First Capital Realty announces solid Q2 2010 results

Also announces normal course issuer bid for each series of convertible debentures

TORONTO, Aug. 6 /CNW/ - First Capital Realty Inc. ("First Capital Realty") (TSX:FCR) Canada's leading owner, developer and operator of supermarket and drugstore-anchored neighbourhood and community shopping centres, located predominantly in growing metropolitan areas, announced today solid financial results for the three and six months ended June 30, 2010 as well as the filing of a notice of intention to commence a normal course issuer bid for each of its series of convertible unsecured subordinated debentures.

    
    SIX MONTHS HIGHLIGHTS
    -------------------------------------------------------------------------
      Six Months Ended                        $ millions
          June 30        ----------------------------------------------------
                                    2010                      2009
    -------------------------------------------------------------------------
    Enterprise value            $     4,840               $     4,060
    -------------------------------------------------------------------------
    Debt to aggregate
     assets                           51.4%                     54.8%
    -------------------------------------------------------------------------
    Debt to total market
     capitalization                   46.7%                     56.4%
    -------------------------------------------------------------------------
    Property rental revenue     $     235.2               $     220.1
    -------------------------------------------------------------------------
    Net operating income
     (NOI)                      $     150.6               $     139.9
    -------------------------------------------------------------------------

    -------------------------------------------------------------------------
      Six Months Ended           $ millions                per share
          June 30        ----------------------------------------------------
                              2010         2009         2010         2009
    -------------------------------------------------------------------------
      Funds from
       operations (FFO)
       - Core Operations    $    73.1  $      71.0  $      0.47  $      0.48
    -------------------------------------------------------------------------
      FFO - EQY and Other
       Non-Recurring
       Items                      0.6          6.3         0.00         0.05
    -------------------------------------------------------------------------
    Total FFO               $    73.7  $      77.3  $      0.47  $      0.53
    -------------------------------------------------------------------------
    Weighted average
     diluted shares for
     FFO (000's)              156,805      147,042
    -------------------------------------------------------------------------
      Adjusted funds from
       operations (AFFO)
       - Core Operations(1) $    75.8  $      72.6  $      0.43  $      0.45
    -------------------------------------------------------------------------
      AFFO - EQY and Other
       Non-Recurring Items        1.8          3.0         0.01         0.02
    -------------------------------------------------------------------------
    Total AFFO              $    77.6  $      75.6  $      0.44  $      0.47
    -------------------------------------------------------------------------
    Weighted average
     diluted shares for
     AFFO (000's)             178,182      160,969
    -------------------------------------------------------------------------
    Note: In this press release, all per share information is presented on a
    post-split basis, after giving effect to the May 2010, 3.2:2 stock split.

    (1) Excludes dilution loss on Equity One investment in 2009.
    
    
    -   Invested $263 million in acquisitions, development activities and
        property improvements
    -   Added 776,000 square feet of gross leasable area from acquisitions,
        development and redevelopment coming on-line
    -   Acquired three income-producing properties and additional interests
        in three existing shopping centres totalling 555,000 square feet, two
        properties adjacent to existing shopping centres totalling 54,000
        square feet, three properties held for development, and three land
        parcels adjacent to existing properties for future development
        comprising a total of 5.6 acres
    -   2.9% same property NOI growth; 1.3% excluding redevelopment and
        expansion space
    -   9.4% increase on rate per square foot on 410,000 square feet of
        renewal leases
    -   Occupancy of 96.4% compares to 96.1% at June 30, 2009. Vacancy
        includes 0.7% of space held for redevelopment
    -   Gross new leasing totalled 419,000 square feet including development
        and redevelopment coming on-line; lease closures totalled 234,000
        square feet and closures for redevelopment totalled 72,000 square
        feet
    -   Completed new leasing on existing space totalling 272,000 square feet
        at an average rate of $18.74 per square foot
    -   Lease rates on openings and redevelopment coming on-line increased by
        16.7% versus all lease closures
    -   Average lease rate per occupied square foot increased by 4.4% from
        June 30, 2009 to $16.05 at June 30, 2010
    

