brx8k10272014ex991

Exhibit 99.1

420 Lexington Avenue New York, NY 10170 800.468.7526

FOR IMMEDIATE RELEASE

CONTACT:

Stacy Slater

Senior Vice President, Investor Relations

800.468.7526

stacy.slater@brixmor.com

BRIXMOR PROPERTY GROUP REPORTS THIRD QUARTER 2014 RESULTS

- Increases Dividend 12.5% -

- Increases FFO per Share by 9.3% -

- Achieves Strong Same Property NOI Growth of 3.9% -

- Proactively Recaptures Four Kmart Leases -

NEW YORK, OCTOBER 27, 2014 - Brixmor Property Group Inc. (NYSE: BRX) announced today its results of operations for the third quarter ended September 30, 2014.

Third Quarter 2014 Operating Results - IPO Portfolio



	Three Months Ended
	9/30/2014	9/30/2013	Change
Percent leased	92.7%	92.1%	+60 basis points
Percent leased: anchors (≥ 10K SF)	97.0%	96.9%	+10 basis points
Percent leased: small shop (< 10K SF)	82.6%	80.9%	+170 basis points
Total gross leasable area of new signed leases (SF)	1,015,260	975,183	+4.1%
Total rent spread (cash)	13.9%	11.5%	+240 basis points

Favorable activity continued in the third quarter of 2014 with same property NOI increasing 3.9%, the ninth consecutive quarter of growth over 3.5%, and strong leasing results. As a result of Brixmor’s operational expertise, new lease volume exceeded 1.0 million square feet again in the quarter. In addition, blended rent spreads increased to 13.9%, the highest on record for the Company post initial public offering. Funds from operations per diluted share increased 9.3% over the 2013 third quarter. Additionally, reflective of the Company’s continued revenue growth, the Board of Directors increased the Company’s dividend by 12.5 percent.

“The Company is performing extremely well both operationally and financially. Same property NOI growth and active balance sheet management continue to drive our earnings growth. The dividend increase is reflective of our strong performance,” stated Michael Carroll, Chief Executive Officer.

420 Lexington Avenue New York, NY 10170 800.468.7526

Dividend

The Company’s Board of Directors declared and increased 12.5% the Company’s quarterly cash dividend to $0.225 per common share (equivalent to $0.90 per annum) for the fourth quarter of 2014. The dividend is payable on January 15, 2015 to stockholders of record on January 6, 2015, representing an ex-dividend date of January 2, 2015.

Financial Highlights

For the third quarter of 2014, Brixmor reported FFO attributable to stockholders and non-controlling interests convertible into common stock of $144.2 million, or $0.47 per diluted share, up 9.3% on a diluted per share basis from $130.3 million, or $0.43 per diluted share, on a pro forma basis in the third quarter of 2013. Net income attributable to common stockholders for the three month period ended September 30, 2014 was $27.0 million, or $0.11 per diluted share, compared with $8.6 million, or $0.04 per diluted share, on a pro forma basis in the third quarter of 2013. See “IPO Portfolio” below for more information on pro forma results of operations.

For the nine months ended September 30, 2014, Brixmor reported FFO attributable to stockholders and non-controlling interests convertible into common stock on a pro forma basis of $416.9 million, or $1.37 per diluted share, up 9.6% on a diluted per share basis from $379.5 million, or $1.25 per diluted share, on a pro forma basis in the nine months ended September 30, 2013. FFO attributable to stockholders and non-controlling interests convertible into common stock for the nine months ended September 30, 2014 includes approximately $2.6 million of costs related to the early prepayment of debt, or ($0.01) per diluted share. Net income attributable to common stockholders for the nine month period ended September 30, 2014 was $66.0 million on a pro forma basis, or $0.28 per diluted share, compared with $14.1 million, or $0.06 per diluted share, on a pro forma basis in the nine month period ended September 30, 2013.

For the first nine months of 2014, Brixmor reported net income attributable to common stockholders (actual results) of $65.9 million, or $0.28 per diluted share.

