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


FORM 10-K

ANNUAL REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE
SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, 2002


SIMON PROPERTY GROUP, INC.
(Exact name of registrant as specified in its charter)

Delaware
(State or other jurisdiction
of incorporation or organization)
  001-14469
(Commission File No.)
  04-6268599
(I.R.S. Employer
Identification No.)

115 West Washington Street, Suite 15 East
Indianapolis, Indiana 46204
(Address of principal executive offices) (ZIP Code)
(317) 636-1600
(Registrant's telephone number, including area code)

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

Title of each class

  Name of each exchange
on which registered

Common stock, $0.0001 par value   New York Stock Exchange
6.5% Series B Convertible Preferred Stock, $.0001 par value   New York Stock Exchange
8.75% Series F Cumulative Redeemable Preferred Stock, $.0001 par value   New York Stock Exchange
7.89% Series G Cumulative Step-Up Premium Rate Preferred Stock, $.0001 par value   New York Stock Exchange

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


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

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

            Indicate by check mark whether Registrant is an accelerated filer (as defined by Rule 12b-2 of the Securities Exchange Act of 1934).    YES  ý    NO  o

            The aggregate market value of shares of common stock held by non-affiliates of the Registrant was approximately $6,294 million based on the closing sale price on the New York Stock Exchange for such stock on June 28, 2002.

            As of February 14, 2003, Simon Property Group, Inc. had 182,721,514; 3,200,000 and 4,000 shares of common stock, Class B common stock and Class C common stock outstanding, respectively.


Documents Incorporated By Reference

            Portions of the Registrant's Annual Report to Shareholders are incorporated by reference into Parts I, II and IV and portions of the Registrant's Proxy Statement in connection with its 2003 Annual Meeting of Shareholders are incoporated by reference in Part III.




SIMON PROPERTY GROUP, INC.
Annual Report on Form 10-K
December 31, 2002

TABLE OF CONTENTS


Item No.

 

 


 

Page No.

Part I

1.

 

Business

 

3
2.   Properties   12
3.   Legal Proceedings   35
4.   Submission of Matters to a Vote of Security Holders   35

Part II

5.

 

Market for the Registrant's Common Equity and Related Stockholder Matters

 

36
6.   Selected Financial Data   36
7.   Management's Discussion and Analysis of Financial Condition
and Results of Operations
 
37
7A.   Quantitative and Qualitative Disclosure About Market Risk   37
8.   Financial Statements and Supplementary Data   37
9.   Changes in and Disagreements with Accountants on Accounting
and Financial Disclosure
 
37

Part III

10.

 

Directors and Executive Officers of the Registrant

 

38
11.   Executive Compensation   38
12.   Security Ownership of Certain Beneficial Owners and Management
and Related Stockholder Matters
 
38
13.   Certain Relationships and Related Transactions   38
14.   Controls and Procedures   38

Part IV

15.

 

Exhibits, Financial Statements, Schedules and Reports on Form 8-K

 

39

Signatures

 

40

Certifications

 

42

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Part I

Item 1. Business

            Simon Property Group, Inc. ("Simon Property") is a Delaware corporation that operates as a self-administered and self-managed real estate investment trust ("REIT"). Simon Property Group, L.P. (the "Operating Partnership") is a majority-owned partnership subsidiary of Simon Property that owns all but one of our real estate properties. In this report, the terms "we", "us" and "our" refer to Simon Property, the Operating Partnership and their subsidiaries.

            We are engaged primarily in the ownership, operation, leasing, management, acquisition, expansion and development of real estate properties. Our real estate properties consist primarily of regional malls and community shopping centers. As of December 31, 2002, we owned or held an interest in 246 income-producing properties in the United States, which consisted of 173 regional malls, 68 community shopping centers, and five office and mixed-use properties in 36 states (collectively, the "Properties", and individually, a "Property"). Mixed-use properties are properties that include a combination of retail space, office space, and/or hotel components. We also own interests in four parcels of land held for future development (together with the Properties, the "Portfolio"). In addition, we have ownership interests in other real estate assets and ownership interests in eight retail real estate properties operating in Europe and Canada.

            We believe that our Portfolio is the largest, as measured by gross leasable area ("GLA"), of any publicly-traded retail REIT. In addition, we own more regional malls than any other publicly-traded REIT.

            Mergers and acquisitions have been a significant component of the growth and development of our business. Beginning with the merger with DeBartolo Realty Corporation in August of 1996, we have completed several mergers or acquisitions that have helped shape our current organization. These include the merger with Corporate Property Investors, Inc., in 1998 and the acquisition of the assets of New England Development Company in 1999.

            On May 3, 2002, we purchased, jointly with Westfield America Trust and The Rouse Company, the partnership interests of Rodamco North America N.V. ("Rodamco") and its affiliates. Our portion of the acquisition included the purchase of the remaining partnership interests in four of our existing joint venture Properties, partnership interests in nine additional Properties, and other partnership interests and assets. The purchase price was €2.5 billion for the 45.1 million outstanding shares of Rodamco stock, or €55 per share, and the assumption of certain Rodamco obligations. Our share of the total purchase price was approximately $1.6 billion, including €795.0 million or $720.7 million to acquire Rodamco shares, the assumption of $579 million of debt and preferred units, and cash of $268.8 million to pay off our share of corporate level debt and unwind interest rate swap agreements.

            In October 2002, we sent letters to the Chief Executive Officer and the Board of Directors of Taubman Centers, Inc. ("Taubman Centers") expressing our interest in pursuing a business combination with Taubman Centers and offering to acquire the company at $17.50 per share in cash. On December 5, 2002, Simon Property Acquisitions, Inc. ("Simon Property Acquisitions"), our wholly owned subsidiary, commenced a tender offer to acquire all of the outstanding shares of Taubman Centers at a price of $18.00 per share in cash. On January 15, 2003, Westfield America Inc., the U.S. subsidiary of Westfield America Trust, joined our tender offer and we jointly increased the offer price to $20.00 per share in cash. The Board of Directors of Taubman Centers has recommended that Taubman Centers' shareholders not tender their shares into the tender offer, despite the fact that the current $20.00 per share offer price represents a premium of approximately 50% over the price of Taubman Centers shares on the date we made our first written proposal and is above the highest level that Taubman Centers shares have ever traded. Complete terms and conditions of the tender offer are set forth in the Offer to Purchase, the Supplement thereto and the related revised Letter of Transmittal, each of which has been filed with the Securities and Exchange Commission (the "Commission") as an exhibit to our Tender Offer Statement on Schedule TO.

            On December 5, 2002, we also filed preliminary proxy materials with the Commission relating to a potential meeting of shareholders of Taubman Centers. The purpose of the meeting would be to allow the shareholders of Taubman Centers to approve, pursuant to Chapter 7B of the Michigan Business Corporation Act, voting rights for

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shares that we anticipate acquiring in the tender offer. On December 11, 2002, Taubman Centers filed a Schedule 14D-9 in which it disclosed that it had amended its by-laws on December 10, 2002 to opt out of Section 7B of the Michigan Business Corporation Act. We currently do not plan on requesting this meeting of shareholders of Taubman Centers as contemplated by this preliminary proxy statement unless Taubman Centers again becomes subject to Section 7B of the Michigan Business Corporation Act.

            On December 11, 2002, Taubman Centers filed a Schedule 14D-9 with the Commission recommending that Taubman Centers' common shareholders reject our tender offer.

            On December 16, 2002, we filed separate preliminary proxy materials with the Commission requesting agent designations from the holders of outstanding voting securities of Taubman Centers in order to permit us to call a special meeting of Taubman Centers' shareholders. The purpose of the special meeting would be to permit the holders of these voting securities to vote on the removal of certain impediments to our tender offer, including the applicability of the "excess share" provisions contained in Taubman Centers' articles of incorporation. On February 21, 2003, we filed an amendment to these preliminary proxy materials, which includes updated information regarding our tender offer and litigation.

            On January 15, 2003, Westfield America Inc., the U.S. subsidiary of Westfield America Trust, joined our tender offer pursuant to the terms of an Offer Agreement and we jointly increased the offer price to $20.00 per share net to the seller in cash and extended the expiration date of the tender offer to February 14, 2003.

            On January 21, 2003, Taubman Centers filed an amendment to its Schedule 14D-9 with the Commission recommending that Taubman Centers' common shareholders reject our amended tender offer.

            On January 22, 2003, the Court issued an opinion and order denying in part, and granting in part, Taubman Centers' and the other defendants' motion to dismiss Count I of our complaint, as amended. The Court held that while the issuance in 1998 of the Series B Preferred Stock by Taubman Centers to the Taubman family did not violate Michigan law, the Taubman family's purported blocking position in Taubman Centers may be challenged by us. We have filed a motion for preliminary injunction and the Court has scheduled a hearing for March 21, 2003. At that hearing, we intend to argue that, among other things, the Taubman family's "group" voting power was obtained in violation of Michigan law, that the Taubman family's Series B Preferred Stock was improperly acquired in breach of fiduciary duties owed to Taubman Centers' public shareholders and that the Taubman Centers' Board of Directors has breached, and is continuing to breach, its fiduciary duties to the Taubman Centers' public shareholders. Both parties have filed legal briefs on their issues. If the Court rules in our favor at the March 21, 2003 hearing, the entire voting position the Taubman family purports to wield is subject to being legally invalidated.

            On February 17, 2003, we announced, jointly with Westfield America Inc., that as of February 14, 2003, 44,135,107 common shares, or approximately 85% of the outstanding common shares, of Taubman Centers had been tendered into our offer and that the expiration date of the tender offer was extended to March 28, 2003.

            On March 4, 2003, Taubman Centers' Board of Directors sent a letter to David Simon, our Chief Executive Officer, and Peter Lowy, the Chief Executive Officer of Westfield America, Inc., in which they reiterated their unanimous rejection of our tender offer as not in the best interests of Taubman Centers' shareholders.

            Effective December 31, 2002, SPG Realty Consultants, Inc. ("SPG Realty") was merged into Simon Property, ending the "paired share" REIT structure resulting from our combination with Corporate Property Investors, Inc. All of the outstanding stock of SPG Realty was previously held in trust for the benefit of the holders of common stock of Simon Property. As a result of the merger, our stockholders who were previously the beneficial owners of the SPG Realty stock are now, by virtue of their ownership of our common stock, the owners of the assets and operations formerly owned or conducted by SPG Realty. SPG Realty Consultants, L.P., the former majority-owned subsidiary partnership of SPG Realty, is now a subsidiary partnership of Simon Property.

            M.S. Management Associates, Inc. (the "Management Company") provides leasing, management and development services as well as project management, accounting, legal, marketing and management information systems services to most of the Properties. In addition, insurance subsidiaries of the Management Company reinsure the self-insured retention portion of our general liability and workers' compensation programs. Third party providers provide coverage above the insurance subsidiaries' limits.

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            On January 1, 2003, the Operating Partnership acquired all of the remaining equity interests of the Management Company. The interests acquired consist of 95% of the voting common stock and 1.25% of the non-voting common stock of the Management Company and approximately 2% of the economic interests of the Management Company. The interests were acquired from Melvin Simon, Herbert Simon and David Simon (the "Simons"), for a total purchase price of $425,000, which was equal to the appraised value of the interests as determined by an independent third party. The acquisition was unanimously approved by our independent directors. As a result, the Management Company is now a wholly owned consolidated taxable REIT subsidiary ("TRS") of the Operating Partnership.

            As part of our strategic plan to own quality retail real estate, we continue to pursue the sale, under the right circumstances, of Properties that no longer meet our strategic criteria. We believe that the sale of these non-core Properties will not have a material impact on our future results of operations or cash flows nor will their sale materially affect our ongoing operations.

            During 2002, we sold our interests in 15 of the 252 Properties we owned as of December 31, 2001 summarized as follows:

            In addition, in January 2003, we continued our disposition activities with the sale of a portfolio of four non-core Properties. We believe that any earnings dilution on our results of operations from these dispositions will be more than offset by the positive impact of the Rodamco acquisition.

Operating Policies and Strategies

            The following is a discussion of our investment policies, financing policies, conflicts of interest policies and policies with respect to certain other activities. Our Board of Directors may amend or rescind these policies from time to time at its discretion without a stockholder vote.

            We conduct all of our investment activities, except for one Property that we own directly, through the Operating Partnership and will continue to do so for as long as the Operating Partnership exists. Our primary business objectives are to increase Funds From Operations ("FFO") per share and the value of our Properties and operations while maintaining a stable balance sheet consistent with our financing policies. We intend to achieve these objectives by:

            We cannot assure you, however, that we will achieve our business objectives.

            It is our policy to develop and acquire properties to generate both current income and long-term appreciation in value. We do not have a policy limiting the amount or percentage of assets that may be invested in any particular property or type of property or in any geographic area. We may purchase or lease properties for long-term investment or develop, redevelop, and/or sell our Properties, in whole or in part, when circumstances warrant. We currently participate and may continue to participate with other entities in property ownership, through joint ventures or other types of co-ownership. These equity investments may be subject to existing mortgage financing and other indebtedness that have priority over our equity interest.

5



            While we emphasize equity real estate investments, we may, in our discretion, invest in mortgages and other real estate interests consistent with our qualification as a REIT. Mortgages in which we invest may or may not be insured by a governmental agency. We do not intend to invest to a significant extent in mortgages or deeds of trust. We may invest in participating or convertible mortgages, however, if we conclude that we may benefit from the cash flow or any appreciation in the value of the property.

            We may also invest in securities of other entities engaged in real estate activities or securities of other issuers. However, any such investments would be subject to the percentage ownership limitations and gross income tests necessary for REIT qualification under the Internal Revenue Code. The REIT limitations mean that we cannot make an investment that would cause our real estate assets to be less than 75% of our total assets. In addition, we must derive at least 75% of our gross income from "rents from real estate" and at least 95% must be derived from rents from real estate, interest, dividends and gains from the sales or disposition of stock or securities.

            Subject to these REIT limitations, we may invest in the securities of other issuers in connection with acquisitions of indirect interests in real estate. Such an investment would normally be in the form of general or limited partnership interests in special purpose partnerships that own one or more properties. We may, in the future, acquire all or substantially all of the securities or assets of other REITs, management companies or similar entities where such investments would be consistent with our investment policies. We do not intend to invest in securities of other issuers for the purpose of exercising control other than the Operating Partnership and certain wholly-owned subsidiaries and to acquire interests in real estate. We do not intend that our investments in securities will require us to register as an "investment company" under the Investment Company Act of 1940, as amended. We intend to divest securities before any such registration would be required.

            We finance our business to maintain compliance with the covenant restrictions of certain agreements relating to the indebtedness of the Operating Partnership that limit our ratio of debt to total market capitalization. For example, the agreements relating to the Operating Partnership's lines of credit and the indentures for the Operating Partnership's debt securities contain convenants that restrict the total amount of debt of the Operating Partnership to 60% of adjusted total assets and secured debt to 55% of adjusted total assets. In addition, these agreements contain covenants requiring compliance with financial ratios. Furthermore, the amount of debt that we may incur is limited as a practical matter by our desire to maintain acceptable ratings for our securities and the debt securities of the Operating Partnership.

            If the Board of Directors determines to seek additional capital, we may raise such capital through additional equity offerings, debt financing, creation of joint ventures with existing ownership interests in Properties, retention of cash flows or a combination of these methods. Our ability to retain cash flows is subject to Internal Revenue Code provisions requiring REITs to distribute a certain percentage of taxable income. We must also take into account taxes that would be imposed on undistributed taxable income. If the Board of Directors determines to raise additional equity capital, it may, without stockholder approval, issue additional shares of common stock or other capital stock. The Board of Directors may issue a number of shares up to the amount of our authorized capital in any manner and on such terms and for such consideration as it deems appropriate. This may include issuing stock in exchange for property. Such securities may be senior to the outstanding classes of common stock. Such securities also may include additional classes of preferred stock which may be convertible into common stock. Existing stockholders will have no preemptive right to purchase shares in any subsequent offering of our securities. Any such offering could cause a dilution of a stockholder's investment in us.

            We anticipate that any additional borrowings would be made through the Operating Partnership. We might, however, incur borrowings that would be reloaned to the Operating Partnership. Borrowings may be in the form of bank borrowings, publicly and privately placed debt instruments, or purchase money obligations to the sellers of properties. Any of such indebtedness may be unsecured or may be secured by any or all of our assets, the Operating Partnership or any existing or new property-owning partnership. Any such indebtedness may also have full or limited recourse to all or any portion of the assets of any of the foregoing. Although we may borrow to fund the payment of dividends, we currently have expectation that we will be regularly required to do so.

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            We may seek to obtain unsecured or secured lines of credit. We also may determine to issue debt securities. Any such debt securities may be convertible into capital stock or be accompanied by warrants to purchase capital stock. We also may sell or securitize our lease receivables. The proceeds from any borrowings may be used for the following:

            We also may determine to finance acquisitions through the following:

            The ability to offer units of limited partnership interest to transferors may result in beneficial tax treatment for the transferors. This is because the exchange of units for properties may defer the recognition of gain for tax purposes by the transferor. It may also be an advantage for us since certain investors may be limited in the number of shares of our capital stock that they may purchase.

            If the Board of Directors determines to obtain additional debt financing, we intend to do so generally through mortgages on Properties, drawings against revolving lines of credit, or the issuance of unsecured debt. We may do this directly or through an entity owned or controlled by us. The mortgages may be non-recourse, recourse, or cross-collateralized. We do not have a policy limiting the number or amount of mortgages that may be placed on any particular property. Mortgage financing instruments, however, usually limit additional indebtedness on such properties.

            We only invest in or form special purpose entities to obtain permanent financing for properties on attractive terms. Permanent financing for properties is typically structured as a mortgage loan on one or a group of properties in favor of an institutional third party or as a joint venture with a third party or as a securitized financing. For securitized financings, we are required to create special purpose entities to own the properties. These special purpose entities are structured so that they would not be consolidated with us in the event we would ever become subject to a bankruptcy proceeding. We decide upon the structure of the financing based upon the best terms then available to us and whether the proposed financing is consistent with our other business objectives. For accounting purposes, we include the outstanding securitized debt of special purpose entities owning consolidated properties as part of our consolidated indebtedness.

            We maintain policies and have entered into agreements designed to reduce or eliminate potential conflicts of interest. At least a majority of the members of our Board of Directors must be independent directors. Any transaction between us and the Simons or the DeBartolos, including property acquisitions, service and property management agreements and retail space leases, must be approved by a majority of our independent directors.

            The sale by the Operating Partnership of any property that it owns may have an adverse tax impact on the Simons or the DeBartolos and the other limited partners of the Operating Partnership. In order to avoid any conflict of interest between Simon Property and the limited partners of the Operating Partnership, our charter requires that at least six of our independent directors may authorize and require the Operating Partnership to sell any property it owns. Any such sale is subject to applicable agreements with third parties. Noncompetition agreements executed by each of the Simons contain covenants limiting the ability of the Simons to participate in certain shopping center activities in North America.

            We do not intend to make investments other than as previously described. We intend to make investments in such a manner as to be consistent with the REIT requirements of the Internal Revenue Code, unless the Board of

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Directors determines that it is no longer in our best interests to qualify as a REIT. The Board of Directors may make such a determination because of changing circumstances or changes in the REIT requirements. We have authority to offer shares of our capital stock or other securities in exchange for property. We also have authority to repurchase or otherwise reacquire our shares or any other securities. We may engage in such activities in the future. We may in the future issue shares of our common stock to holders of units of limited partnership interest in the Operating Partnership upon exercise of such holders' rights under the Operating Partnership agreement. We have not made loans to other entities or persons, including our officers and directors, other than to the Management Company and to officers to pay taxes on the vesting of restricted stock. However, it is now our policy to not make any loans to our directors and executive officers for any purpose and all loans previously made to current executive officers have been repaid in full. We may in the future make loans to the Management Company and to joint ventures in which we participate. We do not intend to engage in the following:

            We plan to achieve our primary business objectives through a variety of methods discussed below, although we cannot assure you that that we will achieve such objectives.

            Leasing.    We pursue a leasing strategy that includes:

            Management.    We draw upon our expertise gained through management of a geographically diverse Portfolio, nationally recognized as comprising high quality retail and mixed-use Properties. In doing so, we seek to maximize cash flow through a combination of:

            We believe we are one of the lowest-cost providers of retail space, which has permitted the rents in both regional malls and community shopping centers to increase without raising a tenant's total occupancy cost beyond its ability to pay. We also believe that if we are successful in our efforts to increase sales while controlling operating expenses we will be able to continue to increase base rents at the Properties.

            International Expansion.    We believe that the expertise we have gained through the development and management of our domestic Properties can be utilized in retail properties abroad. We intend to continue the pursuit of international opportunities on a selective basis to enhance shareholder value. There are risks inherent in international operations that may be beyond our control. These include the following risks that may have a negative impact on our results of operations:

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            Other Revenues.    Due to our size and tenant relationships we also generate revenues from the following sources:

            We consider our direct competitors to be seven other major publicly-held regional mall companies as well as the numerous other commercial developers, real estate companies and other owners of retail real estate that compete with us in our trade areas. In addition, our Properties compete against non-physical based forms of retailing such as catalog companies and e-commerce websites that offer similar retail products. Some of our Properties are of the same type and are within the same market area as other competitive properties. The existence of competitive properties could have a material adverse effect on our ability to lease space and on the level of rents we can obtain. This results in competition for both acquisition of prime sites (including land for development and operating properties) and for tenants to occupy the space that we and our competitors develop and manage. We believe that we have a competitive advantage in the retail real estate business as a result of:

            General Compliance.    We believe that the Portfolio is in compliance, in all material respects, with all Federal, state and local environmental laws, ordinances and regulations regarding hazardous or toxic substances. Nearly all of the Portfolio has been subjected to Phase I or similar environmental audits (which generally involve only a review of records and visual inspection of the property without soil sampling or ground water analysis) by independent environmental consultants. Phase I environmental audits are intended to discover information regarding, and to evaluate the environmental condition of, the surveyed properties and surrounding properties. These environmental audits have not revealed, nor are we aware of, any environmental liability that we believe will have a material adverse effect on our results of operations. We cannot assure you that:

            Asbestos-Containing Materials.    Asbestos-containing materials are present in most of the Properties, primarily in the form of vinyl asbestos tile, mastics and roofing materials, which we believe are generally in good condition. Fireproofing and insulation containing asbestos is also present in certain Properties in limited concentrations or in

9



limited areas. The presence of such asbestos-containing materials does not violate currently applicable laws. Generally, we remove asbestos-containing materials as required in the ordinary course of any renovation, reconstruction, or expansion, and in connection with the retenanting of space.

            Underground Storage Tanks.    Several of the Properties contain, or at one time contained, underground storage tanks used to store waste oils or other petroleum products primarily related to auto services center establishments or emergency electrical generation equipment. We believe that regulated tanks have been removed, upgraded or abandoned in place in accordance with applicable environmental laws. Site assessments have revealed certain soil and groundwater contamination associated with such tanks at some of these Properties. Subsurface investigations (Phase II assessments) and remediation activities are either completed, ongoing, or scheduled to be conducted at such Properties. The cost of remediation with respect to such matters has not been material and we do not expect these costs will have a material adverse effect on our results of operations.

            Properties to be Developed or Acquired.    Land held for mall development or that may be acquired for development may contain residues or debris associated with the use of the land by prior owners or third parties. In certain instances, such residues or debris could be or contain hazardous wastes or hazardous substances. Prior to exercising any option to acquire properties, we typically conduct environmental due diligence consistent with acceptable industry standards.

            During the past three years, we have:

            At February 14, 2003 we and our affiliates employed approximately 4,020 persons at various centers and offices throughout the United States, of which approximately 1,610 were part-time. Approximately 830 of these employees were located at our headquarters.

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            Our executive offices are located at National City Center, 115 West Washington Street, Indianapolis, Indiana 46204, and our telephone number is (317) 636-1600.

            Our Internet website address is www.shopsimon.com. Our annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Exchange Act are available or may be accessed free of charge through the Corporate Info/Investor Relations section of our Internet website as soon as reasonably practicable after we electronically file such material with, or furnish it to, the SEC. Our internet website and the information contained therein or connected thereto are not intended to be incorporated into this Annual Report on Form 10-K.

            The following table sets forth certain information with respect to the executive officers of Simon Property as of December 31, 2002.

Name

  Age
  Position
Melvin Simon (1)   76   Co-Chairman
Herbert Simon (1)   68   Co-Chairman
David Simon (1)   41   Chief Executive Officer
Hans C. Mautner   65   Vice Chairman; Chairman, Simon Global Limited
Richard S. Sokolov   53   President and Chief Operating Officer
Randolph L. Foxworthy   58   Executive Vice President — Corporate Development
Gary L. Lewis   44   Executive Vice President — Leasing
Stephen E. Sterrett   47   Executive Vice President and Chief Financial Officer
J. Scott Mumphrey   51   Executive Vice President — Property Management
John Rulli   46   Executive Vice President — Chief Administrative Officer
James M. Barkley   51   General Counsel; Secretary
Andrew A. Juster   50   Senior Vice President and Treasurer

(1)
Melvin Simon is the brother of Herbert Simon and the father of David Simon.

            Set forth below is a summary of the business experience of the executive officers of Simon Property. The executive officers of Simon Property serve at the pleasure of the Board of Directors. For biographical information of Melvin Simon, Herbert Simon, David Simon, Hans C. Mautner, and Richard S. Sokolov, see Item 10 of this report.

            Mr. Foxworthy is the Executive Vice President — Corporate Development of Simon Property. Mr. Foxworthy joined Melvin Simon & Associates, Inc. ("MSA") in 1980 and has been an Executive Vice President in charge of Corporate Development of MSA since 1986 and has held the same position with Simon Property since 1993.

            Mr. Lewis is the Executive Vice President — Leasing of Simon Property. Mr. Lewis joined MSA in 1986 and held various positions with MSA and Simon Property prior to becoming Executive Vice President in charge of Leasing of Simon Property in 2002.

            Mr. Sterrett serves as Simon Property's Executive Vice-President and Chief Financial Officer. He joined MSA in 1989 and has held various positions with MSA until 1993 when he became Simon Property's Senior Vice-President and Treasurer. He became Simon Property's Chief Financial Officer in 2001.

            Mr. Mumphrey serves as Simon Property's Executive Vice President — Property Management. He joined MSA in 1974 and also held various positions with MSA before becoming Senior Vice President of property management in 1993. In 2000, he became the President of Simon Business Network.

            Mr. Rulli serves as Simon Property's Executive Vice-President and Chief Administrative Officer. He joined MSA in 1988 and held various positions with MSA before becoming Simon Property's Executive Vice President in 1993 and Chief Administrative Officer in 2000.

            Mr. Barkley serves as Simon Property's General Counsel and Secretary. Mr. Barkley holds the same position for MSA. He joined MSA in 1978 as Assistant General Counsel for Development Activity.

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            Mr. Juster serves as Simon Property's Senior Vice-President and Treasurer. He joined MSA in 1989 and held various financial positions with MSA until 1993 and thereafter has held various positions with Simon Property.


Item 2. Properties

            Our Properties primarily consist of regional malls and community shopping centers. Our Properties contain an aggregate of approximately 184.5 million square feet of GLA, of which we own 105.9 million square feet ("Owned GLA"). Our size has allowed us to eliminate significant dependence upon one retail tenant. More than 3,900 different retailers occupy more than 20,000 stores in our Properties and no retail tenant represents more than 5.3% of our Properties' total minimum rents. Total estimated retail sales at the Properties in 2002 were approximately $40 billion.

            Regional malls generally contain two or more anchors and a wide variety of smaller stores ("Mall" stores) located in enclosed malls connecting the anchors. Additional stores ("Freestanding" stores) are usually located along the perimeter of the parking area. Our 173 regional malls range in size from approximately 200,000 to 2.8 million square feet of GLA, with all but six regional malls over 400,000 square feet. Our regional malls contain in the aggregate more than 17,500 occupied stores, including over 650 anchors, which are mostly national retailers.

            Community shopping centers are generally unenclosed and smaller than regional malls. Our 68 community shopping centers generally range in size from approximately 50,000 to 600,000 square feet of GLA. Community shopping centers generally are of two types. First, we own traditional community centers that focus primarily on value-oriented and convenience goods and services. These centers are usually anchored by a supermarket, drugstore or discount retailer and are designed to service a neighborhood area. Second, we own "power centers" that are designed to serve a larger trade area and contain at least two anchors that are usually national retailers among the leaders in their markets and occupy more than 70% of the GLA in the center.

            We also have interests in five office and mixed-use Properties. The five office and mixed-use Properties range in size from approximately 496,000 to 1,214,000 square feet of GLA. Three of these Properties are regional malls with connected office buildings, and two are located in mixed-use developments and contain primarily office space.

            The following table provides data as of December 31, 2002:

 
  Regional
Malls

  Community
Centers

  Office and
Other

 
% of total annualized base rent   90.7 % 5.5 % 3.8 %
% of total GLA   88.7 % 9.3 % 2.0 %
% of Owned GLA   85.3 % 11.3 % 3.4 %

            As of December 31, 2002, approximately 92.7% of the Mall and Freestanding Owned GLA in regional malls and the retail space in the mixed-use Properties was leased, and approximately 86.9% of Owned GLA in the community shopping centers was leased.

            We own 100% of 164 of our 246 Properties, control 14 Properties in which we have a joint venture interest, and hold the remaining 68 Properties through unconsolidated joint venture interests. We are the managing or co-managing general partner or member of 237 of our Properties. Substantially all of our joint venture Properties are subject to rights of first refusal, buy-sell provisions, or other sale rights for all partners which are customary in real estate partnership agreements and the industry. Our partner in our joint ventures may initiate these provisions at any time, which will result in either the use of available cash or borrowings to acquire their partnership interest or the disposal of our partnership interest.

12


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
    REGIONAL MALLS                                                

1.

 

Alton Square

 

IL

 

Alton

 

Fee

 

100.0

%

 

 

Acquired 1993

 

69.2

%

639,220

 

 

 

426,315

 

212,905

 

Sears, JCPenney, Famous Barr
2.   Anderson Mall   SC   Anderson   Fee   100.0 %     Built 1972   89.6 % 622,210       404,394   217,816   Belk, Belk Mens & Home Store, JCPenney, Sears
3.   Apple Blossom Mall   VA   Winchester   Fee   49.1 % (4)   Acquired 1999   82.3 % 443,270       229,011   214,259   Belk, JCPenney, Sears
4.   Arsenal Mall   MA   Watertown (Boston)   Fee   100.0 %     Acquired 1999   93.6 % 501,890   (28 ) 191,395   310,495   Marshalls, Home Depot,
Linens-N-Things, Filene's Basement
5.   Atrium Mall   MA   Chestnut Hill (Boston)   Fee   49.1 % (4)   Acquired 1999   99.0 % 206,062           206,062   Border Books & Music, Cheesecake
Factory, Tiffany
6.   Auburn Mall   MA   Auburn (Boston)   Fee   49.1 % (4)   Acquired 1999   90.4 % 592,368       417,620   174,748   Filene's, Filene's Home Store, Sears
7.   Aurora Mall   CO   Aurora   Fee   100.0 %     Acquired 1998   84.8 % 1,014,180       566,015   448,165   JCPenney, Foley's, Foley's Mens & Home, Sears
8.   Aventura Mall (5)   FL   Miami   Fee   33.3 % (4)   Built 1983   95.4 % 1,901,213       1,242,098   659,115   Macy's, Sears, Bloomingdales,
JCPenney, Lord & Taylor, Burdines
9.   Avenues, The   FL   Jacksonville   Fee   25.0 % (4)   Built 1990   96.0 % 1,118,145       754,956   363,189   Belk, Dillard's, JCPenney, Parisian, Sears
10.   Barton Creek Square   TX   Austin   Fee   100.0 %     Built 1981   96.6 % 1,244,079       777,266   466,813   Dillard's Womens & Home, Dillard's Mens & Children, Foley's, Sears, Nordstrom (6), JCPenney
11.   Battlefield Mall   MO   Springfield   Fee and Ground Lease (2056)   100.0 %     Built 1970   92.1 % 1,184,684       770,111   414,573   Dillard's Women, Dillard's Mens, Children & Home, Famous Barr, Sears, JCPenney
12.   Bay Park Square   WI   Green Bay   Fee   100.0 %     Built 1980   99.9 % 652,024       447,508   204,516   Younkers (6), Elder-Beerman, Kohl's, Shopko
13.   Bergen Mall   NJ   Paramus (NYC)   Fee and Ground Lease (7) (2061)   100.0 %     Acquired 1987   96.0 % 857,889       453,260   404,629   Off 5th-Saks Fifth Avenue Outlet, Value City Furniture, Macy's, Marshalls
14.   Biltmore Square   NC   Asheville   Fee   100.0 %     Built 1989   73.4 % 494,236       242,576   251,660   Belk, Dillard's, Proffitt's, Goody's
15.   Bowie Town Center   MD   Bowie   Fee   100.0 %     Built 2001   100.0 % 664,215       338,567   325,648   Hecht's, Sears, Barnes & Noble, Bed, Bath & Beyond
16.   Boynton Beach Mall   FL   Boynton Beach   Fee   100.0 %     Built 1985   98.5 % 1,183,677       883,720   299,957   Macy's, Burdines, Sears, Dillard's Mens & Home, Dillard's Women, JCPenney
17.   Brea Mall   CA   Brea   Fee   100.0 %     Acquired 1998   98.3 % 1,314,612       874,802   439,810   Macy's, JCPenney, Robinsons-May, Nordstrom, Sears

13


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
18.   Broadway Square   TX   Tyler   Fee   100.0 %     Acquired 1994   99.1 % 618,267       427,730   190,537   Dillard's, JCPenney, Sears
19.   Brunswick Square   NJ   East Brunswick (NYC)   Fee   100.0 %     Built 1973   98.2 % 772,635       467,626   305,009   Macy's, JCPenney, Barnes & Noble
20.   Burlington Mall   MA   Burlington   Ground Lease (2048)   100.0 %     Acquired 1998   99.2 % 1,253,162       836,236   416,926   Macy's, Lord & Taylor, Filene's, Sears
21.   Cape Cod Mall   MA   Hyannis   Ground Leases (7) (2009-2073)   49.1 % (4)   Acquired 1999   98.2 % 723,838       420,199   303,639   Macy's, Filene's, Marshalls, Sears, Best Buy, Barnes & Noble
22.   Castleton Square   IN   Indianapolis   Fee   100.0 %     Built 1972   95.6 % 1,447,966       1,082,021   365,945   Galyan's, L.S. Ayres, Lazarus, JCPenney, Sears, Von Maur
23.   Century III Mall   PA   West Mifflin (Pittsburgh)   Fee   100.0 %     Built 1979   80.8 % 1,283,945       725,360   558,585   JCPenney, Sears, Kaufmann's, Kaufmann's Home Store, Wickes Furniture, Steve & Barry's (6)
24.   Charlottesville Fashion Square   VA   Charlottesville   Ground Lease (2076)   100.0 %     Acquired 1997   96.1 % 572,285       381,153   191,132   Belk Womens & Children, Belk Mens & Home, JCPenney, Sears
25.   Chautauqua Mall   NY   Lakewood   Fee   100.0 %     Built 1971   90.5 % 432,186       213,320   218,866   Sears, JCPenney, Office Max, The Bon Ton
26.   Cheltenham Square   PA   Philadelphia   Fee   100.0 %     Built 1981   96.7 % 635,372       364,106   271,266   Burlington Coat Factory, Home Depot,
Value City, Seaman's Furniture, Shop Rite
27.   Chesapeake Square   VA   Chesapeake (Norfolk)   Fee and Ground Lease (2062)   75.0 %     Built 1989   91.3 % 809,561       537,279   272,282   Dillard's Women, Dillard's Mens, Children & Home, JCPenney, Sears, Hecht's, Target
28.   Cielo Vista Mall   TX   El Paso   Fee and Ground Lease (9) (2027)   100.0 %     Built 1974   93.6 % 1,191,682       793,716   397,966   Dillard's Womens & Furniture, Dillard's Mens, Children & Home, JCPenney, Foley's, Sears
29.   Circle Centre   IN   Indianapolis   Property Lease (2097)   14.7 % (4)   Built 1995   91.9 % 790,970       350,000   440,970   Nordstrom, Parisian
30.   College Mall   IN   Bloomington   Fee and Ground Lease (9) (2048)   100.0 %     Built 1965   96.8 % 706,883       439,766   267,117   Sears, Lazarus (10), L.S. Ayres, Target (6), (8)
31.   Columbia Center   WA   Kennewick   Fee   100.0 %     Acquired 1987   97.1 % 741,173       408,052   333,121   Sears, JCPenney, Barnes & Noble, The
Bon Marche, The Bon Marche Mens & Children
32.   Coral Square   FL   Coral Springs   Fee   97.2 %     Built 1984   98.4 % 943,446       648,144   295,302   Dillard's, JCPenney, Sears, Burdines
Mens, Children & Home, Burdines Women
33.   Cordova Mall   FL   Pensecola   Fee   100.0 %     Acquired 1998   89.7 % 851,641       488,263   363,378   Parisian, Dillard's Men, Dillard's Women,
Best Buy, Bed, Bath & Beyond
34.   Cottonwood Mall   NM   Albuquerque   Fee   100.0 %     Built 1996   87.3 % 1,041,189       631,556   409,633   Dillard's, Foley's, JCPenney,
Mervyn's, Sears

14


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
35.   Crossroads Mall   NE   Omaha   Fee   100.0 %     Acquired 1994   91.6 % 858,455       609,669   248,786   Dillard's, Sears, Younkers, Barnes & Noble
36.   Crystal Mall   CT   Waterford   Fee   74.6 % (4)   Acquired 1998   92.3 % 793,716       442,311   351,405   Macy's, Filene's, JC Penney, Sears
37.   Crystal River Mall   FL   Crystal River   Fee   100.0 %     Built 1990   87.8 % 424,157       302,495   121,662   JCPenney, Sears, Belk, Kmart
38.   Dadeland Mall   FL   North Miami Beach   Fee   50.0 % (4)   Acquired 1997   94.8 % 1,393,621       1,062,072   331,549   Saks Fifth Avenue, JCPenney, Burdine's, Burdine's Home Gallery, The Limited, Lord & Taylor (6)
39.   DeSoto Square   FL   Bradenton   Fee   100.0 %     Built 1973   96.1 % 691,119       435,467   255,652   JCPenney, Sears, Dillard's, Burdines
40.   Eastern Hills Mall   NY   Williamsville   Fee   100.0 %     Built 1971   75.1 % 994,014       713,070   280,944   Sears, JCPenney, The Bon Ton,
Kaufmann's, Burlington Coat Factory, (8)
41.   Eastland Mall   IN   Evansville   Fee   50.0 % (4)   Acquired 1998   99.4 % 897,871       532,955   364,916   JCPenney, De Jong's, Famous Barr, Lazarus
42.   Eastland Mall   OK   Tulsa   Fee   100.0 %     Built 1986   67.9 % 699,335       435,843   263,492   Dillard's, Foley's, Mervyn's, Mickey's, (8)
43.   Edison Mall   FL   Fort Meyers   Fee   100.0 %     Acquired 1997   98.4 % 1,041,918       742,667   299,251   Dillard's, JCPenney, Sears, Burdines
Mens, Children & Home, Burdines Women
44.   Emerald Square   MA   North Attleboro (Boston)   Fee   49.1 % (4)   Acquired 1999   99.1 % 1,021,972       647,372   374,600   Filene's, JCPenney, Lord & Taylor, Sears
45.   Empire Mall (5)   SD   Sioux Falls   Fee and Ground Lease (7) (2013)   50.0 % (4)   Acquired 1998   87.8 % 1,047,883       497,341   550,542   JCPenney, Younkers, Sears, Richman Gordman, Marshall Field's
46.   Fashion Mall at Keystone at the Crossing, The   IN   Indianapolis   Ground Lease (2067)   100.0 %     Acquired 1997   96.8 % 658,370   (29 ) 249,721   408,649   Parisian, Saks Fifth Avenue (6)
47.   Fashion Valley Mall   CA   San Diego   Fee   50.0 % (4)   Acquired 2001   98.7 % 1,710,046       1,053,305   656,741   JCPenney, Macy's, Neiman-Marcus, Nordstrom, Robinson-May, Saks Fifth Avenue
48.   Florida Mall, The   FL   Orlando   Fee   50.0 % (4)   Built 1986   94.1 % 1,835,073       1,218,085   616,988   Dillard's, JCPenney, Lord & Taylor, Saks Fifth Avenue, Sears, Burdines, Nordstrom
49.   Forest Mall   WI   Fond Du Lac   Fee   100.0 %     Built 1973   93.5 % 501,374       327,260   174,114   JCPenney, Kohl's, Younkers, Sears, Staples
50.   Forest Village Park Mall   MD   Forestville (Washington, D.C.)   Fee   100.0 %     Built 1980   98.0 % 417,207       242,567   174,640   JCPenney, (8)
51.   Forum Shops at Caesars, The   NV   Las Vegas   Ground Lease (2050)   (11 )     Built 1992   98.5 % 483,366           483,366  