SECOND QUARTER HIGHLIGHTS

    
    -------------------------------------------------------------------------
     Three months ended          $ millions                per share
          June 30        ----------------------------------------------------
                              2010         2009         2010         2009
    -------------------------------------------------------------------------
    Property rental
     revenue              $     117.1  $     109.7
    -------------------------------------------------------------------------
    Net operating income
     (NOI)                $      75.9  $      71.6
    -------------------------------------------------------------------------
      FFO - Core
       Operations         $      35.8  $      36.4  $      0.23  $      0.25
    -------------------------------------------------------------------------
      FFO - EQY and
       Other Non-Recurring
       Items(1)                   0.5          2.7            -         0.02
    -------------------------------------------------------------------------
    Total FFO             $      36.3  $      39.1  $      0.23  $      0.27
    -------------------------------------------------------------------------
    Weighted average
     diluted shares for
     FFO (000's)              157,835      148,196
    -------------------------------------------------------------------------
      AFFO - Core
       Operations         $      36.2  $      37.2  $      0.20  $      0.23
    -------------------------------------------------------------------------
      AFFO - EQY and
       Other Non-Recurring
       Items(1)                   0.4          1.5            -         0.01
    -------------------------------------------------------------------------
    Total AFFO            $      36.6  $      38.7  $      0.20  $      0.24
    -------------------------------------------------------------------------
    Weighted average
     diluted shares for
     AFFO (000's)             179,547      161,633
    -------------------------------------------------------------------------
    (1) Excludes dilution loss on Equity One investment in 2009.
    
    
    -   Invested $149 million in acquisitions, development activities and
        property improvements
    -   Added 497,000 square feet of gross leasable area from acquisitions,
        development and redevelopment coming on-line
    -   Acquired two income-producing properties and additional interests in
        two existing shopping centres totalling 355,000 square feet, one
        property adjacent to an existing shopping centre totalling 26,000
        square feet, one property held for development, and one land parcel
        adjacent to existing property for future development comprising a
        total of 0.6 acres
    -   0.6% same property NOI growth; (0.8)% excluding redevelopment and
        expansion space
    -   12.4% increase on 150,000 square feet of renewal leases
    -   Gross new leasing totalled 223,000 square feet including development
        and redevelopment coming on-line; lease closures totalled 96,000
        square feet and closures for redevelopment totalled 50,000 square
        feet
    

"We continue to deliver solid operating results following our strong performance in 2009, " said Dori J. Segal, President & CEO, "year-to-date, we have taken advantage of a number of acquisition opportunities that resulted in higher than planned investment activity as well as an increased level of financing with a clear bias to further extend our debt maturities."

FINANCING AND CAPITAL MARKET HIGHLIGHTS

Year-to-date, the Company raised $300 million through the issuance of senior unsecured debentures, $75 million in secured financings and $89.2 million from equity issuances. As a result, as of August 5, 2010, cash on hand is approximately $76.0 million. The Company completed the following financing activities in the six months ended June 30, 2010:

    
    -   issued $125 million principal amount senior unsecured debentures,
        Series H, with a coupon rate of 5.85%, maturing January 2017;
    -   reduced the availability of the syndicated secured revolving credit
        facility to $250 million and reduced its $75 million secured
        revolving credit facility to $50 million;
    -   issued $125 million principal amount senior unsecured debentures,
        Series I, in two tranches April and June, with 5.70% interest coupon
        maturing November 2017. The $50 million tranche was completed in June
        at a 5.52% yield-to-maturity;
    -   completed or committed on $75 million from two secured financing
        transactions at a weighted average interest rate of 5.23% and a
        weighted average term to maturity of 9.75 years;
    -   issued, subsequent to quarter end, $50 million principal amount
        senior unsecured debentures, Series J, with a coupon rate of 5.25%
        (5.45% yield-to-maturity), maturing August 2018.
    

In addition, the Company completed the following equity issuances in the six months ended June 30, 2010:

    
    -   3.5 million common shares through an equity public offering at
        a price of $14.35 per common share for gross proceeds of
        $50.0 million;
    -   3.0 million common shares for total proceeds of $36.3 million
        through payment-in-kind of the interest due to holders of the 5.50%
        and 6.25% convertible debentures and through warrants, options and
        restricted share units exercised; and
    -   subsequent to quarter end, in connection with the equity public
        offering, the underwriters exercised part of their over-allotment
        option and purchased an additional 200,000 common shares at the
        offering price of $14.35 for gross proceeds of $2.9 million.
    

On May 27, 2010, the Company also completed the subdivision of its common shares at a ratio of 3.2 common shares for each two common shares. As at June 30, 2010 160,174,666 common shares were outstanding.

"The increase in financing activity resulted in a much stronger balance sheet, ample liquidity and a better maturity schedule" said Karen H. Weaver, Executive Vice President & CFO, "In the quarter and year-to-date our results were impacted by the increased financing activity and by the timing of certain lease termination fees".