Same Property NOI for the third quarter increased 3.9% from the comparable 2013 period primarily due to growth in rental income driven by strong leasing spreads as the Company continues to harvest the below-market leases inherent in its portfolio, as well as occupancy gains. For the first nine months of 2014, same property NOI increased 3.8% from the comparable 2013 period. In addition, annualized base rent (“ABR”) per square foot for the portfolio increased to $12.10 at September 30, 2014 from $11.87 in the year ago period.

“Raising the Bar”

The Company also announced today in a separate press release entitled, “Brixmor Property Group Provides Update On Strategies To Enhance Portfolio Value,” it’s “Raising the Bar” campaign. The program utilizes strategic leasing, anchor space repositioning and redevelopment to transform the Company’s asset base. In conjunction, the Company also published a supporting presentation entitled “Raising the Bar - An Organizational Focus on Shopping Center Transformation.” The presentation will be posted at www.brixmor.com in the Investors section.

420 Lexington Avenue New York, NY 10170 800.468.7526

Kmart Transaction

In September and October, the Company proactively recaptured four Kmart leases aggregating 351,000 square feet in a series of transactions with Kmart, including store locations at Watson Glen Shopping Center in Nashville, Tennessee; Ellisville Square in St. Louis, Missouri; Kmart Plaza in Syracuse, New York; and Park Shore Shopping Center in Naples, Florida. On average, the leases had 42 years of lease term remaining and the ABR per square foot for the four leases was $4.29.

The Company is immediately repositioning these anchor stores with retailers including At Home, Burlington Coat Factory, DICK’s Sporting Goods, Michaels, Party City and Sports Authority. These leases are on average at nearly triple the existing rent. In addition, at three of the locations, the transactions enable the Company to add retail density to the existing sites, creating additional value outside of the four walls of the anchor space.

Guidance

Due to the costs associated with the Company’s previously announced tender offers by Brixmor LLC, an indirect subsidiary of Brixmor Property Group Inc., to purchase for cash any and all of certain of its outstanding notes, the Company has revised its FFO attributable to stockholders and non-controlling interests convertible into common stock per common share - diluted expectations for 2014 to $1.80 - $1.82. This range reflects approximately ($0.05) per diluted share of charges that have been incurred related to debt extinguishments.

Additional updated assumptions of the Company’s 2014 guidance include:


•	Same property NOI growth of 3.8 - 4.0%


•	Percent leased (at year-end) of 92.8 - 93.2%


•	Leasing related capital expenditures, including anchor space repositioning and redevelopment of $140 - $150 million.

The Company’s guidance is on page 50 of its Supplemental Disclosure. See “Conference Call and Supplemental Information” below for more information on the Company’s Supplemental Disclosure.

The following table provides a reconciliation of the range of 2014 estimated FFO attributable to stockholders and non-controlling interests convertible into common stock to net income attributable to common stockholders.



(Unaudited, dollars in millions, except per share amounts)
	2014E	2014E Per Common Share - Diluted
Net income attributable to common stockholders	$101 - $110	$0.33 - $0.36
Depreciation and amortization	($447 - $444)	($1.47 - $1.46)
FFO attributable to stockholders and non-controlling interests convertible into common stock	$548 - $554	$1.80 - $1.82

iii

420 Lexington Avenue New York, NY 10170 800.468.7526

IPO Portfolio

In connection with the Company’s initial public offering (the “IPO”), the Company acquired interests in 43 properties (the “Acquired Properties”) from certain investment funds affiliated with The Blackstone Group L.P. (“Blackstone”). Also in connection with the IPO, the Company issued to certain funds affiliated with Blackstone and Centerbridge Partners L.P. (the "pre-IPO owners") an interest in its Operating Partnership allocating to these pre-IPO owners all of the economic consequences of ownership of 47 excluded properties (the “Excluded Properties”).