15


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
52.   Granite Run Mall   PA   Media (Philadelphia)   Fee   50.0 % (4)   Acquired 1998   95.9 % 1,047,438       500,809   546,629   JCPenney, Sears, Boscovs
53.   Great Lakes Mall   OH   Mentor (Cleveland)   Fee   100.0 %     Built 1961   89.7 % 1,305,841       879,300   426,541   Dillard's Men, Dillard's Women, Kaufmann's, JCPenney, Sears
54.   Greendale Mall   MA   Worcester (Boston)   Fee and Ground Lease (7) (2009)   49.1 % (4)   Acquired 1999   87.8 % 431,512   (30 ) 132,634   298,878   Best Buy, Marshalls, T.J. Maxx & More, Family Fitness (6)
55.   Greenwood Park Mall   IN   Greenwood   Fee   100.0 %     Acquired 1979   92.9 % 1,327,719       898,928   428,791   JCPenney, JCPenney Home Store, Lazarus, L.S. Ayres, Sears, Von Maur, Dick's Clothing & Sporting Goods (6)
56.   Gulf View Square   FL   Port Richey   Fee   100.0 %     Built 1980   91.3 % 803,156       568,882   234,274   Sears, Dillard's, JCPenney, Burdines, (8)
57.   Gwinnett Place   GA   Duluth (Atlanta)   Fee   50.0 % (4)   Acquired 1998   91.1 % 1,276,839       843,609   433,230   Parisian, Rich's-Macy's, JCPenney, Sears
58.   Haywood Mall   SC   Greenville   Fee and Ground Lease (7) (2017)   100.0 %     Acquired 1998   96.1 % 1,244,493       913,633   330,860   Rich's, Sears, Dillard's, JCPenney, Belk
59.   Heritage Park Mall   OK   Midwest City (Oklahoma City)   Fee   100.0 %     Built 1978   61.0 % 604,880       382,700   222,180   Dillard's, Sears, (8)
60.   Highland Mall (5)   TX   Austin   Fee and Ground Lease (2070)   50.0 % (4)   Acquired 1998   96.5 % 1,090,685       732,000   358,685   Dillard's Women & Home, Dillard's Mens & Children, Foley's, JCPenney
61.   Hutchinson Mall   KS   Hutchinson   Fee   100.0 %     Built 1985   79.3 % 525,672       277,665   248,007   Dillard's, JCPenney, Sears
62.   Independence Center   MO   Independence   Fee   100.0 %     Acquired 1994   95.8 % 1,022,852       499,284   523,568   Dillard's, Sears, The Jones Store Co.
63.   Indian River Mall   FL   Vero Beach   Fee   50.0 % (4)   Built 1996   91.4 % 747,997       445,552   302,445   Sears, JCPenney, Dillard's, Burdines
64.   Ingram Park Mall   TX   San Antonio   Fee   100.0 %     Built 1979   97.4 % 1,128,796       751,704   377,092   Dillard's, Dillard's Home Center,
Foley's, JCPenney, Sears, Beall's
65.   Irving Mall   TX   Irving (Dallas)   Fee   100.0 %     Built 1971   96.7 % 1,124,245       726,574   397,671   Foley's, Dillard's, Mervyn's, Sears,
Barnes & Noble (8)
66.   Jefferson Valley Mall   NY   Yorktown Heights   Fee   100.0 %     Built 1983   95.3 % 586,995       310,095   276,900   Macy's, Sears, H&M
67.   Knoxville Center   TN   Knoxville   Fee   100.0 %     Built 1984   88.1 % 979,476       597,028   382,448   Dillard's, JCPenney, Proffitt's, Sears, The Rush
68.   La Plaza Mall   TX   McAllen   Fee and Ground Lease (9) (2040)   100.0 %     Built 1976   98.9 % 1,215,105       788,896   426,209   Dillard's, JCPenney, Foley's, Foley's Home Store, Sears, Beall's, Joe Brand-Lady Brand

16


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
69.   Lafayette Square   IN   Indianapolis   Fee   100.0 %     Built 1968   94.8 % 1,213,025       937,223   275,802   JCPenney, L.S. Ayres, Sears, Burlington Coat Factory, Lazarus (10), Steve & Barry's
70.   Laguna Hills Mall   CA   Laguna Hills   Fee   100.0 %     Acquired 1997   97.4 % 867,689       536,500   331,189   Macy's, JCPenney, Sears
71.   Lake Square Mall   FL   Leesburg   Fee   50.0 % (4)   Acquired 1998   93.5 % 561,303       296,037   265,266   JCPenney, Sears, Belk, Target
72.   Lakeline Mall   TX   Austin   Fee   100.0 %     Built 1995   93.5 % 1,100,388       745,179   355,209   Dillard's, Foley's, Sears, JCPenney, Mervyn's
73.   Lenox Square   GA   Atlanta   Fee   100.0 %     Acquired 1998   95.8 % 1,481,514       821,356   660,158   Neiman Marcus, Rich's-Macy's, Bloomingdale's (6)
74.   Liberty Tree Mall   MA   Danvers (Boston)   Fee   49.1 % (4)   Acquired 1999   98.4 % 856,879       498,000   358,879   Marshalls, Sports Authority, Target, Best Buy, Staples, Bed, Bath & Beyond, Kohl's, Ann & Hope, Stop and Shoppe (6)
75.   Lima Mall   OH   Lima   Fee   100.0 %     Built 1965   93.8 % 745,903       541,861   204,042   Elder-Beerman, Sears, Lazarus, JCPenney
76.   Lincolnwood Town Center   IL   Lincolnwood   Fee   100.0 %     Built 1990   95.6 % 422,256       220,830   201,426   Kohl's (6), Carson Pirie Scott
77.   Lindale Mall (5)   IA   Cedar Rapids   Fee   50.0 % (4)   Acquired 1998   87.6 % 691,824       305,563   386,261   Von Maur, Sears, Younkers, (8)
78.   Livingston Mall   NJ   Livingston (NYC)   Fee   100.0 %     Acquired 1998   99.4 % 985,170       616,128   369,042   Macy's, Sears, Lord & Taylor
79.   Longview Mall   TX   Longview   Fee   100.0 %     Built 1978   85.8 % 613,849       402,843   211,006   Dillard's, Dillard's Men, JCPenney, Sears, Beall's, (8)
80.   Mall at Chestnut Hill   MA   Newton (Boston)   Lease (2039) (13)   47.2 % (4)   Acquired 2002   98.1 % 478,305       297,253   181,052   Bloomingdale's, Filene's
81.   Mall at Rockingham Park   NH   Salem (Boston)   Fee   24.6 % (4)   Acquired 1999   98.8 % 1,020,283       638,111   382,172   Macy's, Filene's, JCPenney, Sears
82.   Mall of America   MN   Bloomington (Minneapolis)   Fee   27.5 % (4)
(14)
  Acquired 1999   97.0 % 2,778,690       1,220,305   1,558,385   Macy's, Bloomingdales, Nordstrom, Sears, Knott's Camp Snoopy
83.   Mall of Georgia   GA   Mill Creek (Atlanta)   Fee   50.0 % (4)   Built 1999   94.0 % 1,785,700       989,590   796,110   Lord & Taylor, Rich's-Macy's, Dillard's, Galyan's, Haverty's, JCPenney, Nordstrom, Bed, Bath & Beyond
84.   Mall of New Hampshire   NH   Manchester   Fee   49.1 % (4)   Acquired 1999   99.0 % 806,274       444,889   361,385   Filene's, JCPenney, Sears, Best Buy
85.   Maplewood Mall   MN   Maplewood (Minneapolis)   Fee   100.0 %     Acquired 2002   85.9 % 909,292       578,060   331,232   Sears, Marshall Field's, Kohl's, Mervyn's

17


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
86.   Markland Mall   IN   Kokomo   Ground Lease (2041)   100.0 %     Built 1968   97.4 % 393,044       252,444   140,600   Lazarus, Sears, Target
87.   McCain Mall   AR   N. Little Rock   Fee and Ground Lease (15) (2032)   100.0 %     Built 1973   99.5 % 777,103       554,156   222,947   Sears, Dillard's, JCPenney, M.M. Cohn
88.   Melbourne Square   FL   Melbourne   Fee   100.0 %     Built 1982   90.1 % 729,381       471,173   258,208   Belk, Dillard's Mens, Children & Home,
Dillard's Women, JCPenney, Burdines
89.   Memorial Mall (16) (17)   WI   Sheboygan   Fee   100.0 %     Built 1969   89.4 % 344,114       228,888   115,226   Kohl's, Sears, Hobby Lobby
90.   Menlo Park Mall   NJ   Edison (NYC)   Fee   100.0 %     Acquired 1997   96.9 % 1,307,233   (31 ) 587,591   719,642   Macy's Women, Macy's Men, Macy's Children & Home,
Nordstrom, Barnes & Noble (6)
91.   Mesa Mall (5)   CO   Grand Junction   Fee   50.0 % (4)   Acquired 1998   87.8 % 867,232       425,817   441,415   Sears, Herberger's, JCPenney, Target, Mervyn's, Gant Sports
92.   Metrocenter   AZ   Phoenix   Fee   50.0 % (4)   Acquired 1998   95.9 % 1,367,281       876,027   491,254   Macy's, Dillard's, Robinsons-May,
JCPenney, Sears, Vans Skate Park
93.   Miami International Mall   FL   South Miami   Fee   47.8 % (4)   Built 1982   96.2 % 972,971       683,308   289,663   Sears, Dillard's, JCPenney, Burdines
Mens & Home, Burdines Women & Children
94.   Midland Park Mall   TX   Midland   Fee   100.0 %     Built 1980   81.8 % 618,995       339,113   279,882   Dillard's, Dillard's Mens & Juniors,
JCPenney, Sears, Beall's, Ross Dress for Less
95.   Miller Hill Mall   MN   Duluth   Ground Lease (2008)   100.0 %     Built 1973   97.8 % 803,758       429,508   374,250   JCPenney, Sears, Younkers, Barnes & Noble
96.   Mounds Mall (16) (17)   IN   Anderson   Ground Lease (2033)   100.0 %     Built 1965   78.3 % 404,423       277,256   127,167   Elder-Beerman, Sears, (8)
97.   Muncie Mall   IN   Muncie   Fee   100.0 %     Built 1970   91.2 % 654,902       435,756   219,146   JCPenney, L.S. Ayres, Sears, Elder Beerman
98.   Nanuet Mall   NY   Nanuet (NYC)   Fee   100.0 %     Acquired 1998   85.6 % 916,014       583,711   332,303   Macy's, Boscov, Sears
99.   North East Mall   TX   Hurst (Ft. Worth)   Fee   100.0 %     Built 1971   97.1 % 1,705,645       1,348,279   357,366   Saks Fifth Avenue, Nordstrom,
Dillard's, JCPenney, Sears, Foley's, (8)
100.   Northfield Square Mall   IL   Bourbonnais   Fee   31.6 % (18)
(4)
  Built 1990   72.7 % 558,317       310,994   247,323   Sears, JCPenney, Carson Pirie Scott Womens, Carson Pirie Scott Mens, Children & Home
101.   Northgate Mall   WA   Seattle   Fee   100.0 %     Acquired 1987   99.1 % 999,449       688,391   311,058   Nordstrom, JCPenney, Gottschalk, The Bon Marche
102.   Northlake Mall   GA   Atlanta   Fee   100.0 %     Acquired 1998   95.6 % 962,163       665,745   296,418   Parisian, Rich's-Macy's, Sears, JCPenney

18


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
103.   Northpark Mall   IA   Davenport   Fee   50.0 % (4)   Acquired 1998   89.8 % 1,073,298       651,533   421,765   Von Maur, Younkers, Dillard's (6),
JCPenney, Sears, Barnes & Noble
104.   Northshore Mall   MA   Peabody (Boston)   Fee   49.1 % (4)   Acquired 1999   96.8 % 1,684,621       989,277   695,344   Macy's, Filene's, JCPenney, Lord & Taylor, Sears
105.   Northwoods Mall   IL   Peoria   Fee   100.0 %     Acquired 1983   94.7 % 695,507       472,969   222,538   Famous Barr, JCPenney, Sears
106.   Oak Court Mall   TN   Memphis   Fee   100.0 %     Acquired 1997   88.1 % 853,194   (32 ) 535,000   318,194   Dillard's Women, Dillard's Mens,
Children & Home, Goldsmith's
107.   Ocean County Mall   NJ   Toms River   Fee   100.0 %     Acquired 1998   93.9 % 902,709       626,638   276,071   Macy's, Boscov's, JCPenney, Sears
108.   Orange Park Mall   FL   Orange Park   Fee   100.0 %     Acquired 1994   98.4 % 923,774       534,180   389,594   Dillard's, JCPenney, Sears, Belk
109.   Orland Square   IL   Orland Park   Fee   100.0 %     Acquired 1997   95.3 % 1,213,286       773,295   439,991   JCPenney, Marshall Field's, Sears,
Carson Pirie Scott
110.   Paddock Mall   FL   Ocala   Fee   100.0 %     Built 1980   93.4 % 560,231       387,378   172,853   JCPenney, Sears, Belk, Burdines
111.   Palm Beach Mall   FL   West Palm Beach   Fee   100.0 %     Built 1967   94.2 % 1,085,273       749,288   335,985   Dillard's, JCPenney, Sears, Burdines, Borders Books & Music, George's Music
112.   Penn Square   OK   Oklahoma City   Ground Lease (2060)   94.5 %     Acquired 2002   98.0 % 1,044,576       658,453   386,123   Foley's, JCPenney, Dillard's Womens, Dillard's Mens, Children & Home
113.   Pheasant Lane Mall   NH   Nashua   (19)   (19 ) (4)   Acquired 2002   97.5 % 988,750       675,759   312,991   Macy's, Filene's, JC Penney, Sears, Target
114.   Phipps Plaza   GA   Atlanta   Fee   100.0 %     Acquired 1998   89.3 % 821,421       472,385   349,036   Lord & Taylor, Parisian, Saks Fifth Avenue
115.   Port Charlotte Town Center   FL   Port Charlotte   Ground Lease (2064)   80.0 % (18)   Built 1989   82.3 % 780,856       458,554   322,302   Dillard's, JCPenney, Beall's, Sears, Burdines
116.   Prien Lake Mall   LA   Lake Charles   Fee and Ground Lease (7) (2025)   100.0 %     Built 1972   96.8 % 811,143       631,762   179,381   Dillard's, JCPenney, Foley's (6) (12), Sears, The White House (20)
117.   Raleigh Springs Mall   TN   Memphis   Fee and Ground Lease (7) (2018)   100.0 %     Built 1979   80.8 % 918,013       691,230   226,783   Dillard's, Sears, Goldsmith's (21), (8)
118.   Richardson Square   TX   Richardson (Dallas)   Fee   100.0 %     Built 1977   90.8 % 755,258       471,436   283,822   Dillard's, Sears, Stein Mart (21), Target, Ross Dress for Less, Barnes & Noble, Super Target
119.   Richmond Square (16) (17)   IN   Richmond   Fee   100.0 %     Built 1966   90.2 % 391,199       260,562   130,637   Dillard's, JCPenney, Sears, Office Max

19


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors

120.

 

Richmond Town Square

 

OH

 

Richmond Heights (Cleveland)

 

Fee

 

100.0

%

 

 

Built 1966

 

98.4

%

1,016,642

 

 

 

685,251

 

331,391

 

Sears, JCPenney, Kaufmann's, Barnes & Noble
121.   River Oaks Center   IL   Calumet City   Fee   100.0 %     Acquired 1997   97.7 % 1,370,213   (33 ) 834,588   535,625   Sears, JCPenney, Carson Pirie Scott, Marshall Field's
122.   Rockaway Townsquare   NJ   Rockaway (NYC)   Fee   100.0 %     Acquired 1998   94.6 % 1,247,470       786,626   460,844   Macy's, Lord & Taylor, JCPenney, Sears
123.   Rolling Oaks Mall   TX   San Antonio   Fee   100.0 %     Built 1988   67.4 % 737,568       460,857   276,711   Sears, Dillard's, Foley's, Tony Hawk's Skate Park (6)
124.   Roosevelt Field Mall   NY   Garden City (NYC)   Fee and Ground Lease (7) (2090)   100.0 %     Acquired 1998   98.5 % 2,177,843       1,430,425   747,418   Macy's, Bloomingdale's, JCPenney, Nordstrom, (8)
125.   Ross Park Mall   PA   Pittsburgh   Fee   100.0 %     Built 1986   96.8 % 1,234,101       827,015   407,086   Lazarus, JCPenney, Sears, Kaufmann's, Media Play, Designer Shoe Warehouse
126.   Rushmore Mall (5)   SD   Rapid City   Fee   50.0 % (4)   Acquired 1998   91.9 % 835,408       470,660   364,748   JCPenney, Sears, Herberger's, Hobby Lobby, Target
127.   Santa Rosa Plaza   CA   Santa Rosa   Fee   100.0 %     Acquired 1998   95.8 % 695,849       428,258   267,591   Macy's, Mervyn's, Sears
128.   Seminole Towne Center   FL   Sanford   Fee   45.0 % (4)   Built 1995   90.0 % 1,153,578       768,798   384,780   Dillard's, JCPenney, Parisian, Sears, Burdines
129.   Shops at Mission Viejo Mall, The   CA   Mission Viejo   Fee   100.0 %     Built 1979   99.4 % 1,149,864       677,215   472,649   Macy's, Saks Fifth Avenue, Robinsons-May, Nordstrom
130.   Shops at Sunset Place, The   FL   Miami   Fee   37.5 % (4)   Built 1999   92.9 % 499,956           499,956   Niketown, Barnes & Noble, Gameworks, Virgin Megastore, Z Gallerie
131.   Smith Haven Mall   NY   Lake Grove (NYC)   Fee   25.0 % (4)   Acquired 1995   93.1 % 1,359,163       902,595   456,568   Macy's, Sears, JCPenney, H&M, (8)
132.   Solomon Pond Mall   MA   Marlborough (Boston)   Fee   49.1 % (4)   Acquired 1999   98.8 % 880,924       506,591   374,333   Filene's, Sears, JCPenney, Linens-N-Things
133.   Source, The   NY   Westbury (NYC)   Fee   25.5 % (4)   Built 1997   93.7 % 727,698       210,798   516,900   Off 5th-Saks Fifth Avenue, Fortunoff, Nordstrom Rack, Old Navy, Circuit City, Virgin Megastore
134.   South Hills Village   PA   Pittsburgh   Fee   100.0 %     Acquired 1997   98.5 % 1,113,156       655,987   457,169   Sears, Kaufmann's, Lazarus
135.   South Park Mall   LA   Shreveport   Fee   100.0 %     Built 1975   64.1 % 857,546       618,915   238,631   Burlington Coat Factory, Stage, (8)
136.   South Shore Plaza   MA   Braintree (Boston)   Fee   100.0 %     Acquired 1998   95.6 % 1,443,088       847,603   595,485   Macy's, Filene's, Lord & Taylor, Sears

20


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
137.   Southern Hills Mall (5)   IA   Sioux City   Fee   50.0 % (4)   Acquired 1998   86.9 % 802,014       372,937   429,077   Younkers, Sears, Target, Sheel's Sporting Goods (6)
138.   Southern Park Mall   OH   Boardman (Youngstown)   Fee   100.0 %     Built 1970   95.1 % 1,197,708       811,858   385,850   Dillard's, JCPenney, Sears, Kaufmann's
139.   Southgate Mall   AZ   Yuma   Fee   100.0 %     Acquired 1988   95.4 % 321,574       252,264   69,310   Sears, Dillard's, JCPenney
140.   SouthPark   NC   Charlotte   Fee & Ground Lease (22) (2040)   100.0 %     Acquired 2002   86.3 % 1,110,342       789,342   321,000   Nordstrom (6), Hecht's, Sears, Belk, Dillard's
141.   Southpark Mall   IL   Moline   Fee   50.0 % (4)   Acquired 1998   87.4 % 1,026,536       578,056   448,480   JCPenney, Dillard's (6), Younkers, Sears, Von Maur
142.   SouthRidge Mall (5)   IA   Des Moines   Fee   50.0 % (4)   Acquired 1998   70.0 % 1,002,538       497,806   504,732   Sears, Younkers, JCPenney, Target, (8)
143.   Square One Mall   MA   Saugus (Boston)   Fee   49.1 % (4)   Acquired 1999   96.8 % 865,290       540,101   325,189   Filene's, Sears, Best Buy, T.J. Maxx N More, Gold's Gym
144.   St. Charles Towne Center   MD   Waldorf (Washington, D.C.)   Fee   100.0 %     Built 1990   94.4 % 987,461       631,602   355,859   Sears, JCPenney, Kohl's, Hecht's, Hecht's Home Store, Dick's Sporting Goods (6)
145.   Summit Mall   OH   Akron   Fee   100.0 %     Built 1965   95.2 % 763,440       432,936   330,504   Dillard's Women & Children, Dillard's Mens & Home, Kaufmann's
146.   Sunland Park Mall   TX   El Paso   Fee   100.0 %     Built 1988   88.7 % 917,710       575,837   341,873   JCPenney, Mervyn's, Sears, Dillard's Women & Children, Dillard's Mens & Home
147.   Tacoma Mall   WA   Tacoma   Fee   100.0 %     Acquired 1987   98.4 % 1,289,633       924,045   365,588   Nordstrom, Sears, JCPenney, The Bon Marche, Mervyn's
148.   The Galleria   TX   Houston   Fee   31.5 % (4)   Acquired 2002   85.2 % 1,755,997       859,066   896,931   Macy's, Saks Fifth Avenue, Neiman Marcus, Lord & Taylor, Nordstrom (6), Foley's (6)
149.   Tippecanoe Mall   IN   Lafayette   Fee   100.0 %     Built 1973   96.4 % 859,556       568,373   291,183   L.S. Ayres, JCPenney, Sears, Kohl's, (8)
150.   Town Center at Boca Raton   FL   Boca Raton   Fee   100.0 %     Acquired 1998   99.0 % 1,555,307       1,061,076   494,231   Lord & Taylor, Saks Fifth Avenue, Bloomingdale's, Sears, Burdines, Nordstrom
151.   Town Center at Cobb   GA   Kennesaw (Atlanta)   Fee   50.0 % (4)   Acquired 1998   97.2 % 1,273,108       851,346   421,762   Rich's-Macy's, Parisian, Sears, JCPenney, Rich's-Macy's Furniture
152.   Towne East Square   KS   Wichita   Fee   100.0 %     Built 1975   92.2 % 1,201,781       788,281   413,500   Dillard's, JCPenney, Sears, Von Maur
153.   Towne West Square   KS   Wichita   Fee   100.0 %     Built 1980   82.5 % 966,017       628,971   337,046   Dillard's Women & Home, Dillard's Mens & Children, Sears, JCPenney, Dick's Sporting Goods (6)

21


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
154.   Treasure Coast Square   FL   Jensen Beach   Fee   100.0 %     Built 1987   90.4 % 871,319       511,372   359,947   Dillard's, Sears, Borders, JCPenney, Burdines
155.   Trolley Square   UT   Salt Lake City   Fee   90.0 %     Acquired 1986   83.2 % 221,982           221,982  
156.   Tyrone Square   FL   St. Petersburg   Fee   100.0 %     Built 1972   98.6 % 1,127,993       748,269   379,724   Dillard's, JCPenney, Sears, Borders, Burdines
157.   University Mall   AR   Little Rock   Ground Lease (2026)   100.0 %     Built 1967   74.4 % 565,494       412,761   152,733   JCPenney, M.M. Cohn
158.   University Mall   FL   Pensacola   Fee   100.0 %     Acquired 1994   87.6 % 707,885       478,449   229,436   JCPenney, Sears, McRae's
159.   University Park Mall   IN   Mishawaka (South Bend)   Fee   60.0 %     Built 1979   99.0 % 940,989       622,508   318,481   L.S. Ayres, JCPenney, Sears, Marshall Field's
160.   Upper Valley Mall   OH   Springfield   Fee   100.0 %     Built 1971   89.3 % 750,598       479,418   271,180   Lazarus, JCPenney, Sears, Elder-Beerman
161.   Valle Vista Mall   TX   Harlingen   Fee   100.0 %     Built 1983   92.9 % 657,084       389,781   267,303   Dillard's, Mervyn's, Sears, JCPenney, Marshalls, Beall's, Office Max
162.   Valley Mall   VA   Harrisonburg   Fee   50.0 % (4)   Acquired 1998   94.3 % 486,850       307,798   179,052   JCPenney, Belk, Wal-Mart, Peebles
163.   Virginia Center Commons   VA   Glen Allen   Fee   100.0 %     Built 1991   96.4 % 787,311       506,639   280,672   Dillard's, Women, Dillard's Mens, Children & Home, Hecht's, JCPenney, Sears
164.   Walt Whitman Mall   NY   Huntington Station (NYC)   Ground Rent (2012)   100.0 %     Acquired 1998   95.0 % 1,017,903       742,214   275,689   Macy's, Lord & Taylor, Bloomingdale's, Saks Fifth Avenue
165.   Washington Square   IN   Indianapolis   Fee   100.0 %     Built 1974   76.3 % 1,140,520       832,326   308,194   L.S. Ayres, Target, Sears, (8)
166.   West Ridge Mall (23)   KS   Topeka   Fee   100.0 %     Built 1988   85.9 % 1,040,309       716,811   323,498   Dillard's, JCPenney, The Jones Store, Sears, Kansas International Museum
167.   West Town Mall   TN   Knoxville   Ground Lease (2042)   50.1 % (4)   Acquired 1991   94.6 % 1,327,764       878,311   449,453   Parisian, Dillard's, JCPenney, Proffitt's, Sears
168.   Westchester, The   NY   White Plains (NYC)   Fee   40.0 % (4)   Acquired 1997   99.2 % 824,588       349,393   475,195   Neiman Marcus, Nordstrom
169.   Westminster Mall   CA   Westminster   Fee   100.0 %     Acquired 1998   92.3 % 1,219,552       716,939   502,613   Sears, JCPenney, Robinsons-May, Macy's
170.   White Oaks Mall   IL   Springfield   Fee   77.5 %     Built 1977   93.4 % 950,116       601,708   348,408   Famous Barr, Sears, Bergner's, (8)
171.   Wolfchase Galleria   TN   Memphis   Fee   94.5 %     Acquired 2002   95.9 % 1,266,276       761,648   504,628   Goldsmith's, JC Penney, Sears, Dillard's
172.   Woodland Hills Mall   OK   Tulsa   Fee   47.2 % (4)   Acquired 2002   95.4 % 1,091,509       709,447   382,062   Foley's, JCPenney, Sears, Dillard's
173.   Woodville Mall (17)   OH   Northwood (Toledo)   Fee   100.0 %     Built 1969   63.3 % 772,394       518,792   253,602   Sears, Elder-Beerman, Andersons

22


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
    COMMUNITY SHOPPING CENTERS                                            

1.

 

Arboretum, The

 

TX

 

Austin

 

Fee

 

100.0

%

 

 

Acquired 1998

 

92.5

%

211,082

 

 

 

35,773

 

175,309

 

Barnes & Noble, Cheescake Factory
2.   Bloomingdale Court   IL   Bloomingdale   Fee   100.0 %     Built 1987   79.8 % 604,763       425,886   178,877   Best Buy, T.J. Maxx N More, Frank's Nursery, Office Max, Old Navy, Linens-N-Things, Wal-Mart, Circuit City (6)
3.   Boardman Plaza   OH   Youngstown   Fee   100.0 %     Built 1951   68.1 % 640,541       375,502   265,039   Burlington Coat Factory, Giant Eagle, Michael's, Linens-N-Things,
T.J. Maxx, Steinmart, Sav-A-Lot, (8)
4.   Bridgeview Court   IL   Bridgeview   Fee   100.0 %     Built 1988   75.4 % 273,678       216,491   57,187   (8)
5.   Brightwood Plaza   IN   Indianapolis   Fee   100.0 %     Built 1965   100.0 % 38,493       0   38,493   Preston Safeway
6.   Celina Plaza   TX   El Paso   Fee and Ground Lease (22) (2027)   100.0 %     Built 1978   100.0 % 32,622       23,927   8,695  
7.   Charles Towne Square   SC   Charleston   Fee   100.0 %     Built 1976   100.0 % 199,693       199,693   0   Regal Cinema
8.   Chesapeake Center   VA   Chesapeake   Fee   100.0 %     Built 1989   66.7 % 299,604       219,462   80,142   K-Mart, Petsmart, Michael's, (8)
9.   Cobblestone Court   NY   Victor   Fee and Ground Lease (9) (2038)   35.0 % (4)   Built 1993   100.0 % 265,499       206,680   58,819   Dick's Sporting Goods, Kmart, Office Max

10.

 

Countryside Plaza

 

IL

 

Countryside

 

Fee and Ground Lease (9) (2058)

 

100.0

%

 

 

Built 1977

 

75.5

%

435,608

 

 

 

290,216

 

145,392

 

Best Buy, Old Country Buffet, Burlington Coat, (8)
11.   Crystal Court   IL   Crystal Lake   Fee   35.0 % (4)   Built 1989   97.7 % 278,971       201,993   76,978   Cub Foods, Wal-Mart
12.   Eastland Convenience Center   IN   Evansville   Ground Lease (2075)   50.0 % (4)   Acquired 1998   94.5 % 173,069       60,000   113,069   Marshalls, Kids "R" Us, Toys "R" Us, Bed, Bath & Beyond
13.   Eastland Plaza   OK   Tulsa   Fee   100.0 %     Built 1986   78.7 % 188,229       152,451   35,778   Marshalls, Target, Toys "R" Us
14.   Empire East (5)   SD   Sioux Falls   Fee   50.0 % (4)   Acquired 1998   91.7 % 250,081       192,766   57,315   Kohl's, Target, (8)
15.   Fairfax Court   VA   Fairfax   Fee   26.3 % (4)   Built 1992   100.0 % 249,297       168,683   80,614   Burlington Coat Factory, Circuit City Superstore
16.   Forest Plaza   IL   Rockford   Fee   100.0 %     Built 1985   98.2 % 429,250       325,170   104,080   Kohl's, Marshalls, Media Play, Michael's, Factory Card Outlet, Office Max, T.J. Maxx, Bed, Bath & Beyond, Petco
17.   Fox River Plaza (17)   IL   Elgin   Fee   100.0 %     Built 1985   0.7 % 322,997       276,096   46,901   (8)

23


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
18.   Gaitway Plaza   FL   Ocala   Fee   23.3 % (4)   Built 1989   83.2 % 230,170       148,074   82,096   Books-A-Million, Office Depot, T.J. Maxx, Ross Dress for Less, Bed, Bath & Beyond
19.   Great Lakes Plaza   OH   Mentor (Cleveland)   Fee   100.0 %     Built 1976   100.0 % 164,104       142,229   21,875   Circuit City, Best Buy, Michael's, Cost Plus World Market
20.   Great Northeast Plaza   PA   Philadelphia   Fee   50.0 % (4)   Acquired 1989   78.6 % 298,125       240,525   57,600   Sears, (8)
21.   Greenwood Plus   IN   Greenwood   Fee   100.0 %     Built 1979   100.0 % 159,931       134,141   25,790   Best Buy, Kohl's
22.   Griffith Park Plaza   IN   Griffith   Ground Lease (2060)   100.0 %     Built 1979   41.5 % 274,230       175,595   98,635   (8)
23.   Grove at Lakeland Square, The   FL   Lakeland   Fee   100.0 %     Built 1988   94.0 % 215,591       142,317   73,274   Sports Authority
24.   Highland Lakes Center   FL   Orlando   Fee   100.0 %     Built 1991   77.6 % 477,986       372,316   105,670   Marshalls, Bed, Bath & Beyond, American Signature Home, Save-Rite, Ross Dress for Less, Office Max, Burlington Coat Factory, (8)
25.   Indian River Commons   FL   Vero Beach   Fee   50.0 % (4)   Built 1997   92.5 % 262,881       233,358   29,523   Lowe's, Best Buy, Ross Dress for Less, Bed, Bath & Beyond, Michael's (6)
26.   Ingram Plaza   TX   San Antonio   Fee   100.0 %     Built 1980   100.0 % 111,518       0   111,518  
27.   Keystone Shoppes   IN   Indianapolis   Ground Lease (2067)   100.0 %     Acquired 1997   92.8 % 29,140       0   29,140  
28.   Knoxville Commons   TN   Knoxville   Fee   100.0 %     Built 1987   60.4 % 180,463       91,483   88,980   Office Max, Circuit City
29.   Lake Plaza   IL   Waukegan   Fee   100.0 %     Built 1986   94.0 % 215,462       170,789   44,673   Pic 'N Save, Home Owners Buyer's Outlet, (8)
30.   Lake View Plaza   IL   Orland Park   Fee   100.0 %     Built 1986   94.5 % 371,480       270,628   100,852   Best Buy, Marshalls, Ulta Cosmetics, Factory Card Outlet, Golf Galaxy, Linens-N-Things, Petco Supplies & Fish, Value City Furniture
31.   Lakeline Plaza   TX   Austin   Fee   100.0 %     Built 1998   98.1 % 344,693       275,321   69,372   Old Navy, Best Buy, Cost Plus World Market, Linens-N-Things, Office Max, Petsmart, Ross Dress for Less, T.J. Maxx, Party City, Ulta Cosmetics, Rooms To Go
32.   Lima Center   OH   Lima   Fee   100.0 %     Built 1978   96.5 % 206,878       159,584   47,294   Kohl's, Hobby Lobby
33.   Lincoln Crossing   IL   O'Fallon   Fee   100.0 %     Built 1990   92.9 % 161,337       134,935   26,402   Wal-Mart, PetsMart
34.   Mainland Crossing   TX   Texas City   Fee   80.0 % (18)   Built 1991   85.7 % 390,987       306,158   84,829   Hobby Lobby, Sam's Club, Wal-Mart

24


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
35.   Mall of Georgia Crossing   GA   Mill Creek (Atlanta)   Fee   50.0 % (4)   Built 1999   91.3 % 440,612       341,503   99,109   Target, Nordstrom Rack, Best Buy, Staples, T.J. Maxx N More, American Signature Home
36.   Markland Plaza   IN   Kokomo   Fee   100.0 %     Built 1974   100.0 % 93,536       29,957   63,579   Best Buy, (8)
37.   Martinsville Plaza   VA   Martinsville   Space Lease (2036)   100.0 %     Built 1967   100.0 % 102,105       60,000   42,105   Rose's
38.   Matteson Plaza   IL   Matteson   Fee   100.0 %     Built 1988   38.7 % 275,455       230,885   44,570   Dominick's, Michael's Arts & Crafts, Value City, (8)
39.   Memorial Plaza   WI   Sheboygan   Fee   100.0 %     Built 1966   97.7 % 131,499       103,974   27,525   Office Max, Big Lots
40.   Mounds Mall Cinema (16) (17)   IN   Anderson   Fee   100.0 %     Built 1974   0.0 % 7,500       7,500   0  
41.   Muncie Plaza   IN   Muncie   Fee   100.0 %     Built 1998   100.0 % 172,651       145,456   27,195   Kohl's, Office Max, Shoe Carnival,
T.J.  Maxx, Target
42.   New Castle Plaza   IN   New Castle   Fee   100.0 %     Built 1966   100.0 % 91,648       24,912   66,736   Goody's
43.   North Ridge Plaza   IL   Joliet   Fee   100.0 %     Built 1985   75.6 % 305,070       190,323   114,747   Minnesota Fabrics, Hobby Lobby, Office Max, Cub Foods, (8)
44.   North Riverside Park Plaza   IL   North Riverside   Fee   100.0 %     Built 1977   93.5 % 119,608       58,587   61,021   Dominick's
45.   Northland Plaza   OH   Columbus   Fee and Ground Lease (7) (2085)   100.0 %     Built 1988   55.3 % 209,534       118,304   91,230   Marshalls, Hobby Lobby, (8)
46.   Northwood Plaza   IN   Fort Wayne   Fee   100.0 %     Built 1974   84.9 % 173,397       99,028   74,369   Target, Cinema Grill, (8)
47.   Park Plaza   KY   Hopkinsville   Fee and Ground Lease (7) (2039)   100.0 %     Built 1968   95.2 % 115,024       82,398   32,626   Big Lots, Wal-Mart (20)
48.   Plaza at Buckland Hills, The   CT   Manchester   Fee   35.0 % (4)   Built 1993   81.5 % 334,487       252,179   82,308   Toys "R" Us, Jo-Ann Etc., Kids "R" Us, Comp USA, Linens-N-Things, Party City, Petsmart, (8)
49.   Regency Plaza   MO   St. Charles   Fee   100.0 %     Built 1988   100.0 % 287,526       210,627   76,899   Wal-Mart, Sam's Wholesale, Petsmart
50.   Ridgewood Court   MS   Jackson   Fee   35.0 % (4)   Built 1993   94.8 % 240,662       185,939   54,723   T.J. Maxx, Bed, Bath & Beyond, Best Buy, Marshalls, Lifeway Christian Stores, Michael's
51.   Rockaway Convenience Center   NJ   Rockaway (NYC)   Fee   100.0 %     Acquired 1998   64.7 % 135,689       20,929   114,760   Kids "R" Us, AMCE Grocery, Best Buy (6)

25


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
52.   Royal Eagle Plaza   FL   Coral Springs   Fee   35.0 % (4)   Built 1989   99.3 % 199,125       124,479   74,646   Kmart, Stein Mart
53.   St. Charles Towne Plaza   MD   Waldorf   Fee   100.0 %     Built 1987   55.0 % 404,988       291,782   113,206   Value City Furniture, T.J. Maxx, Jo Ann Fabrics, CVS, Shoppers Food Warehouse, (8)
54.   Shops at Northeast Mall, The   TX   Hurst   Fee   100.0 %     Built 1999   98.9 % 364,357       265,382   98,975   Old Navy, Nordstrom Rack, Bed, Bath & Beyond, Office Max, Michael's, Petsmart, T.J. Maxx, Ulta Cosmetics, Best Buy, Zany Brainy
55.   Teal Plaza   IN   Lafayette   Fee   100.0 %     Built 1962   100.0 % 101,087       98,337   2,750   Circuit City, Hobby-Lobby, The Pep Boys
56.   Terrace at the Florida Mall   FL   Orlando   Fee   100.0 %     Built 1989   59.4 % 329,362       281,831   47,531   Marshalls, Target, American Signature Home, (8)
57.   Tippecanoe Plaza   IN   Lafayette   Fee   100.0 %     Built 1974   100.0 % 94,598       85,811   8,787   Best Buy, Barnes & Noble
58.   University Center   IN   Mishawaka (South Bend)   Fee   60.0 %     Built 1980   90.1 % 150,548       104,359   46,189   Best Buy (6), Michaels
59.   Village Park Plaza   IN   Carmel   Fee   35.0 % (4)   Built 1990   99.2 % 545,448       431,018   114,430   Wal-Mart, Galyan's, Frank's Nursery, Kohl's, Marsh, Bed, Bath & Beyond, Regal Cinema, (6)
60.   Wabash Village   IN   West Lafayette   Ground Lease (2063)   100.0 %     Built 1970   100.0 % 124,536       109,388   15,148   (8)
61.   Washington Plaza   IN   Indianapolis   Fee   100.0 %     Built 1976   57.1 % 50,107       21,500   28,607   (8)
62.   Waterford Lakes Town Center   FL   Orlando   Fee   100.0 %     Built 1999   100.0 % 818,071       501,244   316,827   Super Target, L.A. Fitness, T.J. Maxx, Barnes & Noble, Ross Dress for Less, Petsmart, Bed, Bath & Beyond, Old Navy, Best Buy, Office Max, Ashley Furniture
63.   West Ridge Plaza   KS   Topeka   Fee   100.0 %     Built 1988   96.1 % 237,755       182,161   55,594   Target, T.J. Maxx, Toys "R" Us, Famous Footwear
64.   West Town Corners   FL   Altamonte Springs   Fee   23.3 % (4)   Built 1989   93.4 % 385,037       263,782   121,255   Wal-Mart, Sports Authority, PetsMart, Winn Dixie, American Signature Furniture (6)
65.   Westland Park Plaza   FL   Orange Park (Jacksonville)   Fee   23.3 % (4)   Built 1989   95.6 % 163,154       123,548   39,606   Burlington Coat Factory, PetsMart, Sports Authority, Sound Advice
66.   White Oaks Plaza   IL   Springfield   Fee   100.0 %     Built 1986   97.9 % 391,417       275,703   115,714   Kohl's, Kids "R" Us, Office Max, T.J. Maxx, Toys "R" Us, Cub Foods
67.   Willow Knolls Court   IL   Peoria   Fee   35.0 % (4)   Built 1990   74.3 % 382,377       309,440   72,937   Kohl's, Sam's Wholesale Club, Willow Knolls Cinema, (8)
68.   Yards Plaza, The   IL   Chicago   Fee   35.0 % (4)   Built 1990   96.7 % 272,452       228,813   43,639   Burlington Coat Factory, Value City, Ralphs Food for Less

26


SIMON PROPERTY GROUP, INC.
PROPERTY TABLE

 
   
   
   
   
   
   
   
   
  Gross Leasable Area
   
 
   
   
   
  Ownership
Interest
(Expiration if
Lease) (1)

   
   
   
   
   
 
  Property Name

  State
  City
  Our
Percentage
Interest (2)

   
  Year Built
or
Acquired

  Occupancy (3)
  Total
   
  Anchor
  Mall &
Freestanding

  Retail Anchors
    OFFICE CENTERS                                            

1.