Payment of Interest in Shares

The Company will pay the interest due on September 30, 2010 to holders of the 5.50%, 6.25% and 5.70% convertible unsecured subordinated debentures (FCR.DB.A, FCR.DB.B, FCR.DB.C and FCR.DB.D) by the issuance of common shares. The number of common shares to be issued per $1000.00 principal amount of debentures will be calculated by dividing the dollar amount of interest payable by an amount equal to 97% of the volume-weighted average trading price of the common shares of First Capital Realty on the Toronto Stock Exchange calculated for the 20 consecutive trading days ending on September 23, 2010. The interest payment will be approximately $10.7 million, plus any accrued and unpaid interest on debentures which are converted after the date hereof and on or before September 23, 2010.

It is the current intention of First Capital Realty to satisfy its obligations to pay principal and interest on its 5.50%, 6.25% and 5.70% convertible unsecured subordinated debentures by issuance of common shares.

Quarterly Dividend

The Company announced that it will pay a third quarter dividend of $0.20 per common share on October 14, 2010 to shareholders of record on September 28, 2010.

FINANCIAL RESULTS SUMMARY

FFO and AFFO presented herein are key financial measures used by the real estate industry to measure and compare the operating performance of real estate organizations. FFO and AFFO are non-GAAP supplemental financial measures and a complete reconciliation containing adjustments from GAAP net income to FFO and AFFO is included in this press release. See the section below titled "Non-GAAP Supplemental Financial Measures" for more information.

Funds from Operations (FFO)

    
    -------------------------------------------------------------------------
    (thousands of dollars, except         Three months ended June 30, 2010
     per share amounts)
    -------------------------------------------------------------------------
                                                      FFO - EQY
                                                      and Other
                                                           Non-
                                        FFO - Core    recurring
                                        Operations        Items    Total FFO
    -------------------------------------------------------------------------

    Net operating income               $    75,927  $         -  $    75,927
    Interest expense                       (35,044)           -      (35,044)
    Corporate expenses                      (5,463)           -       (5,463)
    Interest and other income                1,020            -        1,020
    Other gains (losses) and
     (expenses)(1)                             231          470          701
    Funds from operations from Equity
     One                                         -            -            -
    Amortization of non-real estate
     assets                                   (822)           -         (822)
    Current income taxes                         -            -            -
    -------------------------------------------------------------------------
    FFO excluding dilution loss on
     Equity One investment                  35,849          470       36,319
    Deduct: Dilution loss on Equity
     One investment                              -            -           -
    -------------------------------------------------------------------------
    FFO                                $    35,849  $       470  $    36,319
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    FFO per diluted share excluding
     dilution loss on Equity One
     investment(2)                     $      0.23  $         -  $      0.23
    Deduct: Dilution loss on Equity
     One investment(2)                           -            -            -
    -------------------------------------------------------------------------
    FFO per diluted share(2)           $      0.23  $         -  $      0.23
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    Weighted average diluted shares
     - FFO(2)                          157,835,090  157,835,090  157,835,090
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------


    -------------------------------------------------------------------------
    (thousands of dollars, except           Three months ended June 30, 2009
     per share amounts)
    -------------------------------------------------------------------------
                                                      FFO - EQY
                                                      and Other
                                                           Non-
                                        FFO - Core    recurring
                                        Operations        Items    Total FFO
    -------------------------------------------------------------------------

    Net operating income               $    71,557  $         -  $    71,557
    Interest expense                       (29,361)      (2,069)     (31,430)
    Corporate expenses                      (5,552)           -       (5,552)
    Interest and other income                  805            -          805
    Other gains (losses) and
     (expenses)(1)                               -           17           17
    Funds from operations from Equity
     One                                         -        5,586        5,586
    Amortization of non-real estate
     assets                                 (1,029)           -       (1,029)
    Current income taxes                         -         (862)        (862)
    -------------------------------------------------------------------------
    FFO excluding dilution loss on
     Equity One investment                  36,420        2,672       39,092
    Deduct: Dilution loss on Equity
     One investment                              -         (676)        (676)
    -------------------------------------------------------------------------
    FFO                                $    36,420 $      1,996  $    38,416
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    FFO per diluted share excluding
     dilution loss on Equity One
     investment(2)                     $      0.25 $       0.02  $      0.27
    Deduct: Dilution loss on Equity
     One investment(2)                           -        (0.01)       (0.01)
    -------------------------------------------------------------------------
    FFO per diluted share(2)           $      0.25 $       0.01  $      0.26
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    Weighted average diluted shares
     - FFO(2)                          148,195,664  148,195,664  148,195,664
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------

    (1) Excludes gains on disposition of income-producing real estate.