The Company’s IPO Portfolio includes all properties owned as of the completion of the IPO, including the Acquired Properties and excluding the Excluded Properties, and constitutes the go forward properties owned by the Company. The IPO Portfolio performance is captured in the pro forma results. These results reflect the impact of the transactions associated with the IPO, including (i) the contribution of the Acquired Properties, (ii) the distribution of the Excluded Properties, (iii) the acquisition of the interest not already held in Arapahoe Crossings L.P., (iv) borrowings under the unsecured credit facility, including the use thereof, and (v) the net proceeds from the IPO, including the use thereof. The pro forma adjustments associated with these transactions assume that each transaction was completed as of December 31, 2013 for the purpose of the unaudited pro forma consolidated balance sheet and as of January 1, 2014 and January 1, 2013, respectively, for the purpose of the unaudited pro forma consolidated statements of operations. A reconciliation of pro forma balance sheet and results of operations is presented in the attached table.

Conference Call and Supplemental Information

The Company will host a teleconference on Tuesday, October 28, 2014 at 1:00 PM ET. To participate, please dial 888.317.6003 (domestic) or 412.317.6061 (international) at least ten minutes prior to the scheduled start of the call (Passcode: 8252539). The teleconference can also be accessed via a live webcast at www.brixmor.com in the Investors section. A replay of the teleconference will be available through midnight ET on November 11, 2014 by dialing 877.344.7529 (domestic) or 412.317.0088 (international) (Passcode: 10051227) or via the web through October 28, 2015 at www.brixmor.com in the Investors section.

The Company’s Supplemental Disclosure will be posted at www.brixmor.com in the Investors section. These materials are also available to all interested parties upon request to the Company at investorrelations@brixmor.com or 800.468.7526.

Non-GAAP Disclosures

FFO

FFO is a supplemental non-GAAP financial measure utilized to evaluate the operating performance of real estate companies. The National Association of Real Estate Investment Trusts (“NAREIT”) defines FFO as net income (loss) in accordance with GAAP excluding (i) gain (loss) on disposition of operating properties, and (ii) extraordinary items, plus (iii) depreciation and amortization of operating properties, (iv) impairment of operating properties and real estate equity investments, and (v) after adjustments for joint ventures calculated to reflect funds from operations on the same basis. FFO attributable to stockholders and non-controlling interests convertible into common stock is FFO as further adjusted to exclude net income (loss) attributable to non-controlling interests not convertible into common stock. The Company believes FFO attributable to stockholders and non-controlling interests convertible into common stock is a meaningful supplemental measure that is more reflective of its operating performance by excluding FFO attributable to non-controlling interests not convertible into common stock.

420 Lexington Avenue New York, NY 10170 800.468.7526

The Company presents FFO and FFO attributable to stockholders and non-controlling interests convertible into common stock as it considers them important supplemental measures of its operating performance and the Company believes they are frequently used by securities analysts, investors and other interested parties in the evaluation of REITs. FFO and FFO attributable to stockholders and non-controlling interests convertible into common stock should not be considered as alternatives to net income (determined in accordance with GAAP) as indicators of financial performance and are not alternatives to cash flow from operating activities (determined in accordance with GAAP) as measures of liquidity. Non-GAAP financial measures have limitations as they do not include all items of income and expense that affect operations and, accordingly, should always be considered as supplemental to financial results presented in accordance with GAAP. Computation of FFO and FFO attributable to stockholders and non-controlling interests convertible into common stock may differ in certain respects from the methodology utilized by other REITs and, therefore, may not be comparable to similarly titled measures presented by such other REITs. Investors are cautioned that items excluded from FFO and FFO attributable to stockholders and non-controlling interests convertible into common stock are significant components in understanding and addressing financial performance.

A reconciliation of FFO and FFO attributable to non-controlling interests not convertible into common stock to Net income (loss) is presented in the attached table.

Same Property NOI

Same property net operating income (“same property NOI”) is calculated (using properties owned as of the end of both reporting periods and for the entirety of both periods excluding properties classified as discontinued operations), as rental income (minimum rent, percentage rents, tenant recoveries and other property income) less rental operating expenses (property operating expenses, real estate taxes and bad debt expense) of the properties owned by Brixmor. Same property NOI excludes corporate level income (including transaction and other fees), lease termination income, straight-line rent and amortization of above-/below-market leases of the same property pool from the prior year reporting period to the current year reporting period.