 

O'Hare International Center

 

IL

 

Rosemont

 

Fee

 

100.0

%

 

 

Built 1988

 

93.5

%

495,579

 

(34

)

0

 

495,579

 

2.   Riverway   IL   Rosemont   Fee   100.0 %     Acquired 1991   79.3 % 818,867   (35 ) 0   818,867  

 

 

MIXED-USE CENTERS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1.

 

Copley Place

 

MA

 

Boston

 

Fee

 

98.1

%

 

 

Acquired 2002

 

95.4

%

1,214,279

 

(36

)

104,332

 

1,109,947

 

Neiman Marcus
2.   Fashion Centre at Pentagon City, The   VA   Arlington   Fee   42.5 % (4)   Built 1989   99.7 % 991,570   (37 ) 472,729   518,841   Macy's, Nordstrom
3.   New Orleans Centre/CNG Tower   LA   New Orleans   Fee and Ground Lease (2084)   100.0 %     Built 1988   76.2 % 1,031,051   (38 ) 331,831   699,220   Macy's, Lord & Taylor
                                   
     
 
   
            Total Portfolio                               184,541,587       113,982,094   70,559,493    
                                   
     
 
   

 

 

PROPERTIES UNDER CONSTRUCTION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1.

 

Chicago Premium Outlets

 

IL

 

Aurora

 

 

 

50.0

%

(24)

 

 

 

 

 

 

 

 

 

 

 

 

 

2.   Lakeline Village   TX   Austin       100.0 % (25)                          
3.   Las Vegas Premium Outlets   NV   Las Vegas       50.0 % (26)                           Polo Ralph Lauren, Liz Claiborne, Nike, Adidas, Tommy Hilfiger, Timberland, Barney's New York, Mikasa, Brooks Brothers
4.   Rockaway Town Court   NJ   Rockaway       100.0 % (27)                           Linens-N-Things, Borders Books, Michael's Arts & Crafts

(Footnotes on following page)

27


(Footnotes for preceding page)


(1)
The date listed is the expiration date of the last renewal option available to the operating entity under the ground lease. In a majority of the ground leases, the lessee has either a right of first refusal or the right to purchase the lessor's interest. Unless otherwise indicated, each ground lease listed in this column covers at least 50% of its respective Property.

(2)
The Operating Partnership's direct and indirect interests in some of the Properties held as joint venture interests are subject to preferences on distributions in favor of other partners or the Operating Partnership.

(3)
Includes mall and freestanding stores for Regional Malls and the retail portion of the Mixed-Use Centers. Includes all owned units for Community Centers, Office Properties and the office portion of Mixed-Use Centers.

(4)
Joint Venture Properties accounted for under the equity method.

(5)
This Property is managed by a third party.

(6)
Indicates anchor is currently under construction or in predevelopment.

(7)
Indicates ground lease covers less than 15% of the acreage of this Property.

(8)
Indicates vacant anchor space(s).

(9)
Indicates ground lease(s) cover(s) less than 50% of the acreage of the Property.

(10)
On January 16, 2003, Federated Department Stores, Inc. announced its intent to close Lazarus at Lafayette Square Mall and College Mall.

(11)
The Operating Partnership owns 60% of the original phase of this Property and 55% of phase II. Subsequent to December 31, 2002, our limited partner in this property initiated the buy/sell provision of the partnership agreement. We have elected to purchase this interest which will increase our ownership to 100%.

(12)
This retailer operates multiple stores at this Property.

(13)
The lease at the Mall at Chestnut Hill includes the entire premises including land and building.

(14)
The Operating Partnership is entitled to 50% of the economic benefits of this Property due to a partner preference.

(15)
Indicates ground lease covers all of the Property except for parcels owned in fee by anchors.

(16)
This property was sold on January 9, 2003.

(17)
These properties are classified as assets held for sale as of December 31, 2002. See Note 4 in the Notes to Financial Statements in the 2002 Annual Report to Shareholders, filed as Exhibit 13.1 to this Form 10-K.

(18)
The Operating Partnership receives substantially all of the economic benefit of these Properties due to a partner preference.

(19)
The Operating Partnership owns a mortgage note for Pheasant Lane Mall which entitles it to 100% of the economics of this property.

(20)
Indicates anchor has closed, but the Operating Partnership still collects rents and/or fees under an agreement.

(21)
Goldsmith's at Raleigh Springs Mall and Stein Mart at Richardson Square are scheduled to close in the Spring 2003.

(22)
Indicates ground lease covers outparcel only.

(23)
Includes outlots in which the Operating Partnership has an 85% interest and which represent less than 3% of the GLA and total annualized base rent for the Property.

(24)
Chicago Premium Outlets is scheduled to open during the second quarter of 2004.

(25)
Lakeline Village is sheduled to open during October 2003.

(26)
Las Vegas Premium Outlets is scheduled to open during August 2003.

(27)
Rockaway Town Court is scheduled to open during September 2003.

(28)
Arsenal Mall consists primarily of retail space with approximately 106,000 square feet of office space.

(29)
The Fashion Mall at Keystone at the Crossing consists primarily of retail space with approximately 30,000 square feet of office space.

(30)
Greendale Mall consists primarily of retail space with approximately 120,000 square feet of office space.

(31)
Menlo Park Mall consists primarily of retail space with approximately 44,000 square feet of office space.

(32)
Oak Court Mall consists primarily of retail space with approximately 130,000 square feet of office space.

(33)
River Oaks Center consists primarily of retail space with approximately 109,000 square feet of office space.

(34)
O'Hare International Center consists of primarily office space with approximately 13,000 square feet of retail space.

(35)
Riverway consists primarily of office space with approximately 24,000 square feet of retail space.

(36)
Copley Place consists of office space with approximately 367,000 square feet of retail space.

(37)
The Fashion Centre at Pentagon City consists primarily of retail space with approximately 169,000 square feet of office space.

(38)
New Orleans Centre/CNG Tower consists of retail space with approximately 563,000 square feet of office space.

28


            We have direct or indirect ownership interests in four parcels of land held for future development, containing an aggregate of approximately 422 acres located in three states. In addition, we have an indirect interest in one parcel of land totaling 109 acres through the Management Company, which was previously held for development, but is now held for sale.

            The following table sets forth certain information regarding the mortgages and other debt encumbering the Properties. Substantially all of the mortgage and property related debt is nonrecourse to us.

29



MORTGAGE AND OTHER DEBT ON PORTFOLIO PROPERTIES
As of December 31, 2002
(Dollars in thousands)

Property Name

  Interest
Rate

  Face
Amount

  Annual Debt
Service

  Maturity
Date

 
Consolidated Indebtedness:                      

Secured Indebtedness:

 

 

 

 

 

 

 

 

 

 

 
Simon Property Group, LP:                      
Anderson Mall   6.20 % $ 30,097   $ 2,216   10/10/12  
Arboretum   2.88 %  (1)   34,000     979   (2) 12/01/03  
Arsenal Mall — 1   6.75 %   33,428     2,724   09/28/08  
Arsenal Mall — 2   8.20 %   1,929     286   05/05/16  
Battlefield Mall — 1   7.50 %   43,597     4,765   12/31/03  
Battlefield Mall — 2   6.81 %   42,944     3,524   12/31/03  
Biltmore Square   7.95 %   26,000     2,067   (2) 12/11/10   (36)
Bloomingdale Court   7.78 %   29,026   (4)   2,578   10/01/09  
Bowie Mall   2.88 %  (1)   52,605     1,515   (2) 12/14/05   (3)
Brunswick Square   2.88 %  (1)   45,000     1,296   (2) 06/12/05   (3)
Century III Mall   6.20 %   88,844   (10)   6,541   10/10/12  
Chesapeake Center   8.44 %   6,563   (38)   554   (2) 05/15/15  
Chesapeake Square   4.13 %  (13)   47,000     1,941   (2) 07/01/06   (3)
Cielo Vista Mall — 1   9.38 %   52,026   (5)   5,828   05/01/07  
Cielo Vista Mall — 2   8.13 %   975     376   11/01/05  
Cielo Vista Mall — 3   6.76 %   37,157   (5)   3,039   05/01/07  
CMBS Loan — Fixed (encumbers 7 Properties)   7.31 %   173,693   (6)   14,059   12/15/04   (36)
CMBS Loan — Variable (encumbers 7 Properties)   6.20 %  (7)   49,112   (6)   1,801   12/15/04   (36)
College Mall — 1   7.00 %   38,282   (8)   3,908   01/01/09  
College Mall — 2   6.76 %   11,447   (8)   935   01/01/09  
Copley Place   7.44 %   183,537     16,266   08/01/07  
Coral Square   8.00 %   89,855     8,065   10/01/10  
Crossroads Mall   6.20 %   44,622     3,285   10/10/12  
Crystal River   7.63 %   16,018     1,385   11/11/10   (36)
Forest Mall   6.20 %   17,869   (11)   1,316   10/10/12  
Forest Plaza   7.78 %   15,920   (4)   1,414   10/01/09  
Forum Phase I — Class A-1   7.13 %   46,996     3,348   (2) 05/15/04  
Forum Phase I — Class A-2   6.19 %  (12)   44,386     2,747   (2) 05/15/04  
Forum Phase II — Class A-1   7.13 %   43,004     3,064   (2) 05/15/04  
Forum Phase II — Class A-2   6.19 %  (12)   40,614     2,514   (2) 05/15/04  
Greenwood Park Mall — 1   7.00 %   32,063   (8)   3,273   01/01/09  
Greenwood Park Mall — 2   6.76 %   59,143   (8)   4,831   01/01/09  
Grove at Lakeland Square, The   8.44 %   3,750   (38)   317   (2) 05/15/15  
Gulf View Square   8.25 %   35,050     3,652   10/01/06  
Highland Lakes Center   6.20 %   16,471   (10)   1,213   10/10/12  
Ingram Park Mall   6.99 %   83,273   (29)   6,724   08/11/11  
Jefferson Valley Mall   2.63 %  (1)   60,000     1,578   (2) 01/11/04   (3)
Keystone at the Crossing   7.85 %   61,373     5,642   07/01/27  
Knoxville Center   6.99 %   63,059   (29)   5,092   08/11/11  
Lake View Plaza   7.78 %   21,163   (4)   1,880   10/01/09  
Lakeline Mall   7.65 %   69,563     6,300   05/01/07  
Lakeline Plaza   7.78 %   23,202   (4)   2,061   10/01/09  
Lincoln Crossing   7.78 %   3,204   (4)   285   10/01/09  
Longview Mall   6.20 %   33,441   (10)   2,462   10/10/12  
Markland Mall   6.20 %   23,659   (11)   1,742   10/10/12  
Matteson Plaza   7.78 %   9,319   (4)   828   10/01/09  
McCain Mall — 1   9.38 %   24,293   (5)   2,721   05/01/07  
McCain Mall — 2   6.76 %   17,151   (5)   1,402   05/01/07  
Melbourne Square   7.42 %   37,228     3,374   02/01/05  
Midland Park Mall   6.20 %   34,540   (11)   2,543   10/10/12  
Muncie Plaza   7.78 %   8,057   (4)   716   10/01/09  

30


North East Mall   2.76 %  (1)   140,000     3,857   (2) 05/21/04   (3)
Northlake Mall   6.99 %   72,746   (29)   5,874   08/11/11  
Paddock Mall   8.25 %   27,876     2,905   10/01/06  
Palm Beach Mall   6.20 %   55,253     4,068   10/10/12  
Penn Square Mall   7.03 %   72,208     6,003   03/01/09   (36)
Port Charlotte Town Center   7.98 %   53,250     4,249   (2) 12/11/10   (36)
Raleigh Springs Mall   3.80 %  (37)   11,000     418   (2) 12/09/05  
Regency Plaza   7.78 %   4,368   (4)   388   10/01/09  
Richmond Towne Square   6.20 %   48,515   (11)   3,572   10/10/12  
Riverway   2.53 %  (18)   110,000     2,783   (2) 10/01/06   (3)
Shops @ Mission Viejo   2.43 %  (1)   151,299     3,677   (2) 09/14/03  
St. Charles Towne Plaza   7.78 %   27,958   (4)   2,483   10/01/09  
Sunland Park Mall   8.63 %  (14)   37,766     3,773   01/01/26  
Tacoma Mall   7.00 %   133,391     10,778   09/28/11  
Terrace at Florida Mall, The   8.44 %   4,688   (38)   396   (2) 05/15/15  
Tippecanoe Mall — 1   8.45 %   42,752     4,647   01/01/05  
Tippecanoe Mall — 2   6.81 %   15,269     1,253   01/01/05  
Towne East Square — 1   7.00 %   50,612   (8)   5,167   01/01/09  
Towne East Square — 2   6.81 %   23,857   (8)   1,958   01/01/09  
Towne West Square   6.99 %   54,509   (29)   4,402   08/11/11  
Treasure Coast Square — 1   7.42 %   50,254     3,729   (2) 01/01/06  
Treasure Coast Square — 2   8.06 %   11,736     946   (2) 01/01/06  
Trolley Square   9.03 %   29,336     2,880   08/01/10   (36)
University Park Mall   7.43 %   59,365     4,958   10/01/07  
Valle Vista Mall — 1   9.38 %   32,175   (5)   3,604   05/01/07  
Valle Vista Mall — 2   6.81 %   7,626   (5)   626   05/01/07  
Waterford Lakes   2.78 %  (1)   68,000     1,890   (2) 08/16/04   (3)
West Ridge Plaza   7.78 %   5,631   (4)   500   10/01/09  
White Oaks Mall   2.48 %  (1)   48,563     1,204   (2) 02/25/08   (3)
White Oaks Plaza   7.78 %   17,183   (4)   1,526   10/01/09  
Wolfchase Galleria   7.80 %   75,496     6,911   06/30/07  
       
           
  Total Consolidated Secured Indebtedness       $ 3,648,230            

Unsecured Indebtedness:

 

 

 

 

 

 

 

 

 

 

 
Simon Property Group, LP:                      
Medium Term Notes — 1   7.13 % $ 100,000   $ 7,125   (15) 06/24/05  
Medium Term Notes — 2   7.13 %   180,000     12,825   (15) 09/20/07  
Putable Asset Trust Securities   6.75 %   100,000     6,750   (15) 11/15/03   (35)
Simon ERE Facility — Swap component   7.75 %  (23)   28,200     2,186   (2) 07/31/03  
Simon ERE Facility — Variable component   3.50 %  (24)   30,878     1,080   (2) 07/31/03  
SPG, L.P. Unsecured Term Loan — 4   2.03 %  (1)   150,000     3,045   (2) 02/28/04   (3)
Unsecured Notes — 1   6.88 %   250,000     17,188   (15) 11/15/06  
Unsecured Notes — 2A   6.75 %   100,000     6,750   (15) 07/15/04  
Unsecured Notes — 2B   7.00 %   150,000     10,500   (15) 07/15/09  
Unsecured Notes — 3   6.88 %   150,000     10,313   (15) 10/27/05  
Unsecured Notes — 4A   6.63 %   375,000     24,844   (15) 06/15/03  
Unsecured Notes — 4B   6.75 %   300,000     20,250   (15) 06/15/05  
Unsecured Notes — 4C   7.38 %   200,000     14,750   (15) 06/15/18  
Unsecured Notes — 5A   6.75 %   300,000     20,250   (15) 02/09/04  
Unsecured Notes — 5B   7.13 %   300,000     21,375   (15) 02/09/09  
Unsecured Notes — 6A   7.38 %   300,000     22,125   (15) 01/20/06  
Unsecured Notes — 6B   7.75 %   200,000     15,500   (15) 01/20/11  
Unsecured Notes — 7   6.38 %   750,000     47,813   (15) 11/15/07  
Unsecured Notes — 8A   6.35 %   350,000     22,225   (15) 08/28/12  
Unsecured Notes — 8B   5.38 %   150,000     8,063   (15) 08/28/08  

31


SPG, L.P. Unsecured Term Loan — 3   2.18 %  (1)   65,000     1,417   (2) 03/15/04   (3)
Unsecured Revolving Credit Facility   2.03 %  (16)   308,000     6,252   (2) 04/16/06   (3)
Mandatory Par Put Remarketed Securities   7.00 %   200,000     14,000   (15) 06/15/08   (17)
       
           
          5,037,078            

Shopping Center Associates, subsidiary:

 

 

 

 

 

 

 

 

 

 

 
Unsecured Notes — SCA 1   6.75 %   150,000     10,125   (15) 01/15/04  
Unsecured Notes — SCA 2   7.63 %   110,000     8,388   (15) 05/15/05  
       
           
          260,000            
The Retail Property Trust, subsidiary:                      
Unsecured Notes — CPI 2   7.05 %   100,000     7,050   (15) 04/01/03  
Unsecured Notes — CPI 3   7.75 %   150,000     11,625   (15) 08/15/04  
Unsecured Notes — CPI 4   7.18 %   75,000     5,385   (15) 09/01/13  
Unsecured Notes — CPI 5   7.88 %   250,000     19,688   (15) 03/15/16  
       
           
          575,000            
       
           
  Total Consolidated Unsecured Indebtedness       $ 5,872,078            
       
           
  Total Consolidated Indebtedness at Face Amounts       $ 9,520,308            
  Fair Value Interest Rate Swaps         8,614   (33)          
  Net Premium on Indebtedness         17,159            
       
           
  Total Consolidated Indebtedness       $ 9,546,081   (28)          
       
           

Joint Venture Indebtedness:

 

 

 

 

 

 

 

 

 

 

 

Secured Indebtedness:

 

 

 

 

 

 

 

 

 

 

 
Simon Property Group, LP:                      
Apple Blossom Mall   7.99 % $ 39,952   $ 3,607   09/10/09  
Atrium at Chestnut Hill   6.89 %   48,333     3,880   03/11/11   (36)
Auburn Mall   7.99 %   46,772     4,222   09/10/09  
Aventura Mall — A   6.55 %   141,000     9,231   (2) 04/06/08  
Aventura Mall — B   6.60 %   25,400     1,675   (2) 04/06/08  
Aventura Mall — C   6.89 %   33,600     2,314   (2) 04/06/08  
Avenues, The   8.36 %   54,254     5,553   05/15/03  
Cape Cod Mall   6.80 %   98,302     7,821   03/11/11  
Circle Centre Mall — 1   1.82 %  (19)   60,000     1,092   (2) 01/31/04   (3)
Circle Centre Mall — 2   2.88 %  (20)   7,500     216   (2) 01/31/04   (3)
CMBS Loan — 1 Fixed (encumbers 13 Properties)   7.41 %   300,000   (21)   22,229   (2) 05/15/06  
CMBS Loan — 1 Floating (encumbers 13 Properties)   1.88 %   184,500   (21)   3,462   (2) 05/15/03  
CMBS Loan — 2 Fixed (encumbers 13 Properties)   8.13 %   57,100   (21)   4,643   (2) 05/15/06  
CMBS Loan — 2 Floating (encumbers 13 Properties)   1.75 %   81,400   (21)   1,424   (2) 05/15/06  
Cobblestone Court   7.64 %   6,179   (22)   472   (2) 01/01/06  
Crystal Court   7.64 %   4,045   (22)   309   (2) 01/01/06  
Crystal Mall   5.62 %   105,659     7,319   09/11/12   (36)
Dadeland Mall   6.75 %   198,346     15,566   02/11/12   (36)
Emerald Square Mall — 1   2.68 %  (9)   129,400     3,468   (2) 04/01/05   (3)
Emerald Square Mall — 2   4.43 %  (27)   15,600     691   (2) 04/01/05   (3)
European Retail Enterprises — Fixed   6.52 %   62,906     8,782   08/27/11  
European Retail Enterprises — Variable   4.83 %  (34)   63,350     6,973   03/11/10  
Fairfax Court   7.64 %   10,319   (22)   788   (2) 01/01/06  
Fashion Centre Pentagon Retail   6.63 %   164,895     12,838   09/11/11   (36)
Fashion Centre Pentagon Office   2.88 %  (1)   33,000     950   (2) 09/10/04   (3)
Fashion Valley Mall — 1   6.49 %   168,477     13,255   10/11/08   (36)
Fashion Valley Mall — 2   6.58 %   29,124     1,915   (2) 10/11/08   (36)
Florida Mall, The   7.55 %   265,480     22,766   12/10/10  

32


Gaitway Plaza   7.64 %   7,349   (22)   561   (2) 01/01/06  
Great Northeast Plaza   9.04 %   16,970     1,744   06/01/06  
Greendale Mall   8.23 %   41,079     3,779   12/10/06  
Gwinnett Place — 1   7.54 %   37,980     3,412   04/01/07  
Gwinnett Place — 2   7.25 %   83,531     7,070   04/01/07  
Highland Mall   6.83 %   70,107     5,571   07/11/11  
Houston Galleria — 1   7.93 %   219,688     19,684   12/01/05   (36)
Houston Galleria — 2   3.13 %  (1)   51,351     1,607   (2) 06/25/07   (3)
Indian River Commons   7.58 %   8,226     710   11/01/04  
Indian River Mall   7.58 %   45,643     3,941   11/01/04  
Liberty Tree Mall   2.88 %  (1)   45,221     2,242   10/01/03  
Mall at Rockingham   7.88 %   97,960     8,705   09/01/07  
Mall at Chestnut Hill   8.45 %   14,843     1,396   02/02/10  
Mall of America   1.91 %  (25)   312,000     5,974   (2) 03/10/05   (3)
Mall of Georgia   7.09 %   200,000     14,180   (2) 07/01/10  
Mall of Georgia Crossing   7.25 %   33,771     2,824   06/09/06  
Mall of New Hampshire — 1   6.96 %   101,614     8,345   10/01/08   (36)
Mall of New Hampshire — 2   8.53 %   8,305     786   10/01/08  
Metrocenter   8.45 %   29,350     3,031   02/28/08  
Miami International Mall   6.91 %   43,976     3,758   12/21/03  
Montreal Forum   4.78 %  (26)   35,526     1,698   (2) 08/08/06   (3)
Northfield Square   3.88 %  (30)   37,000     1,436   (2) 04/30/05   (3)
Northshore Mall   9.05 %   161,000     14,571   (2) 05/14/04  
Plaza at Buckland Hills, The   7.64 %   17,679   (22)   1,351   (2) 01/01/06  
Ridgewood Court   7.64 %   7,979   (22)   610   (2) 01/01/06  
River Ridge Mall   8.05 %   22,952     2,353   01/01/07  
Royal Eagle Plaza   7.64 %   7,920   (22)   605   (2) 01/01/06  
Seminole Towne Center   3.88 %  (31)   70,131     3,484   07/01/05   (3)
Shops at Sunset Place, The   4.38 %  (1)   96,754     4,238   (2) 10/15/04   (3)
Smith Haven Mall   7.86 %   115,000     9,039   (2) 06/01/06  
Solomon Pond   7.83 %   92,788     8,564   02/01/04  
Source, The   6.65 %   124,000     8,246   (2) 03/11/09  
Square One   6.73 %   94,335     7,380   03/11/12  
Town Center at Cobb — 1   7.54 %   48,389     4,347   04/01/07  
Town Center at Cobb — 2   7.25 %   63,570     5,381   04/01/07  
Village Park Plaza   7.64 %   8,483   (22)   648   (2) 01/01/06  
West Town Corners   7.64 %   10,329   (22)   789   (2) 01/01/06  
West Town Mall   6.90 %   76,000     5,244   (2) 05/01/08   (36)
Westchester, The — 1   8.74 %   146,458     14,478   09/01/05  
Westchester, The — 2   7.20 %   51,865     4,399   09/01/05  
Westland Park Plaza   7.64 %   4,950   (22)   378   (2) 01/01/06  
Willow Knolls Court   7.64 %   6,489   (22)   496   (2) 01/01/06  
Woodland Hills Mall   7.00 %   86,338     7,185   01/01/09   (36)
Yards Plaza, The   7.64 %   8,270   (22)   632   (2) 01/01/06  
       
           
  Total Joint Venture Secured Indebtedness at Face Amounts       $ 5,298,062            
  Net Premium on Indebtedness       $ 8,403            
       
           
  Total Joint Venture Indebtedness       $ 5,306,465   (32)          
       
           

(Footnotes on following page)

33


(Footnotes for preceding pages)


(1)
Variable rate loans based on LIBOR plus interest rate spreads ranging from 65 bps to 305 bps. LIBOR as of December 31, 2002 was 1.38%.

(2)
Requires monthly payment of interest only.

(3)
Includes applicable extension available at the Operating Partnership's option.

(4)
Loans secured by these eleven Properties are cross-collateralized and cross-defaulted.

(5)
Loans secured by these three Properties are cross-collateralized and cross-defaulted.

(6)
Secured by cross-collateralized and cross-defaulted mortgages encumbering seven of the Properties (Bay Park Square, Boardman Plaza, Cheltenham Square, De Soto Square, Upper Valley Mall, Washington Square, and West Ridge Mall).

(7)
LIBOR + 0.405%, through an interest rate protection agreement is effectively fixed at an all-in-one rate of 6.200%.

(8)
Loans secured by these three Properties are cross-collateralized and cross-defaulted.

(9)
LIBOR + 1.300% with LIBOR capped at 7.700%.

(10)
Loans secured by these three Properties are cross-collateralized.

(11)
Loans secured by these four Properties are cross-collateralized.

(12)
LIBOR + 0.300%, through an interest rate protection agreement is effectively fixed at an all-in-one rate of 6.190%.

(13)
LIBOR + 2.750%, with LIBOR capped at 6.500%.

(14)
Lender also participates in a percentage of certain gross receipts above a specified base.

(15)
Requires semi-annual payments of interest only.

(16)
$1,250,000 Credit Facility. Currently, bears interest at LIBOR + 0.650% and provides for different pricing based upon the Operating Partnership's investment grade rating. Two interest rate caps currently limit LIBOR on $90,000 and $49,927 of this indebtedness to 11.530% and 16.765%, respectively. As of 12/31/2002, $918,349 was available after outstanding borrowings and letters of credit.

(17)
The MOPPRS have an actual maturity of June 15, 2028, but are subject to mandatory tender on June 15, 2008.

(18)
LIBOR + 1.150% with LIBOR capped at 8.100%.

(19)
LIBOR + 0.440%, with LIBOR capped at 8.810% through maturity.

(20)
LIBOR + 1.500%, with LIBOR capped at 7.750% through maturity.

(21)
These Commercial Mortgage Notes are secured by cross-collateralized mortgages encumbering thirteen Properties (Eastland Mall, Empire East, Empire Mall, Granite Run Mall, Mesa Mall, Lake Square, Lindale Mall, Northpark Mall, Southern Hills Mall, Southpark Mall, Southridge Mall, Rushmore Mall, and Valley Mall). A weighted average rate is used for each component. The floating components have interest protection agreements which caps LIBOR at 10.980%, 11.670% and 11.830% respectively.

(22)
Loans secured by these twelve Properties are cross-collateralized and cross-defaulted.

(23)
EURIBOR + 0.600% with EURIBOR swapped to effectively fix all-in-rate at 7.750%.

(24)
EURIBOR + 0.600%.

(25)
LIBOR + 0.5348%, with LIBOR capped at 8.7157%.

(26)
Canadian Prime + 3%.

(27)
LIBOR + 3.050%, with LIBOR capped at 7.950%.

(28)
Our share of consolidated indebtedness was $9,395,491.

(29)
Loans secured by these four Properties are cross-collateralized and cross-defaulted.

(30)
LIBOR + 2.500% capped at 10.98%.

(31)
LIBOR + 2.500% capped at 8.000%.

(32)
Our share of joint venture indebtedness was $2,279,609.

(33)
Represents the fair market value of interest rate swaps entered into by the Operating Partnership.

(34)
EURIBOR + 1.9356%

(35)
The Putable Asset Trust Securities have an actual maturity of November 15, 2010, but are subject to mandatory tender on November 15, 2003.

(36)
The maturity date shown represents the Anticipated Maturity Date of the loan which is typically 15-20 years earlier than the stated Maturity Date of the loan. Should the loan not be repaid at the Anticipated Repayment Date the applicable interest rate shall increase as specified in each loan agreement.

(37)
LIBOR + 2.000%, with LIBOR floor at 1.800%.

(38)
Loans secured by these three Properties are cross-collateralized and cross-defaulted.

34



Item 3.    Legal Proceedings

            Triple Five of Minnesota, Inc., a Minnesota corporation, v. Melvin Simon, et. al. On or about November 9, 1999, Triple Five of Minnesota, Inc. commenced an action in the District Court for the State of Minnesota, Fourth Judicial District, against, among others, Mall of America, certain members of the Simon family and entities allegedly controlled by such individuals, and us. The action was later removed to federal court. Two transactions form the basis of the complaint: (i) the sale by Teachers Insurance and Annuity Association of America of one-half of its partnership interest in Mall of America Company and Minntertainment Company to the Operating Partnership and related entities; and (ii) a financing transaction involving a loan in the amount of $312.0 million obtained from The Chase Manhattan Bank that is secured by a mortgage placed on Mall of America's assets. The complaint, which contains twelve counts, seeks remedies of unspecified damages, rescission, constructive trust, accounting, and specific performance. Although the complaint names all defendants in several counts, we are specifically identified as a defendant only in connection with the sale to Teachers. Although the Complaint seeks unspecified damages, Triple Five has submitted a report of a purported expert witness that attempts to quantify its damages at between approximately $80 million and $160 million. On August 12, 2002, the court granted in part and denied in part motions for partial summary judgment filed by the parties. The parties are currently filing pretrial motions and no trial date has been set. Given that the case is still in the pre-trial stage, it is not possible to provide an assurance of the ultimate outcome of the litigation or an estimate of the amount or range of potential loss, if any. We believe that the Triple Five litigation will not have a material adverse effect on our financial position or results of operations.

            On December 5, 2002, we commenced litigation in the United States District Court for the Eastern District of Michigan (the "Court") against Taubman Centers, its Board of Directors and certain members of the Taubman family. In that action, we broadly allege that the Board of Directors has breached, and continues to breach, its fiduciary duties by failing to consider our offer on the merits, and that the Taubman family should be prevented from voting its Series B Preferred Stock which we contend was wrongfully obtained by the Taubman family without a shareholder vote and in violation of Michigan law. We filed a first amended complaint and a second amended complaint on December 30, 2002 and February 5, 2003, respectively. The initial complaint and each amended complaint has been filed with the Commission as an exhibit to our Tender Offer Statement on Schedule TO. On January 22, 2003, the Court issued an opinion and order denying in part, and granting in part, Taubman Centers' and the other defendants' motion to dismiss Count I of our complaint, as amended. The Court held that while the issuance in 1998 of the Series B Preferred Stock by Taubman Centers to the Taubman family did not violate Michigan law, the Taubman family's purported blocking position in Taubman Centers may be challenged by us. We have filed a motion for preliminary injunction and the Court has scheduled a hearing for March 21, 2003. At that hearing, we intend to argue that, among other things, the Taubman family's "group" voting power was obtained in violation of Michigan law, that the Taubman family's Series B Preferred Stock was improperly acquired in breach of fiduciary duties owed to Taubman Centers' public shareholders and that the Taubman Centers' Board of Directors has breached, and is continuing to breach, its fiduciary duties to the Taubman Centers' public shareholders. Both parties have filed legal briefs on their issues. If the Court rules in our favor at the March 21, 2003 hearing, the entire voting position the Taubman family purports to wield is subject to being legally invalidated.

            We are also subject to routine litigation, claims and administrative proceedings arising in the ordinary course of business, none of which are expected to have a material adverse effect on our financial position or results of operations.


Item 4.    Submission of Matters to a Vote of Security Holders

            None.

35




Part II

Item 5.    Market for the Registrant's Common Equity and Related Stockholder Matters

            Our common stock trades on the New York Stock Exchange under the symbol "SPG". The quarterly price range on the NYSE for the shares and the distributions declared per share for each quarter in the last two fiscal years are shown below:

 
  High
  Low
  Close
  Declared
Distribution

2002                  
1st Quarter   33.07   28.80   32.63   $ 0.525
2nd Quarter   36.95   32.52   36.84   $ 0.550
3rd Quarter   36.84   29.40   35.73   $ 0.550
4th Quarter   35.81   31.00   34.07   $ 0.550

2001

 

 

 

 

 

 

 

 

 
1st Quarter   26.48   23.75   25.60   $ 0.5050
2nd Quarter   29.97   25.09   29.97   $ 0.5250
3rd Quarter   30.97   25.08   26.91   $ 0.5250
4th Quarter   29.97   26.40   29.33   $ 0.5250

            There is no established public trading market for Simon Property's Class B common stock or Class C common stock. Distributions per share of the Class B and Class C common stock are identical to the common stock.

            The number of holders of record of common stock outstanding was 2,173 as of February 14, 2003. The Class B common stock is held entirely by a voting trust to which Melvin Simon, Herbert Simon, David Simon and certain of their affiliates are parties and is exchangeable on a one-for-one basis into shares of common stock, and the Class C common stock is held entirely by NID Corporation, the successor corporation of Edward J. DeBartolo Corporation, and is also exchangeable on a one-for-one basis into shares of common stock.

            Simon Property qualifies as a REIT under the Code. To maintain our status as a REIT, we are required each year to distribute to our shareholders at least 90% of our taxable income after certain adjustments. Future distributions are determined in the discretion of the Board of Directors and will depend on our actual cash flow, financial condition, capital requirements, the annual REIT distribution requirements and such other factors as our Board of Directors deem relevant.

            Simon Property offers an Automatic Dividend Reinvestment Plan for its common shares that allows shareholders, at their election, to acquire additional shares by automatically reinvesting cash dividends. Shares are acquired pursuant to the plan at a price equal to the prevailing market price of such shares, without payment of any brokerage commission or service charge.

            We did not issue any equity securities that were not required to be registered under the Securities Act of 1933, as amended during the fourth quarter of 2002.


Item 6.    Selected Financial Data

            The information required by this item is incorporated herein by reference to the Selected Financial Data section of the 2002 Annual Report to Shareholders filed as Exhibit 13.1 to this Form 10-K.

36




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

            The information required by this item is incorporated herein by reference to the Management's Discussion and Analysis of Financial Condition and Results of Operations section of the 2002 Annual Report to Shareholders filed as Exhibit 13.1 to this Form 10-K.


Item 7A.    Qualitative and Quantitative Disclosure About Market Risk

            The information required by this item is incorporated herein by reference to the Management's Discussion and Analysis of Financial Condition and Results of Operations section of the 2002 Annual Report to Shareholders under the caption "Liquidity and Capital Resources — Market Risk", filed as Exhibit 13.1 to this Form 10-K.


Item 8.    Financial Statements and Supplementary Data

            Reference is made to the Index to Financial Statements contained in Item 14.


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

            Not Applicable

37



Part III

Item 10.    Directors and Executive Officers of the Registrant

            The information required by this item is incorporated herein by reference to Simon Property's definitive Proxy Statement for its annual meeting of shareholders to be filed with the Commission pursuant to Regulation 14A and the information included under the caption "Executive Officers of the Registrants" in Part I hereof.


Item 11.    Executive Compensation

            The information required by this item is incorporated herein by reference to Simon Property's definitive Proxy Statement for its annual meeting of shareholders to be filed with the Commission pursuant to Regulation 14A.


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

            The information required by this item is incorporated herein by reference to Simon Property's definitive Proxy Statement for its annual meeting of shareholders to be filed with the Commission pursuant to Regulation 14A.


Item 13.    Certain Relationships and Related Transactions

            The information required by this item is incorporated herein by reference to Simon Property's definitive Proxy Statement for its annual meeting of shareholders to be filed with the Commission pursuant to Regulation 14A.


Item 14.    Controls and Procedures

            Within 90 days prior to the date of this report, we carried out an evaluation under the supervision and with participation of management, including the chief executive officer and chief financial officer, of the effectiveness of the design and operation of our disclosure controls and procedures pursuant to Exchange Act Rule 13a-4. Based upon that evaluation, our management, including the chief executive officer and chief financial officer, concluded that our disclosure controls were effective as of the evaluation date. There were no significant changes in the internal controls or other factors that could significantly affect the controls subsequent to the evaluation date.

38



PART IV

Item 15. Exhibits, Financial Statements, Schedules and Reports on Form 8-K

(a)
(1)    Financial Statements

            Simon Property Group Inc.'s financial statements and independent auditors' reports are incorporated herein by reference to the financial statements and independent auditors' reports in the 2002 Annual Report to Shareholders, filed as Exhibit 13.1 to this Form 10-K.

 
   
   
  Page No.
    (2)   Financial Statement Schedules    

 

 

 

 

Report of Independent Public Accountants

 

44

 

 

 

 

Simon Property Group, Inc. Schedule III — Schedule of Real Estate and Accumulated Depreciation

 

45

 

 

 

 

Notes to Combined Schedule III

 

50

 

 

(3)

 

Exhibits

 

 

 

 

 

 

The Exhibit Index attached hereto is hereby incorporated by reference to this Item.

 

51

(b)

 

Reports on Form 8-K

 

 

 

 

 

 

Four Form 8-Ks were filed or furnished during the fourth quarter ended December 31, 2002.

 

 

 

 

 

 

On October 31, 2002 under Item 9 — Regulation FD Disclosure, Simon Property reported that they made available additional ownership and operational information concerning Simon Property, the Operating Partnership, and the properties owned or managed as of September 30, 2002, in the form of a Supplemental Information Package. A copy of the package was included as an exhibit to the 8-K filing. In addition, Simon Property reported that, on October 31, 2002, it issued a press release containing information on earnings as of September 30, 2002 and other matters. A copy of the press release was included as an exhibit.

 

 

 

 

 

 

On November 13, 2002 under Item 5 — Other Events, Simon Property announced that it had sent a letter to the Board of Directors of Taubman Centers, Inc., a Michigan corporation ("Taubman") proposing to acquire the outstanding shares of common stock of Taubman for $17.50 per share in cash. A copy of the press release is attached as an exhibit. On November 13, 2002, Simon Property made available certain materials related to the proposed offer to Taubman on its website. A copy of those materials is attached as an exhibit.

