="top">
          of $1,015,168 and $977,444, respectively
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          5,240,900
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          5,203,185
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Investments and Advances in Real Estate Joint Ventures
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          1,234,685
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          1,246,917
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Real Estate Under Development
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          1,226,242
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          1,144,406
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Other Real Estate Investments
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          597,196
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          615,016
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Mortgages and Other Financing Receivables
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          149,096
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          153,847
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Cash and Cash Equivalents
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          150,961
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          87,499
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Marketable Securities
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          397,495
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          212,988
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Accounts and Notes Receivable
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          99,326
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          88,017
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 5.0px" valign="top">
          Other Assets
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          335,692
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          345,941
        </td>
      </tr>
      <tr>
        <td colspan="2" style="text-align: left; padding-bottom: 4.0px; padding-left: 5.0px" valign="top">
          Total Assets
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          9,431,593
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          9,097,816
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">
          &#160;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">
          &#160;
        </td>
      </tr>
      <tr>
        <td colspan="2" style="text-align: left; padding-left: 5.0px" valign="top">
          Liabilities:
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Notes Payable
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          3,429,439
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          3,131,765
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Mortgages Payable
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          847,155
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          838,736
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Construction Loans Payable
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          262,476
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          245,914
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Dividends Payable
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          113,181
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          112,052
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 5.0px" valign="top">
          Other Liabilities
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          435,093
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          426,616
        </td>
      </tr>
      <tr>
        <td colspan="2" style="text-align: left; padding-bottom: 2.0px; padding-left: 5.0px" valign="top">
          Total Liabilities
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          5,087,344
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          4,755,083
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 5.0px" valign="top">
          Minority Interests
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          463,742
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          448,159
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">
          &#160;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">
          &#160;
        </td>
      </tr>
      <tr>
        <td colspan="2" style="text-align: left; padding-left: 5.0px" valign="top">
          Stockholders' Equity:
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Preferred Stock, $1.00 par value, authorized 3,232,000 shares
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Class F Preferred Stock, $1.00 par value, authorized 700,000 shares
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 30.0px" valign="top">
          Issued and Outstanding 700,000 shares
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          700
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          700
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 30.0px" valign="top">
          Aggregate Liquidation Preference $175,000
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Class G Preferred Stock, $1.00 par value, authorized 184,000 shares
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 30.0px" valign="top">
          Issued and Outstanding 184,000 shares
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          184
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          184
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 30.0px" valign="top">
          Aggregate Liquidation Preference $460,000
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Common Stock, $.01 par value, authorized 750,000,000 shares
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 30.0px" valign="top">
          Issued 253,943,446 and 253,350,144, respectively
        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
        <td>

        </td>
        <td colspan="2">

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 30.0px" valign="top">
          Outstanding 253,396,866 and 252,803,564, respectively
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          2,534
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          2,528
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-left: 5.0px" valign="top">
          Paid-In Capital
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          3,692,493
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          3,677,509
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 5.0px" valign="top">
          Retained Earnings
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          163,905
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          180,005
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          3,859,816
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          3,860,926
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td style="text-align: left; padding-bottom: 2.0px; padding-left: 5.0px" valign="top">
          Accumulated Other Comprehensive Income
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          20,691
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          33,648
        </td>
      </tr>
      <tr>
        <td colspan="2" style="text-align: left; padding-bottom: 2.0px; padding-left: 5.0px" valign="top">
          Total Stockholders' Equity
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          3,880,507
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          3,894,574
        </td>
      </tr>
      <tr>
        <td colspan="2" style="text-align: left; padding-bottom: 4.0px; padding-left: 5.0px" valign="top">
          Total Liabilities and Stockholders' Equity
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          9,431,593
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          9,097,816
        </td>
      </tr>
    </table>
    <div style="margin-right: 0pt; width: 100%; margin-left: 0pt; margin-bottom: 10pt; text-indent: 0pt">
      <div>
        <div style="text-align: left">

        </div>
      </div>
      <div style="page-break-after: always">
        <div style="text-align: center">

        </div>
        <div style="text-align: center">
          <hr style="height: 1.5pt; color: black">