Same property NOI is a supplemental, non-GAAP financial measure utilized to evaluate the operating performance of real estate companies and the Company believes it is frequently used by securities analysts, investors and other interested parties in understanding business and operating results regarding the underlying economics of Brixmor's business operations. It includes only the net operating income of properties owned for the full period presented, which eliminates disparities in net income due to the acquisition or disposition of properties during the period presented, and therefore, provides a more consistent metric for comparing the performance of properties. Management uses same property NOI to review operating results for comparative purposes with respect to previous periods or forecasts, and also to evaluate future prospects. Same property NOI is not intended to be a performance measure that should be regarded as an alternative to, or more meaningful than, net income (determined in accordance with GAAP) or other GAAP financial measures. Non-GAAP financial measures have limitations as they do not include all items of income and expense that affect operations, and accordingly, should always be considered as supplemental to financial results presented in accordance with GAAP. Computation of same property NOI may differ in certain respects from the methodology utilized by other REITs and, therefore, may not be comparable to such other REITs.

420 Lexington Avenue New York, NY 10170 800.468.7526

About Brixmor Property Group

Brixmor owns and operates the nation's largest wholly owned portfolio of grocery-anchored community and neighborhood shopping centers, with 522 properties aggregating approximately 87 million square feet of gross leasable area located primarily across the top 50 U.S. metro markets. Brixmor leverages its national footprint, local market knowledge and operational expertise to support the growth of its retail tenants. The Company is focused on maximizing the value of its portfolio through its extensive leasing capabilities and anchor space repositioning / redevelopment platform. Headquartered in New York City, the Company is the largest landlord to The TJX Companies and The Kroger Company. For additional information, please visit www.brixmor.com.

Safe Harbor Language

This press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. These statements include, but are not limited to, statements related to the Company’s expectations regarding the performance of its business, its financial results, its liquidity and capital resources and other non-historical statements. You can identify these forward-looking statements by the use of words such as “outlook,” “believes,” “expects,” “potential,” “continues,” “may,” “will,” “should,” “seeks,” “approximately,” “projects,” “predicts,” “intends,” “plans,” “estimates,” “anticipates” or the negative version of these words or other comparable words. Such forward-looking statements are subject to various risks and uncertainties, including those described under the section entitled “Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2013, as such factors may be updated from time to time in our periodic filings with the SEC, which are accessible on the SEC’s website at www.sec.gov. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from those indicated in these statements. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that are included in this release and in the Company’s filings with the SEC. The Company undertakes no obligation to publicly update or review any forward-looking statement, whether as a result of new information, future developments or otherwise, except as required by law.

###



CONSOLIDATED BALANCE SHEETS
Unaudited, dollars in thousands, except share information

				Actual Results						Pro Forma
				9/30/14			12/31/13			12/31/13
	Assets
		Real estate
			Land	$	1,998,837		$	2,055,802		$	1,989,160
			Buildings and improvements	8,751,020			8,781,926			8,654,899
				10,749,857			10,837,728			10,644,059
			Accumulated depreciation and amortization	(1,452,732		)	(1,190,170		)	(1,160,478		)
		Real estate, net		9,297,125			9,647,558			9,483,581
		Investments in and advances to unconsolidated joint ventures		5,216			9,205			5,171
		Cash and cash equivalents		92,758			113,915			95,332
		Restricted cash		56,240			75,457			74,847
		Marketable securities		21,225			22,104			22,104
		Receivables, net		170,615			178,505			175,584
		Deferred charges and prepaid expenses, net		118,933			105,522			103,237
		Other assets		13,298			19,650			14,043
	Total assets			$	9,775,410		$	10,171,916		$	9,973,899

	Liabilities
		Debt obligations, net		$	5,933,358		$	5,981,289		$	5,965,307
		Financing liabilities, net		121,470			175,111			175,111
		Accounts payable, accrued expenses and other liabilities		677,701			709,529			701,495
	Total liabilities			6,732,529			6,865,929			6,841,913

	Redeemable non-controlling interests			21,467			21,467			21,467
	Commitments and contingencies			—			—			—