 

 

 

 

 

 

On November 18, 2002 under Item 5 — Other Events, Simon Property issued a press release responding to statements made by Taubman, regarding its offer to Taubman to purchase the outstanding shares of common stock of Taubman for $17.50 per share in cash. A copy of the Simon Property's press release is attached as an exhibit.

 

 

 

 

 

 

On December 5, 2002 under Item 5 — Other Events and Regulation FD Disclosure, Simon Property issued a press release regarding its offer to purchase the outstanding shares of common stock of Taubman for $18.00 per share in cash. A copy of Simon Property's press release is attached as an exhibit.

 

 

39



SIGNATURES

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


 

SIMON PROPERTY GROUP, INC.

 

By

/s/ David Simon

David Simon
Chief Executive Officer

March 5, 2003

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

Signature

  Capacity

  Date


 

 

 

 

 
/s/ David Simon
David Simon
  Chief Executive Officer
and Director (Principal Executive Officer)
  March 5, 2003

/s/ Herbert Simon

Herbert Simon

 

Co-Chairman of the Board of Directors

 

March 5, 2003

/s/ Melvin Simon

Melvin Simon

 

Co-Chairman of the Board of Directors

 

March 5, 2003

/s/ Hans C. Mautner

Hans C. Mautner

 

Vice Chairman of the Board of Directors

 

March 5, 2003

/s/ Richard S. Sokolov

Richard S. Sokolov

 

President, Chief Operating Officer and Director

 

March 5, 2003

/s/ Birch Bayh

Birch Bayh

 

Director

 

March 5, 2003

/s/ Melvyn E. Bergstein

Melvyn E. Bergstein

 

Director

 

March 5, 2003

/s/ Pieter S. van den Berg

Pieter S. van den Berg

 

Director

 

March 5, 2003

 

 

 

 

 

40



/s/ G. William Miller

G. William Miller

 

Director

 

March 5, 2003

/s/ Fredrick W. Petri

Fredrick W. Petri

 

Director

 

March 5, 2003

/s/ J. Albert Smith, Jr.

J. Albert Smith, Jr.

 

Director

 

March 5, 2003

/s/ Philip J. Ward

Philip J. Ward

 

Director

 

March 5, 2003

/s/ M. Denise DeBartolo York

M. Denise DeBartolo York

 

Director

 

March 5, 2003

/s/ Stephen E. Sterrett

Stephen E. Sterrett

 

Executive Vice President and Chief Financial Officer (Principal Financial Officer)

 

March 5, 2003

/s/ John Dahl

John Dahl

 

Senior Vice President (Principal Accounting Officer)

 

March 5, 2003

41



CERTIFICATIONS

        I, David Simon, certify that:

        1.      I have reviewed this Annual Report on Form 10-K of Simon Property Group, Inc.;

        2.      Based on my knowledge, this Annual Report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this Annual Report;

        3.      Based on my knowledge, the financial statements, and other financial information included in this Annual Report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this Annual Report;

        4.      The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant and we have:

        5.      The registrant's other certifying officer and I have disclosed, based on our most recent evaluation, to the registrant's auditors and the audit committee of registrant's board of directors (or persons performing the equivalent function):

        6.      The registrant's other certifying officer and I have indicated in this Annual Report whether there were significant changes in internal controls or in other factors that could significantly affect internal controls subsequent to the date of our most recent evaluation, including any corrective actions with regard to significant deficiencies and material weaknesses.


Date: March 5, 2003

 

/s/ David Simon
David Simon,
Chief Executive Officer

42


        I, Stephen E. Sterrett, certify that:

        1.    I have reviewed this Annual Report on Form 10-K of Simon Property Group, Inc.;

        2.    Based on my knowledge, this Annual Report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this Annual Report;

        3.    Based on my knowledge, the financial statements, and other financial information included in this Annual Report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this Annual Report;

        4.    The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant and we have:

        5.      The registrant's other certifying officer and I have disclosed, based on our most recent evaluation, to the registrant's auditors and the audit committee of registrant's boards of directors (or persons performing the equivalent function):

        6.    The registrant's other certifying officer and I have indicated in this Annual Report whether there were significant changes in internal controls or in other factors that could significantly affect internal controls subsequent to the date of our most recent evaluation, including any corrective actions with regard to significant deficiencies and material weaknesses.


Date: March 5, 2003

 

/s/ Stephen E. Sterrett
Stephen E. Sterrett, Executive Vice President
and Chief Financial Officer

43


REPORT OF INDEPENDENT AUDITORS ON SCHEDULE

To the Board of Directors of
Simon Property Group, Inc.:

            We have audited the combined financial statements of Simon Property Group, Inc. (see Note 5) and subsidiaries as of December 31, 2002, and for the year then ended, and have issued our report thereon dated February 6, 2003 (included elsewhere in this Form 10-K). Our audit also included "Schedule III: Real Estate and Accumulated Depreciation" as of December 31, 2002, for Simon Property Group, Inc. included in the Form 10-K. This schedule is the responsibility of the Company's management. Our responsibility is to express an opinion based on our audit.

            In our opinion, the financial statement schedule referred to above, when considered in relation to the basic financial statements taken as a whole, presents fairly in all material respects the information set forth therein.

Indianapolis, Indiana
February 6, 2003

44


SCHEDULE III

Simon Property Group, Inc.
Real Estate and Accumulated Depreciation
December 31, 2002
(Dollars in thousands)

 
   
  Initial Cost (Note 3)
  Cost Capitalized
Subsequent to Acquisition

  Gross Amounts At Which Carried At Close of Period
   
   
Name, Location

  Encumbrances
  Land
  Buildings and
Improvements

  Land
  Buildings and
Improvements

  Land
  Buildings and
Improvements

  Total (1)
  Accumulated
Depreciation (2)

  Date of
Construction

Regional Malls                                                        
Alton Square, Alton, IL   $ 0   $ 154   $ 7,641   $ 0   $ 10,694   $ 154   $ 18,335   $ 18,489   4,657   1993
Anderson Mall, Anderson, SC     30,097     1,712     18,072     1,363     7,029     3,075     25,101     28,176   8,957   1972
Arsenal Mall, Watertown, MA     35,357     15,505     47,680     0     802     15,505     48,482     63,987   4,468   1999 (Note 4)
Aurora Mall, Aurora, CO     0     11,400     55,692     6     4,170     11,406     59,862     71,268   8,980   1998 (Note 4)
Barton Creek Square, Austin, TX     0     3,540     20,699     7,983     40,707     11,523     61,406     72,929   17,545   1981
Battlefield Mall, Springfield, MO     86,541     3,919     27,310     3,225     39,167     7,144     66,477     73,621   24,398   1970
Bay Park Square, Green Bay, WI     24,606     6,775     25,623     4,133     15,807     10,908     41,430     52,338   5,844   1996 (Note 4)
Bergen Mall, Paramus, NJ     0     10,852     92,893     0     9,192     10,852     102,085     112,937   18,531   1996 (Note 4)
Biltmore Square, Asheville, NC     26,000     6,641     23,582     0     1,424     6,641     25,006     31,647   4,783   1996 (Note 4)
Bowie Town Center, Bowie, MD     52,605     2,710     65,044     235     5,116     2,945     70,160     73,105   3,644   2001
Boynton Beach Mall, Boynton Beach, FL     0     22,240     79,226     0     14,329     22,240     93,555     115,795   14,862   1996 (Note 4)
Brea Mall, Brea, CA     0     39,500     209,202     0     8,469     39,500     217,671     257,171   26,711   1998 (Note 4)
Broadway Square, Tyler, TX     0     11,470     32,439     0     6,060     11,470     38,499     49,969   9,475   1994
Brunswick Square, Brunswick, NJ     45,000     8,436     55,838     0     22,520     8,436     78,358     86,794   14,013   1996 (Note 4)
Burlington Mall, Burlington, MA     0     46,600     303,618     0     5,050     46,600     308,668     355,268   37,572   1998 (Note 4)
Castleton Square, Indianapolis, IN     0     27,108     98,287     2,500     31,023     29,608     129,310     158,918   22,734   1996 (Note 4)
Century III Mall, Pittsburgh, PA     88,844     17,251     117,822     10     2,323     17,261     120,145     137,406   41,140   1999 (Note 4)
Charlottesville Fashion Square, Charlottesville, VA     0     0     54,738     0     11,409     0     66,147     66,147   9,282   1997 (Note 4)
Chautauqua Mall, Lakewood, NY     0     3,257     9,641     0     14,722     3,257     24,363     27,620   5,612   1996 (Note 4)
Cheltenham Square, Philadelphia, PA     33,892     14,227     43,699     0     4,623     14,227     48,322     62,549   9,535   1996 (Note 4)
Chesapeake Square, Chesapeake, VA     47,000     11,534     70,461     0     4,874     11,534     75,335     86,869   14,833   1996 (Note 4)
Cielo Vista Mall, El Paso, TX     90,158     1,307     18,512     608     21,715     1,915     40,227     42,142   18,098   1974
College Mall, Bloomington, IN     49,729     1,012     16,245     722     21,120     1,734     37,365     39,099   15,033   1965
Columbia Center, Kennewick, WA     0     18,285     66,580     0     7,709     18,285     74,289     92,574   12,961   1996 (Note 4)
Coral Square, Coral Springs, FL     89,855     13,556     93,720     0     726     13,556     94,446     108,002   17,370   1984
Cordova Mall, Pensacola, FL     0     18,633     75,880     0     2,376     18,633     78,256     96,889   11,621   1998 (Note 4)
Cottonwood Mall, Albuquerque, NM     0     11,585     68,958     0     1,699     11,585     70,657     82,242   17,654   1996
Crossroads Mall, Omaha, NE     44,622     881     37,263     409     30,129     1,290     67,392     68,682   16,212   1994
Crystal River Mall, Crystal River, FL     16,018     5,661     20,241     0     4,413     5,661     24,654     30,315   4,082   1996 (Note 4)
DeSoto Square, Bradenton, FL     38,501     9,380     52,716     0     6,418     9,380     59,134     68,514   11,440   1996 (Note 4)
Eastern Hills Mall, Williamsville, NY     0     15,327     47,604     12     4,625     15,339     52,229     67,568   16,778   1996 (Note 4)
Eastland Mall, Tulsa, OK     0     3,124     24,035     518     7,623     3,642     31,658     35,300   11,476   1986
Edison Mall, Fort Myers, FL     0     11,529     107,381     0     6,505     11,529     113,886     125,415   17,249   1997 (Note 4)
Fashion Mall at Keystone at the Crossing, Indianapolis, IN     61,373     0     120,579     0     13,984     0     134,563     134,563   18,837   1997 (Note 4)
Forest Mall, Fond Du Lac, WI     17,869     728     4,498     0     6,620     728     11,118     11,846   4,176   1973
Forest Village Park, Forestville, MD     0     1,212     4,625     757     4,796     1,969     9,421     11,390   3,675   1980
The Forum Shops at Caesars, Las Vegas, NV     175,000     0     72,866     0     61,662     0     134,528     134,528   37,126   1992

45


SCHEDULE III

Simon Property Group, Inc.
Real Estate and Accumulated Depreciation
December 31, 2002
(Dollars in thousands)

 
   
  Initial Cost (Note 3)
  Cost Capitalized
Subsequent to Acquisition

  Gross Amounts At Which Carried At Close of Period
   
   
Name, Location

  Encumbrances
  Land
  Buildings and
Improvements

  Land
  Buildings and
Improvements

  Land
  Buildings and
Improvements

  Total (1)
  Accumulated
Depreciation (2)

  Date of
Construction

Great Lakes Mall, Mentor, OH   0   12,498   100,362   432   7,673   12,930   108,035   120,965   20,679   1996 (Note 4)
Greenwood Park Mall, Greenwood, IN   91,206   2,559   23,445   5,277   59,864   7,836   83,309   91,145   25,034   1979
Gulf View Square, Port Richey, FL   35,050   13,690   39,997   0   10,918   13,690   50,915   64,605   9,540   1996 (Note 4)
Haywood Mall, Greenville, SC   0   11,604   133,893   6   1,324   11,610   135,217   146,827   25,241   1999 (Note 4)
Heritage Park, Midwest City, OK   0   598   6,213   0   1,726   598   7,939   8,537   3,897   1978
Hutchinson Mall, Hutchinson, KS   0   1,412   18,411   0   2,858   1,412   21,269   22,681   7,591   1985
Independence Center, Independence, MO   0   5,042   45,822   2   20,402   5,044   66,224   71,268   15,264   1994
Ingram Park Mall, San Antonio, TX   83,273   764   17,163   169   15,833   933   32,996   33,929   12,908   1979
Irving Mall, Irving, TX   0   6,737   17,479   2,533   26,174   9,270   43,653   52,923   18,742   1971
Jefferson Valley Mall, Yorktown Heights, NY   60,000   4,868   30,304   0   18,040   4,868   48,344   53,212   13,206   1983
Knoxville Center, Knoxville, TN   63,059   5,006   21,965   3,712   34,766   8,718   56,731   65,449   16,742   1984
La Plaza, McAllen, TX   0   1,375   9,828   6,569   30,637   7,944   40,465   48,409   9,237   1976
Lafayette Square, Indianapolis, IN   0   14,251   54,589   0   11,909   14,251   66,498   80,749   12,989   1996 (Note 4)
Laguna Hills Mall, Laguna Hills, CA   0   28,074   55,689   0   5,141   28,074   60,830   88,904   9,454   1997 (Note 4)
Lakeline Mall, N. Austin, TX   69,563   10,383   81,568   14   1,174   10,397   82,742   93,139   16,038   1999 (Note 4)
Lenox Square, Atlanta, GA   0   38,213   492,411   0   5,201   38,213   497,612   535,825   60,502   1998 (Note 4)
Lima Mall, Lima, OH   0   7,910   35,495   0   7,601   7,910   43,096   51,006   8,564   1996 (Note 4)
Lincolnwood Town Center, Lincolnwood, IL   0   9,083   63,490   28   7,086   9,111   70,576   79,687   20,667   1990
Livingston Mall, Livingston, NJ   0   30,200   105,250   0   6,480   30,200   111,730   141,930   13,733   1998 (Note 4)
Longview Mall, Longview, TX   33,441   270   3,602   124   7,062   394   10,664   11,058   3,754   1978
Maplewood Mall, Minneapolis, MN   0   19,379   83,477   0   185   19,379   83,662   103,041   1,526   2002 (Note 4)
Markland Mall, Kokomo, IN   23,659   0   7,568   0   5,303   0   12,871   12,871   4,040   1968
Mc Cain Mall, N. Little Rock, AR   41,444   0   9,515   0   9,044   0   18,559   18,559   9,511   1973
Melbourne Square, Melbourne, FL   37,228   15,762   55,891   0   6,677   15,762   62,568   78,330   11,058   1996 (Note 4)
Memorial Mall, Sheboygan, WI   0   175   4,881   0   3,510   175   8,391   8,566   2,423   1969
Menlo Park Mall, Edison, NJ   0   65,684   223,252   0   18,717   65,684   241,969   307,653   35,511   1997 (Note 4)
Midland Park Mall, Midland, TX   34,540   687   9,213   0   9,521   687   18,734   19,421   8,198   1980
Miller Hill Mall, Duluth, MN   0   2,537   18,113   0   20,647   2,537   38,760   41,297   11,650   1973
Mounds Mall, Anderson, IN   0   0   2,689   0   1,716   0   4,405   4,405   3,935   1965
Muncie Mall, Muncie, IN   0   172   5,850   52   23,381   224   29,231   29,455   7,714   1970
Nanuet Mall, Nanuet, NY   0   27,548   162,993   0   1,717   27,548   164,710   192,258   20,124   1998 (Note 4)
North East Mall, Hurst, TX   140,000   1,347   13,473   16,683   139,838   18,030   153,311   171,341   23,635   1996 (Note 4)
Northgate Mall, Seattle, WA   0   28,626   115,314   0   22,753   28,626   138,067   166,693   18,105   1996 (Note 4)
Northlake Mall, Atlanta, GA   72,746   33,400   98,035   0   1,425   33,400   99,460   132,860   12,332   1998 (Note 4)
Northwoods Mall, Peoria, IL   0   1,200   12,779   1,449   28,765   2,649   41,544   44,193   15,523   1983
Oak Court Mall, Memphis, TN   0   15,673   57,304   0   3,903   15,673   61,207   76,880   9,632   1997 (Note 4)
Ocean County Mall, Toms River, NJ   0   20,900   124,945   0   4,337   20,900   129,282   150,182   15,757   1998 (Note 4)
Orange Park Mall, Jacksonville, FL   0   13,345   65,121   0   17,772   13,345   82,893   96,238   19,181   1994

46


SCHEDULE III

Simon Property Group, Inc.
Real Estate and Accumulated Depreciation
December 31, 2002
(Dollars in thousands)

 
   
  Initial Cost (Note 3)
  Cost Capitalized
Subsequent to Acquisition

  Gross Amounts At Which Carried At Close of Period
   
   
Name, Location

  Encumbrances
  Land
  Buildings and
Improvements

  Land
  Buildings and
Improvements

  Land
  Buildings and
Improvements

  Total (1)
  Accumulated
Depreciation (2)

  Date of
Construction

Orland Square, Orland Park, IL   0   36,770   129,906   0   10,327   36,770   140,233   177,003   20,688   1997 (Note 4)
Paddock Mall, Ocala, FL   27,876   11,198   39,712   0   6,281   11,198   45,993   57,191   7,534   1996 (Note 4)
Palm Beach Mall, West Palm Beach, FL   55,253   11,962   112,741   0   36,372   11,962   149,113   161,075   32,196   1998 (Note 4)
Penn Square Mall, Oklahoma City, OK   72,208   2,043   161,639   0   3,634   2,043   165,273   167,316   4,591   2002 (Note 4)
Phipps Plaza, Atlanta, GA   0   19,200   210,610   0   6,173   19,200   216,783   235,983   26,939   1998 (Note 4)
Port Charlotte Town Center,
Port Charlotte, FL
  53,250   5,561   59,381   0   10,687   5,561   70,068   75,629   13,646   1996 (Note 4)
Prien Lake Mall, Lake Charles, LA   0   1,842   2,813   3,091   34,499   4,933   37,312   42,245   9,964   1972
Raleigh Springs Mall, Memphis, TN   11,000   9,137   28,604   0   12,185   9,137   40,789   49,926   7,589   1996 (Note 4)
Richardson Square, Dallas, TX   0   4,699   6,329   1,268   11,741   5,967   18,070   24,037   4,312   1996 (Note 4)
Richmond Square, Richmond, IN   0   3,410   11,343   0   9,655   3,410   20,998   24,408   4,360   1996 (Note 4)
Richmond Town Square,
Richmond Heights, OH
  48,515   2,615   12,112   0   60,777   2,615   72,889   75,504   13,918   1996 (Note 4)
River Oaks Center, Calumet City, IL   0   30,884   101,224   0   6,457   30,884   107,681   138,565   15,669   1997 (Note 4)
Rockaway Townsquare, Rockaway, NJ   0   49,186   212,257   0   5,949   49,186   218,206   267,392   26,403   1998 (Note 4)
Rolling Oaks Mall, San Antonio, TX   0   2,577   38,609   0   1,123   2,577   39,732   42,309   16,277   1998 (Note 4)
Roosevelt Field, Garden City, NY   0   165,006   702,008   2,117   10,514   167,123   712,522   879,645   86,397   1998 (Note 4)
Ross Park Mall, Pittsburgh, PA   0   23,350   90,394   0   24,356   23,350   114,750   138,100   25,828   1996 (Note 4)
Santa Rosa Plaza, Santa Rosa, CA   0   10,400   87,864   0   3,431   10,400   91,295   101,695   11,496   1998 (Note 4)
Shops at Mission Viejo Mall,
Mission Viejo, CA
  151,299   9,139   54,445   7,491   143,921   16,630   198,366   214,996   31,025   1996 (Note 4)
South Hills Village, Pittsburgh, PA   0   23,453   125,840   0   5,517   23,453   131,357   154,810   19,089   1997 (Note 4)
South Park Mall, Shreveport, LA   0   855   13,684   74   729   929   14,413   15,342   6,736   1975
South Shore Plaza, Braintree, MA   0   101,200   301,495   0   6,381   101,200   307,876   409,076   37,821   1998 (Note 4)
Southern Park Mall, Youngstown, OH   0   16,982   77,767   97   18,256   17,079   96,023   113,102   19,086   1996 (Note 4)
Southgate Mall, Yuma, AZ   0   1,817   7,974   0   3,501   1,817   11,475   13,292   4,247   1988
SouthPark Mall, Charlotte, NC   0   32,170   193,686   100   42,254   32,270   235,940   268,210   3,361   2002 (Note 4)
St Charles Towne Center Waldorf, MD   0   7,710   52,974   1,180   12,421   8,890   65,395   74,285   22,538   1990
Summit Mall, Akron, OH   0   15,374   51,137   0   16,182   15,374   67,319   82,693   12,390   1996 (Note 4)
Sunland Park Mall, El Paso, TX   37,766   2,896   28,900   0   4,721   2,896   33,621   36,517   13,760   1988
Tacoma Mall, Tacoma, WA   133,391   38,662   125,826   0   20,196   38,662   146,022   184,684   26,433   1996 (Note 4)
Tippecanoe Mall, Lafayette, IN   58,021   4,187   8,474   5,517   35,316   9,704   43,790   53,494   19,365   1973
Town Center at Boca Raton Boca Raton, FL   0   64,200   307,511   0   60,246   64,200   367,757   431,957   43,496   1998 (Note 4)
Towne East Square, Wichita, KS   74,469   9,495   18,479   2,042   21,638   11,537   40,117   51,654   15,512   1975
Towne West Square, Wichita, KS   54,509   972   21,203   76   7,644   1,048   28,847   29,895   12,300   1980
Treasure Coast Square, Jensen Beach, FL   61,990   11,124   73,108   3,067   16,538   14,191   89,646   103,837   16,210   1996 (Note 4)
Trolley Square, Salt Lake City, UT   29,336   4,827   27,512   435   10,014   5,262   37,526   42,788   11,687   1986
Tyrone Square, St. Petersburg, FL   0   15,638   120,962   0   14,354   15,638   135,316   150,954   24,705   1996 (Note 4)
University Mall, Little Rock, AR   0   123   17,411   0   1,040   123   18,451   18,574   7,446   1967

47


SCHEDULE III

Simon Property Group, Inc.
Real Estate and Accumulated Depreciation
December 31, 2002
(Dollars in thousands)

 
   
  Initial Cost (Note 3)
  Cost Capitalized
Subsequent to Acquisition

  Gross Amounts At Which Carried At Close of Period
   
   
Name, Location

  Encumbrances
  Land
  Buildings and
Improvements

  Land
  Buildings and
Improvements

  Land
  Buildings and
Improvements

  Total (1)
  Accumulated
Depreciation (2)

  Date of
Construction

University Mall, Pensacola, FL   0   4,741   26,657   0   4,210   4,741   30,867   35,608   7,910   1994
University Park Mall, Mishawaka, IN   59,365   15,105   61,283   0   13,794   15,105   75,077   90,182   58,029   1996 (Note 4)
Upper Valley Mall, Springfield, OH   30,638   8,421   38,745   0   3,089   8,421   41,834   50,255   8,397   1996 (Note 4)
Valle Vista Mall, Harlingen, TX   39,801   1,398   17,159   372   10,004   1,770   27,163   28,933   9,644   1983
Virginia Center Commons, Richmond, VA   0   9,764   50,547   4,149   6,246   13,913   56,793   70,706   11,447   1996 (Note 4)
Walt Whitman Mall, Huntington Station, NY   0   51,700   111,170   3,789   29,556   55,489   140,726   196,215   23,833   1998 (Note 4)
Washington Square, Indianapolis, IN   33,214   20,146   41,248   0   8,664   20,146   49,912   70,058   10,506   1996 (Note 4)
West Ridge Mall, Topeka, KS   43,856   5,563   34,132   197   6,936   5,760   41,068   46,828   13,969   1988
Westminster Mall, Westminster, CA   0   43,464   84,709   0   10,759   43,464   95,468   138,932   11,526   1998 (Note 4)
White Oaks Mall, Springfield, IL   48,563   3,024   35,692   1,153   16,783   4,177   52,475   56,652   14,205   1977
Wolfchase Galleria, Memphis, TN   75,496   16,470   128,909   0   784   16,470   129,693   146,163   4,487   2002 (Note 4)
Woodville Mall, Northwood, OH   0   1,831   4,244   0   1,622   1,831   5,866   7,697   2,142   1996 (Note 4)
Community Shopping Centers                                        
Arboretum, The, Austin, TX   34,000   7,640   36,778   71   6,149   7,711   42,927   50,638   5,002   1998 (Note 4)
Bloomingdale Court, Bloomingdale, IL   29,026   8,748   26,184   0   3,325   8,748   29,509   38,257   7,487   1987
Boardman Plaza, Youngstown, OH   18,098   8,189   26,355   0   5,613   8,189   31,968   40,157   5,944   1996 (Note 4)
Bridgeview Court, Bridgeview, IL   0   290   3,638   0   830   290   4,468   4,758   1,618   1988
Brightwood Plaza, Indianapolis, IN   0   65   128   0   283   65   411   476   200   1965
Celina Plaza, El Paso, TX   0   138   815   0   103   138   918   1,056   346   1978
Charles Towne Square, Charleston, SC   0   418   1,768   425   11,136   843   12,904   13,747   2,030   1976
Chesapeake Center, Chesapeake, VA   6,563   5,352   12,279   0   119   5,352   12,398   17,750   2,297   1996 (Note 4)
Countryside Plaza, Countryside, IL   0   1,243   8,507   0   807   1,243   9,314   10,557   3,689   1977
Eastland Plaza, Tulsa, OK   0   908   3,680   0   47   908   3,727   4,635   1,129   1986
Forest Plaza, Rockford, IL   15,920   4,187   16,818   453   1,514   4,640   18,332   22,972   4,607   1985
Fox River Plaza, Elgin, IL   0   2,908   4,042   0   250   2,908   4,292   7,200   2,209   1985
Great Lakes Plaza, Mentor, OH   0   1,028   2,025   0   3,616   1,028   5,641   6,669   1,405   1996 (Note 4)
Greenwood Plus, Greenwood, IN   0   1,131   1,792   0   3,718   1,131   5,510   6,641   1,570   1979
Griffith Park Plaza, Griffith, IN   0   0   2,412   0   249   0   2,661   2,661   1,510   1979
Grove at Lakeland Square,
The, Lakeland, FL
  3,750   5,237   6,016   0   1,017   5,237   7,033   12,270   1,577   1996 (Note 4)
Highland Lakes Center, Orlando, FL   16,471   7,138   25,284   0   598   7,138   25,882   33,020   4,490   1996 (Note 4)
Ingram Plaza, San Antonio, TX   0   421   1,802   4   21   425   1,823   2,248   867   1980
Keystone Shoppes, Indianapolis, IN   0   0   4,232   0   876   0   5,108   5,108   683   1997 (Note 4)
Knoxville Commons, Knoxville, TN   0   3,731   5,345   0   1,710   3,731   7,055   10,786   2,168   1987
Lake Plaza, Waukegan, IL   0   2,577   6,420   0   597   2,577   7,017   9,594   1,767   1986
Lake View Plaza, Orland Park, IL   21,163   4,775   17,543   0   8,005   4,775   25,548   30,323   5,275   1986
Lakeline Plaza, Austin, TX   23,202   4,867   25,732   0   6,555   4,867   32,287   37,154   5,130   1999 (Note 4)
Lima Center, Lima, OH   0   1,808   5,151   0   4,177   1,808   9,328   11,136   1,108   1996 (Note 4)
Lincoln Crossing, O'Fallon, IL   3,204   827   2,692   0   349   827   3,041   3,868   768   1990
Mainland Crossing, Galveston, TX   0   1,609   1,737   0   176   1,609   1,913   3,522   406   1996 (Note 4)
Markland Plaza, Kokomo, IN   0   210   738   0   3,821   210   4,559   4,769   637   1974
Martinsville Plaza, Martinsville, VA   0   0   584   0   111   0   695   695   598   1967

48


SCHEDULE III

Simon Property Group, Inc.
Real Estate and Accumulated Depreciation
December 31, 2002
(Dollars in thousands)

 
   
  Initial Cost (Note 3)
  Cost Capitalized
Subsequent to Acquisition

  Gross Amounts At Which Carried At Close of Period
   
   
Name, Location

  Encumbrances
  Land
  Buildings and
Improvements

  Land
  Buildings and
Improvements

  Land
  Buildings and
Improvements

  Total (1)
  Accumulated
Depreciation (2)

  Date of
Construction

Matteson Plaza, Matteson, IL     9,319     1,830     9,737     0     2,260     1,830     11,997     13,827     3,367   1988
Memorial Plaza, Sheboygan, WI     0     250     436     0     1,186     250     1,622     1,872     688   1966
Mounds Mall Cinema, Anderson, IN     0     88     158     0     11     88     169     257     91   1974
Muncie Plaza, Muncie, IN     8,057     341     10,509     87     160     428     10,669     11,097     1,743   1998
New Castle Plaza, New Castle, IN     0     128     1,621     0     1,303     128     2,924     3,052     1,174   1966
North Ridge Plaza, Joliet, IL     0     2,831     7,699     0     718     2,831     8,417     11,248     2,318   1985
North Riverside Park Plaza, N. Riverside, IL     0     1,062     2,490     0     759     1,062     3,249     4,311     1,531   1977
Northland Plaza, Columbus, OH     0     4,490     8,893     0     1,223     4,490     10,116     14,606     2,658   1988
Northwood Plaza, Fort Wayne, IN     0     148     1,414     0     912     148     2,326     2,474     960   1974
Park Plaza, Hopkinsville, KY     0     300     1,572     0     225     300     1,797     2,097     1,194   1968
Regency Plaza, St. Charles, MO     4,368     616     4,963     0     169     616     5,132     5,748     1,221   1988
Rockaway Convenience Center Rockaway, NJ     0     2,900     12,500     0     374     2,900     12,874     15,774     1,569   1998 (Note 4)
St. Charles Towne Plaza, Waldorf, MD     27,958     8,779     18,993     0     386     8,779     19,379     28,158     5,428   1987
Shops at North East Mall, The, Hurst, TX     0     12,541     28,177     402     9,685     12,943     37,862     50,805     4,854   1999
Teal Plaza, Lafayette, IN     0     99     878     0     2,928     99     3,806     3,905     1,001   1962
Terrace at The Florida Mall, Orlando, FL     4,688     2,150     7,623     0     130     2,150     7,753     9,903     1,161   1996 (Note 4)
Tippecanoe Plaza, Lafayette, IN     0     246     440     305     4,965     551     5,405     5,956     1,767   1974
University Center, Mishawaka, IN     0     2,388     5,214     0     815     2,388     6,029     8,417     5,795   1996 (Note 4)
Wabash Village, West Lafayette, IN     0     0     976     0     247     0     1,223     1,223     554   1970
Washington Plaza, Indianapolis, IN     0     941     1,697     0     177     941     1,874     2,815     1,764   1996 (Note 4)
Waterford Lakes, Orlando, FL     68,000     8,679     72,836     0     6,722     8,679     79,558     88,237     10,016   1999
West Ridge Plaza, Topeka, KS     5,631     1,491     4,560     0     1,229     1,491     5,789     7,280     1,432   1988
White Oaks Plaza, Springfield, IL     17,183     3,169     14,267     0     687     3,169     14,954     18,123     3,752   1986
Office, Mixed-Use Properties                                                          
Copley Place, Boston, MA     183,537     147     378,876     0     1,621     147     380,497     380,644     4,038   2002 (Note 4)
New Orleans Centre/CNG Tower,
New Orleans, LA
    0     3,493     41,222     0     12,771     3,493     53,993     57,486     10,909   1996 (Note 4)
O Hare International Center, Rosemont, IL     0     125     60,287     0     12,692     125     72,979     73,104     27,936   1988
Riverway, Rosemont, IL     110,000     8,739     129,175     16     11,506     8,755     140,681     149,436     54,928   1991
Development Projects                                                          
Lakeline Village, Austin, TX     0     1,210     1,933     0     0     1,210     1,933     3,143     0    
Rockaway Town Court, Rockaway, NJ     0     0     3,615     0     0     0     3,615     3,615     0    
Other pre-development costs     0     12,792     6,121     0     0     12,792     6,121     18,913     0    
Other     0     12,762     9,851     282     1,676     13,044     11,527     24,571     1,805    
   
 
 
 
 
 
 
 
 
   
    $ 3,648,230   $ 1,930,494   $ 10,087,958   $ 97,791   $ 2,013,496   $ 2,028,285   $ 12,101,454   $ 14,129,739   $ 2,168,281    
   
 
 
 
 
 
 
 
 
   

49


SIMON PROPERTY GROUP, INC.
NOTES TO SCHEDULE III AS OF DECEMBER 31, 2002
(Dollars in thousands)

(1)    Reconciliation of Real Estate Properties:

            The changes in real estate assets for the years ended December 31, 2002, 2001, and 2000 are as follows (see also Note 5):

 
  2002
  2001
  2000
 
Balance, beginning of year   $ 13,095,005   $ 12,955,080   $ 12,727,786  
  Acquisitions and Consolidations     1,107,581          
  Improvements     208,257     245,660     344,098  
  Disposals and abandonments     (281,104 )   (58,735 )   (106,232 )
  Impairment Write-Down         (47,000 )   (10,572 )
   
 
 
 
Balance, close of year   $ 14,129,739   $ 13,095,005   $ 12,955,080  
   
 
 
 

            The unaudited aggregate cost for Simon Property for federal income tax purposes as of December 31, 2002 was $9,365,667.

(2)    Reconciliation of Accumulated Depreciation

            The changes in accumulated depreciation and amortization for the years ended December 31, 2002, 2001, and 2000 are as follows (see also Note 5):

 
  2002
  2001
  2000
 
Balance, beginning of year   $ 1,827,140   $ 1,443,127   $ 1,071,941  
  Acquisitions and Consolidations     16,491          
  Depreciation expense     417,064     419,841     396,043  
  Disposals and abandonments     (92,414 )   (35,828 )   (24,857 )
   
 
 
 
Balance, close of year   $ 2,168,281   $ 1,827,140   $ 1,443,127  
   
 
 
 

            Depreciation of Simon Property's investment in buildings and improvements reflected in the statements of operations is calculated over the estimated original lives of the assets as follows:

(3)
Initial cost represents net book value at December 20, 1993 except for acquired properties and new developments after December 20, 1993.

(4)
Not developed/constructed by Simon Property or its predecessors. The date of construction represents acquisition date.

(5)
Effective December 31, 2002, SPG Realty Consultants, Inc. was merged into Simon Property. Schedule III and related notes represent the combined entities for all periods presented.

50



INDEX TO EXHIBITS

Exhibits
   
  Page
2.1   Purchase Agreement, dated as of January 12, 2002, among Rodamco North America, N.V., Westfield America Limited Partnership, Westfield Growth L.P., Simon Property Group, L.P, Hoosier Acquisition LLC, The Rouse Company and Terrapin Acquisition LLC. (incorporated by reference to Exhibit 2.1 of the Form 8-K filed by the Operating Partnership on May 20, 2002).    
3.1   Amended and Restated Certificate of Incorporation of the Registrant (incorporated by reference to Exhibit 3.1 of the Form 8-K filed by the Registrant on October 9, 1998).    
3.2   Restated By-laws of the Registrant (incorporated by reference to Exhibit 3.1 of the Registrant's Quarterly Report on Form 10-Q for the quarter ended June 30, 2002).    
3.3   Certificate of Powers, Designations, Preferences and Rights of the 7.00% Series C Cumulative Convertible Preferred Stock, $0.0001 Par Value (incorporated by reference to Exhibit 3.1 of the Registrant's Form 10-Q filed on November 15, 1999).    
3.3a   Certificate of Correction Filed to Correct Certain Errors in Certificate of Powers, Designations, Preferences and Rights of the 7.00% Series C Cumulative Convertible Preferred Stock, $0.0001 Par Value (incorporated by reference to Exhibit 3.1a of the Registrant's Form 10-Q filed on November 15, 1999).    
3.4   Certificate of Powers, Designations, Preferences and Rights of the 8.00% Series D Cumulative Redeemable Preferred Stock, $0.0001 Par Value (incorporated by reference to Exhibit 3.2 of the Registrant's Form 10-Q filed on November 15, 1999).    
3.4a   Certificate of Correction Filed to Correct Certain Errors in Certificate of Powers, Designations, Preferences and Rights of the 8.00% Series D Cumulative Redeemable Preferred Stock, $0.0001 Par Value (incorporated by reference to Exhibit 3.2a of the Registrant's Form 10-Q filed on November 15, 1999).    
3.5   Certificate of Powers, Designations, Preferences and Rights of the 8.00% Series E Cumulative Redeemable Preferred Stock, $0.0001 Par Value (incorporated by reference to Exhibit 3.3 of the Registrant's Form 10-Q filed on November 15, 1999).    
3.6   Certificate of Powers, Designations, Preferences and Rights of the 8-3/4% Series F Cumulative Redeemable Preferred Stock, $.0001 Par Value (incorporated by reference to Exhibit 4.1 to the Registration Statement on Form S-4 filed by the Registrant on May 9, 2001 (Reg. No. 333-60526)).    
3.7   Certificate of Powers, Designations, Preferences and Rights of the 7.89% Series G Cumulative Step-Up Premium Rate Preferred Stock, $.0001 Par Value (incorporated by reference to Exhibit 4.2 to the Registration Statement on Form S-4 filed by the Registrant on May 9, 2001 (Reg. No. 333-60526)).    
9.1   Amended and Restated Voting Trust Agreement, Voting Agreement and Proxy between MSA, on the one hand, and Melvin Simon, Herbert Simon and David Simon, on the other hand (incorporated by reference to Exhibit 9.1 of the Registrant's Annual Report on Form 10-K for 2000).    
10.1   Credit Agreement, dated as of April 16, 2002, among Simon Property Group, L.P., the Lenders named therein, the Co-Agents named therein (incorporated by reference to Exhibit 10.1 of the Form 8-K filed by the Operating Partnership on December 5, 2002).    
10.2   Form of the Indemnity Agreement between the Registrant and its directors and officers (incorporated by reference to Exhibit 10.7 of the Form S-4 filed by the Registrant on August 13, 1998 (Reg. No. 333-61399)).    
10.3   Registration Rights Agreement, dated as of September 24, 1998, by and among the Registrant and the persons named therein. (incorporated by reference to Exhibit 4.4 of the Form 8-K filed by the Registrant on October 9, 1998).    
10.4(a)   Simon Property Group, L.P. 1998 Stock Incentive Plan (incorporated by reference to Appendix A to the Registrants' Definitive Proxy Statement on Schedule 14A dated April 12, 2002).    
10.5(a)   Form of Employment Agreement between Hans C. Mautner and the Companies (incorporated by reference to Exhibit 10.63 of the Form S-4 filed by CPI on August 13, 1998 (Reg. No. 333-61399) ).    
10.6(a)   Form of Incentive Stock Option Agreement between the Companies and Hans C. Mautner pursuant to the Operating Partnership 1998 Stock Incentive Plan (incorporated by reference to Exhibit 10.59 of the Form S-4 filed by CPI on August 13, 1998 (Reg. No. 333-61399)).    
10.7(a)   Form of Nonqualified Stock Option Agreement between the Registrant and Hans C. Mautner pursuant to the Operating Partnership 1998 Stock Incentive Plan (incorporated by reference to Exhibit 10.61 of the Form S-4 filed by CPI on August 13, 1998 (Reg. No. 333-61399)).    
10.8(a)   Employment Agreement between Hans C. Mautner and Simon Global Limited (incorporated by reference to Exhibit 10.10 of the 2000 Form 10-K filed by the Registrant).    
10.9(a)   First Amendment to Employment Agreement Dated September 23, 1998 between Hans C. Mautner and the Registrant (incorporated by reference to Exhibit 10.11 of the 2000 Form 10-K filed by the Registrant).    