        </div>
      </div>
      <div>
        <div style="text-align: right">

        </div>
      </div>
    </div>
    <table style="font-size: 8pt; width: 100%; margin-bottom: 10.0px; font-family: Times New Roman" cellspacing="0">
      <tr>
        <td colspan="9" style="text-align: center; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <b>Reconciliation of Projected Diluted Net Income Per Common Share
            to</b><br><b>Projected Diluted Funds From Operations Per Common
            Share</b>
          </p>
        </td>
      </tr>
      <tr>
        <td colspan="9" style="text-align: center; padding-left: 0.0px" valign="top">
          <b>(unaudited)</b>
        </td>
      </tr>
      <tr>
        <td colspan="9">
          &#160;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>
          &#160;
        </td>
        <td colspan="7" style="text-align: center; padding-left: 0.0px" valign="top">
          Projected Range
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="7" style="text-align: center; padding-left: 0.0px" valign="top">
          Full Year 2008
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="3" style="text-align: center; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <u>Low</u>
          </p>
        </td>
        <td>
          &#160;
        </td>
        <td colspan="3" style="text-align: center; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            <u>High</u>
          </p>
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Projected diluted net income per common share
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          1.63
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          1.71
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="3">

        </td>
        <td>

        </td>
        <td colspan="3">
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Projected depreciation &amp; amortization
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          0.71
        </td>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          0.75
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td>

        </td>
        <td colspan="3">

        </td>
        <td>

        </td>
        <td colspan="3">

        </td>
      </tr>
      <tr>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            Projected depreciation &amp; amortization real estate<br>joint
            ventures, net of minority interests
          </p>
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          0.49
        </td>
        <td>

        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          0.51
        </td>
        <td>

        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          Gain on disposition of operating properties
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (0.06
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          )
        </td>
        <td>

        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          (0.09
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-left: 0.0px" valign="bottom">
          )
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            &#160;
          </p>
        </td>
        <td>

        </td>
        <td colspan="3">

        </td>
        <td>

        </td>
        <td colspan="3">

        </td>
      </tr>
      <tr>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; padding-bottom: 2.0px; padding-left: 0.0px" valign="top">
          <p style="margin-top: 0px; margin-bottom: 0px">
            Gain on disposition of joint venture operating<br>properties, net
            of minority interests
          </p>
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          (0.07
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          )
        </td>
        <td>

        </td>
        <td style="border-bottom: solid black 1.0pt">
          &#160;
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          (0.10
        </td>
        <td style="white-space: nowrap; text-align: left; padding-right: 0.0px; border-bottom: solid black 1.0pt; padding-left: 0.0px" valign="bottom">
          )
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="3">

        </td>
        <td>

        </td>
        <td colspan="3">
          &#160;
        </td>
      </tr>
      <tr>
        <td style="text-align: left; padding-bottom: 4.0px; padding-left: 0.0px" valign="top">
          Projected FFO per diluted common share
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          2.70
        </td>
        <td style="border-bottom: double black 2.25pt">
          &#160;
        </td>
        <td>

        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          $
        </td>
        <td style="white-space: nowrap; text-align: right; padding-right: 0.0px; border-bottom: double black 2.25pt; padding-left: 0.0px" valign="bottom">
          2.78
        </td>
        <td style="border-bottom: double black 2.25pt">
          &#160;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="3">

        </td>
        <td>

        </td>
        <td colspan="3">
          &#160;
        </td>
      </tr>
      <tr>
        <td>

        </td>
        <td>

        </td>
        <td colspan="3">

        </td>
        <td>

        </td>
        <td colspan="3">
          &#160;
        </td>
      </tr>
      <tr>
        <td colspan="9" style="text-align: left; padding-left: 0.0px" valign="top">
          Projections involve numerous assumptions such as rental income
          (including assumptions on percentage rent), interest rates, tenant
          defaults, occupancy rates, foreign currency exchange rates (such as
          the US-Canadian rate), selling prices of properties held for
          disposition, expenses (including salaries and employee costs),
          insurance costs and numerous other factors. Not all of these factors
          are determinable at this time and actual results may vary from the
          projected results, and may be above or below the range indicated.
          The above range represents management&#8217;s estimate of results based
          upon these assumptions as of the date of this press release.
        </td>
      </tr>
    </table>
    <p>

    </p>
    <p>
      CONTACT:<br>Kimco Realty Corporation<br>Barbara M. Pooley, 1-866-831-4297<br>Vice
      President, Finance and Investor Relations
    </p>
    <p>

    </p>
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