	Equity
		Common stock, $0.01 par value; authorized 3,000,000,000 shares;
			245,095,327 and 229,689,960 shares outstanding	2,451			2,297			2,297
		Additional paid in capital		2,710,839			2,543,690			2,543,690
		Accumulated other comprehensive loss		(3,866		)	(6,812		)	(6,812		)
		Distributions and accumulated losses		(275,043		)	(196,707		)	(196,707		)
	Total stockholders' equity			2,434,381			2,342,468			2,342,468
		Non-controlling interests		587,033			942,052			768,051
	Total equity			3,021,414			3,284,520			3,110,519
	Total liabilities and equity			$	9,775,410		$	10,171,916		$	9,973,899



	vii



CONSOLIDATED STATEMENTS OF OPERATIONS
Unaudited, dollars in thousands, except per share amounts

				Pro Forma												Actual Results
				Three Months Ended						Nine Months Ended						Three Months Ended						Nine Months Ended
				9/30/14			9/30/13			9/30/14			9/30/13			9/30/14			9/30/13			9/30/14			9/30/13

	Revenues
		Rental income		$	240,904		$	238,446		$	718,240		$	702,170		$	240,904		$	223,225		$	718,240		$	654,079
		Expense reimbursements		63,518			64,803			197,835			191,772			63,518			60,619			197,835			179,534
		Other revenues		2,170			2,312			6,290			8,145			2,170			2,246			6,290			8,006
	Total revenues			306,592			305,561			922,365			902,087			306,592			286,090			922,365			841,619

	Operating expenses
		Operating costs		28,805			30,675			95,595			92,774			28,805			28,036			95,595			85,542
		Real estate taxes		44,369			44,057			132,650			131,491			44,369			42,015			132,650			124,711
		Depreciation and amortization		111,150			119,328			334,084			362,283			111,150			108,479			334,084			328,878
		Provision for doubtful accounts		2,771			3,113			8,636			8,273			2,771			3,071			8,636			7,956
		Impairment of real estate assets		—			—			—			1,531			—			—			—			1,531
		General and administrative		19,624			22,013			59,221			64,343			19,624			23,605			59,221			65,386
	Total operating expenses			206,719			219,186			630,186			660,695			206,719			205,206			630,186			614,004

	Other income (expense)
		Dividends and interest		169			210			436			636			169			206			436			626
		Interest expense		(65,545		)	(74,022		)	(199,464		)	(218,960		)	(65,545		)	(84,601		)	(199,464		)	(270,845		)
		Gain (loss) on sale of real estate assets and acquisition of joint venture interest		—			359			378			920			—			1,502			378			2,223
		Gain (loss) on extinguishment of debt, net		460			247			(2,573		)	729			460			(18,265		)	(2,573		)	(17,783		)
		Other		(1,205		)	(1,531		)	(5,335		)	(5,539		)	(1,205		)	(3,429		)	(5,335		)	(8,098		)
	Total other income (expense)			(66,121		)	(74,737		)	(206,558		)	(222,214		)	(66,121		)	(104,587		)	(206,558		)	(293,877		)

	Income (loss) before equity in income of unconsolidated joint ventures			33,752			11,638			85,621			19,178			33,752			(23,703		)	85,621			(66,262		)
	Equity in income of unconsolidated joint ventures			112			114			316			518			112			247			248			1,001
	Gain on disposition of investments in unconsolidated joint ventures			—			—			—			—			—			—			1,820			—
	Income (loss) from continuing operations			33,864			11,752			85,937			19,696			33,864			(23,456		)	87,689			(65,261		)

	Discontinued operations
		Income (loss) from discontinued operations		—			—			—			—			—			184			4,787			(892		)
		Gain on disposition of operating properties		—			—			—			—			—			—			14,426			2,631
		Impairment of real estate held for sale		—			—			—			—			—			(1,283		)	—			(43,323		)
	Income (loss) from discontinued operations			—			—			—			—			—			(1,099		)	19,213			(41,584		)
	Net income (loss)			33,864			11,752			85,937			19,696			33,864			(24,555		)	106,902			(106,845		)
	Non-controlling interests
	Net (income) loss attributable to non-controlling interests			(6,834		)	(3,141		)	(19,983		)	(5,594		)	(6,834		)	5,716			(40,998		)	25,248
	Net income (loss) attributable to common stockholders			$	27,030		$	8,611		$	65,954		$	14,102		$	27,030		$	(18,839	)	$	65,904		$	(81,597	)