51


10.10(a)   Employment Agreement between Richard S. Sokolov, the Registrant, and Simon Property Group Administrative Services Partnership, L.P. Dated March 26, 1996 (incorporated by reference to Exhibit 10.12 of the 2000 Form 10-K filed by the Registrant).    
12.1         Statement regarding computation of ratios.    
13.1         Selected Financial Data, Management's Discussion and Analysis of Financial Condition and Results of Operations and Financial Statements of the Registrant as contained in the Registrant's 2002 Annual Report to Shareholders.    
21.1         List of Subsidiaries of the Company.    
23.1         Consent of Arthur Andersen LLP (omitted pursuant to Rule 437a of the Securities Act)    
23.2         Consent of Ernst & Young LLP.    
99.1         Certification pursuant to 18 U.S.C. Section 1350 by the Chief Executive Officer, as adopted pursuant to Section 906 of the Sabarbanes-Oxley Act of 2002.    
99.2         Certification pursuant to 18 U.S.C. Section 1350 by the Chief Financial Officer, as adopted pursuant to Section 906 of the Sabarbanes-Oxley Act of 2002.    

(a)
Represents a management contract, or compensatory plan, contract or arrangement required to be filed pursuant to Regulation S-K.

52




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TABLE OF CONTENTS
Part I
Part II
Part III
PART IV
SIGNATURES
CERTIFICATIONS
INDEX TO EXHIBITS

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Exhibit 12.1

SIMON PROPERTY GROUP, INC.
Computation of Ratio of Earnings to Fixed Charges and Preferred Stock Dividends
(in thousands)

 
  For the year ended December 31,
 
 
  2002
  2001
  2000
  1999
  1998
 
Earnings:                                
  Income before extraordinary items   $ 614,713   $ 344,855   $ 397,796   $ 361,666   $ 272,349  
  Add:                                
    Minority interest in income of majority owned subsidiaries     10,498     10,593     10,370     10,719     7,335  
    Distributed income from unconsolidated entities     37,811     51,740     45,948     30,169     29,903  
    Amortization of capitalized interest     1,890     1,706     1,323     724     380  
 
Fixed Charges

 

 

700,286

 

 

726,007

 

 

776,347

 

 

692,984

 

 

499,645

 
  Less:                                
    Income from unconsolidated entities     (78,695 )   (67,226 )   (57,021 )   (51,140 )   (22,702 )
    Interest capitalization     (5,540 )   (10,325 )   (20,108 )   (24,377 )   (13,792 )
    Preferred distributions of consolidated subsidiaries     (11,340 )   (26,085 )   (40,602 )   (32,252 )   (7,816 )
   
 
 
 
 
 
Earnings   $ 1,269,623   $ 1,031,265   $ 1,114,053   $ 988,493   $ 765,302  
   
 
 
 
 
 
Fixed Charges:                                
  Portion of rents representative of the interest factor     5,030     4,977     5,078     4,913     4,831  
  Interest on indebtedness (including amortization of debt expense)     678,376     684,620     710,559     631,442     473,206  
  Interest capitalized     5,540     10,325     20,108     24,377     13,792  
  Preferred distributions of consolidated subsidiaries     11,340     26,085     40,602     32,252     7,816  
   
 
 
 
 
 
Fixed Charges   $ 700,286   $ 726,007   $ 776,347   $ 692,984   $ 499,645  
   
 
 
 
 
 
  Preferred Stock Dividends     64,201     51,360     36,808     37,071     33,655  
   
 
 
 
 
 
Fixed Charges and Preferred Stock Dividends   $ 764,487   $ 777,367   $ 813,155   $ 730,055   $ 533,300  
   
 
 
 
 
 
Ratio of Earnings to Fixed Charges and Preferred Stock Dividends     1.66     1.33     1.37     1.35     1.44  
   
 
 
 
 
 



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EXHIBIT 13.1

Selected Financial Data

            The following tables set forth selected combined financial data. The selected combined financial data should be read in conjunction with the financial statements and notes thereto and with Management's Discussion and Analysis of Financial Condition and Results of Operations. Amounts represent the combined amounts for Simon Property and SPG Realty for all periods as of or for the years ended December 31 from September 24, 1998 to December 31, 2002. SPG Realty merged into Simon Property on December 31, 2002. Other data we believe is important in understanding trends in Simon Property's business is also included in the tables.

 
  As of or for the Year Ended December 31,
 
 
  2002(1)
  2001
  2000(1)
  1999(1)
  1998(1)
 
 
  (in thousands, except per share data)

 
OPERATING DATA:                                
  Total revenue   $ 2,185,802   $ 2,048,835   $ 2,020,751   $ 1,892,703   $ 1,405,559  
  Income before extraordinary items and cumulative effect of accounting change     547,348     282,297     347,419     304,100     236,230  
  Net income available to common shareholders   $ 358,387   $ 147,789   $ 186,528   $ 167,314   $ 133,598  
BASIC EARNINGS PER SHARE:                                
  Income before extraordinary items and cumulative effect of accounting change   $ 1.93   $ 0.87   $ 1.13   $ 1.00   $ 1.02  
  Extraordinary items     0.06             (0.03 )   0.04  
  Cumulative effect of accounting change         (0.01 )   (0.05 )        
   
 
 
 
 
 
  Net income   $ 1.99   $ 0.86   $ 1.08   $ 0.97   $ 1.06  
   
 
 
 
 
 
  Weighted average shares outstanding     179,910     172,669     172,895     172,089     126,522  
DILUTED EARNINGS PER SHARE:                                
  Income before extraordinary items and cumulative effect of accounting change   $ 1.93   $ 0.86   $ 1.13   $ 1.00   $ 1.02  
  Extraordinary items     0.06             (0.03 )   0.04  
  Cumulative effect of accounting change         (0.01 )   (0.05 )        
   
 
 
 
 
 
  Net income   $ 1.99   $ 0.85   $ 1.08   $ 0.97   $ 1.06  
   
 
 
 
 
 
  Diluted weighted average shares outstanding     181,501     173,028     172,994     172,226     126,879  
Distributions per share (2)   $ 2.175   $ 2.08   $ 2.02   $ 2.02   $ 2.02  
BALANCE SHEET DATA:                                
  Cash and cash equivalents   $ 397,129   $ 259,760   $ 223,111   $ 157,632   $ 129,195  
  Total assets     14,904,502     13,810,954     13,937,945     14,223,243     13,277,000  
  Mortgages and other notes payable     9,546,081     8,841,378     8,728,582     8,768,951     7,973,372  
  Shareholders' equity   $ 3,467,733   $ 3,214,691   $ 3,064,471   $ 3,253,658   $ 3,409,209  
OTHER DATA:                                
  Cash flow provided by (used in): (5)                                
    Operating activities   $ 882,990   $ 859,062   $ 743,519   $ 660,307   $ 538,977  
    Investing activities     (785,730 )   (351,310 )   (134,237 )   (661,051 )   (2,131,440 )
    Financing activities   $ 40,109   $ (471,103 ) $ (543,803 ) $ 29,181   $ 1,611,959  
  Ratio of Earnings to Fixed Charges and Preferred Dividends (3)     1.66x     1.33x     1.37x     1.36x     1.44x  
   
 
 
 
 
 
  Funds from Operations (FFO) (4)   $ 943,760   $ 850,117   $ 793,158   $ 715,223   $ 544,481  
   
 
 
 
 
 
  FFO allocable to Simon Property   $ 696,457   $ 618,020   $ 575,655   $ 520,346   $ 361,326  
   
 
 
 
 
 

Notes

(1)
On May 3, 2002, Simon Property jointly acquired Rodamco North America N.V. In 1999, Simon Property acquired the assets of New England Development Company. In 1998, Simon Property merged with Corporate Property Investors, Inc. In the accompanying financial statements, Note 2 describes the basis of presentation and Note 4 describes acquisitions and disposals.

(2)
Represents distributions declared per period.

(3)
In 2002, includes $162.0 million of gains on sales of assets, net, and excluding these gains the ratio would have been 1.45. In 2001, includes a $47,000 impairment charge (see Note 4 to the accompanying financial statements). Excluding this charge the ratio would have been 1.39x in 2001. In 1999, includes a $12,000 unusual loss (see Note 11 to the accompanying financial statements) and a total of $12,290 of asset write-downs. Excluding these items, the ratio would have been 1.39x in 1999.

(4)
FFO is a non-GAAP financial measure that we believe provides useful information to investors. Please refer to Management's Discussion and Analysis of Financial Condition and Results of Operations for a definition and reconciliation of FFO.

(5)
Certain reclassifications have been made to prior period cash flow information to conform to the current year presentation.

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Management's Discussion and Analysis of Financial Condition and Results of Operations

SIMON PROPERTY GROUP, INC.

            You should read the following discussion in conjunction with the financial statements and notes thereto that are included in this Annual Report to Shareholders. Certain statements made in this section or elsewhere in this report may be deemed "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance that our expectations will be attained, and it is possible that our actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks and uncertainties. Those risks and uncertainties incidental to the ownership and operation of commercial real estate include, but are not limited to: national, international, regional and local economic climates, competitive market forces, changes in market rental rates, trends in the retail industry, the inability to collect rent due to the bankruptcy or insolvency of tenants or otherwise, risks associated with acquisitions, the impact of terrorist activities, environmental liabilities, maintenance of REIT status, the availability of financing, and changes in market rates of interest. We undertake no duty or obligation to update or revise these forward-looking statements, whether as a result of new information, future developments, or otherwise.

Overview

            Simon Property Group, Inc. ("Simon Property") is a Delaware corporation that operates as a self-administered and self-managed real estate investment trust ("REIT"). Simon Property Group, L.P. (the "Operating Partnership") is a majority-owned partnership subsidiary of Simon Property that owns all but one of our real estate properties. In this discussion, the terms "we", "us" and "our" refer to Simon Property, the Operating Partnership, and their subsidiaries.

            We are engaged primarily in the ownership, operation, leasing, management, acquisition, expansion and development of real estate properties. Our real estate properties consist primarily of regional malls and community shopping centers. As of December 31, 2002, we owned or held an interest in 246 income-producing properties in the United States, which consisted of 173 regional malls, 68 community shopping centers, and five office and mixed-use properties in 36 states (collectively, the "Properties", and individually, a "Property"). Mixed-use properties are properties that include a combination of retail space, office space, and/or hotel components. We also own interests in four parcels of land held for future development (together with the Properties, the "Portfolio"). In addition, we have ownership interests in other real estate assets and ownership interests in eight retail real estate properties operating in Europe and Canada. Leases from retail tenants generate the majority of our revenues including:

            We also generate revenues due to our size and tenant relationships from:

            A REIT is a company that owns and, in most cases, operates income-producing real estate such as regional malls, community shopping centers, offices, apartments, and hotels. To qualify as a REIT, a company must distribute at least 90 percent of its taxable income to its shareholders annually. Taxes are paid by shareholders on the dividends received and any capital gains. Most states also follow this federal treatment and do not require REITs to pay state income tax.

            M.S. Management Associates, Inc. (the "Management Company") provides leasing, management, and development services to most of the Properties. In addition, insurance subsidiaries of the Management Company reinsure the self-insured retention portion of our general liability and workers' compensation programs. Third party

54



providers provide coverage above the insurance subsidiaries' limits. Through the Operating Partnership, as of December 31, 2002, we owned voting and non-voting common stock and three classes of participating preferred stock of the Management Company; however, 95% of the voting common stock was owned by three Simon family members. Our ownership interest and our note receivable from the Management Company entitled us to approximately 98% of the after-tax economic benefits of the Management Company's operations. As of December 31, 2002, we accounted for our investment in the Management Company using the equity method of accounting. As explained below, effective January 1, 2003, the Operating Partnership acquired the remaining equity interests in the Management Company.

Structural Simplification

            During 2002, we continued to simplify our organizational structure by merging SPG Realty Consultants, Inc. ("SPG Realty") into Simon Property, ending the "paired share" REIT structure resulting from our combination with Corporate Property Investors, Inc. All of the outstanding stock of SPG Realty was previously held in trust for the benefit of the holders of common stock of Simon Property. As a result of the merger, our stockholders who were previously the beneficial owners of the SPG Realty stock are now, by virtue of their ownership of our common stock, the owners of the assets and operations formerly owned or conducted by SPG Realty. The balance sheet data contained in this analysis represents the merged balance sheet of Simon Property as of December 31, 2002 and the combined consolidated balance sheets of Simon Property and SPG Realty as of December 31, 2001. In addition, the results of operations and cash flow disclosures contained in this analysis represent the combined results of Simon Property and SPG Realty for all periods presented.

            As noted above, on January 1, 2003, the Operating Partnership acquired all of the remaining equity interests of the Management Company from three Simon family members for a total purchase price of $425,000, which was equal to the appraised value of the interests as determined by an independent third party. The acquisition was unanimously approved by our independent directors. As a result, the Management Company is now a wholly owned consolidated taxable REIT subsidiary ("TRS") of the Operating Partnership.

Operational Overview

            Our core regional mall business continued to perform well in 2002 and grew as a result of strong operating fundamentals, the lower interest rate environment, and the Rodamco acquisition. We increased our regional mall occupancy 80 basis points to 92.7% as of December 31, 2002 from 91.9% as of December 31, 2001. Our regional mall average base rents increased 4.8% to $30.70 per square foot ("psf") from $29.28 psf. In addition, we maintained strong regional mall leasing spreads of $7.77 psf in 2002 that increased from $5.78 psf in 2001. The regional mall leasing spread for 2002 includes new store leases signed at an average of $40.35 psf initial base rents as compared to $32.58 psf for store leases terminating or expiring in the same period. Regional mall comparable sales psf increased 2.0% to $391 psf in 2002 from $383 psf in 2001 despite the weak overall economy.

            We grew our business by expanding our Portfolio with the Rodamco acquisition of nine new Properties and the purchase of the remaining ownership interest in Copley Place. We acquired our initial ownership interest in Copley Place as part of the Rodamco acquisition. These acquisitions added $99.4 million to our 2002 consolidated total revenues, $37.1 million to our 2002 consolidated operating income, and $8.9 million to our income from unconsolidated entities.

            The positive impact of our acquisitions was partially offset by the impact of the sale of our joint venture interests in Orlando Premium Outlets and the five Mills Properties. These sales generated net proceeds of $221.5 million and total gains of $170.7 million, which include proceeds and gains realized by the Management Company. We also disposed of seven of our nine assets held for sale as of December 31, 2001 and two other non-core Properties that were no longer consistent with our ownership strategy.

            We issued 9,000,000 shares of common stock in a public offering on July 1, 2002 that generated net proceeds of $322.2 million. We issued the shares partially to meet the needs of index funds after our addition to the S&P 500 Index, as well as to permanently finance a portion of the Rodamco acquisition.

            Finally, we took advantage of favorable long-term interest rates to issue $500.0 million of unsecured notes at a weighted average interest rate of 6.06% with terms of 6 and 10 years. We used a portion of these proceeds in August 2002 to permanently finance the remaining portion of the Rodamco acquisition. In addition, we issued $394.0 million of mortgage debt collateralized by ten Properties at 6.20% with a term of ten years to pay-off existing

55



mortgage loans. Combined with our other financing activities, our overall weighted average interest rate as of December 31, 2002 decreased 27 basis points from December 31, 2001.

            We expect our overall Portfolio performance will be stable in 2003 as we expect to maintain similar leasing spreads, maintain or increase occupancy, and increase average base rents psf.

Portfolio Data

            The Portfolio data as discussed in the operations overview above includes some of the key operating statistics for our regional malls that we believe are necessary to understand our business. These statistics include the impact of the Rodamco acquisition. The Portfolio data includes occupancy, average base rents psf, leasing spreads, and comparable sales psf. Operating statistics give effect to newly acquired Properties beginning in the year of acquisition and do not include those Properties located outside of the United States. The following table summarizes some of the key operating statistics:

 
  2002(1)
  %
Change

  2001
  %
Change

  2000
  %
Change

Occupancy                              
Regional Malls     92.7%         91.9%         91.8%    
Community Shopping Centers     86.9%         89.3%         91.5%    
Average Base Rent per Square Foot                              
Regional Malls   $ 30.70   4.8%   $ 29.28   3.4%   $ 28.31   3.6%
Community Shopping Centers   $ 10.12   2.5%   $ 9.87   5.4%   $ 9.36   12.0%
Comparable Sales Per Square Foot                              
Regional Malls   $ 391   2.0%   $ 383   (0.2%)   $ 384   1.8%
Community Shopping Centers   $ 199   (1.1%)   $ 201   6.7%   $ 189   1.1%

(1)
— Includes the impact of the Rodamco acquisition in May 2002.

            Occupancy Levels and Average Base Rents.    Occupancy and average base rent is based on mall and freestanding GLA owned by us ("Owned GLA") at mall and freestanding stores in the regional malls and all tenants at community shopping centers. We believe the continued growth in regional mall occupancy is primarily the result of a significant increase in the overall quality of our Portfolio. The result of the increase in occupancy is a direct or indirect increase in nearly every category of revenue. Our portfolio has increased occupancy and increased average base rents even in the difficult current economic climate.

            Comparable Sales per Square Foot.    Sales volume includes total reported retail sales at Owned GLA in the regional malls and all reporting tenants at community shopping centers. Retail sales at Owned GLA affect revenue and profitability levels because they determine the amount of minimum rent that can be charged, the percentage rent realized, and the recoverable expenses (common area maintenance, real estate taxes, etc.) that tenants can afford to pay.

Significant Accounting Policies

            Our significant accounting policies are described in detail in Note 3 of the Notes to Financial Statements. The following briefly describes those accounting policies that we believe are most critical to understanding our business:

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Results of Operations

            The following acquisitions, dispositions, and openings affected our consolidated results of operations for the periods ended December 31, 2002 versus December 31, 2001:

            The following acquisitions, dispositions, and openings affected our income from unconsolidated entities in the comparative periods:

            For the purposes of the following comparison between the years ended December 31, 2002 and December 31, 2001, the above transactions are referred to as the Property Transactions. Consolidated Property transactions are referred to in our discussion of the components of operating income. Unconsolidated entity Property Transactions are referred to in the income from unconsolidated entities discussion. In the following discussion of our results of operations, "comparable" refers to Properties open and operating throughout both 2002 and 2001.

            Total minimum rents, excluding rents from Simon Brand and Simon Business initiatives, increased $64.6 million. The net effect of the Property Transactions increased these rents $49.0 million. Comparable rents increased $15.6 million during the period including a $21.7 million increase in base rents due to increased occupancy, leasing space at higher rents, and renting unoccupied in-line space and kiosks to temporary tenants. The change in comparable rents also is net of a decrease in straight-line rent income of $6.1 million. Total other income, excluding Simon Brand and Simon Business initiatives, increased $10.7 million. This increase includes the net $1.9 million increase in other income from the Property Transactions and a $21.9 million increase in outlot land parcel sales at comparable Properties. In addition, the increase includes the impact of our hedges of the Rodamco acquisition, which positively impacted operating income by $7.1 million during the period ($7.8 million is included in other income and $0.7 million of expense is included in other expenses). These increases were offset by $5.7 million in fee income recorded in 2001 associated with services provided to the Management Company in connection with the right to designate persons or entities to whom the Montgomery Ward LLC real estate assets were to be sold (the "Kimsward transaction"). Also offsetting these increases was a $4.4 million decrease in lease settlements and a $3.8 million decrease in interest income due to the lower interest rate environment.

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            Consolidated revenues from Simon Brand and Simon Business initiatives increased $9.8 million to $84.6 million from $74.8 million. This increase includes the net $4.1 million increase from the Property Transactions primarily from parking services acquired. The increase also includes the $8.6 million of revenue, net, resulting from the settlement with Enron Corporation which was partially offset by a $5.6 million contract cash termination payment recognized in 2001. The contract cash termination payment was received to terminate a provision within the overall Enron contract that eliminated our right to invest in and participate in savings from the contractor's installation of energy efficient capital equipment. The increase in our recovery revenues of $52.4 million resulted from the Property Transactions and increased recoverable expenditures including increased insurance costs and utility expenditures. The increased insurance costs are due to increased premiums for terrorism and general liability insurance. Utility expenses increased primarily due to the loss of our energy contract with Enron. Future increases, if any, in these expenses are expected to be recoverable from tenants. These expense increases were partially offset by decreased repairs and maintenance and advertising and promotional expenditures.

            Depreciation and amortization expense increased $26.5 million primarily from the increase in depreciation expense from the Property Transactions. In 2001, we recorded an impairment charge of $47.0 million to adjust the nine assets held for sale to their estimated fair value. Other expenses were relatively flat year over year. These expenses include $4.0 million of expense in 2002 related to litigation settlements and $2.7 million from the write-off of our last remaining technology investment. In 2001, we wrote down an investment by $3.0 million and we wrote off $2.7 million of miscellaneous technology investments.

            Interest expense during 2002 decreased $4.7 million compared to the same period in 2001. This decrease resulted from lower variable interest rate levels offset by $29.0 million of interest expense on borrowings used to fund the Rodamco acquisition and the purchase of the remaining ownership interest in Copley Place and the assumption of consolidated property level debt resulting from these acquisitions.

            Income from unconsolidated entities increased $10.2 million in 2002, resulting from an $11.4 million increase in income from unconsolidated partnerships and joint ventures, and a $1.2 million decrease in income from the Management Company before losses from MerchantWired LLC. The increase in joint venture income resulted from the Rodamco acquisition, lower variable interest rate levels, and our acquisition of Fashion Valley Mall in October 2001. These increases in income from joint ventures were offset by the loss of income due to the sale of our interests in the Mills Properties and Orlando Premium Outlets.

            The decrease in income from the Management Company before losses from MerchantWired LLC includes our $8.4 million share of the gain, net of tax, associated with the sale of land partnership interests to the Mills Corporation in 2002. This was offset by our $12.0 million share of income, before tax, recorded in 2001 from the Kimsward transaction, net of fees charged by the Operating Partnership. In addition, in 2001, we recorded our net $13.9 million share from the write-off of technology investments, primarily clixnmortar. The Management Company also had increased income tax expense, increased dividend expenses due to the issuance of two new series of preferred stock to us, and decreased income from land sale gains totaling $11.1 million. Finally, the Management Company's core fee businesses were flat in 2002 versus 2001.

            Losses from MerchantWired LLC increased $14.6 million, net. This includes our share of a $4.2 million net impairment charge in 2002 on certain technology assets and the $22.5 million net write-off of our investment in MerchantWired, LLC recorded in 2002. The write-off and the impairment charge have been added back as part of our funds from operations reconciliation. The total technology write-off related to MerchantWired LLC was $38.8 million before tax. Offsetting these charges are reduced operating losses from MerchantWired LLC due to its ceasing operations in 2002.

            We sold several Properties and partnership interests in 2002. We sold our interest in Orlando Premium Outlets during 2002 to our partner in the joint venture. We sold our interests in five Mills Properties to our partner, the Mills Corporation, and sold two of the acquired Rodamco partnership interests and one existing partnership interest to Teachers Insurance and Annuity Association of America ("Teachers") to fund a portion of the Rodamco acquisition. In addition, as part of our disposition strategy we disposed of seven of the nine assets held for sale as of December 31, 2001 and two other non-core Properties. Finally, we made the decision to no longer pursue certain development

58



projects and we wrote-off the carrying amount of our predevelopment costs and land acquisition costs associated with these projects. The following table summarizes our net gain on sales of assets and other for 2002 (in millions):

                      Asset              

  Type (number of properties)
  Net Proceeds
  Gain/(Loss)(c)
 
Orlando Premium Outlets   Specialty retail center (1)   $  46.7   $  39.0  
Mills Properties (a)   Value-oriented super-regional malls (5)   150.7   123.3  
Assets held for sale   Community centers (3) and regional malls (2)   28.1   (7.0 )
Teachers transaction   Regional malls (3)   198.0   25.7  
Other transactions   Community center (1), regional mall (1), other (b)   9.2   (1.9 )
Other   Pre-development and land acquisition costs   n/a   (17.1 )
       
 
 
        $432.7   $162.0  
       
 
 

         
(a)
Amounts exclude sales of land partnership interests by the Management Company to the Mills Corporation. These sales resulted in net proceeds of $24.1 million, resulting in our share of a gain of $8.4 million, net of tax.

(b)
Includes the ownership of two jointly held assets acquired in the Rodamco acquisition.

(c)
The net gain of $162.0 million from the sale of assets and other for 2002 and our $8.4 million, net of tax, share of the gain recorded by the Management Company have been deducted as part of our funds from operations reconciliation.

            In 2001, we recognized a net gain of $2.6 million on the sale of one regional mall, one community center, and one office building from net proceeds of approximately $19.6 million.

            During 2002, we recognized $16.1 million in gains on the forgiveness of debt related to the disposition of two regional malls. Net cash proceeds from these disposals were $3.6 million. In addition, we incurred $1.8 million of expense included in extraordinary items during 2002 from the early extinguishment of debt that consisted of prepayment penalties and the write-off of unamortized mortgage costs. In 2001, we recorded a $1.7 million expense as a cumulative effect of an accounting change, which includes our $1.5 million share from unconsolidated entities, due to the adoption of SFAS 133 "Accounting for Derivative Instruments and Hedging Activities," as amended.

            The following acquisitions, dispositions, and openings affected our consolidated results of operations in the comparative periods December 31, 2001 vs. December 31, 2000:

            The following acquisitions, dispositions, and openings affected our income from unconsolidated entities in the comparative periods:

            For the purposes of the following comparison between the years ended December 31, 2001 and December 31, 2000, the above transactions are referred to as the Property Transactions.

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            Our operating income was impacted by positive trends in 2001 including a $38.1 million increase in minimum rents, excluding rents from Simon Brand and Simon Business initiatives. The increase in minimum rent primarily results of steady occupancy levels and the replacement of expiring tenant leases with renewal leases at higher minimum base rents. Revenues from Simon Brand and Simon Business initiatives increased $9.6 million including a $5.6 million contract cash termination payment recognized in 2001. The contract cash termination payment was received to terminate a provision within the overall Enron contract that eliminated our right to invest in and participate in savings from the contractor's installation of energy efficient capital equipment. Revenues from temporary tenant rentals increased $5.8 million reflecting our continual effort to maximize the profitability of our mall space. Miscellaneous income increased $1.5 million. This increase includes $5.7 million in fees associated with the Kimsward transaction charged to the Management Company, offset by a decrease in various miscellaneous income items in the prior year. The change in operating income includes the net positive impact of the Property Transactions of $6.6 million.

            These positive trends realized in operating income were offset by an impairment charge of $47.0 million we recorded in 2001 to adjust the nine assets held for sale to their estimated fair value. In 2000, we recorded a $10.6 million impairment charge on two Properties as the contract prices for the sales of these Properties as of December 31, 2000 were less than our carrying amounts. We closed the sale of these Properties in 2001. We recognized a non-recurring $3.0 million write-down of an investment in 2001 and we wrote-off $2.7 million of miscellaneous technology investments in 2001, both included in other expenses. In addition, we wrote-off $3.0 million of miscellaneous technology investments in 2000 included in other expenses. Depreciation and amortization increased $36.6 million primarily due to an increase in depreciable real estate resulting from renovation and expansion activities, as well as increased tenant cost amortization. Tenant reimbursement revenues, net of reimbursable expenses, decreased $19.4 million. This decrease is primarily the result of true-up billings and decreases in recovery ratios. Overage rents decreased $7.8 million resulting from flat sales levels. The sale of outlot land parcels declined in 2001 resulting in a $12.2 million decrease in revenues. Interest income decreased $4.2 million during 2001 due to the lower interest rate environment.

            Interest expense during 2001 decreased $28.1 million, or 4.4% compared to the same period in 2000. This decrease is primarily due to lower interest rates during 2001 and reduced balances in the corporate credit facilities, offset by the issuance of $500.0 million of unsecured notes on January 11, 2001 and $750.0 million in unsecured notes on October 26, 2001.

            Income from unconsolidated entities decreased $19.3 million in 2001, resulting from a $10.2 million increase in income from unconsolidated partnerships and joint ventures, and a $29.5 million decrease in income from the Management Company. The increase in joint venture income related to: lower interest rates; a reduction in real estate taxes due to a real estate tax settlement at one Property; the acquisition of Fashion Valley Mall in 2001; and the full year impact of two Properties that opened in 2000. Included in the Management Company decrease is our net $13.9 million share of the write-off of technology investments, primarily clixnmortar. In addition, the Management Company realized a $3.7 million decrease in various fee revenues, a $3.2 million decrease in land sales, and a $4.3 million increase in overhead expenses. These amounts are partially offset by $12.0 million of income from the Kimsward transaction, net of the $5.7 million fee charged by the Operating Partnership. In addition, our share of the increased losses associated with MerchantWired LLC was $14.0 million.

            During 2001, we recorded a $1.7 million expense as a cumulative effect of an accounting change, which includes our $1.5 million share from unconsolidated entities, due to the adoption of SFAS 133 "Accounting for Derivative Instruments and Hedging Activities," as amended. During 2000, we recorded a $12.3 million expense as a cumulative effect of an accounting change, which includes our $1.8 million share from unconsolidated entities, due to the adoption of Staff Accounting Bulletin No. 101 ("SAB 101"). SAB 101 addressed certain revenue recognition policies, including the accounting for overage rent by a landlord.

            The $2.6 million net gain on the sales of assets in 2001 resulted from the sale of our interests in one regional mall, one community center, and one office building for an aggregate sales price of approximately $20.3 million. In 2000, we recognized a net gain of $19.7 million on the sale of two regional malls, four community centers, and one office building for an aggregate sales price of approximately $142.6 million.

            Preferred dividends of subsidiary prior to July 1, 2001 represented distributions on preferred stock of SPG Properties, Inc., a former subsidiary of Simon Property that was merged into Simon Property on that date.

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Lease Expirations

            Our ability to maintain and increase consolidated revenues, operating cash flows and distributions from joint ventures is dependent upon our ability to re-lease space as leases expire with positive leasing spreads that result in increased average base rents. The following table lists the details of our lease expirations for our Properties over the next three years and thereafter. We expect to maintain positive leasing spreads in 2003.

Regional Malls

  Number of
Leases

  GLA
  Average
Base Rents

  Number
of Leases

  Anchor GLA
  Average
Base Rents

2003   1,870   4,209,343   $ 31.55   11   1,351,995   $ 2.74
2004   2,004   4,964,187     30.96   25   2,479,462     3.43
2005   1,915   5,442,681     30.95   24   2,958,181     2.25
2006 and Thereafter   11,614   37,797,299     31.41   184   21,109,701     4.46
   
 
 
 
 
 
Total   17,403   52,413,510   $ 31.33   244   27,899,339   $ 4.05
   
 
 
 
 
 
Community Centers                            
2003   116   389,064   $ 12.54   7   149,082   $ 9.43
2004   174   529,021     13.74   8   280,709   $ 6.00
2005   216   673,015     14.73   11   343,053   $ 8.66
2006 and Thereafter   426   2,210,598     12.89   134   5,436,325   $ 8.24
   
 
 
 
 
 
    932   3,801,698   $ 13.30   160   6,209,169   $ 8.19
   
 
 
 
 
 

Liquidity and Capital Resources

            Our balance of cash and cash equivalents increased $137.4 million during 2002 to $397.1 million as of December 31, 2002, including a balance of $171.2 million related to our gift certificate program, which we do not consider available for general working capital purposes. Our liquidity is derived primarily from our leases that generate positive net cash flow from operations and distributions from unconsolidated entities.

            Another source of our liquidity is our $1.25 billion unsecured revolving credit facility (the "Credit Facility") which provides flexibility as our cash needs vary from time to time. On April 16, 2002, we refinanced the Credit Facility. On December 31, 2002, the Credit Facility had available borrowing capacity of $918.3 million, net of outstanding letters of credit of $23.7 million. The Credit Facility bears interest at LIBOR plus 65 basis points with an additional 15 basis point facility fee on the entire $1.25 billion facility and provides for variable grid pricing based upon our corporate credit rating. The Credit Facility has an initial maturity of April 2005, with an additional one-year extension available at our option. Finally, we and the Operating Partnership also have access to public equity and long term unsecured debt markets. Our current corporate ratings are Baa2 by Moody's Investors Service and BBB+ by Standard & Poor's. Moody's Investors Service lowered our senior unsecured debt rating from Baa1 to Baa2 in November of 2002 following our announcement of the bid to acquire Taubman Centers, Inc. and Moody's own cautious outlook on the macro-economic environment. Moody's stated that "the Baa2 senior unsecured debt rating continues to reflect Simon's leading position as an owner and operator of the largest and most diverse portfolio of retail malls in the USA, as well as its strong tenant relationships and excellent franchise value." We believe this downgrade has not had and will not have a negative impact on our access to capital or our aggregate borrowing costs.

            Our net cash flow from operating activities and distributions of capital from unconsolidated entities totaled $1.1 billion, of which $78.8 million was obtained from excess proceeds distributed from unconsolidated entities as a result of debt refinancings. We used this cash flow to:

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            We met our maturing debt obligations in 2002 primarily through refinancings and borrowings on our Credit Facility. We also received $15.7 million in proceeds from the exercise of stock options. We received $87.7 million primarily from the sale of our partnership interest in Orlando Premium Outlets, and from the disposition of our seven assets held for sale and two other non-core Properties.

            The cash portion of the Rodamco acquisition and the acquisition of the remaining interest in Copley Place totaled $1.1 billion, including acquisition costs and normal closing prorations. We initially funded the Rodamco acquisition with borrowings from a $600.0 million acquisition facility, $200.0 million from our Credit Facility, and net proceeds of $198.0 million from the sale of partnership interests to Teachers. The acquisition of Copley Place was funded by borrowings on our Credit Facility. The acquisition facility was paid down with net proceeds of $150.7 million from the sale of our Mills Properties. On July 1, 2002, we issued 9,000,000 shares in a public offering and used the net proceeds of $322.2 million to reduce the outstanding balance of the $600.0 million acquisition credit facility. Finally, the remaining proceeds necessary to permanently finance these acquisitions came from a portion of the issuance of $500.0 million of senior unsecured notes on August 21, 2002.

            In general, we anticipate that cash generated from operations will be sufficient in 2003 as well as on a long-term basis, to meet operating expenses, monthly debt service, recurring capital expenditures, and distributions to shareholders in accordance with REIT requirements. In addition, sources of capital for nonrecurring capital expenditures, such as acquisitions, major building renovations and expansions, as well as for scheduled principal maturities on outstanding indebtedness, are expected to be obtained from:

            Unsecured Financing.    We demonstrated our ability to regularly access the unsecured debt market in 2002. On August 21, 2002, we took advantage of favorable long-term interest rates by issuing two tranches of senior unsecured notes to institutional investors pursuant to Rule 144A, totaling $500.0 million at a weighted average fixed interest rate of 6.06%. The first tranche is $150.0 million at a fixed interest rate of 5.38% due August 28, 2008 and the second tranche is $350.0 million at a fixed interest rate of 6.35% due August 28, 2012. We used the net proceeds of $495.4 million to pay off the remaining balance on our $600.0 million acquisition credit facility and to reduce borrowings on our Credit Facility.

            Secured Financing.    We own long term assets and believe that they should be primarily financed with long term, fixed rate debt. During 2002, we refinanced approximately $453.6 million of mortgage indebtedness on 17 Properties. Our share of the refinanced debt is approximately $449.8 million. The weighted average maturity of the new indebtedness is 9.1 years and the weighted average interest rate decreased from approximately 6.02% to 5.73%.

            Credit Facility.    During 2002, the maximum amount outstanding under the Credit Facility was $743.0 million and the weighted average amount outstanding was $411.3 million. The weighted average interest rate was 2.47% for 2002.

            Summary of Financing.    Our overall financing activity in 2002 resulted in a decrease in our weighted average interest rates. Our consolidated debt adjusted to reflect outstanding derivative instruments consisted of the following:

Debt subject to          

  Adjusted Balance
as of
Deceember 31, 2002

  Effective
Weighted
Average
Interest Rate

  Adjusted Balance
as of
December 31, 2001

  Effective
Weighted
Average
Interest Rate

Fixed Rate   $ 7,941,122   6.81%   $ 7,249,144   7.19%
Variable Rate     1,604,959   3.58%     1,592,234   3.59%
   
 
 
 
    $ 9,546,081   6.27%   $ 8,841,378   6.54%
   
     
   

            As of December 31, 2002, we had interest rate cap protection agreements on $296.9 million of consolidated variable rate debt. We had interest rate protection agreements effectively converting variable rate debt to fixed rate debt on $162.3 million of consolidated variable rate debt. In addition, we hold $400.0 million of notional amount fixed

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rate swap agreements that have a weighted average pay rate of 1.55% and a weighted average receive rate of 1.43% at December 31, 2002 which mature in June and December 2003. We also hold $675.0 million of notional amount variable rate swap agreements that have a weighted average pay rate of 1.43% and a weighted average receive rate of 3.33% at December 31, 2002 which mature in June 2003 and February 2004. As of December 31, 2002, the net effect of these agreements effectively converted $112.7 million of fixed rate debt to variable rate debt. As of December 31, 2001, the net effect of these agreements effectively converted $136.8 million of fixed rate debt to variable rate debt.

            The following table summarizes the material aspects of our future obligations:

 
  2003
  2004 - 2005
  2006 - 2008
  After 2008
  Total
Long Term Debt                              
Consolidated (1)   $ 939,882   $ 2,512,394   $ 3,103,311   $ 2,964,721   $ 9,520,308
   
 
 
 
 

Pro rata share of:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 
  Consolidated (2)   $ 939,452   $ 2,437,097   $ 3,056,674   $ 2,937,420   $ 9,370,643
  Joint Ventures (2)     162,401     582,685     814,457     715,845     2,275,388
   
 
 
 
 
Total Pro Rata Share of                              
Long Term Debt     1,101,853     3,019,782     3,871,131     3,653,265     11,646,031
Ground Lease commitments     8,023     15,156     23,133     498,329     544,641
   
 
 
 
 
Total   $ 1,109,876   $ 3,034,938   $ 3,894,264   $ 4,151,594   $ 12,190,672
   
 
 
 
 

(1)
Represents principal maturities only and therefore excludes net premiums and discounts and fair value swaps.
(2)
Represents our pro rata share of principal maturities and excludes net premiums and discounts.

            We expect to meet our 2003 maturities through refinancings, the issuance of new debt securities or borrowings on the Credit Facility. We expect to meet all future long term obligations, however, specific financing decisions will be made based upon market rates, property values, and our desired capital structure at the maturity date of each transaction. Joint venture debt is the liability of the joint venture, is typically secured by the joint venture Property, and is non-recourse to us. As of December 31, 2002, we have guaranteed or have provided letters of credit to support $60.1 million of our total $2.3 billion share of joint venture mortgage and other indebtedness. In January 2003, we were released from obligation under one of the guarantees for $15.7 million.

            Acquisitions.    Acquisition activity is a component of our growth strategy. We may selectively acquire individual properties or portfolios of properties, focusing on quality retail real estate. We review and evaluate a limited number of acquisition opportunities as part of this strategy. Subsequent to December 31, 2002, our limited partner in The Forum Shops at Caesars in Las Vegas, NV initiated the buy/sell provision of the partnership agreement. We have elected to purchase this interest for $174.0 million and to assume our partner's share of $175.0 million in debt. We expect this transaction to provide increased net income and cash flow in 2003 and future periods.

            Buy/sell provisions are common in real estate partnership agreements. Most of our partners are institutional investors who have a history of direct investment in regional mall properties. Our partners in our joint ventures may initiate these provisions at any time and if we determine it is in our shareholders' best interests for us to purchase the joint venture interest, we believe we have adequate liquidity to execute the purchases of the interests without hindering our cash flows or liquidity. Should we decide to sell any of our joint venture interests, we would expect to use the net proceeds from sale to reduce outstanding indebtedness.

            On December 5, 2002, Simon Property Acquisitions, Inc., our wholly-owned subsidiary, commenced a tender offer to acquire all of the outstanding shares of Taubman Centers, Inc. at a price of $18.00 per share in cash. On January 15, 2003, Westfield America, Inc., the U.S. subsidiary of Westfield America Trust, joined our tender offer and we jointly increased the tender offer to $20.00 per share net to the seller in cash. As of February 14, 2003, a total of 44,135,107 of the 52,207,756 common shares outstanding of Taubman Centers, Inc., were tendered into our offer. The expiration date of the tender offer has been extended to March 28, 2003. We have adequate liquidity to complete this acquisition. We have deferred approximately $4.0 million, net, in acquisition costs related to this acquisition. If we are unsuccessful in our efforts, then these costs will be expensed.

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            Dispositions.    As part of our strategic plan to own quality retail real estate, we continue to pursue the sale, under the right circumstances, of Properties that no longer meet our strategic criteria, including four Properties which were sold at a gain in January 2003. If we sell the Properties that are held for use, the sale prices of these Properties may differ from their carrying value. We do not believe the sale of these assets will have a material impact on our future results of operations or cash flows and their removal from service and sale will not materially affect our ongoing operations.

            We pursue new development as well as strategic expansion and renovation activity when we believe the investment of our capital meets our risk-reward criteria.

            New Developments.    Development activities are an ongoing part of our business and we seek to selectively develop new properties in major metropolitan areas that exhibit strong population and economic growth. The following describes our current new development projects and the estimated total cost, our share of the estimated total cost and the construction in progress balance at December 31, 2002:

Property
  Location
  Gross
Leasable
Area

  Estimated
Total
Cost

  Our Share of
Estimated
Total Cost

  Our Share of
Construction in
Progress

  Estimated
Opening
Date

Chicago Premium Outlets   Chicago, IL   438,000   $ 79.0   $ 40.0   $ 8.1   2nd Quarter 2004
Las Vegas Premium Outlets   Las Vegas, NV   435,000     88.0     44.0     21.9   August 2003
Rockaway Town Court   Rockaway, NJ   89,000     17.0     17.0     3.8   September 2003
Lakeline Village   Austin, TX   42,000     5.0     5.0     2.0   October 2003

            We expect to fund these non-recurring capital projects with either available cash flow from operations or borrowings on our Credit Facility. We invested approximately $35.3 million in these four development projects during 2002. In total, our share of new developments in 2002 was approximately $41.5 million. We expect 2003 new development costs to be approximately $64.5 million.

            Strategic Expansions and Renovations.    We also seek to increase the profitability and market share of the Properties through strategic renovations and expansions. We invested approximately $152.3 million on redevelopment projects during 2002. We have renovation and/or expansion projects currently under construction, or in preconstruction development and expect to invest approximately $144.3 million on redevelopment projects in 2003.

            The following table summarizes total capital expenditures on consolidated Properties on an accrual basis:

 
  2002
  2001
  2000
New Developments   $ 7   $ 75   $ 58
Renovations and Expansions     116     90     194
Tenant Allowances     61     53     65
Operational Capital Expenditures     61     41     49
   
 
 
Total   $ 245   $ 259   $ 366
   
 
 

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            International.    The Operating Partnership has a 33.0% ownership interest in European Retail Enterprises, B.V. ("ERE"), that is accounted for using the equity method of accounting. ERE also operates through a wholly-owned subsidiary Groupe BEG, S.A. ("BEG"). ERE and BEG are fully integrated European retail real estate developers, lessors and managers. Our total current investment in ERE and BEG, including subordinated debt, is approximately $75.2 million. The agreements with BEG and ERE are structured to allow us to acquire an additional 28.3% ownership interest over time. The future commitments to purchase shares from three of the existing shareholders of ERE are based upon a multiple of adjusted results of operations in the year prior to the purchase of the shares. Therefore, the actual amount of these additional commitments may vary. The current estimated additional commitment is approximately $50 million to purchase shares of stock of ERE, assuming that the three existing shareholders exercise their rights under put options. We expect these purchases to be made from 2004-2008. As of December 31, 2002, ERE and BEG had five Properties open in Poland and two in France. One additional property opened in France in February 2003.

            On May 8, 2002, our Board of Directors approved an increase in the annual distribution rate to $2.20 per share and we declared a cash dividend of $0.55 per share in the fourth quarter of 2002. On February 5, 2003, our Board of Directors approved another increase in the annual distribution rate to $2.40 per share. Dividends during 2002 aggregated $2.175 per share and dividends during 2001 aggregated $2.08 per share. We are required to make distributions to maintain our status as a REIT. Our distributions typically exceed our net income generated in any given year primarily because of depreciation, which is a "non-cash" expense. Future distributions will be determined by the Board of Directors based on actual results of operations, cash available for distribution, and what may be required to maintain our status as a REIT.

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Funds from Operations ("FFO")

            FFO is an important and widely used financial measure of the operating performance of REITs, which is not specifically defined by accounting principles generally accepted in the United States ("GAAP"). However, FFO provides a relevant basis for comparison among REITs. We also use FFO internally to measure the operating performance of our Portfolio. FFO, as defined by NAREIT, means consolidated net income:

            Effective January 1, 2000, we adopted NAREIT's clarification of the definition of FFO, which requires the inclusion of the effects of nonrecurring items not classified as extraordinary, cumulative effect of accounting change or resulting from the sales of depreciable real estate. However, we also exclude from FFO our write-off of certain technology investments, impairment of investment properties, and the effect of the adjustment to market value for acquired in-place leases. In addition, FFO:

            The following summarizes FFO and that of Simon Property and reconciles our combined income before extraordinary items and cumulative effect of accounting change to our FFO for the periods presented:

 
  For the Year Ended December 31,
 
 
  2002
  2001
  2000
 
 
  (in thousands)

 
Funds From Operations   $ 943,760   $ 850,117   $ 793,158  
   
 
 
 
Increase in FFO from prior period     11.0%     7.2%     10.9%  
   
 
 
 
Reconciliation:                    
  Income before extraordinary items and cumulative effect of accounting change   $ 547,348   $ 282,297   $ 347,419  
  Plus:                    
    Depreciation and amortization from combined consolidated properties     478,379     452,428     418,670  
    Our share of depreciation and amortization and other items from unconsolidated affiliates     150,217     138,814     119,562  
    Gain on sale of real estate     (162,011 )   (2,610 )   (19,704 )
    Our share of impairment charge and write-off from MerchantWired, LLC, net of tax     26,695          
    Write-off of technology investments         16,645      
    Impairment of investment properties         47,000     10,572  
  Less:                    
    Our share of adjustment to market value for acquired in place leases     (4,984 )        
    Management Company gain on sale of real estate, net     (8,400 )        
    Minority interest portion of depreciation and amortization and extraordinary items     (7,943 )   (7,012 )   (5,951 )
    Preferred distributions (Including those of subsidiaries)     (75,541 )   (77,445 )   (77,410 )
   
 
 
 
  Funds From Operations   $ 943,760   $ 850,117   $ 793,158  
   
 
 
 
  FFO allocable to Simon Property   $ 696,457   $ 618,020   $ 575,655  
   
 
 
 

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Earnings Before Interest, Taxes, Depreciation and Amortization ("EBITDA")

            EBITDA is a second important and widely used financial measure of assessing the performance of real estate operations. Like FFO, EBITDA is a non-GAAP financial measure. EBITDA is calculated by adding operating income and depreciation and amortization expense and operating margin is calculated by dividing EBITDA by total revenues. We use EBITDA to evaluate the performance of our Portfolio and believe that EBITDA is an effective measure of shopping center operating performance because:

            However, you should understand that EBITDA:

            We believe that there are several important factors that contribute to our ability to increase rent and improve the profitability of our shopping centers, including aggregate tenant sales volume, sales per square foot, occupancy levels and tenant occupancy costs. Each of these factors has a significant effect on EBITDA. The following summarizes total EBITDA and the operating profit margin of our Portfolio.

 
  For the Year Ended December 31,
 
  2002
  2001
  2000
(in thousands)

  EBITDA of consolidated Properties   $ 1,418,750   $ 1,286,975   $ 1,310,061
  EBITDA of unconsolidated Properties     811,908     702,450     661,635
   
 
 
Total   $ 2,230,658   $ 1,989,425   $ 1,971,696
   
 
 
  Total Revenues of consolidated and unconsolidated Properties   $ 3,489,022   $ 3,159,830   $ 3,078,100
Operating Profit Margin     63.9%     63.0%     64.1%
   
 
 
  Adjustments to EBITDA:                  
  EBITDA from discontinued unconsolidated Properties   $ 64,689   $ 151,065   $ 126,622
  Write-off of technology investments     2,730     2,770     8,526
  Impairment on investment properties         47,000     10,572
   
 
 
EBITDA of the Portfolio Properties   $ 2,298,077   $ 2,190,260   $ 2,117,416
   
 
 
Increase in EBITDA from prior period     4.9%     3.4%     14.9%
   
 
 
  Total revenues from discontinued unconsolidated Properties   $ 95,010   $ 213,494   $ 178,501
   
 
 
  Total revenue of the Portfolio Properties   $ 3,584,032   $ 3,373,324   $ 3,256,601
Operating Profit Margin     64.1%     64.9%     65.0%
   
 
 
  Less: Joint venture partner's share of EBITDA   $ 530,282   $ 532,520   $ 489,246
   
 
 
EBITDA allocable to Simon Property   $ 1,767,795   $ 1,657,740   $ 1,628,170
   
 
 
  Increase in EBITDA allocable to Simon Property from prior period     6.6%     1.8%     11.9%
   
 
 

            The compound annual growth rate of our EBITDA from 2000 to 2002 was 4.2%. This growth was primarily the result of increased rental rates, sustained tenant sales, improved occupancy levels, effective control of operating costs and the addition of GLA to the Portfolio through acquisitions and strategic expansions and renovations. Offsetting the slowing trends in EBITDA was the $4.7 million decrease in interest expense in 2002 from 2001 primarily as a result of the lower interest rate environment. The leverage inherent in the mall business acts as a natural hedge in a weakening economy, when it is more difficult to sustain operating profits. A lower interest rate environment should cushion the impact of soft core business fundamentals.

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Market Risk

            Our exposure to market risk due to changes in interest rates primarily relates to our long-term debt obligations. We manage our exposure to interest rate risk by a combination of interest rate protection agreements to effectively fix or cap a portion of our variable rate debt, or in the case of a fair value hedge, effectively convert fixed rate debt to variable rate debt. In addition, we manage this exposure by refinancing fixed rate debt at times when rates and terms are appropriate. We are also exposed to foreign currency risk on financings of certain foreign operations. We have also entered into a foreign currency forward contract as part of our risk management strategy to manage foreign currency exchange risk. Our intent is to offset gains and losses that occur on the underlying exposures, with gains and losses on the derivative contracts hedging these exposures. We do not enter into either interest rate protection or foreign currency rate protection agreements for speculative purposes.

            Our combined future earnings, cash flows and fair values relating to financial instruments are dependent upon prevalent market rates of interest, primarily LIBOR. Based upon consolidated indebtedness and interest rates at December 31, 2002, a 0.50% increase in the market rates of interest would decrease future earnings and cash flows by approximately $8.0 million, and would decrease the fair value of debt by approximately $195.2 million. A 0.50% decrease in the market rates of interest would increase future earnings and cash flows by approximately $8.0 million, and would increase the fair value of debt by approximately $202.6 million.

Retail Climate and Tenant Bankruptcies

            Bankruptcy filings by retailers are normal in the course of our operations. We are continually releasing vacant spaces lost due to tenant terminations. Pressures which affect consumer confidence, job growth, energy costs and income gains can affect retail sales growth and a continuing soft economic cycle may impact our ability to retenant property vacancies resulting from store closings or bankruptcies. This year was generally slow for retailers as their sales were essentially flat as compared to 2001. However, contrary to 2001 when we lost 1.2 million square feet of mall shop tenants to bankruptcies, we only lost 0.4 million of square feet of mall shop tenants in 2002. We expect 2003 to be slightly higher than 2002 in terms of square feet lost to bankruptcies, however, we cannot assure you that this will occur.

            The geographical diversity of our Portfolio mitigates some of the risk of an economic downturn. In addition, the diversity of our tenant mix also is important because no single retailer represents either more than 2.4% of total GLA or more than 5.3% of our annualized base minimum rent. Bankruptcies and store closings may, in some circumstances, create opportunities for us to release spaces at higher rents to tenants with enhanced sales performance. We have demonstrated an ability to successfully retenant anchor and in line store locations during soft economic cycles. While these factors reflect some of the inherent strengths of our portfolio in a difficult retail environment, we cannot assure you that we will successfully execute our releasing strategy.

Insurance

            We maintain commercial general liability, fire, flood, extended coverage and rental loss insurance on our Properties. Rosewood Indemnity, Ltd, a wholly-owned subsidiary of the Management Company, has agreed to indemnify our general liability carrier for a specific layer of losses. The carrier has, in turn, agreed to provide evidence of coverage for this layer of losses under the terms and conditions of the carrier's policy. A similar policy written through Rosewood Indemnity, Ltd. also provides initial coverage for property insurance and certain windstorm risks at the Properties located in Florida.

            The events of September 11, 2001 affected our insurance programs. Although insurance rates remain high, we have two separate terrorism insurance programs, one for Mall of America and a second covering all other Properties. Each program covers both domestic and foreign acts of terrorism and has a separate $300 million policy aggregate limit in total. The policies also provide for a guaranteed aggregate reinstatement provision in case of a second loss from a covered terrorist act. These programs are in place through the remainder of 2003.

Inflation

            Inflation has remained relatively low in recent years and has had minimal impact on the operating performance of the Properties. Nonetheless, substantially all of the tenants' leases contain provisions designed to lessen the impact of inflation. These provisions include clauses enabling us to receive percentage rentals based on tenants' gross sales, which generally increase as prices rise, and/or escalation clauses, which generally increase rental rates during the terms

68



of the leases. In addition, many of the leases are for terms of less than ten years, which may enable us to replace existing leases with new leases at higher base and/or percentage rentals if rents of the existing leases are below the then-existing market rate. Substantially all of the leases, other than those for anchors, require the tenants to pay a proportionate share of operating expenses, including common area maintenance, real estate taxes and insurance, thereby reducing our exposure to increases in costs and operating expenses resulting from inflation.

            However, inflation may have a negative impact on some of our other operating items. Interest and general and administrative expenses may be adversely affected by inflation as these specified costs could increase at a rate higher than rents. Also, for tenant leases with stated rent increases, inflation may have a negative effect as the stated rent increases in these leases could be lower than the increase in inflation at any given time.

Seasonality

            The shopping center industry is seasonal in nature, particularly in the fourth quarter during the holiday season, when tenant occupancy and retail sales are typically at their highest levels. In addition, shopping malls achieve most of their temporary tenant rents during the holiday season. As a result, our earnings are generally highest in the fourth quarter of each year.

            In addition, given the number of Properties in warm summer climates our utility expenses are typically higher in the months of June through September due to higher electricity costs to supply air conditioning to our Properties. As a result some seasonality results in increased property operating expenses during these months; however, the majority of these costs are recoverable from tenants.

Environmental Matters

            Nearly all of the Properties have been subjected to Phase I or similar environmental audits. Such audits have not revealed nor is management aware of any environmental liability that we believe would have a material adverse impact on our financial position or results of operations. We are unaware of any instances in which we would incur significant environmental costs if any or all Properties were sold, disposed of or abandoned.

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REPORT OF INDEPENDENT AUDITORS

To the Board of Directors of
Simon Property Group, Inc.:

            We have audited the accompanying combined balance sheet of Simon Property Group, Inc. and subsidiaries (including the assets and liabilities of its former paired-share affiliate, SPG Realty Consultants, Inc., which merged into Simon Property Group, Inc. on December 31, 2002 (see Note 2)), as of December 31, 2002, and the related combined statements of operations and comprehensive income, shareholders' equity and cash flows for the year ended December 31, 2002. These financial statements are the responsibility of Simon Property Group, Inc.'s management. Our responsibility is to express an opinion on these financial statements based on our audit. The combined financial statements of Simon Property Group, Inc. and subsidiaries and SPG Realty Consultants, Inc. and subsidiaries (the "Companies") as of December 31, 2001 and for the two years in the period ended December 31, 2001, were audited by other auditors who have ceased operations and whose report dated March 28, 2002, expressed an unqualified opinion on those statements and included an explanatory paragraph that disclosed the adoption of SFAS No. 133 as discussed in Note 3 to the financial statements.

            We conducted our audit in accordance with auditing standards generally accepted in the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

            In our opinion, the 2002 combined financial statements referred to above present fairly, in all material respects, the combined financial position of Simon Property Group, Inc. and subsidiaries as of December 31, 2002, and the results of their operations and their cash flows for the year ended December 31, 2002, in conformity with accounting principles generally accepted in the United States.

            As discussed above, the combined financial statements of the Companies as of December 31, 2001, and for each of the two years in the period then ended were audited by other auditors who have ceased operations. As described in Note 3, certain reclassification adjustments have been made in the 2001 and 2000 statements of cash flows to conform to the 2002 presentation. These reclassification adjustments have no impact on the net income previously reported. We audited the reclassification adjustments that were applied to the 2001 and 2000 statements of cash flows. Our procedures included (a) obtaining analyses prepared by management of total distributions received from joint venture properties and total distributions paid to minority investors in consolidated properties, (b) comparing said amounts to the sections of the statements of cash flows, as previously reported, without exception, and (c) testing that the portion of the distributions received from joint venture properties, which represented a return on investment, and distributions paid to minority investors in consolidated properties were appropriately reclassified as cash generated by operating activities, consistent with their presentation in the 2002 statement of cash flows. In our opinion, such reclassification adjustments are appropriate and have been properly applied. However, we were not engaged to audit, review, or apply any procedures to the 2001 or 2000 financial statements of the Companies other than with respect to such reclassification adjustments and, accordingly, we do not express an opinion or any other form of assurance on the 2001 or 2000 financial statements taken as a whole.

Indianapolis, Indiana
February 6, 2003

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REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS

To the Board of Directors of
Simon Property Group, Inc. and SPG Realty Consultants, Inc.:

            We have audited the accompanying combined balance sheets of Simon Property Group, Inc. and subsidiaries and its paired share affiliate, SPG Realty Consultants, Inc. and subsidiaries (see Note 2), as of December 31, 2001 and 2000, and the related combined statements of operations and comprehensive income, shareholders' equity and cash flows for each of the three years in the period ended December 31, 2001. We have audited the accompanying consolidated balance sheets of Simon Property Group, Inc. (a Delaware corporation) and subsidiaries as of December 31, 2001 and 2000, and the related statements of operations and comprehensive income, shareholders' equity and cash flows for each of the three years in the period ended December 31, 2001. We have also audited the accompanying consolidated balance sheets of SPG Realty Consultants, Inc. (a Delaware corporation) and subsidiaries as of December 31, 2001 and 2000, and the related statements of operations and comprehensive income, shareholders' equity and cash flows for each of the three years in the period ended December 31, 2001. These financial statements are the responsibility of the Companies' management. Our responsibility is to express an opinion on these financial statements based on our audits.

            We conducted our audits in accordance with auditing standards generally accepted in the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

            In our opinion, the financial statements referred to above present fairly, in all material respects, the combined financial position of Simon Property Group, Inc. and subsidiaries and its paired share affiliate, SPG Realty Consultants, Inc. and subsidiaries, as of December 31, 2001 and 2000, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2001, the consolidated financial position of Simon Property Group, Inc. and subsidiaries as of December 31, 2001 and 2000, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2001, and the consolidated financial position of SPG Realty Consultants, Inc. and subsidiaries as of December 31, 2001 and 2000, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2001, in conformity with accounting principles generally accepted in the United States.

            As explained in Note 13 to the financial statements, effective January 1, 2001, the Companies adopted SFAS 133 "Accounting for Derivative Instruments and Hedging Activities," as amended in June of 2000 by SFAS 138, "Accounting for Derivative Instruments and Hedging Activities." SFAS 133, as amended, establishes accounting and reporting standards for derivative instruments. As explained in Note 13 to the financial statements, effective January 1, 2000, the Companies adopted Staff Accounting Bulletin No. 101, which addressed certain revenue recognition policies, including the accounting for overage rent by a landlord.

Indianapolis, Indiana
March 28, 2002.

            THIS REPORT IS A COPY OF THE PREVIOUSLY ISSUED ARTHUR ANDERSEN LLP (ANDERSEN) AUDITOR'S REPORT. THIS REPORT HAS NOT BEEN REISSUED BY ANDERSEN.

71


Simon Property Group, Inc.
Combined Balance Sheets
(Dollars in thousands, except per share amounts)

 
  December 31,
2002

  December 31,
2001

 
 
  (Note 2)

  (Note 2)

 
ASSETS:              
  Investment properties, at cost   $ 14,249,615   $ 13,194,396  
    Less — accumulated depreciation     2,222,242     1,877,175  
   
 
 
      12,027,373     11,317,221  
  Cash and cash equivalents     397,129     259,760  
  Tenant receivables and accrued revenue, net     311,361     316,842  
  Notes and advances receivable from Management Company
and affiliates
    75,105     79,738  
  Investment in unconsolidated entities, at equity     1,665,654     1,451,137  
  Goodwill, net     37,212     37,212  
  Deferred costs, other assets, and minority interest, net     390,668     349,044  
   
 
 
    Total assets   $ 14,904,502   $ 13,810,954  
   
 
 
LIABILITIES:              
  Mortgages and other indebtedness   $ 9,546,081   $ 8,841,378  
  Accounts payable, accrued expenses, and deferred revenues     624,505     544,431  
  Cash distributions and losses in partnerships and joint ventures,
at equity
    13,898     26,084  
  Other liabilities, minority interest and accrued dividends     228,508     213,279  
   
 
 
    Total liabilities     10,412,992     9,625,172  
   
 
 

COMMITMENTS AND CONTINGENCIES (Note 11)

 

 

 

 

 

 

 

LIMITED PARTNERS' INTEREST IN THE OPERATING PARTNERSHIPS

 

 

872,925

 

 

820,239

 

LIMITED PARTNERS' PREFERRED INTEREST IN
OPERATING PARTNERSHIP

 

 

150,852

 

 

150,852

 

SHAREHOLDERS' EQUITY:

 

 

 

 

 

 

 
  CAPITAL STOCK (750,000,000 total shares authorized, $.0001 par value, 237,996,000 shares of excess common stock (Note 10)):              
      All series of preferred stock, 100,000,000 shares authorized, 16,830,057 and 16,879,896 issued and outstanding, respectively. Liquidation values $858,006 and $907,845, respectively     814,254     877,468  
      Common stock, $.0001 par value, 400,000,000 shares authorized, 184,438,095 and 172,700,861 issued, respectively     18     17  
      Class B common stock, $.0001 par value, 12,000,000 shares authorized, 3,200,000 issued and outstanding     1     1  
      Class C common stock, $.0001 par value, 4,000 shares authorized, issued and outstanding          
  Capital in excess of par value     3,686,161     3,347,567  
  Accumulated deficit     (961,338 )   (927,654 )
  Accumulated other comprehensive income     (8,109 )   (9,893 )
  Unamortized restricted stock award     (10,736 )   (20,297 )
  Common stock held in treasury at cost, 2,098,555 shares     (52,518 )   (52,518 )
   
 
 
      Total shareholders' equity     3,467,733     3,214,691  
   
 
 
    $ 14,904,502   $ 13,810,954  
   
 
 

The accompanying notes are an integral part of these statements.

72


Simon Property Group, Inc.
Combined Statements of Operations and Comprehensive Income
(Dollars in thousands, except per share amounts)

 
  For the Year Ended December 31,
 
 
  2002
  2001
  2000
 
 
  (Note 2)

  (Note 2)

  (Note 2)

 
REVENUE:                    
  Minimum rent   $ 1,337,928   $ 1,271,142   $ 1,227,782  
  Overage rent     47,977     48,534     56,438  
  Tenant reimbursements     658,894     606,516     602,829  
  Other income     141,003     122,643     133,702  
   
 
 
 
    Total revenue     2,185,802     2,048,835     2,020,751  
   
 
 
 

EXPENSES:

 

 

 

 

 

 

 

 

 

 
  Property operating     364,848     329,030     320,548  
  Depreciation and amortization     480,012     453,557     420,065  
  Real estate taxes     217,579     198,190     191,190  
  Repairs and maintenance     77,472     77,940     73,918  
  Advertising and promotion     61,327     64,941     65,797  
  Provision for credit losses     8,972     8,415     9,644  
  Other (Note 11)     36,854     36,344     39,021  
  Impairment on investment properties         47,000     10,572  
   
 
 
 
    Total operating expenses     1,247,064     1,215,417     1,130,755  
   
 
 
 

OPERATING INCOME

 

 

938,738

 

 

833,418

 

 

889,996

 
Interest expense     602,972     607,625     635,678  
   
 
 
 
Income before minority interest     335,766     225,793     254,318  
Minority interest     (10,498 )   (10,593 )   (10,370 )
Gain on sales of assets and other, net (Note 4)     162,011     2,610     19,704  
   
 
 
 
Income before unconsolidated entities     487,279     217,810     263,652  
Loss from MerchantWired, LLC, net (Note 7)     (32,742 )   (18,104 )   (4,100 )
Income from other unconsolidated entities     92,811     82,591     87,867  
   
 
 
 
Income before extraordinary items and cumulative effect of accounting change     547,348     282,297     347,419  
Extraordinary items — Debt related transactions (Note 4)     14,307     163     (649 )
Cumulative effect of accounting change (Note 3)         (1,700 )   (12,342 )
   
 
 
 
Income before allocation to limited partners     561,655     280,760     334,428  

LESS:

 

 

 

 

 

 

 

 

 

 
  Limited partners' interest in the Operating Partnerships     127,727     55,526     70,490  
  Preferred distributions of the SPG Operating Partnership     11,340     11,417     11,267  
  Preferred dividends of subsidiary         14,668     29,335  
   
 
 
 
NET INCOME     422,588     199,149     223,336  
Preferred dividends     (64,201 )   (51,360 )   (36,808 )
   
 
 
 

NET INCOME AVAILABLE TO COMMON SHAREHOLDERS

 

$

358,387

 

$

147,789

 

$

186,528

 
   
 
 
 

BASIC EARNINGS PER COMMON SHARE:

 

 

 

 

 

 

 

 

 

 
    Income before extraordinary items and cumulative effect of accounting change   $ 1.93   $ 0.87   $ 1.13  
   
 
 
 
    Net income   $ 1.99   $ 0.86   $ 1.08  
   
 
 
 
DILUTED EARNINGS PER COMMON SHARE:                    
    Income before extraordinary items and cumulative effect of accounting change   $ 1.93   $ 0.86   $ 1.13  
   
 
 
 
    Net income   $ 1.99   $ 0.85   $ 1.08  
   
 
 
 
 
Net Income

 

$

422,588

 

$

199,149

 

$

223,336

 
  Cumulative effect of accounting change         (1,995 )    
  Unrealized gain (loss) on interest rate hedge agreements     4,431     (12,041 )    
  Net (income) losses on derivative instruments reclassified from accumulated other
comprehensive income into interest expense
    (982 )   4,071      
  Other     (1,665 )   72     5,852  
   
 
 
 
  Comprehensive Income   $ 424,372   $ 189,256   $ 229,188  
   
 
 
 

The accompanying notes are an integral part of these statements.

73


Simon Property Group, Inc.
Combined Statements of Cash Flows
(Dollars in thousands)

 
  For the Twelve Months
Ended December 31,

 
 
  2002
  2001
  2000
 
 
  (Note 2)

  (Note 2)

  (Note 2)

 
CASH FLOWS FROM OPERATING ACTIVITIES:                    
  Net income   $ 422,588   $ 199,149   $ 223,336  
    Adjustments to reconcile net income to net cash provided by operating activities —                    
      Depreciation and amortization     491,306     464,892     430,472  
      Impairment on investment properties         47,000     10,572  
      Extraordinary items     (14,307 )   (163 )   649  
      Cumulative effect of accounting change         1,700     12,342  
      Gain on sales of assets and other, net     (162,011 )   (2,610 )   (19,704 )
      Limited partners' interest in Operating Partnerships     127,727     55,526     70,490  
      Preferred dividends of Subsidiary         14,668     29,335  
      Preferred distributions of the SPG Operating Partnership     11,340     11,417     11,267  
      Straight-line rent     (6,785 )   (11,014 )   (15,590 )
      Minority interest     10,498     10,593     10,370  
      Minority interest distributions (Note 3)     (13,214 )   (16,629 )   (16,293 )
      Equity in income of unconsolidated entities     (60,069 )   (64,487 )   (83,767 )
      Distributions of income from unconsolidated entities (Note 3)     80,141     71,878     58,296  
      Other             3,000  
    Changes in assets and liabilities —                    
      Tenant receivables and accrued revenue     14,237     2,335     (8,482 )
      Deferred costs and other assets     (15,778 )   (37,932 )   (10,086 )
      Accounts payable, accrued expenses, deferred revenues and
other liabilities
    (2,683 )   112,739     37,312  
   
 
 
 
        Net cash provided by operating activities     882,990     859,062     743,519  
   
 
 
 
CASH FLOWS FROM INVESTING ACTIVITIES:                    
    Acquisitions     (1,129,139 )   (164,295 )   (1,325 )
    Capital expenditures, net     (213,990 )   (282,545 )   (419,382 )
    Cash from acquisitions     8,516     8,004      
    Net proceeds from sale of assets and partnership interests     436,350     19,550     164,574  
    Investments in unconsolidated entities     (90,113 )   (147,933 )   (161,580 )
    Distributions of capital from unconsolidated entities (Note 3)     191,314     217,082     303,795  
    Notes and advances to Management Company and affiliate     11,332     (1,173 )   (20,319 )
   
 
 
 
        Net cash used in investing activities     (785,730 )   (351,310 )   (134,237 )
   
 
 
 
CASH FLOWS FROM FINANCING ACTIVITIES:                    
    Proceeds from sales of common and preferred stock, net     341,445     8,085     1,208  
    Purchase of treasury stock and limited partner units             (50,972 )
    Minority interest contributions     779     2,647     69  
    Preferred dividends of Subsidiary         (14,668 )   (29,335 )
    Preferred distributions of the SPG Operating Partnership     (11,340 )   (11,417 )   (11,267 )
    Preferred dividends and distributions to shareholders     (457,085 )   (428,968 )   (369,979 )
    Distributions to limited partners     (138,789 )   (134,711 )   (131,923 )
    Mortgage and other note proceeds, net of transaction costs     2,408,685     2,454,994     1,474,527  
    Mortgage and other note principal payments     (2,103,586 )   (2,347,065 )   (1,426,131 )
   
 
 
 
        Net cash provided by (used in) financing activities     40,109     (471,103 )   (543,803 )
   
 
 
 
INCREASE IN CASH AND CASH EQUIVALENTS     137,369     36,649     65,479  
CASH AND CASH EQUIVALENTS, beginning of period     259,760     223,111     157,632  
   
 
 
 
CASH AND CASH EQUIVALENTS, end of period   $ 397,129   $ 259,760   $ 223,111  
   
 
 
 

The accompanying notes are an integral part of these statements.

74


Simon Property Group, Inc.
Combined Statements of Shareholders' Equity
(Dollars in thousands, Note 2)

 
  Preferred
Stock

  Common
Stock

  Accumulated
Other
Comprehensive
Income

  Capital in
Excess
of Par
Value

  Accumulated
Deficit

  Unamortized
Restricted
Stock
Award

  Common Stock
Held in
Treasury

  Total
Shareholders'
Equity

 
Balance at December 31, 1999   $ 542,838   $ 18   $ (5,852 ) $ 3,298,025   $ (551,251 ) $ (22,139 ) $ (7,981 ) $ 3,253,658  
Series A Preferred stock conversion (84,046 Common Shares)     (2,827 )               2,827                        
Series B Preferred stock conversion (36,913 Common Shares)     (1,327 )               1,327                        
Common stock issued as dividend (1,242 Common Shares)                       31                       31  
Stock options exercised (27,910 Common Shares)                       1,036                       1,036  
Other                       85                       85  
Stock incentive program (417,994 Common Shares, net)                       9,613           (9,613 )          
Amortization of stock incentive                                   11,770           11,770  
Shares purchased by subsidiary (191,500 Common Shares)                                         (4,539 )   (4,539 )
Treasury shares purchased (1,596,100 Common Shares)                                         (39,998 )   (39,998 )
Transfer out of limited partners' interest in the Operating Partnerships                       613                       613  
Distributions                             (387,373 )               (387,373 )
Other comprehensive income                 5,852                             5,852  
Net income                             223,336                 223,336  
   
 
 
 
 
 
 
 
 
Balance at December 31, 2000   $ 538,684   $ 18   $   $ 3,313,557   $ (715,288 ) $ (19,982 ) $ (52,518 ) $ 3,064,471  
   
 
 
 
 
 
 
 
 
Series A Preferred stock conversion (46,355 Common Shares)     (1,558 )               1,558                        
Common stock issued as dividend (442 Common Shares)                       12                       12  
Conversion of preferred stock of subsidiary (Note 10)     340,000                                         340,000  
Conversion of Limited Partner Units (958,997 Common Shares, Note 10)                       10,880                       10,880  
Stock options exercised (400,026 Common Shares)                       8,831                       8,831  
Series E and Series G Preferred stock accretion     342                                         342  
Stock incentive program (454,726 Common Shares, net)                       11,827           (11,827 )          
Amortization of stock incentive                                   11,512           11,512  
Other                       (259 )                     (259 )
Transfer out of limited partners' interest in the Operating Partnerships                       1,262                       1,262  
Distributions                       (101 )   (411,515 )               (411,616 )
Other comprehensive income                 (9,893 )                           (9,893 )
Net income                             199,149                 199,149  
   
 
 
 
 
 
 
 
 
Balance at December 31, 2001   $ 877,468   $ 18   $ (9,893 ) $ 3,347,567   $ (927,654 ) $ (20,297 ) $ (52,518 ) $ 3,214,691  
   
 
 
 
 
 
 
 
 
Series A Preferred stock conversion (1,893,651 Common Shares)     (63,688 )               63,688                        
Common stock issued as dividend (19,375 Common Shares)                       653                       653  
Conversion of Limited Partner Units (173,442 Common Shares, Note 10)                       5,709                       5,709  
Common stock issued (9,000,000 Common Shares)           1           322,199                       322,200  
Stock options exercised (671,836 Common Shares)                       15,740                       15,740  
Series E and Series G Preferred stock accretion     474                                         474  
Stock incentive program (-21,070 Forfeited Common Shares)                       (604 )         604            
Amortization of stock incentive                                   8,957           8,957  
Other                       399                       399  
Transfer out of limited partners' interest in the Operating Partnerships                       (69,190 )                     (69,190 )
Distributions                             (456,272 )               (456,272 )
Other comprehensive income                 1,784                             1,784  
Net income                             422,588                 422,588  
   
 
 
 
 
 
 
 
 
Balance at December 31, 2002   $ 814,254   $ 19   $ (8,109 ) $ 3,686,161   $ (961,338 ) $ (10,736 ) $ (52,518 ) $ 3,467,733  
   
 
 
 
 
 
 
 
 

The accompanying notes are an integral part of these statements.

75



SIMON PROPERTY GROUP, INC.

NOTES TO FINANCIAL STATEMENTS

(Dollars in thousands, except share and per share amounts and where indicated as in millions or billions)

1.    Organization

        Simon Property Group, Inc. ("Simon Property") is a Delaware corporation that operates as a self-administered and self-managed real estate investment trust ("REIT"). Simon Property Group, L.P. (the "Operating Partnership") is a majority-owned partnership subsidiary of Simon Property that owns all but one of our real estate properties. In these notes, the terms "we", "us" and "our" refer to Simon Property, the Operating Partnership, and their subsidiaries.

            We are engaged primarily in the ownership, operation, leasing, management, acquisition, expansion and development of real estate properties. Our real estate properties consist primarily of regional malls and community shopping centers. As of December 31, 2002, we owned or held an interest in 246 income-producing properties in the United States, which consisted of 173 regional malls, 68 community shopping centers, and five office and mixed-use properties in 36 states (collectively, the "Properties", and individually, a "Property"). Mixed-use properties are properties that include a combination of retail space, office space, and/or hotel components. We also own interests in four parcels of land held for future development (together with the Properties, the "Portfolio"). In addition, we have ownership interests in other real estate assets and ownership interests in eight retail real estate properties operating in Europe and Canada. Leases from retail tenants generate the majority of our revenues including:

            We also generate revenues due to our size and tenant relationships from:

            M.S. Management Associates, Inc. (the "Management Company") provides leasing, management, and development services to most of the Properties. In addition, insurance subsidiaries of the Management Company reinsure the self-insured retention portion of our general liability and workers' compensation programs. Third party providers provide coverage above the insurance subsidiaries' limits.

            We are subject to risks incidental to the ownership and operation of commercial real estate. These risks include, among others, the risks normally associated with changes in the general economic climate, trends in the retail industry, creditworthiness of tenants, competition for tenants and customers, changes in tax laws, interest rate levels, the availability of financing, and potential liability under environmental and other laws. Our regional malls and community shopping centers rely heavily upon anchor tenants like most retail properties. Three retailers' anchor stores occupied 336 of the approximately 933 anchor stores in the Properties as of December 31, 2002. An affiliate of one of these retailers is a limited partner in the Operating Partnership.

            During 2002, we continued to simplify our organizational structure by merging SPG Realty Consultants, Inc. ("SPG Realty") into Simon Property, ending our "paired share" REIT structure resulting from our combination with Corporate Property Investors, Inc. All of the outstanding stock of SPG Realty was previously held in trust for the benefit of the holders of common stock of Simon Property. As a result of the merger, our stockholders who were previously the beneficial owners of the SPG Realty stock are now, by virtue of their ownership of our common stock, the owners of the assets and operations formerly owned or conducted by SPG Realty.

            On January 1, 2003, the Operating Partnership acquired all of the remaining equity interests of the Management Company from three Simon family members for a total purchase price of $425, which was equal to the appraised value of the interests as determined by an independent third party. The acquisition was approved by our independent directors. As a result, the Management Company is now a wholly owned consolidated taxable REIT

76



subsidiary ("TRS") of the Operating Partnership. See Note 7 for further discussion of the operations of the Management Company.

2.    Basis of Presentation and Consolidation

        The accompanying financial statements of Simon Property include Simon Property and its subsidiaries. Simon Property and SPG Realty were entities under common control and, accordingly, we accounted for the merger of SPG Realty into Simon Property on December 31, 2002 similar to a pooling of interests. The assets, liabilities, revenues and expenses of SPG Realty have been combined with Simon Property at their historical amounts. The accompanying balance sheets and related disclosures in these notes to financial statements represent the merged balance sheet of Simon Property as of December 31, 2002 and the combined balance sheets of Simon Property and SPG Realty as of December 31, 2001. In addition, the statements of operations and comprehensive income, statements of cash flows, statements of shareholders equity and related disclosures in these notes to financial statements represent the combined results of Simon Property and SPG Realty for all periods presented. We eliminated all significant intercompany amounts.

            We consolidate Properties that are wholly owned or Properties that we own less than 100% but we control. Control of a Property is demonstrated by our ability to:

            The deficit minority interest balances in the accompanying balance sheets represent outside partners' interests in the net equity of certain properties. We record deficit minority interests when a joint venture agreement provides for the settlement of deficit capital accounts before distributing the proceeds from the sale of joint venture assets, the joint venture partner is obligated to make additional contributions to the extent of any capital account deficits and the joint venture partner has the ability to fund such additional contributions.

            Investments in partnerships and joint ventures represent noncontrolling ownership interests in Properties and our investment in the Management Company. We account for these investments using the equity method of accounting. We initially record these investments at cost and we subsequently adjust for net equity in income or loss, which we allocate in accordance with the provisions of the applicable partnership or joint venture agreement, and cash contributions and distributions. The allocation provisions in the partnership or joint venture agreements are not always consistent with the legal ownership interests held by each general or limited partner or joint venturer primarily due to partner preferences.

            As of December 31, 2002, of our 246 Properties we consolidated 164 wholly-owned Properties, consolidated 14 less than wholly owned Properties which we control, and accounted for 68 Properties using the equity method. We manage the day-to-day operations of 59 of the 68 equity method Properties.