	Per common share:
		Income (loss) from continuing operations:
			Basic	$	0.11		$	0.04		$	0.28		$	0.06		$	0.11		$	(0.10	)	$	0.28		$	(0.28	)
			Diluted	$	0.11		$	0.04		$	0.28		$	0.06		$	0.11		$	(0.10	)	$	0.28		$	(0.28	)
		Net income (loss) attributable to common stockholders:
			Basic	$	0.11		$	0.04		$	0.28		$	0.06		$	0.11		$	(0.10	)	$	0.28		$	(0.45	)
			Diluted	$	0.11		$	0.04		$	0.28		$	0.06		$	0.11		$	(0.10	)	$	0.28		$	(0.45	)
		Weighted average number of vested common shares:
			Basic	244,078			228,113			233,781			228,113			244,078			180,675			233,781			180,675
			Diluted	244,835			230,194			234,920			230,194			244,835			180,675			234,920			180,675



	viii



RECONCILIATION OF NET INCOME (LOSS) TO FFO
Unaudited, dollars in thousands, except per share amounts

			Pro Forma												Actual Results
			Three Months Ended						Nine Months Ended						Three Months Ended						Nine Months Ended
			9/30/14			9/30/13			9/30/14			9/30/13			9/30/14			9/30/13			9/30/14			9/30/13

	Net income (loss)		$	33,864		$	11,752		$	85,937		$	19,696		$	33,864		$	(24,555	)	$	106,902		$	(106,845	)
		Gain on disposition of operating properties	—			—			(378		)	—			—			—			(14,804		)	(2,631		)
		Gain on disposition of unconsolidated joint ventures	—			—			—			—			—			—			(1,820		)	—
		Depreciation and amortization- real estate related- continuing operations	110,628			118,829			332,286			360,775			110,628			107,980			332,286			327,370
		Depreciation and amortization- real estate related- discontinued operations	—			—			—			—			—			2,483			431			9,467
		Depreciation and amortization- real estate related- unconsolidated joint ventures	23			32			64			83			23			7			146			167
		Impairment of operating properties	—			—			—			—			—			1,283			—			41,783
	FFO		144,515			130,613			417,909			380,554			144,515			87,198			423,141			269,311
		Adjustments attributable to non-controlling interests not convertible into common stock	(322		)	(347		)	(966		)	(1,018		)	(322		)	(347		)	(6,200		)	(1,018		)
	FFO attributable to stockholders and non-controlling interests convertible into common stock		$	144,193		$	130,266		$	416,943		$	379,536		$	144,193		$	86,851		$	416,941		$	268,293

	FFO per share/OP Unit - diluted		$	0.47		$	0.43		$	1.37		$	1.25		$	0.47		$	0.36		$	1.37		$	1.11
	Weighted average shares/OP Units outstanding - basic and diluted (1)		304,318			304,231			304,272			304,231			304,318			240,905			304,272			240,905

	Items that impact FFO comparability
		Gain (loss) on extinguishment of debt, net	$	460		$	247		$	(2,573	)	$	729		$	460		$	(18,265	)	$	3,501		$	(18,509	)
		Gain (loss) on extinguishment of debt per share	$	—		$	—		$	(0.01	)	$	—		$	—		$	(0.08	)	$	0.01		$	(0.08	)

	Dividends declared per share/OP Unit		$	0.20					$	0.60					$	0.20					$	0.60
	Shares/OP Unit dividends declared		$	60,846					$	182,538					$	60,846					$	182,538
	Share/OP Unit dividend payout ratio (as % of FFO)		42.2		%				43.8		%				42.2		%				43.8		%


(1) Basic and diluted shares/OP Units outstanding reflects an assumed conversion of certain BPG Sub shares and OP Units to common stock of the Company and the vesting of certain restricted stock
awards.



	ix



RECONCILIATION OF GAAP BALANCE SHEET TO PRO FORMA BALANCE SHEET
Unaudited, dollars in thousands

				Actual Results						Pro Forma
				12/31/13			Adjustments (1)			12/31/13
	Assets
		Real estate
			Land	$	2,055,802		$	(66,642	)	$	1,989,160
			Buildings and improvements	8,781,926			(127,027		)	8,654,899
				10,837,728			(193,669		)	10,644,059
			Accumulated depreciation and amortization	(1,190,170		)	29,692			(1,160,478		)
		Real estate, net		9,647,558			(163,977		)	9,483,581
		Investments in and advances to unconsolidated joint ventures		9,205			(4,034		)	5,171
		Cash and cash equivalents		113,915			(18,583		)	95,332
		Restricted cash		75,457			(610		)	74,847
		Marketable securities		22,104			—			22,104
		Receivables, net		178,505			(2,921		)	175,584
		Deferred charges and prepaid expenses, net		105,522			(2,285		)	103,237
		Other assets		19,650			(5,607		)	14,043
	Total assets			$	10,171,916		$	(198,017	)	$	9,973,899

	Liabilities
		Debt obligations, net		$	5,981,289		$	(15,982	)	$	5,965,307
		Financing liabilities, net		175,111			—			175,111
		Accounts payable, accrued expenses and other liabilities		709,529			(8,034		)	701,495
	Total liabilities			6,865,929			(24,016		)	6,841,913

	Redeemable non-controlling interests			21,467			—			21,467
	Commitments and contingencies			—			—			—

	Equity
		Common stock, $0.01 par value; authorized 3,000,000,000 shares;
			229,689,960 shares outstanding	2,297			—			2,297
		Additional paid in capital		2,543,690			—			2,543,690
		Accumulated other comprehensive loss		(6,812		)	—			(6,812		)
		Distributions and accumulated losses		(196,707		)	—			(196,707		)
	Total stockholders' equity			2,342,468			—			2,342,468
		Non-controlling interests		942,052			(174,001		)	768,051
	Total equity			3,284,520			(174,001		)	3,110,519
	Total liabilities and equity			$	10,171,916		$	(198,017	)	$	9,973,899


(1) Reflects the impact of distributing the Excluded Properties as if the distribution was completed on December 31, 2013.



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RECONCILIATION OF GAAP STATEMENTS OF OPERATIONS TO PRO FORMA
STATEMENTS OF OPERATIONS
Unaudited, dollars in thousands, except per share amounts

				Three Months Ended 9/30/13									Nine Months Ended 9/30/14									Nine Months Ended 9/30/13
				Actual Results			Adjustments (1)			Pro Forma			Actual Results			Adjustments (1)			Pro Forma			Actual Results			Adjustments (1)			Pro Forma
	Revenues
		Rental income		$	223,225		$	15,221		$	238,446		$	718,240		$	—		$	718,240		$	654,079		$	48,091		$	702,170
		Expense reimbursements		60,619			4,184			64,803			197,835			—			197,835			179,534			12,238			191,772
		Other revenues		2,246			66			2,312			6,290			—			6,290			8,006			139			8,145
	Total revenues			286,090			19,471			305,561			922,365			—			922,365			841,619			60,468			902,087

	Operating expenses
		Operating costs		28,036			2,639			30,675			95,595			—			95,595			85,542			7,232			92,774
		Real estate taxes		42,015			2,042			44,057			132,650			—			132,650			124,711			6,780			131,491
		Depreciation and amortization		108,479			10,849			119,328			334,084			—			334,084			328,878			33,405			362,283
		Provision for doubtful accounts		3,071			42			3,113			8,636			—			8,636			7,956			317			8,273
		Impairment of real estate assets		—			—			—			—			—			—			1,531			—			1,531
		General and administrative		23,605			(1,592		)	22,013			59,221			—			59,221			65,386			(1,043		)	64,343
	Total operating expenses			205,206			13,980			219,186			630,186			—			630,186			614,004			46,691			660,695