            We allocate net operating results of the Operating Partnerships after preferred distributions (see Note 10) based on the general partners', Simon Property's (and formerly SPG Realty's), and the limited partners' respective ownership interests. Our weighted average direct and indirect ownership interest in the Operating Partnerships were as follows:

For the Year Ended December 31,
 
    2002    
      2001    
      2000    
 
73.6 % 72.5 % 72.4 %

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            Simon Property's direct and indirect ownership interests in the Operating Partnerships at December 31, 2002 was 74.3% and at December 31, 2001 was 72.9%.

3.    Summary of Significant Accounting Policies

            We record investment properties at cost or predecessor cost for Properties acquired from certain of the Operating Partnership's unitholders. Investment properties include costs of acquisitions; development, predevelopment, and construction (including salaries and related benefits); tenant allowances and improvements; and interest and real estate taxes incurred related to construction. We capitalize improvements and replacements from repair and maintenance when the repairs and maintenance extend the useful life, increase capacity, or improve the efficiency of the asset. All other repair and maintenance items are expensed as incurred. We record depreciation on buildings and improvements utilizing the straight-line method over an estimated original useful life, which is generally 35 years. We review depreciable lives of investment properties periodically and we make adjustments when necessary to reflect a shorter economic life. We record depreciation on tenant allowances, tenant inducements and tenant improvements utilizing the straight-line method over the term of the related lease. We record depreciation on equipment and fixtures utilizing the straight-line method over seven to ten years.

            We review investment properties for impairment on a Property-by-Property basis whenever events or changes in circumstances indicate that the carrying value of investment Properties may not be recoverable. These circumstances include, but are not limited to, declines in cash flows, occupancy and comparable sales per square foot at the Property. We recognize an impairment of investment property when the estimated undiscounted operating income before depreciation and amortization is less than the carrying value of the Property. To the extent impairment has occurred, we charge to income the excess of carrying value of the Property over its estimated fair value. We may decide to sell Properties that are held for use. The sale prices of these Properties may differ from their carrying values.

            In 2002, we adopted SFAS No. 144, "Accounting for the Impairment or Disposal of Long-Lived Assets" that supersedes SFAS No. 121, "Accounting for the Impairment of Long-Lived Assets and for Long-Lived Assets to Be Disposed of." SFAS No. 144 supersedes the accounting and reporting provisions of APB Opinion No. 30, "Reporting the Results of Operations — Reporting the Effects of Disposal of a Segment of a Business, and Extraordinary, Unusual and Infrequently Occurring Events and Transactions" for the disposal of a segment of a business. SFAS No. 144 provides a framework for the evaluation of impairment of long-lived assets, the treatment for assets held for sale or to be otherwise disposed of, and the reporting of discontinued operations. SFAS No. 144 requires us to reclassify any material operations related to consolidated properties sold during the period that were not classified as held for sale as of December 31, 2001 to discontinued operations. In 2002, there were no material effects upon our adoption of this pronouncement.

            Goodwill resulted from our merger with Corporate Property Investors, Inc. in 1998. We adopted SFAS No. 142 "Goodwill and Other Intangibles" on January 1, 2002 and as a result we ceased amortizing goodwill in accordance with SFAS No. 142 which was approximately $1.2 million annually. The impact of adopting SFAS No. 142 resulted in no impairment of our goodwill. In accordance with SFAS No. 142, we review goodwill for impairment at the reporting unit level on an annual basis or more frequently if an event occurs that would change the fair value of the reporting unit below its carrying amount. If we determine the reporting unit is impaired, the loss would be recognized as an impairment loss in income.

            We consider all highly liquid investments purchased with an original maturity of 90 days or less cash and cash equivalents. Cash equivalents are carried at cost, which approximates market value. Cash equivalents generally consist of commercial paper, bankers acceptances, Eurodollars, repurchase agreements, and money markets. Our balance of

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unrestricted cash and cash equivalents includes a balance of $171.2 million related to our gift certificate program which we do not consider available for general working capital purposes. See Notes 4,7,10, and 12 for disclosures about non-cash investing and financing transactions.

            We prepared the accompanying financial statements in accordance with accounting principles generally accepted in the United States ("GAAP"). GAAP requires us to make estimates and assumptions that affect the reported amounts of assets and liabilities, disclosure of contingent assets and liabilities at the date of the financial statements, and revenues and expenses during the reported period. Our actual results could differ from these estimates.

            We capitalize interest on projects during periods of construction until the projects are ready for their intended purpose. The amount of interest capitalized during each year is as follows:

For the Year Ended December 31,
    2002    
      2001    
      2000    
$ 4,249   $ 9,807   $ 19,831

            Our interests in our regional malls, community centers and other assets represent one segment because we base our resource allocation and other operating decisions on the evaluation of the entire Portfolio.

            Our deferred costs consist primarily of financing fees we incurred in order to obtain long-term financing and internal and external leasing commissions and related costs. We record amortization of deferred financing costs on a straight-line basis over the terms of the respective loans or agreements. Our deferred leasing costs consist primarily of capitalized salaries and related benefits in connection with lease originations. We record amortization of deferred leasing costs on a straight-line basis over the terms of the related leases. We amortize debt premiums and discounts over the remaining terms of the related debt instruments. These debt premiums or discounts arise either at the debt issuance or as part of the purchase price allocation of the fair value of debt assumed in acquisitions. Net deferred costs of $149,748 as of December 31, 2002 are net of accumulated amortization of $194,893 and net deferred costs of $142,983 as of December 31, 2001 are net of accumulated amortization of $180,153.

            The accompanying statements of operations and comprehensive income includes amortization as follows:

 
  For the year ended December 31,
 
 
  2002
  2001
  2000
 
Amortization of deferred financing costs   $ 17,079   $ 16,513   $ 15,798  
Amortization of debt premiums net of discounts   $ (2,269 ) $ (5,178 ) $ (5,391 )
Amortization of deferred leasing costs   $ 17,255   $ 15,167   $ 11,736  

            We record amortization of deferred financing costs, amortization of premiums, and accretion of discounts as part of interest expense.

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            On January 1, 2001 we adopted SFAS 133 "Accounting for Derivative Instruments and Hedging Activities," as amended by SFAS 138, "Accounting for Derivative Instruments and Hedging Activities." On adoption, we recorded the difference between the fair value of the derivative instruments and the previous carrying amount of those derivatives on our balance sheets and in net income or other comprehensive income, as appropriate, as the cumulative effect of a change in accounting principle in accordance with APB 20 "Accounting Changes." On adoption, we recorded $2.0 million of unrecognized losses in other comprehensive income as a cumulative effect of accounting change. We also recorded an expense of $1.7 million as a cumulative effect of accounting change in the statement of operations, which includes our $1.5 million share of joint venture cumulative effect of accounting change.

            We use a variety of derivative financial instruments in the normal course of business to manage or hedge the risks described in Note 8 and record all derivatives on our balance sheets at fair value. We require that hedging derivative instruments are effective in reducing the risk exposure that they are designated to hedge. We formally designate any instrument that meets these hedging criteria as a hedge at the inception of the derivative contract.

            We adjust our balance sheets on an ongoing basis to reflect the current fair market value of our derivatives. We record changes in the fair value of these derivatives each period in earnings or comprehensive income, as appropriate. The ineffective portion of the hedge is immediately recognized in earnings to the extent that the change in value of a derivative does not perfectly offset the change in value of the instrument being hedged. The unrealized gains and losses held in accumulated other comprehensive income will be reclassified to earnings over time and occurs when the hedged items are also recognized in earnings. We have a policy of only entering into contracts with major financial institutions based upon their credit ratings and other factors.

            We use standard market conventions to determine the fair values of derivative instruments and techniques such as discounted cash flow analysis, option pricing models, and termination cost are used to determine fair value at each balance sheet date. All methods of assessing fair value result in a general approximation of value and such value may never actually be realized.

            We, as a lessor, retain substantially all of the risks and benefits of ownership of the investment properties and account for our leases as operating leases. We accrue minimum rents on a straight-line basis over the terms of their respective leases. Substantially all of our retail tenants are also required to pay overage rents based on sales over a stated base amount during the lease year. Beginning January 1, 2000 in accordance with Staff Accounting Bulletin No. 101 ("SAB 101"), we recognize overage rents only when each tenant's sales exceeds its sales threshold. Upon adoption of SAB 101, we recognized a cumulative effect of accounting change of $12.3 million. We previously recognized overage rents as revenues based on reported and estimated sales for each tenant through December 31, less the applicable base sales amount.

            We structure our leases to allow us to recover a significant portion of our property operating, real estate taxes, repairs and maintenance, and advertising and promotion expenses from our tenants. Property operating expenses typically include utility, insurance, security, janitorial, landscaping, food court and other administrative expenses. Our advertising and promotional costs are expensed as incurred. We accrue reimbursements from tenants for recoverable portions of all these expenses as revenue in the period the applicable expenditures are incurred. We also receive escrow payments for these reimbursements from substantially all our tenants throughout the year. We do this to reduce the risk of loss on uncollectible accounts once we perform the final year end billings for recoverable expenditures. We recognize differences between estimated recoveries and the final billed amounts in the subsequent year.

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            We record a provision for credit losses based on our judgment of a tenant's creditworthiness, ability to pay and probability of collection. In addition, we also consider the retail sector in which the tenant operates and our historical collection experience in cases of bankruptcy, if applicable. Presented below is the activity in the allowance for credit losses during the following years ended:

 
  For the year ended December 31,
 
 
  2002
  2001
  2000
 
Balance at Beginning of Year   $ 24,682   $ 20,108   $ 14,467  
Provision for Credit Losses     8,972     8,415     9,644  
Accounts Written Off     (13,164 )   (3,841 )   (4,003 )
   
 
 
 
Balance at End of Year   $ 20,490   $ 24,682   $ 20,108  
   
 
 
 

            Simon Property and a subsidiary of the Operating Partnership are taxed as REITs under Sections 856 through 860 of the Code and applicable Treasury regulations relating to REIT qualification. These regulations require us to distribute at least 90% of our taxable income to shareholders and meet certain other asset and income tests as well as other requirements. We intend to continue to adhere to these requirements and maintain the REIT status of Simon Property and the REIT subsidiary. As REITs, these entities will generally not be liable for federal corporate income taxes. Thus, we made no provision for federal income taxes for these entities in the accompanying financial statements. If any of these entities fails to qualify as a REIT in any taxable year, that entity will be subject to federal income taxes on its taxable income at regular corporate tax rates for a four year period following the year the entities fail to qualify as a REIT. That entity may reapply for REIT status at that point. State income, franchise or other taxes were not significant in any of the periods presented. We have also elected taxable REIT subsidiary ("TRS") status for some of our subsidiaries. This enables us to receive income and provide services that would be otherwise impermissible for REITs.

            We base basic earnings per share on the weighted average number of shares of common stock outstanding during the year. We base diluted earnings per share on the weighted average number of shares of common stock outstanding combined with the incremental weighted average shares that would have been outstanding assuming all dilutive potential common shares were converted into shares at the earliest date possible. The following table sets forth the computation for our basic and diluted earnings per share. The income before extraordinary items and cumulative effect of accounting change, extraordinary items, cumulative effect of accounting change, and income effect of dilutive securities amounts presented in the reconciliation below represent the common shareholders' pro rata share of the respective line items in the statements of operations.

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3.    Summary of Significant Accounting Policies (Continued)

 
  For the Year Ended December 31,
 
 
  2002
  2001
  2000
 
Common Shareholders' share of:                    
Income before extraordinary items and cumulative effect of accounting change   $ 347,852   $ 148,904   $ 195,932  
Extraordinary items     10,535     118     (470 )
Cumulative effect of accounting change         (1,233 )   (8,934 )
   
 
 
 
Net Income available to Common Shareholders — Basic   $ 358,387   $ 147,789   $ 186,528  
   
 
 
 
Effect of Dilutive Securities:                    
Dilutive convertible preferred stock dividends   $ 1,085   $   $  
Impact to General Partner's interest in Operating Partnership from all dilutive securities and options     834          
   
 
 
 
Net Income available to Common Shareholders — Diluted   $ 360,306   $ 147,789   $ 186,528  
   
 
 
 
Weighted Average Shares Outstanding — Basic     179,910,355     172,669,133     172,894,555  
Effect of stock options     671,972     358,414     99,538  
Effect of convertible preferred stock     918,615          
   
 
 
 
Weighted Average Shares Outstanding — Diluted     181,500,942     173,027,547     172,994,093  
   
 
 
 
Basic per share amounts:                    
Income before extraordinary items and cumulative effect of accounting change   $ 1.93   $ 0.87   $ 1.13  
Extraordinary items     0.06          
Cumulative effect of accounting change         (0.01 )   (0.05 )
   
 
 
 
Net income available to Common Shareholders — Basic   $ 1.99   $ 0.86   $ 1.08  
   
 
 
 
Diluted per share amounts:                    
Income before extraordinary items and cumulative effect of accounting change   $ 1.93   $ 0.86   $ 1.13  
Extraordinary items     0.06          
Cumulative effect of accounting change         (0.01 )   (0.05 )
   
 
 
 
Net income available to Common Shareholders — Dilutive   $ 1.99   $ 0.85   $ 1.08  
   
 
 
 

            The Series A convertible preferred stock was dilutive in 2002. Our other potentially dilutive securities include the Series B convertible preferred stock, the limited partner preferred units of the Operating Partnership, and the Units held by limited partners in the Operating Partnership, all of which did not have a dilutive effect in any period presented.

            We accrue distributions when they are declared. The taxable nature of the dividends declared for each of the years ended as indicated is summarized as follows:

 
  For the Year Ended December 31,
 
  2002
  2001
  2000
Total dividends paid per share   $ 2.175   $2.08   $2.02

Percent taxable as ordinary income

 

 

58.0%

 

71.0%

 

36.0%
Percent taxable as long-term capital gains     36.6%     3.1%   11.0%
Percent taxable as unrecaptured Section 1250 gains     5.4%     0.9%     4.0%
Percent non-taxable as return of capital     0.0%   25.0%   49.0%
   
 
 
      100.0%   100.0%   100.0%
   
 
 

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            As permitted by SFAS No. 123 "Accounting for Stock Based Compensation", we changed our accounting policy with respect to stock options. We will expense the fair value of stock options awarded as compensation expense over the vesting period for options issued after January 1, 2002, both in accordance with the adoption provisions of SFAS 123. We issued 24,000 options in 2002 and the impact of this change was not material.

            We made certain reclassifications of prior period amounts in the financial statements to conform to the 2002 presentation. We reclassified distributions from unconsolidated entities that represent return on investments in the statements of cash flows to "net cash provided by operating activities" from "net cash used in investing activities" for all periods presented. "Distributions of capital from unconsolidated entities" represent cash distributions from operations in excess of net income and financing activities. In addition, we reclassified distributions to minority interest owners of consolidated properties in the statements of cash flows to "net cash provided by operating activities" from "net cash provided by (used in) financing activities" for all periods presented. These reclassifications have no impact on the net income previously reported.

4.    Other Real Estate Acquisitions, Disposals, and Impairment

            On May 3, 2002, we purchased, jointly with Westfield America Trust and The Rouse Company, the partnership interests of Rodamco North America N.V. ("Rodamco") and its affiliates through the acquisition of Rodamco stock. Our portion of the acquisition includes the purchase of the remaining partnership interests in four of our existing joint venture Properties, new partnership interests in nine additional Properties, and other partnership interests and assets. We acquired these partnership interests as part of our acquisition strategy to acquire and own quality retail real estate thereby enhancing our overall Portfolio. The results of operations for the partnership interests acquired have been included in our results of operations from May 3, 2002 to December 31, 2002.

            The purchase price was €2.5 billion for the 45.1 million outstanding shares of Rodamco stock, or €55 per share, and the assumption of certain Rodamco obligations. Our share of the total purchase price was approximately $1.6 billion, including €795.0 million or $720.7 million to acquire Rodamco shares, the assumption of $579 million of debt and preferred units, and cash of $268.8 million to pay off our share of corporate level debt and unwind interest rate swap agreements. The values assigned to the assets or partnership interests acquired were determined using traditional real estate valuation methodologies. In addition, we assessed the market value of in-place leases based upon our best estimate of current market rents and will amortize the resulting market rent adjustment into revenues over the remaining average term of the acquired in-place leases.

            We, and the Management Company, hold the other Rodamco partnership interests and assets jointly with The Rouse Company and Westfield America Trust. We account for these assets under the equity method. These include an interest in a retail real estate partnership, two notes receivable, an interest in a hotel, and three other retail properties. Some of these assets were considered held for sale and amounted to approximately $8 million. We sold two of the other retail properties in 2002 for no gain or loss for approximately $4.4 million. Our share of the carrying amount of the remaining asset held for sale is less than $4.0 million as of December 31, 2002. We, along with The Rouse Company and Westfield America Trust, are actively marketing the remaining asset and we expect it to be sold within one year.

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            In connection with the Rodamco acquisition we entered into a series of hedging transactions to manage our €795 million exposure to fluctuations in the Euro currency, all of which were closed out at the completion of the acquisition. Our total net gains were $7.1 million on the hedging activities.

            We financed a portion of the Rodamco acquisition through the sale of two partnership interests acquired as part of the Rodamco acquisition and an existing partnership interest to Teacher's Insurance and Annuity Association ("Teachers"). We sold these partnership interests for approximately $391.7 million, including approximately $198.0 million of cash and approximately $193.7 million of debt assumed. Our sale of the existing partnership interest resulted in a net gain of $25.7 million.

            As a result of the Rodamco acquisition and the Teachers transaction, we consolidated five new partnerships and account for six new partnerships as joint ventures.

            On July 19, 2002, we purchased the remaining two-thirds interest in Copley Place (we had acquired our initial interest in the Rodamco acquisition) for $241.4 million, including $118.3 million in cash and the assumption of $123.1 million of debt. We funded the acquisition with borrowings from our existing Credit Facility (Note 8). As a result of this transaction, we have consolidated the results of operations of Copley Place from July 19, 2002 to December 31, 2002.

            On October 1, 2001, we purchased a 50% interest in Fashion Valley Mall located in San Diego, California for a purchase price of $165.0 million which includes our share of a $200.0 million, seven year mortgage at a fixed rate of 6.5% issued concurrent with the acquisition by the partnership owning the property. We also assumed management responsibilities for this 1.7 million square foot open-air, super-regional mall.

            On August 20, 2001, we acquired an additional 21.46% interest in the Fashion Centre at Pentagon City for a total of $77.5 million. Concurrent with the acquisition the partnership owning the property issued $200.0 million of debt and we assumed our pro rata share of this debt.

            Subsequent to December 31, 2002, our limited partner in The Forum Shops at Caesars in Las Vegas, NV initiated the buy/sell provision of the partnership agreement. We have elected to purchase this interest for $174.0 million and to assume our partner's existing share of $175.0 million in debt.

            On April 1, 2002, we sold our interest in Orlando Premium Outlets, one of our joint venture Properties, for a gross sales price of $76.3 million, including cash of $46.6 million and the assumption of our 50% share of $59.1 million of joint venture debt, resulting in a net gain of $39.0 million.

            In addition, on May 31, 2002, we sold our interests in the five joint venture value-oriented super-regional malls to the Mills Corporation, who was our partner in these Properties and who managed these joint ventures. We disposed of these joint venture interests in order to fund a portion of the Rodamco acquisition. We sold these joint venture interests for approximately $424.3 million including $150.9 million of cash and the assumption of approximately $273.4 million of joint venture debt. The transaction resulted in a gain of $123.3 million. We were also relieved of all guarantees of the indebtedness related to these five Properties. In connection with this transaction, the Management Company also sold its land partnership interests for $24.1 million that resulted in our $8.4 million share of gains, net of tax, recorded in income from unconsolidated entities. Also during 2002, we made the decision to no longer pursue certain development projects. As a result, we wrote-off the carrying amount of our predevelopment costs and land acquisition costs associated with these projects in the amount of $17.1 million, which is included in "gains on sales of assets and other, net" in the accompanying statements of operations and comprehensive income.

            During 2002, we disposed of seven of our nine assets held for sale as of December 31, 2001 as discussed below under impairment. The seven assets disposed included three community centers and four regional malls. The three

84



community centers and two of the regional malls were sold for a net sales price of $28.1 million resulting in a net loss of $7.0 million. In addition, we negotiated with the lenders the sale of our interests in one regional mall to a third party resulting in net proceeds of $3.6 million and deeded one regional mall to the lender in satisfaction of the outstanding mortgage indebtedness. The two regional malls were encumbered with $52.2 million of indebtedness. The net impact of these two transactions resulted in a net gain on debt forgiveness of $16.1 million that is reflected in extraordinary items in the accompanying statements of operations and comprehensive income. The total carrying amount of the two remaining assets held for sale was $10.6 million at December 31, 2002.

            We sold ownership interests in Properties during each of the years ended December 31, 2001 and 2000 presented in the accompanying financial statements. The disposals consisted of and resulted in the following:

(in millions)
  Type (number of properties)
  Net Proceeds
  Gain/(Loss)
2001   Community center (1), regional mall (1) and office building (1)   $ 19.6   $ 2.6
2000   Community center (4), regional mall (2) and office building (1)   $ 114.6   $ 19.7

            In January 2003, we sold four Properties with a carrying amount of $27.4 million for a gain. The Properties' cash flows and results of operations were not material to our cash flows and results of operations and their removal from service will not materially affect our ongoing operations.

            In 2001, in connection with our anticipated disposal of nine Properties identified as held for sale we recorded a $47.0 million expense for the impairment. As discussed above, we disposed of seven of the nine assets held for sale in 2002. In general, the overall decline in the economy has caused tenants to vacate space at certain non-core Properties decreasing occupancy rates and leading to declines in the fair values of these assets due to decreased profitability. In addition, we committed to a plan to dispose of these assets. We estimated the impairment of these assets using a combination of cap rate analysis and discounted cash flows from the individual Properties' operations as well as contract prices, if applicable. The nine properties' cash flows and results of operations were not material to our cash flows and results of operations and their removal from service will not materially affect our ongoing operations. The total carrying amounts of these properties were $87.2 million at December 31, 2001 and were included in investment properties.

            We also recorded a $10.6 million expense for the impairment of two Properties for the year ended December 31, 2000 for the same reasons discussed above. We sold these two properties in 2001.

            We wrote off miscellaneous technology and other investments of $2.7 million in 2002, $5.7 million in 2001, and $3.0 million in 2000, all of which were included in other expense in the accompanying statements of operations and comprehensive income. In addition, in 2001 the Management Company decided to postpone further development of clixnmortar, a technology investment. As a result, the Management Company wrote off its investment in clixnmortar of which our share was a net $13.9 million.

5.    Pro Forma and Balance Sheet data

        The following unaudited pro forma summary financial information combines the consolidated results of Simon Property as if the following transactions had occurred on January 1, 2001 and were carried forward through December 31, 2002:

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            We prepared the unaudited pro forma summary information based upon assumptions we deemed appropriate. The pro forma summary information is not necessarily indicative of the results which actually would have occurred if the Rodamco acquisition had been consummated at January 1, 2001, nor does it purport to represent the results of operations for future periods.

 
  For the year ended December 31,
 
  2002 (1)
  2001 (2)
Total revenue   $ 2,250,516   $ 2,202,238
   
 
Income before extraordinary items and cumulative effect of accounting change   $ 549,344   $ 294,306
   
 
Income before allocation to limited partners (1)   $ 563,650   $ 292,769
   
 
Net income available to common shareholders   $ 362,179   $ 158,661
   
 
Income before extraordinary items and cumulative effect of accounting change per share — basic     $1.91     $0.88
   
 
Income before extraordinary items and cumulative effect of accounting change per share — diluted     $1.90     $0.88
   
 
Net income available to common shareholders per share — basic     $1.96     $0.87
   
 
Net income available to common shareholders per share — diluted     $1.96     $0.87
   
 

            The following summarized balance sheet represents the impact of the Rodamco acquisition and the acquisition of the remaining two-thirds interest in Copley Place:

 
  2002
Investment properties, at cost   $ 1,110,120
Cash and cash equivalents     9,272
Tenant receivables     8,786
Investment in unconsolidated entities     518,390
Deferred costs, other assets, and minority interest     25,537
Notes and advances from the Management Company and affiliates     26,433
   
Total assets   $ 1,698,538
   
Mortgages and other indebtedness   $ 458,897
Accounts payable, accrued expenses, accrued environmental, severance and other expenses     108,356
Other liabilities     8,326
   
Total liabilities   $ 575,579
   

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6.    Investment Properties

        Investment properties consist of the following:

 
  As of December 31,
 
  2002
  2001
Land   $ 2,028,285   $ 1,987,364
Buildings and improvements     12,101,454     11,107,641
   
 
Total land, buildings and improvements     14,129,739     13,095,005
Furniture, fixtures and equipment     119,876     99,391
   
 
Investment properties at cost     14,249,615     13,194,396
Less — accumulated depreciation     2,222,242     1,877,175
   
 
Investment properties at cost, net   $ 12,027,373   $ 11,317,221
   
 
Construction in progress included in investment properties   $ 137,785   $ 111,218
   
 

7.    Investments in Unconsolidated Entities

        Joint ventures are common in the real estate industry. We use joint ventures to finance certain properties and to diversify our risk in a particular asset or trade area. We may also use joint ventures in the development of new properties. We held joint venture ownership interests in 68 Properties as of December 31, 2002 and in 70 Properties as of December 31, 2001. As discussed in Note 2, since we do not fully control these joint venture Properties, our accounting policy and accounting principles generally accepted in the United States require that we account for these Properties on the equity method of accounting. Substantially all of our joint venture Properties are subject to rights of first refusal, buy-sell provisions, or other sale rights for all partners which are customary in real estate partnership agreements and the industry. Our partner in our joint ventures may initiate these provisions at any time, which will result in either the use of available cash or borrowings to acquire or dispose of the partnership interest.

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Summary financial information of the joint ventures and a summary of our investment in and share of income from such joint ventures follow. We condensed into separate line items, major captions of assets and liabilities as well as the statements of operations for joint venture interests sold or consolidated, when we have acquired an additional interest in a joint venture and have as a result, gained control of the Property. These line items include "Discontinued Joint Venture Interests" to present comparative balance sheets and results of operations for those joint venture interests held as of December 31, 2002.

 
  December 31,
BALANCE SHEETS

  2002
  2001
Assets:            
Investment properties, at cost   $ 8,160,065   $ 6,958,470
Less — accumulated depreciation     1,327,751     1,070,594
   
 
      6,832,314     5,887,876
Net investment properties, at cost of Discontinued Joint Venture Interests         1,002,274
Cash and cash equivalents     199,634     167,173
Tenant receivables     199,675     164,647
Investment in unconsolidated entities     6,966    
Other assets     190,561     134,504
Other assets of Discontinued Joint Venture Interests         101,868
   
 
    Total assets   $ 7,429,150   $ 7,458,342
   
 
Liabilities and Partners' Equity:            
Mortgages and other notes payable   $ 5,306,465   $ 4,721,711
Mortgages of Discontinued Joint Venture Interests         967,677
   
 
      5,306,465     5,689,388
Accounts payable, accrued expenses, and deferred revenue     289,793     191,440
Other liabilities     66,090     85,137
Other liabilities Discontinued Joint Venture Interests         28,772
   
 
    Total liabilities     5,662,348     5,994,737
Preferred units     125,000    
  Partners' equity     1,641,802     1,463,605
   
 
    Total liabilities and partners' equity   $ 7,429,150   $ 7,458,342
   
 
Our Share of:            
Total assets   $ 3,123,011   $ 3,088,952
   
 
Partners' equity   $ 724,511   $ 754,056
Add: Excess Investment     831,728     563,278
   
 
Our net Investment in Joint Ventures   $ 1,556,239   $ 1,317,334
   
 
Mortgages and other notes payable   $ 2,279,609   $ 2,392,522
   
 

            "Excess Investment" represents the unamortized difference of our investment over our share of the equity in the underlying net asset of the joint ventures acquired. We amortize excess investment over the life of the related Properties, typically 35 years, and the amortization is included in income from unconsolidated entities. We periodically review our ability to recover the carrying values of our investments in the joint venture Properties. If we conclude that any portion of our investment, including the excess investment, is not recoverable, we record an adjustment to write off the unrecoverable amounts.

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            As of December 31, 2002, scheduled principal repayments on joint venture indebtedness were as follows:

2003   $ 356,235
2004     532,143
2005     998,393
2006     803,982
2007     410,551
Thereafter     2,196,758
   
Total principal maturities     5,298,062
Net unamortized debt premiums     8,403
   
Total mortgages and other notes payable   $ 5,306,465
   

            This debt becomes due in installments over various terms extending through 2012 with interest rates ranging from 1.75% to 9.05% and a weighted average rate of 6.27% at December 31, 2002.

 
  For the Year Ended December 31,
 
STATEMENTS OF OPERATIONS

  2002
  2001
  2000
 
Revenue:                    
  Minimum rent   $ 808,607   $ 691,469   $ 651,643  
  Overage rent     29,279     25,640     28,151  
  Tenant reimbursements     409,925     349,134     333,887  
  Other income     55,409     44,752     43,668  
   
 
 
 
    Total revenue     1,303,220     1,110,995     1,057,349  
Operating Expenses:                    
  Property operating     210,800     182,489     173,075  
  Depreciation and amortization     234,775     203,910     193,755  
  Real estate taxes     126,660     112,309     116,629  
  Repairs and maintenance     71,054     51,689     47,040  
  Advertising and promotion     39,164     36,405     34,556  
  Provision for credit losses     9,168     5,070     9,194  
  Other     34,466     20,583     15,220  
   
 
 
 
    Total operating expenses     726,087     612,455     589,469  
   
 
 
 
Operating Income     577,133     498,540     467,880  
Interest Expense     338,299     307,849     304,718  
   
 
 
 
Income Before Minority Interest and Unconsolidated Entities     238,834     190,691     163,162  
Income from unconsolidated entities     3,062          
Minority interest     (751 )        
Loss on Sale of Assets             (6,990 )
   
 
 
 
Income From Continuing Operations     241,145     190,691     156,172  
Income from Discontinued Joint Venture Interests     14,346     32,562     29,654  
   
 
 
 
Income Before Extraordinary Items and Cumulative Effect of
Accounting Change ("IBEC")
    255,491     223,253     185,826  
Cumulative Effect of Accounting Change         (3,011 )   (3,948 )
Extraordinary Items — Debt Extinguishments         (295 )   (1,842 )
   
 
 
 
Net Income   $ 255,491   $ 219,947   $ 180,036  
   
 
 
 
Third-Party Investors' Share of IBEC   $ 150,161   $ 134,748   $ 107,833  
   
 
 
 
Simon Group's Share of IBEC     105,330     88,505     77,993  
Amortization of Excess Investment     26,635     21,279     20,972  
   
 
 
 
Income from Joint Ventures   $ 78,695   $ 67,226   $ 57,021  
   
 
 
 

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            The Operating Partnership has a 33.0% ownership interest in European Retail Enterprises, B.V. ("ERE"), that is accounted for using the equity method of accounting. ERE also operates through a wholly-owned subsidiary Groupe BEG, S.A. ("BEG"). ERE and BEG are fully integrated European retail real estate developers, lessors and managers. Our total current investment in ERE and BEG, including subordinated debt, is approximately $75.2 million. The translation adjustment resulting from the conversion of BEG and ERE's financial statements from Euros to U.S. dollars was not significant for the years ended December 31, 2002, 2001 and 2000. The agreements with BEG and ERE are structured to allow us to acquire an additional 28.3% ownership interest over time. The future commitments to purchase shares from three of the existing shareholders of ERE are based upon a multiple of adjusted results of operations in the year prior to the purchase of the shares. Therefore, the actual amount of these additional commitments may vary. The current estimated additional commitment is approximately $50 million to purchase shares of stock of ERE, assuming that the three existing shareholders exercise their rights under put options. We expect these purchases to be made from 2004-2008. As of December 31, 2002, ERE and BEG had five Properties open in Poland and two in France. One additional property opened in France in February 2003. During the third quarter of 2001 the Management Company transferred its interest in ERE at its carrying value of $29.9 million, which approximated its fair value, to the Operating Partnership through the intercompany note to simplify the organizational structure.

            Through the Operating Partnership and as of December 31, 2002, we owned voting and non-voting common stock and three classes of participating preferred stock of the Management Company; however, 95% of the voting common stock was owned by three Simon family members. As of December 31, 2002 we accounted for our investment in the Management Company using the equity method of accounting, because we exercised significant influence but not control over the financial and operating policies of the Management Company. Our ownership interest and our note receivable from the Management Company entitled us to approximately 98% of the after-tax economic benefits of the Management Company's operations.

            The Management Company elected to become a taxable REIT subsidiary ("TRS") effective January 1, 2001. The Operating Partnership and the Management Company performed the following recapitalization transactions in order to implement our TRS strategy. The Operating Partnership contributed its ownership in clixnmortar, Inc. at its carrying value of $22.6 million, which approximated its fair value, and $0.4 million to the Management Company in exchange for 2,140 shares of 6% Cumulative Class B preferred stock of the Management Company on March 31, 2001. In addition, the Operating Partnership contributed $60.2 million of its note receivable from the Management Company in exchange for 5,600 shares of 6% Cumulative Class C preferred stock on December 31, 2001. The Operating Partnership's economic ownership of the Management Company increased to approximately 98% from 90% as a result of these transactions. Finally, the Operating Partnership agreed to reduce the interest rate on the note receivable from the Management Company to 7% from 11% effective January 1, 2002 to more accurately reflect current interest rate conditions.

            As of December 31, 2002 and 2001, amounts due from the Management Company for unpaid accrued interest and unpaid accrued preferred dividends were not material to the combined financial statements or to those of Simon Property. Included in other income, we recorded interest income and preferred dividends from the Management Company of the following:

 
  For the Year Ended December 31,
 
  2002
  2001
  2000
Interest and preferred dividends   $ 13,620   $ 13,638   $ 13,140

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            We incurred total costs on consolidated Properties related to services provided by the Management Company and its affiliates as follows:

 
  For the year ended December 31,
   
 
  2002
  2001
  2000
   
    $ 76,469   $ 86,488   $ 86,238    

            Common costs are allocated by the Management Company to us, based primarily on minimum and overage rent, using assumptions that we believe are reasonable. In addition, the Management Company also provides services to Melvin Simon & Associates, Inc. ("MSA"), and other non-owned properties for a fee. Fees for services provided by the Management Company and its affiliates to our unconsolidated joint ventures and MSA were as follows:

 
  For the year ended December 31,
 
  2002
  2001
  2000
Fees charged to unconsolidated joint ventures   $ 67,092   $ 55,717   $ 61,332
Fees charged to MSA   $ 3,225   $ 4,249   $ 4,246

            Summarized consolidated financial information of the Management Company and a summary of our investment in and share of income from the Management Company follows. The summary excludes the effects of the Management Company's ownership of MerchantWired LLC.

 
  December 31,
BALANCE SHEET DATA:

  2002
  2001
Total assets   $ 210,367   $ 232,024
Notes payable to the Operating Partnership at 7%, due 2008, and advances     75,105     79,738
Shareholders' equity     54,562     75,948
Our share of total assets   $ 208,347   $ 229,434
   
 
Our net investment in the Management Company   $ 95,517   $ 107,719
   
 
 
  For the Year Ended December 31,
 
OPERATING DATA:

  2002
  2001
  2000
 
Total revenue   $ 130,988   $ 108,302   $ 87,442  
Operating (loss) income     33,571     (5,526 )   31,114  
Net income available for common shareholders excluding losses from MerchantWired LLC   $ 30,552   $ 14,474   $ 35,890  
   
 
 
 
Our share of net income (loss) after intercompany profit elimination:                    
  Management Company income excluding losses from MerchantWired LLC   $ 14,116   $ 15,365   $ 30,846  
  Losses from MerchantWired LLC     (32,742 )   (18,104 )   (4,100 )
   
 
 
 
Total net income (loss)   $ (18,626 ) $ (2,739 ) $ 26,746  
   
 
 
 

            The losses from MerchantWired LLC presented above and in the accompanying statements of operations and comprehensive income include our indirect share of the operating losses of MerchantWired LLC of $10.2 million, after

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a tax benefit of $6.2 million. The operating losses include our share of an impairment charge of $4.2 million, after tax. Finally, the losses from MerchantWired LLC include our indirect share of the write-off of the technology investment in MerchantWired LLC of $22.5 million, after a tax benefit of $9.4 million.

            The members of MerchantWired LLC, including the Management Company, agreed to sell their interests in MerchantWired LLC under the terms of a definitive agreement with Transaction Network Services, Inc ("TNSI"). The transaction was expected to close in the second quarter of 2002, but in June 2002, TNSI unexpectedly informed the members of MerchantWired LLC that it would not complete the transaction. As a result, MerchantWired LLC shut down its operations and transitioned its customers to alternate service providers, which was completed by September 3, 2002. Accordingly, the Management Company wrote-off its investment in and advances to MerchantWired LLC. This resulted in our $38.8 million share of a write-off before tax, $22.5 million net of tax, which includes a $7.0 million write-down in the carrying amount of the infrastructure, consisting of broadband cable and the related connections and routers ("Cable"). We have not made any, nor do we expect to make, additional cash contributions to MerchantWired LLC.

            We and the other members of MerchantWired LLC paid $49.5 million directly to a MerchantWired LLC vendor to purchase the Cable in satisfaction of a lease guarantee obligation, of which our share was $26.3 million. As a result, we now own and control the Cable in our properties. The amount of the Cable acquired totaled $19.3 million. The Cable was installed in both consolidated and joint venture Properties and is being amortized over four years. We are currently using the Cable for connectivity to our mall management offices and we are evaluating other opportunities to use the Cable, which may benefit our current and future operations, either directly or indirectly.

8.    Indebtedness and Derivative Financial Instruments

        Our mortgages and other notes payable consist of the following:

 
  December 31,
 
 
  2002
  2001
 
Fixed-Rate Debt              
Mortgages and other notes, including net premium of $29,683 and net discount of $3,535 respectively. Weighted average interest and maturity of 7.3% and 7.0 years.   $ 2,602,640   $ 2,182,552  
Unsecured notes, including $17,770 and $17,167 net discounts, respectively. Weighted average interest and maturity of 6.9% and 5.0 years.     4,972,230     4,722,833  
63/4% Putable Asset Trust Securities, including $236 and $476 premiums, respectively, due November 2003.     100,236     100,476  
7% Mandatory Par Put Remarketed Securities, including $5,011 and $5,083 premiums, respectively, due June 2028 and subject to redemption June 2008.     205,011     205,083  
Commercial mortgage pass-through certificates. Five classes bearing interest at weighted average rates and maturities of 7.3% and 2.0 years.     173,693     175,000  
   
 
 
Total fixed-rate debt     8,053,810     7,385,944  

Variable-Rate Debt

 

 

 

 

 

 

 
Mortgages and other notes, including $0 and $32 premiums, respectively. Weighted average interest and maturity of 3.1% and 2.0 years.   $ 852,467   $ 933,038  
Credit Facility (see below)     308,000     188,000  
Euro Facility (see below)     59,078     50,202  
Commercial mortgage pass-through certificates, interest at 6.2%, due December 2004.     49,112     50,000  
Unsecured term loans. Weighted average rates and maturities of 2.1% and 1.2 years.     215,000     237,929  
   
 
 
Total variable-rate debt     1,483,657     1,459,169  
Fair value interest rate swaps     8,614     (3,735 )
   
 
 
Total mortgages and other notes payable, net   $ 9,546,081   $ 8,841,378  
   
 
 

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            General.    We have pledged 73 Properties as collateral to secure related mortgage notes including 8 pools of cross-defaulted and cross-collateralized mortgages encumbering a total of 38 Properties. Under these cross-default provisions, a default under any mortgage included in the cross-defaulted package may constitute a default under all such mortgages and may lead to acceleration of the indebtedness due on each Property within the collateral package. Of our 73 encumbered Properties indebtedness of 44 of these encumbered Properties and our unsecured notes is subject to financial performance covenants relating to leverage ratios, annual real property appraisal requirements, debt service coverage ratios, minimum net worth ratios, debt-to-market capitalization, and/or minimum equity values. Our mortgages and notes payable may be prepaid but are generally subject to prepayment of a yield-maintenance premium.

            Mortgages and Other Notes.    The net book value of our 73 encumbered Properties was $4.1 billion at December 31, 2002. The fixed and variable mortgage notes are nonrecourse. The fixed-rate mortgages generally require monthly payments of principal and/or interest. Variable-rate mortgages are typically based on LIBOR.

            Some of the limited partner Unitholders guarantee a portion of our consolidated debt through foreclosure guarantees. In total, thirty-five limited partner Unitholders provide guarantees of foreclosure of $382.1 million of our consolidated debt at 17 consolidated Properties. In each case, the loans were made by unrelated third party institutional lenders and the guarantees are for the benefit of each lender. In the event of foreclosure of the mortgaged property, the proceeds from the sale of the property are first applied against the amount of the guarantee and also reduce the amount payable under the guarantee. To the extent the sale proceeds from the disposal of the property do not cover the amount of the guarantee, then the Unitholder is liable to pay the difference between the sale proceeds and the amount of the guarantee so that the entire amount guaranteed to the lender is satisfied. The debt is non-recourse to us and our affiliates.

            On September 16, 2002, we issued $394.0 million of debt at a weighted average rate of 6.20% that is due on September 16, 2012 and is secured by cross-collateralized mortgages encumbering 10 Properties. We used a portion of the $378.8 million of net proceeds from this issuance to pay off an existing 10 property mortgage pool of $225.5 million of debt that had staggered maturities from September 2002 to June 2003 with the majority of the debt due in March 2003. In addition, we used the remaining portion of the proceeds and available cash to pay off three individual Property mortgages totaling $169.9 million. As a result, five of the Properties from the existing 10 Property mortgage pool remain encumbered, five other Properties were unencumbered, the three previously individually mortgaged Properties remain encumbered, and two other Properties are now encumbered.

            On August 6, 2001, we issued $277.0 million of debt secured by four Properties at a fixed rate of 6.99% and issued $110.0 million of debt encumbering one office complex at LIBOR plus 115 basis points. The proceeds from these transactions and excess cash flow were used to retire the third tranche totaling $435.0 million of the $1.4 billion credit facility ("CPI Facility") that we used to finance our merger with Corporate Property Investors, Inc.

            Unsecured Notes.    We have $835.0 million of unsecured notes that are structurally senior in right of payment to holders of other unsecured notes to the extent of the assets and related cash flows of certain Properties. These unsecured notes have a weighted average interest rate of 7.5% and weighted average maturities of 5.7 years. Certain of the unsecured notes are guaranteed by the Operating Partnership.

            On February 28, 2002, we refinanced a $150.0 million variable rate term loan, with essentially the same terms, and extending its maturity date to February 28, 2003 with our option to exercise a one-year extension of the maturity date.

            On March 15, 2002, we retired $250.0 million of 9% bonds with proceeds from our $1.25 billion unsecured corporate credit facility (the "Credit Facility").

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            On August 21, 2002, we issued $500.0 million of unsecured debt to institutional investors pursuant to Rule 144A in two tranches. Subsequent to December 31, 2002, our registration statement under the Securities Act of 1933 related to an offer to exchange the notes of each series for registered notes with substantially identical economic terms was declared effective. The first tranche is $150.0 million bearing an interest rate of 5.375% due August 28, 2008 and the second tranche is $350.0 million bearing an interest rate of 6.35% due August 28, 2012. The net proceeds of $495.4 million from the offering were used to pay off the $600.0 million acquisition credit facility and to reduce borrowings on the Credit Facility.

            On January 11, 2001, we issued $500.0 million of unsecured debt to institutional investors pursuant to Rule 144A in two tranches. The first tranche is $300.0 million bearing an interest rate of 73/8% due January 20, 2006 and the second tranche is $200.0 million bearing an interest rate of 73/4% due January 20, 2011. The net proceeds of the offering were used to repay the remaining portion of the indebtedness under the CPI Facility.

            On October 26, 2001, we completed the sale of $750.0 million of 6.375% senior unsecured notes due November 15, 2007. Net proceeds from the offering were initially used to reduce the outstanding balance of the Credit Facility.

            Credit Facility.    We refinanced the existing $1.25 billion unsecured revolving Credit Facility on April 16, 2002. As a result, the Credit Facility's maturity date was extended to April 16, 2005 with a one-year extension of the maturity date available at our option. The Credit Facility bears interest at LIBOR plus 65 basis points and provides for different pricing based upon our corporate credit rating, with an additional 15 basis point facility fee on the entire $1.25 billion. We use the Credit Facility primarily for funding acquisition, renovation and expansion and predevelopment opportunities and general corporate purposes. The Credit Facility contains financial covenants relating to a capitalization value, minimum EBITDA and unencumbered EBITDA coverage ratio requirements and a minimum equity value.

 
  As of December 31,
 
 
  2002
  2001
 
Total Facility Amount   $ 1,250,000   $ 1,250,000  
Borrowings     (308,000 )   (188,000 )
Letters of credit     (23,651 )   (4,481 )
   
 
 
Remaining Availability   $ 918,349   $ 1,057,519  
   
 
 
Effective Interest rate     2.03%     2.53%  
   
 
 
Maximum borrowings during the period ended   $ 743,000   $ 863,000  
   
 
 
Average borrowings during the period ended   $ 411,263   $ 581,488  
   
 
 

            Acquisition Facility.    On May 1, 2002, in connection with the Rodamco acquisition described in Note 4, we secured a $600 million 12-month acquisition credit facility that bore interest at LIBOR plus 65 basis points. The acquisition facility was paid off with proceeds of $174.8 million from the sale of our interests in five value oriented super-regional malls described in Note 4, net proceeds of $322.2 million from the stock offering described in Note 10, $100.0 million from the $500.0 million senior note offering described above, and available cash.

            Euro Facility.    On July 31, 2000, we entered into a Euro-denominated unsecured credit agreement to fund our European investment. This credit agreement consists of a €25 million term loan and a €35 million revolving credit facility. The interest rate for each loan is Euribor plus 60 basis points, with a facility fee of 15 basis points. The interest rate on 30 million Euros is swapped at 7.75%. The maturity date is July 31, 2003.

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            Our scheduled principal repayments on indebtedness as of December 31, 2002 were as follows:

2003   $ 939,882
2004     1,615,606
2005     896,788
2006     1,167,415
2007     1,478,053
Thereafter     3,422,564
   
Total principal maturities     9,520,308
Net unamortized debt discounts and other     25,773
   
Total mortgages and other notes payable   $ 9,546,081
   

            Our cash paid for interest in each period, net of any amounts capitalized, was as follows:

 
  For the year ended December 31,
   
 
  2002
  2001
  2000
   
    $ 591,328   $ 588,889   $ 646,200    

            Our exposure to market risk due to changes in interest rates primarily relates to our long-term debt obligations. We manage exposure to interest rate market risk through our risk management strategy by a combination of interest rate protection agreements to effectively fix or cap a portion of variable rate debt, or in the case of a fair value hedge, effectively convert fixed rate debt to variable rate debt. We are also exposed to foreign currency risk on financings of certain foreign operations. We have also entered into a foreign currency forward contract as part of our risk management strategy to manage foreign currency exchange risk. Our intent is to offset gains and losses that occur on the underlying exposures, with gains and losses on the derivative contracts hedging these exposures. We do not enter into either interest rate protection or foreign currency rate protection agreements for speculative purposes.

            We may enter into treasury lock agreements as part of an anticipated debt issuance. If the anticipated transaction does not occur, the cost is charged into net income. Upon completion of the debt issuance, the cost of these instruments is recorded as part of accumulated other comprehensive income and is amortized to interest expense over the life of the debt agreement.

            As of December 31, 2002, we have reflected the fair value of outstanding consolidated derivatives in other assets for $11.0 million, in other liabilities for $9.7 million, and in mortgages and other indebtedness of $8.6 million. In addition, we recorded the benefit from our treasury lock agreement in accumulated comprehensive income for $2.2 million. As of December 31, 2002, our outstanding derivative contracts consist of:

            As of December 31, 2002, our joint ventures have derivative instruments consisting of interest rate cap agreements with a notional amount of $894.4 million that have an immaterial fair value and an interest rate lock

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agreement for a notional amount of $120.0 million and a fair value liability of $1.2 million. Within the next twelve months, we expect to reclassify to earnings approximately our $2.8 million share of expense of the current balance held in accumulated other comprehensive income.

            The carrying value of our variable-rate mortgages and other loans approximates their fair values. We estimated the fair values of combined fixed-rate mortgages using cash flows discounted at current borrowing rates and other notes payable using cash flows discounted at current market rates. The fair values of financial instruments and our related discount rate assumptions used in the estimation of fair value for our consolidated fixed-rate mortgages and other notes payable are summarized as follows:

 
  December 31,
 
  2002
  2001
Fair value of fixed-rate mortgages and other notes payable   $ 8,816,981   $ 7,909,049
Discount rates assumed in calculation of fair value     4.41%     6.86%

9.      Rentals under Operating Leases

        Future minimum rentals to be received under noncancelable tenant operating leases for each of the next five years and thereafter, excluding tenant reimbursements of operating expenses and percentage rent based on tenant sales volume, as of December 31, 2002, are as follows:

2003   $ 1,103,205    
2004     1,009,176    
2005     909,294    
2006     804,410    
2007     683,426    
Thereafter     2,099,238    
   
   
    $ 6,608,749    
   
   

            Approximately 0.93% of future minimum rents to be received are attributable to leases with an affiliate of a limited partner in the Operating Partnership.

10.    Capital Stock

        The Board of Directors is authorized to reclassify the excess common stock into one or more additional classes and series of capital stock to establish the number of shares in each class or series and to fix the preferences, conversion and other rights, voting powers, restrictions, limitations as to dividends, and qualifications and terms and conditions of redemption of such class or series, without any further vote or action by the shareholders. The issuance of additional classes or series of capital stock may have the effect of delaying, deferring or preventing a change in control of Simon Property without further action of the shareholders. The ability of the Board of Directors to issue additional classes or series of capital stock, while providing flexibility in connection with possible acquisitions and other corporate purposes, could have the effect of making it more difficult for a third party to acquire, or of discouraging a third party from acquiring, a majority of the outstanding voting stock of Simon Property.

            The holders of common stock of Simon Property are entitled to one vote for each share held of record on all matters submitted to a vote of shareholders, other than for the election of directors. The holders of Class B common stock are entitled to elect four of the thirteen members of the board. Shares of Class B common stock convert

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automatically into an equal number of shares of common stock upon the sale or transfer thereof to a person not affiliated with Melvin Simon, Herbert Simon or David Simon. The holder of the Class C common stock is entitled to elect two of the thirteen members of the board. Shares of Class C common stock convert automatically into an equal number of shares of common stock upon the sale or transfer thereof to a person not affiliated with the members of the DeBartolo family or entities controlled by them. The Class B and Class C shares can be converted into shares of common stock at the option of the holders. We have reserved 3,200,000 and 4,000 shares of common stock for the possible conversion of the outstanding Class B and Class C shares, respectively.

            On February 26, 2002, one holder of units in the Operating Partnership ("Units') converted 100,000 Units into 100,000 shares of common stock. On June 24, 2002, three holders of Units converted 73,442 Units into 73,442 shares of common stock. We issued 671,836 shares of common stock related to employee stock options exercised during 2002. We used the net proceeds from the option exercises of approximately $15.7 million for general working capital purposes. Also, see Series A preferred stock conversions discussed below.

            We issued 9,000,000 shares of common stock in a public offering on July 1, 2002. We used the net proceeds of $322.2 million to pay down a portion of the $600.0 million Rodamco acquisition credit facility.

            The following table summarizes each of the authorized series of preferred stock of Simon Property:

 
  As of December 31,
 
  2002
  2001
Series A 6.5% Convertible Preferred Stock, 209,249 shares authorized, 0 and 49,839 issued and outstanding, respectively   $   $ 63,688
Series B 6.5% Convertible Preferred Stock, 5,000,000 shares authorized, 4,830,057 issued and outstanding     449,196     449,196
Series C 7.00% Cumulative Convertible Preferred Stock, 2,700,000 shares authorized, none issued or outstanding        
Series D 8.00% Cumulative Redeemable Preferred Stock, 2,700,000 shares authorized, none issued or outstanding        
Series E 8.00% Cumulative Redeemable Preferred Stock, 1,000,000 shares authorized, 1,000,000 issued and outstanding     24,656     24,449
Series F 8.75% Cumulative Redeemable Preferred Stock, 8,000,000 shares authorized, 8,000,000 issued and outstanding     192,989     192,989
Series G 7.89% Cumulative Step-Up Premium Rate Preferred Stock, 3,000,000 shares authorized, 3,000,000 issued and outstanding     147,413     147,146
   
 
    $ 814,254   $ 877,468
   
 

            Dividends on all series of preferred stock are calculated based upon the preferred stock's preferred return multiplied by the preferred stock's corresponding liquidation value.

            Series A Convertible Preferred Stock.    During 2002, the remaining 49,839 shares of Simon Property Series A Convertible Preferred Stock were converted into 1,893,651 shares of common stock. In addition, another 19,375 shares of common stock were issued to the holders of the converted shares in lieu of the cash dividends allocable to those preferred shares.

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            Series B Convertible Preferred Stock.    Each share of the Series B Convertible Preferred Stock has a liquidation preference of $100 and is convertible into 2.586 shares of common stock, subject to adjustment under certain circumstances. Simon Property may redeem the Series B Preferred Stock on or after September 24, 2003 at a price beginning at 105% of the liquidation preference plus accrued dividends and declining to 100% of the liquidation preference plus accrued dividends any time on or after September 24, 2008.

            Series C Cumulative Convertible Preferred Stock and Series D Cumulative Redeemable Preferred Stock.    On August 27, 1999, Simon Property authorized these two new series of preferred stock to be available for issuance upon conversion by the holders or redemption by the Operating Partnership of the 7.00% Preferred Units or the 8.00% Preferred Units, described below. Each of these new series of preferred stock has terms that are substantially identical to the respective series of Preferred Units.

            Series E Cumulative Redeemable Preferred Stock.    As part of the consideration for the purchase of ownership in Mall of America, Simon Property issued the Series E Cumulative Redeemable Preferred Stock for $24,242. The Series E Cumulative Redeemable Preferred Stock is redeemable beginning August 27, 2004 at the liquidation value of $25 per share. These preferred shares are being accreted to their liquidation value.

            Series F Cumulative Redeemable Preferred Stock and Series G Cumulative Step-Up Premium Rate Preferred Stock.    The Boards of Directors of Simon Property and SPG Properties, Inc. ("Properties, Inc."), on May 8, 2001 approved an agreement for the merger of Properties, Inc. into Simon Property in order to simplify our organizational structure. The merger was completed and became effective on July 1, 2001. In connection with the merger, Simon Property authorized two new series of preferred stock, which were exchanged on a share-for-share basis to holders of Properties, Inc. preferred stock with substantially identical terms to the previous series of Properties, Inc. stock. Properties, Inc. Series B preferred stock was converted into shares of Simon Property 8.75% Series F Cumulative Redeemable Preferred Stock. Properties, Inc. Series C preferred stock was converted into shares of Simon Property 7.89% Series G Cumulative Step-Up Premium Rate Preferred Stock.

            The 8.75% Series F Cumulative Redeemable Preferred Stock may be redeemed at any time on or after September 29, 2006 at a liquidation value of $25.00 per share (payable solely out of the sale proceeds of other capital stock of Simon Property, which may include other series of preferred shares), plus accrued and unpaid dividends. The 7.89% Series G Cumulative Step-Up Premium RateSM Preferred Stock are being accreted to their liquidation value and may be redeemed at any time on or after September 30, 2007 at a liquidation value of $50.00 per share (payable solely out of the sale proceeds of other capital stock of Simon Property, which may include other series of preferred shares), plus accrued and unpaid dividends. Beginning October 1, 2012, the rate on this series of preferred stock increases to 9.89% per annum. We intend to redeem the Series G Preferred Shares prior to October 1, 2012. Neither of these series of preferred stock has a stated maturity or is convertible into any other securities of Simon Property. Neither series is subject to any mandatory redemption provisions, except as needed to maintain or bring the direct or indirect ownership of the capital stock of Simon Property into conformity with REIT requirements. The Operating Partnership pays a preferred distribution to Simon Property equal to the dividends paid on the preferred stock.

            "Preferred dividends of subsidiary" in the accompanying statements of operations and comprehensive income prior to July 1, 2001 represented distributions on preferred stock of SPG Properties, Inc., a former subsidiary of Simon Property that was merged into Simon Property on that date.

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            In connection with the acquisition of New England Development Company, the Operating Partnership issued two new series of preferred units during 1999 as a component of the consideration for the Properties acquired. The SPG Operating Partnership authorized 2,700,000, and issued 2,600,895 7.00% Cumulative Convertible Preferred Units (the "7.00% Preferred Units") having a liquidation value of $28.00 per Unit. The 7.00% Preferred Units accrue cumulative dividends at a rate of $1.96 annually, which is payable quarterly in arrears. The 7.00% Preferred Units are convertible at the holders' option on or after August 27, 2004, into either a like number of shares of 7.00% Cumulative Convertible Preferred Stock of Simon Property with terms substantially identical to the 7.00% Preferred Units or Units of the Operating Partnership at a ratio of 0.75676 to one provided that the closing stock price of Simon Property's common stock exceeds $37.00 for any three consecutive trading days prior to the conversion date. The Operating Partnership may redeem the 7.00% Preferred Units at their liquidation value plus accrued and unpaid distributions on or after August 27, 2009, payable in Units. In the event of the death of a holder of the 7.00% Preferred Units, or the occurrence of certain tax triggering events applicable to a holder, the Operating Partnership may be required to redeem the 7.00% Preferred Units at liquidation value payable at the option of the Operating Partnership in either cash (the payment of which may be made in four equal annual installments) or shares of common stock.

            The Operating Partnership also authorized 2,700,000, and issued 2,600,895 8.00% Cumulative Redeemable Preferred Units (the "8.00% Preferred Units") having a liquidation value of $30.00. The 8.00% Preferred Units accrue cumulative dividends at a rate of $2.40 annually, which is payable quarterly in arrears. The 8.00% Preferred Units are each paired with one 7.00% Preferred Unit or with the Units into which the 7.00% Preferred Units may be converted. The Operating Partnership may redeem the 8.00% Preferred Units at their liquidation value plus accrued and unpaid distributions on or after August 27, 2009, payable in either new preferred units of the Operating Partnership having the same terms as the 8.00% Preferred Units, except that the distribution coupon rate would be reset to a then determined market rate, or in Units. The 8.00% Preferred Units are convertible at the holders' option on or after August 27, 2004, into 8.00% Cumulative Redeemable Preferred Stock of Simon Property with terms substantially identical to the 8.00% Preferred Units. In the event of the death of a holder of the 8.00% Preferred Units, or the occurrence of certain tax triggering events applicable to a holder, the Operating Partnership may be required to redeem the 8.00% Preferred Units owned by such holder at their liquidation value payable at the option of the Operating Partnership in either cash (the payment of which may be made in four equal annual installments) or shares of common stock.

            Notes receivable of $18,297 from former Corporate Property Investors, Inc. ("CPI") shareholders, which result from securities issued under CPI's executive compensation program and were assumed in our merger with CPI, are reflected as a deduction from capital in excess of par value in the statements of shareholders' equity in the accompanying financial statements. Certain of such notes totaling $648 bear interest at rates ranging from 6.00% to 7.50%. The remainder of the notes do not bear interest and become due at the time the underlying shares are sold.

            We have a stock incentive plan (the "1998 Plan"), which provides for the grant of equity-based awards during a ten-year period, in the form of options to purchase shares ("Options"), stock appreciation rights ("SARs"), restricted stock grants and performance unit awards (collectively, "Awards"). Options may be granted which are qualified as "incentive stock options" within the meaning of Section 422 of the Code and Options which are not so qualified. Through 2001, the Company had reserved for issuance 6,300,000 shares under the 1998 Plan. In 2002, an additional 5,000,000 shares were reserved for issuance, increasing the total to 11,300,000. Additionally, the partnership agreements require us to sell shares to the Operating Partnerships, at fair value, sufficient to satisfy the exercising of stock options, and for us to purchase Units for cash in an amount equal to the fair market value of such shares.

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            Administration.    The 1998 Plan is administered by Simon Property's Compensation Committee (the "Committee"). The Committee, in its sole discretion, determines which eligible individuals may participate and the type, extent and terms of the Awards to be granted to them. In addition, the Committee interprets the 1998 Plan and makes all other determinations deemed advisable for the administration of the 1998 Plan. Options granted to employees ("Employee Options") become exercisable over the period determined by the Committee. The exercise price of an Employee Option may not be less than the fair market value of the shares on the date of grant. Employee Options generally vest over a three-year period and expire ten years from the date of grant.

            Director Options.    The 1998 Plan provides for automatic grants of Options to directors ("Director Options") of Simon Property who are not also employees of the Operating Partnership or its affiliates ("Eligible Directors"). Under the 1998 Plan, each Eligible Director is automatically granted Director Options to purchase 5,000 shares upon the director's initial election to the Board of Directors, and upon each reelection, an additional 3,000 Director Options multiplied by the number of calendar years that have elapsed since such person's last election to the Board of Directors. The exercise price of the options is equal to the fair market value of the shares on the date of grant. Director Options become vested and exercisable on the first anniversary of the date of grant or at such earlier time as a "change in control" of Simon Property (as defined in the 1998 Plan). Director Options terminate 30 days after the optionee ceases to be a member of the Board of Directors.

            Restricted Stock.    The 1998 Plan also provides for shares of restricted common stock of Simon Property to be granted to certain employees at no cost to those employees, subject to growth targets established by the Compensation Committee (the "Restricted Stock Program"). Restricted stock is issued on the grant date and vests annually in four installments of 25% each beginning on January 1 following the year in which the restricted stock is awarded. The cost of restricted stock grants, which is based upon the stock's fair market value on the grant date and is charged to shareholders' equity and subsequently amortized against our earnings over the vesting period. Through December 31, 2002 a total of 2,676,736 shares of restricted stock, net of forfeitures, have been awarded under the plan. No shares of restricted stock were issued under the plan in 2002. Information regarding restricted stock awards are summarized in the following table for each of the years presented:

 
  For the Year Ended December 31,
 
  2002
  2001
  2000
Restricted stock shares awarded, net of forfeitures     (21,070 )   454,726     417,994
Weighted average grant price   $ 0.00   $ 25.85   $ 23.25
Amortization expense   $ 8,957   $ 11,512   $ 11,770

            Prior to our change in accounting for stock options as mentioned in Note 3, we accounted for stock-based compensation programs using the intrinsic value method. This method measures compensation expense as the excess, if any, of the quoted market price of the stock at the grant date over the amount the employee must pay to acquire the stock. Options granted to Directors in 2002 vest over a twelve-month period. No employee options were granted in 2002. The impact on pro forma net income and earnings per share as a result of applying the fair value method, as prescribed by SFAS No. 123, Accounting for Stock-Based Compensation, which requires entities to measure compensation costs measured at the grant date based on the fair value of the award, was not material.

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            The fair value of the options at the date of grant was estimated using the Black-Scholes option pricing model with the following assumptions:

 
  December 31,
 
  2002
  2001
  2000
Weighted Average Fair Value per Option   $ 2.78   $1.82   $1.57
Expected Volatility     18.7%   20.45-20.58%   20.00-20.01%
Risk-Free Interest Rate     4.85%   4.85-5.33%   6.08-6.47%
Dividend Yield     6.9%   7.36-7.83%   8.68-7.76%
Expected Life     6 Years   10 years   10 years

            The weighted average remaining contract life for options outstanding as of December 31, 2002 was 6.25 years.

            Information relating to Director Options and Employee Options from December 31, 1999 through December 31, 2002 is as follows:

 
  Director Options
  Employee Options
 
  Options
  Option Price per
Share (1)

  Options
  Option Price per
Share (1)

Shares under option at December 31, 1999   132,080   $ 25.49   1,857,666   $ 24.95
   
 
 
 
Granted   24,000     26.03   726,750     23.41
Exercised   (1,360 )   24.63   (43,350 )   23.44
Forfeited       N/A   (28,000 )   23.41
   
 
 
 
Shares under option at December 31, 2000   154,720   $ 25.67   2,513,066   $ 24.55
   
 
 
 
Granted   26,000     26.09   1,085,836     25.40
Exercised   (11,000 )   24.93   (372,226 )   22.99
Forfeited       N/A   (48,925 )   23.94
   
 
 
 
Shares under option at December 31, 2001   169,720   $ 25.86   3,177,751   $ 25.03
   
 
 
 
Granted   24,000     33.68      
Exercised   (6,360 )   22.29   (665,476 )   23.44
Forfeited   (9,000 )   27.05   (7,225 )   24.25
   
 
 
 
Shares under option at December 31, 2002   178,360   $ 26.97   2,505,050   $ 25.46
   
 
 
 
Exercise price range       $ 22.25-$33.68       $ 22.25-$30.38
       
     
Options exercisable at December 31, 2000   130,720   $ 25.61   1,705,900   $ 24.77
   
 
 
 
Options exercisable at December 31, 2001   143,720   $ 25.81   1,753,218   $ 25.11
   
 
 
 
Options exercisable at December 31, 2002   154,360   $ 25.93   1,695,750   $ 25.67
   
 
 
 

(1)
Represents the weighted average price when multiple prices exist.

            We also maintain a tax-qualified retirement 401(k) savings plan and offer no other postretirement or post employment benefits to our employees.

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            Limited partners in the Operating Partnership have the right to exchange all or any portion of their Units for shares of common stock on a one-for-one basis or cash, as selected by the Board of Directors. The amount of cash to be paid if the exchange right is exercised and the cash option is selected will be based on the trading price of Simon Property's common stock at that time. At December 31, 2002, we had reserved 63,746,013 shares for possible issuance upon the exchange of Units.

11.    Commitments and Contingencies

            Triple Five of Minnesota, Inc., a Minnesota corporation, v. Melvin Simon, et. al. On or about November 9, 1999, Triple Five of Minnesota, Inc. commenced an action in the District Court for the State of Minnesota, Fourth Judicial District, against, among others, Mall of America, certain members of the Simon family and entities allegedly controlled by such individuals, and us. The action was later removed to federal court. Two transactions form the basis of the complaint: (i) the sale by Teachers Insurance and Annuity Association of America of one-half of its partnership interest in Mall of America Company and Minntertainment Company to the Operating Partnership and related entities; and (ii) a financing transaction involving a loan in the amount of $312.0 million obtained from The Chase Manhattan Bank that is secured by a mortgage placed on Mall of America's assets. The complaint, which contains twelve counts, seeks remedies of unspecified damages, rescission, constructive trust, accounting, and specific performance. Although the complaint names all defendants in several counts, we are specifically identified as a defendant in connection with the sale to Teachers. Although the Complaint seeks unspecified damages, Triple Five has submitted a report of a purported expert witness that attempts to quantify its damages at between approximately $80 million and $160 million. On August 12, 2002, the court granted in part and denied in part motions for partial summary judgment filed by the parties. The parties are currently filing pretrial motions and no trial date has been set. Given that the case is still in the pre-trial stage, it is not possible to provide an assurance of the ultimate outcome of the litigation or an estimate of the amount or range of potential loss, if any. We believe that the Triple Five litigation will not have a material adverse effect on our financial position or results of operations.

            Carlo Agostinelli et al. v. DeBartolo Realty Corp. et al.    On October 16, 1996, a complaint was filed by 27 former employees of DeBartolo Realty Corporation and DeBartolo Properties Management, Inc. in the Court of Common Pleas of Mahoning County, Ohio, captioned Carlo Agostinelli et al. v. DeBartolo Realty Corp. et al., Case No. 96CV02607 for an alleged breach of contract related to DRC's Stock Incentive Plan. Our liability with respect to this the litigation was discharged in exchange for our payment of $14 million less applicable withholding for taxes. The final settlement resulted in an additional $3.1 million of expense and has been included in other expense in the accompanying combined statement of operations and comprehensive income.

            We are currently not subject to any other material litigation other than routine litigation, claims and administrative proceedings arising in the ordinary course of business. We believe that such routine litigation, claims and administrative proceedings will not have a material adverse impact on our financial position or our results of operations.

            As of December 31, 2002, a total of 34 of the consolidated Properties are subject to ground leases. The termination dates of these ground leases range from 2003 to 2090. These ground leases generally require us to make payments of a fixed annual rent, or a fixed annual rent plus a participating percentage over a base rate based upon the

102


revenues or total sales of the property. Some of these leases also include escalation clauses and renewal options. We incurred ground lease expense included in other expense as follows:

 
  For the year ended December 31,
   
 
  2002
  2001
  2000
   
    $ 13,976   $ 13,786   $ 13,654    

            Future minimum lease payments due under such ground leases for each of the next five years ending December 31 and thereafter are as follows:

    2003       $ 8,023    
    2004         7,560    
    2005         7,596    
    2006         7,707    
    2007         7,761    
    Thereafter         505,994    
           
   
            $ 544,641    
           
   

            Rosewood Indemnity, Ltd, a wholly-owned subsidiary of the Management Company, has agreed to indemnify our general liability carrier for a specific layer of losses. The carrier has, in turn, agreed to provide evidence of coverage for this layer of losses under the terms and conditions of the carrier's policy. A similar policy written through Rosewood Indemnity, Ltd. also provides initial coverage for property insurance and certain windstorm risks at Properties located in Florida. The events of September 11, 2001 affected our insurance programs. We have purchased two separate terrorism insurance programs, one for Mall of America and a second covering all other Properties. Each program covers both domestic and foreign acts of terrorism and has a separate $300 million policy aggregate limit in total. The policies also provide for a guaranteed aggregate reinstatement provision in case of a second loss from a covered terrorist act. These policies are in place through the remainder of 2003. We believe we are in compliance with all insurance provisions of our debt agreements regarding insurance coverage.

            Joint venture debt is the liability of the joint venture, is typically secured by the joint venture Property, and is non-recourse to us. As of December 31, 2002, we have guaranteed or have provided letters of credit to support $60.1 million of our total $2.3 billion share of joint venture mortgage and other indebtedness. In January 2003, we were released from obligation under one of the guarantees for $15.7 million.

            Nearly all of the Properties have been subjected to Phase I or similar environmental audits. Such audits have not revealed nor is management aware of any environmental liability that we believe would have a material adverse impact on our financial position or results of operations. We are unaware of any instances in which we would incur significant environmental costs if we disposed of or abandoned any or all Properties.

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            On September 30, 1999, the Operating Partnership entered into multi-year agreements with affiliates of Enron Corporation, for Enron Corporation to supply or manage all of the energy commodity requirements for the wholly-owned Properties and to provide certain services in connection with our tenant electricity redistribution program. Subsequently, many of our joint venture Properties entered into similar agreements. The agreements included electricity, natural gas and maintenance of energy conversion assets and electrical systems including lighting. As a result of Enron Corporation's December 2001 bankruptcy filing and ensuing failure to perform under the agreements, we assumed control over the management of our energy assets throughout the Portfolio. This includes the purchase and payment of utilities, tenant billings for utilities and maintenance and repair of energy assets. There has been no service interruption to our Properties or tenants. We recover the majority of these costs and expenses from our tenants. On August 29, 2002, the United States Bankruptcy Court for the Southern District of New York entered an order approving the terms of a negotiated settlement of all claims existing between our wholly owned and joint venture Properties, and Enron Corporation. As a result, all parties have been legally relieved of performance under the agreements. In addition, as part of this settlement, we received cash of $6.8 million as collections on receivables, $3.5 million as a cash settlement payment, and we reimbursed Enron Corporation $6.5 million for energy efficient capital equipment installed at our Properties. Finally, after reaching the negotiated settlement for both our and Enron Corporation's pre and post petition claims, and recognizing the unamortized portion of deferred revenue from a rate restructure agreement in 2001, we recorded $8.6 million of revenue, net, that is included in other income in the accompanying statement of operations and comprehensive income.

            On December 5, 2002, Simon Property Acquisitions, Inc., our wholly-owned subsidiary, commenced a tender offer to acquire all of the outstanding shares of Taubman Centers, Inc. at a price of $18.00 per share in cash. On January 15, 2003, Westfield America, Inc., the U.S. subsidiary of Westfield America Trust, joined our tender offer and we jointly increased the tender offer to $20.00 per share net to the seller in cash. As of February 14, 2003, a total of 44,135,107 of the 52,207,756 common shares outstanding of Taubman Centers, Inc., were tendered into our offer. The expiration date of the tender offer has been extended to March 28, 2003. We have deferred approximately $4.0 million, net, in acquisition costs related to this acquisition. If we are unsuccessful in our efforts, then these costs will be expensed.

12.    Related Party Transactions

        On April 1, 2001, the Operating Partnership became the managing general partner of SPG Administrative Services Partnership L.P. ("ASP"). In addition, the Operating Partnership acquired an additional 24% partnership interest in ASP from the Management Company. Prior to acquiring the additional interest, ASP was recapitalized with $29.1 million from the Management Company, which was funded by the Operating Partnership through the note receivable from the Management Company, and $0.2 million from the Operating Partnership which was funded through a reduction of ASP's note payable with the Operating Partnership. The Operating Partnership controls ASP as a result of the transactions and ASP is consolidated in our results since April 1, 2001. ASP was previously consolidated as part of the Management Company. The change in control and consolidation of ASP will not have a material impact on our results of operations and the other aspects of the transaction were not material. ASP employs the majority of our employees and was organized to provide services for the Management Company and its affiliates as well as multiple entities controlled by the Operating Partnership.

            On December 28, 2000, Montgomery Ward LLC and certain of its related entities ("Ward") filed a voluntary petition for relief under Chapter 11 of the Bankruptcy Code. On March 1, 2001, Kimco Realty Corporation led the formation of a limited liability company, Kimsward LLC ("Kimsward"). Kimsward acquired the right from the

104



Bankruptcy Court to designate persons or entities to whom the Ward real estate assets were to be sold. The Management Company's interest in Kimsward was 18.5%. During 2001 the Management Company recorded $18.3 million of equity in income from Kimsward. In addition, the Operating Partnership charged the Management Company a $5.7 million fee for services rendered to the Management Company in connection with the Kimsward transactions, which is included in other income in the accompanying combined statements of operations. The Management Company recorded $1.4 million of equity in income, before tax for the year ended December 31, 2002. The remaining investment in Kimsward at December 31, 2002 is not material

13.    New Accounting Pronouncements

        In April 2002, the FASB issued SFAS No. 145, "Rescission of FASB Statements No. 4, 44, and 64, Amendment of SFAS No. 13, and Technical Corrections." Among other items, SFAS No. 145 rescinds SFAS No. 4, "Reporting of Gains and Losses from Extinguishment of Debt" and "Extinguishments of Debt Made to Satisfy Sinking-Fund Requirements." As a result, gains and losses from extinguishment of debt should be classified as extraordinary items only if they meet the criteria of APB Opinion No. 30. Debt extinguishments as part of a company's risk management strategy would not meet the criteria for classification as extraordinary items. The effects of this pronouncement will result in future gains and losses related to debt transactions to be classified in income from continuing operations. In addition, we are required to reclassify all of the extraordinary items related to debt transactions recorded in prior periods, including those recorded in the current period, to income from continuing operations. SFAS No. 145 is effective for fiscal years beginning after May 15, 2002 and early application is encouraged.

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14.    Quarterly Financial Data (Unaudited)

        Summarized quarterly 2002 and 2001 data is as follows:

2002

First
Quarter

  Second
Quarter

  Third
Quarter

  Fourth
Quarter

Total revenue $ 494,947   $ 517,480   $ 550,746   $ 622,629
Operating income   201,441     221,445     229,776     286,076
Income before extraordinary items and cumulative effect of accounting change   60,425     240,221  (1)   98,757     147,945
Net income available to common shareholders   30,006     173,170     58,903     96,308
Income before extraordinary items and cumulative effect of accounting change per share — Basic $ 0.17   $ 0.92   $ 0.33   $ 0.52
Net income per share — Basic $ 0.17   $ 0.99   $ 0.32   $ 0.52
Income before extraordinary items and cumulative effect of accounting change per share — Diluted $ 0.17   $ 0.91   $ 0.33   $ 0.52
Net income per share — Diluted $ 0.17   $ 0.97   $ 0.32   $ 0.52
Weighted average shares outstanding   173,946,083     174,434,562     185,532,407  (2)   185,539,192
Diluted weighted average shares outstanding   174,528,801     189,457,086     186,261,860     186,193,567
2001

 
   
   
   
 
Total revenue $ 490,676   $ 488,270   $ 500,647   $ 569,242  
Operating income   209,373     209,180     214,459     200,406  (3)
Income before extraordinary items and cumulative effect of accounting change   63,775     69,970     69,585     78,967  
Net income available to common shareholders   30,939     36,746     36,251     43,853  
Income before extraordinary items and cumulative effect of accounting change per share — Basic and Diluted $ 0.19   $ 0.21   $ 0.21   $ 0.25  
Net income per share — Basic and Diluted $ 0.18   $ 0.21   $ 0.21   $ 0.25  
Weighted average Shares outstanding   172,000,973     172,485,020     172,746,242     173,426,964  
Diluted weighted average shares outstanding   172,177,927     172,804,636     173,031,400     173,707,033  

(1) — Includes net gains on sales of assets of $170.3 million.

(2) — Includes the issuance of 9,000,000 shares of stock on July 1, 2002.

(3) — The fourth quarter of 2001 includes an impairment charge of $47.0 million.

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EXHIBIT 21.1

List of Subsidiaries of Simon Property

Subsidiary

  Jurisdiction

Simon Property Group, L.P.

 

Delaware
SPG Realty Consultants, L.P.   Delaware
The Retail Property Trust   Massachusetts
Simon Property Group (Illinois), L.P.   Illinois
Simon Property Group (Texas), L.P.   Texas
Shopping Center Associates   New York
DeBartolo Capital Partnership   Delaware
Simon Capital Limited Partnership   Delaware
SDG Macerich Properties, L.P.   Delaware
M.S. Management Associates, Inc.   Delaware
M.S. Management Associates (Indiana), Inc.   Indiana
DeBartolo Properties Management, Inc.   Ohio
Mayflower Realty LLC   Delaware
Rosewood Indemnity, Ltd.   Bermuda
Marigold Indemnity, Ltd.   Delaware
Simon Business Network, LLC   Delaware
Simon Brand Ventures, LLC   Delaware

        Omits names of subsidiaries that as of December 31, 2002 were not, in the aggregate, a "significant subsidiary".





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Exhibit 23.2

CONSENT OF INDEPENDENT AUDITORS

        We consent to the incorporation by reference in the Registration Statements (Form S-8 No. 333-101185, Form S-3 No. 333-99409, Form S-3 No. 333-68938, Form S-3 No. 333-93897, Form S-8 No. 333-82471, Form S-8 No. 333-64313) of our reports dated February 6, 2003, with respect to the combined financial statements and schedule of Simon Property Group, Inc. included in and/or incorporated by reference in the Annual Report (Form 10-K) for the year ended December 31, 2002.

Indianapolis, Indiana
March 5, 2003




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EXHIBIT 99.1

CERTIFICATION PURSUANT TO
18 U.S.C. SECTION 1350,
AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

            In connection with the Annual Report of Simon Property Group, Inc. ( "Simon Property"), on Form 10-K for the period ending December 31, 2002 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), I, David Simon, Chief Executive Officer of Simon Property, certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that:


 

/s/  
DAVID SIMON      
David Simon
Chief Executive Officer

March 5, 2003




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EXHIBIT 99.2

CERTIFICATION PURSUANT TO
18 U.S.C. SECTION 1350,
AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

             In connection with the Annual of Simon Property Group, Inc. ("Simon Property"), on Form 10-K for the period ending December 31, 2002 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), I, Stephen E. Sterrett, Chief Financial Officer of Simon Property, certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that:


 

/s/  
STEPHEN E. STERRETT      
Stephen E. Sterrett
Chief Financial Officer

March 5, 2003




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