	Other income (expense)
		Dividends and interest		206			4			210			436			—			436			626			10			636
		Interest expense		(84,601		)	10,579			(74,022		)	(199,464		)	—			(199,464		)	(270,845		)	51,885			(218,960		)
		Gain (loss) on sale of real estate assets and acquisition of joint venture interest		1,502			(1,143		)	359			378			—			378			2,223			(1,303		)	920
		Gain (loss) on extinguishment of debt, net		(18,265		)	18,512			247			(2,573		)	—			(2,573		)	(17,783		)	18,512			729
		Other		(3,429		)	1,898			(1,531		)	(5,335		)	—			(5,335		)	(8,098		)	2,559			(5,539		)
	Total other income (expense)			(104,587		)	29,850			(74,737		)	(206,558		)	—			(206,558		)	(293,877		)	71,663			(222,214		)

	Income (loss) before equity in income of unconsolidated joint ventures			(23,703		)	35,341			11,638			85,621			—			85,621			(66,262		)	85,440			19,178
	Equity in income of unconsolidated joint ventures			247			(133		)	114			248			68			316			1,001			(483		)	518
	Gain on disposition of investments in unconsolidated joint ventures			—			—			—			1,820			(1,820		)	—			—			—			—
	Income (loss) from continuing operations			(23,456		)	35,208			11,752			87,689			(1,752		)	85,937			(65,261		)	84,957			19,696

	Discontinued operations
		Income from discontinued operations		184			(184		)	—			4,787			(4,787		)	—			(892		)	892			—
		Gain on disposition of operating properties		—			—			—			14,426			(14,426		)	—			2,631			(2,631		)	—
		Impairment of real estate held for sale		(1,283		)	1,283			—			—			—			—			(43,323		)	43,323			—
	Income (loss) from discontinued operations			(1,099		)	1,099			—			19,213			(19,213		)	—			(41,584		)	41,584			—

	Net income (loss)			(24,555		)	36,307			11,752			106,902			(20,965		)	85,937			(106,845		)	126,541			19,696
	Non-controlling interests
		Net (income) loss attributable to non-controlling interests		5,716			(8,857		)	(3,141		)	(40,998		)	21,015			(19,983		)	25,248			(30,842		)	(5,594		)
	Net income (loss) attributable to common stockholders			$	(18,839	)	$	27,450		$	8,611		$	65,904		$	50		$	65,954		$	(81,597	)	$	95,699		$	14,102

	Per common share:
		Income (loss) from continuing operations:
			Basic	$	(0.10	)	$	0.14		$	0.04		$	0.28		$	—		$	0.28		$	(0.28	)	$	0.34		$	0.06
			Diluted	$	(0.10	)	$	0.14		$	0.04		$	0.28		$	—		$	0.28		$	(0.28	)	$	0.34		$	0.06
		Net income (loss) attributable to common stockholders:
			Basic	$	(0.10	)	$	0.14		$	0.04		$	0.28		$	—		$	0.28		$	(0.45	)	$	0.51		$	0.06
			Diluted	$	(0.10	)	$	0.14		$	0.04		$	0.28		$	—		$	0.28		$	(0.45	)	$	0.51		$	0.06
		Weighted average number of vested common shares:
			Basic	180,675			47,438			228,113			233,781			—			233,781			180,675			47,438			228,113
			Diluted	180,675			49,519			230,194			234,920			—			234,920			180,675			49,519			230,194

(1) Reflects the impact of the following transactions associated with the IPO including (i) the contribution of the Acquired Properties (ii) the distribution of the Excluded Properties (iii) the acquisition of
the interest not already held in Arapahoe Crossings L.P. (iv) borrowings under the unsecured credit facility, including the use thereof and (v) the net proceeds from the IPO, including the use thereof.
The pro forma adjustments for the three and nine months ended September 30, 2013 associated with these transactions assume that each transaction was completed as of January 1, 2013. The pro forma
adjustments for the nine months ended September 30, 2014 associated with these transactions assume that each transaction was completed as of January 1, 2014.



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