    (2) Prior periods restated to reflect the May 2010, 3.2:2 stock split.
    -------------------------------------------------------------------------



    -------------------------------------------------------------------------
    (thousands of dollars, except         Six months ended June 30, 2010
     per share amounts)
    -------------------------------------------------------------------------
                                                      FFO - EQY
                                                      and Other
                                                           Non-
                                        FFO - Core    recurring
                                        Operations        Items    Total FFO
    -------------------------------------------------------------------------

    Net operating income               $   150,602  $         -  $   150,602
    Interest expense                       (69,197)           -      (69,197)
    Corporate expenses                     (10,852)           -      (10,852)
    Interest and other income                2,300            -        2,300
    Other gains (losses) and
     (expenses)(1)                           1,903          544        2,447
    Funds from operations from Equity
     One                                         -            -            -
    Amortization of non-real estate
     assets                                 (1,635)           -       (1,635)
    Current income taxes                         -            -            -
    -------------------------------------------------------------------------
    FFO excluding dilution loss on
     Equity One investment                  73,121          544       73,665
    Deduct: Dilution loss on Equity
     One investment                              -            -            -
    -------------------------------------------------------------------------
    FFO                                $    73,121  $       544  $    73,665
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    FFO per diluted share excluding
     dilution loss on Equity One
     investment(2)                     $      0.47  $         -  $      0.47
    Deduct: Dilution loss on Equity
     One investment(2)                           -            -            -
    -------------------------------------------------------------------------
    FFO per diluted share(2)           $      0.47  $         -  $      0.47
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    Weighted average diluted shares
     - FFO(2)                          156,804,885  156,804,885  156,804,885
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------


    -------------------------------------------------------------------------
    (thousands of dollars, except           Six months ended June 30, 2009
     per share amounts)
    -------------------------------------------------------------------------
                                                      FFO - EQY
                                                      and Other
                                                           Non-
                                        FFO - Core    recurring
                                        Operations        Items    Total FFO
    -------------------------------------------------------------------------

    Net operating income               $   139,857  $         -  $   139,857
    Interest expense                       (57,573)      (4,137)     (61,710)
    Corporate expenses                     (11,001)           -      (11,001)
    Interest and other income                1,394            -        1,394
    Other gains (losses) and
     (expenses)(1)                             118         (149)         (31)
    Funds from operations from Equity
     One                                         -       12,456       12,456
    Amortization of non-real estate
     assets                                 (1,753)           -       (1,753)
    Current income taxes                         -       (1,877)      (1,877)
    -------------------------------------------------------------------------
    FFO excluding dilution loss on
     Equity One investment                  71,042        6,293       77,335
    Deduct: Dilution loss on Equity
     One investment                              -         (676)        (676)
    -------------------------------------------------------------------------
    FFO                                $    71,042  $     5,617  $    76,659
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    FFO per diluted share excluding
     dilution loss on Equity One
     investment(2)                           $0.48  $      0.05  $      0.53
    Deduct: Dilution loss on Equity
     One investment(2)                           -        (0.01)       (0.01)
    -------------------------------------------------------------------------
    FFO per diluted share(2)           $      0.48  $      0.04  $      0.52
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    Weighted average diluted shares
     - FFO(2)                          147,041,974  147,041,974  147,041,974
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------

    (1) Excludes gains on disposition of income-producing real estate.

    (2) Prior periods restated to reflect the May 2010, 3.2:2 stock split.
    -------------------------------------------------------------------------
    

The Company's funds from operations - core operations for the second quarter ended June 30, 2010 totalled $35.8 million or $0.23 per diluted common share which compares to $36.4 million or $0.25 per diluted common share for the three months ended June 30, 2009. The Company's funds from operations - core operations for the six months ended June 30, 2010 totalled $73.1 million or $0.47 per diluted common share which compares to $71.0 million or $0.48 per diluted common share for the six months ended June 30, 2009. FFO - core operations, was positively affected by acquisitions and development coming on-line and same property NOI growth. This was offset by increased interest expense due to the increase in total debt related to growth in the Company's core operations. During the first six months of 2010, the Company also carried undeployed cash on its balance sheet. On a per share basis, FFO decreased due to an increase in the number of weighted average diluted shares outstanding of 6.6% over the prior year period as a result of equity issuances during the last twelve months.

FFO - EQY and other non-recurring items includes other gains (losses) and (expenses) and in the prior year, the effect of Equity One and its related interest expense and income taxes. For the three months ended June 30, 2010, FFO - EQY and other non-recurring items totalled $0.5 million or $nil per diluted common share which compares to $2.7 million or $0.02 per diluted common share in the corresponding prior year period. For the six months ended June 30, 2010, FFO - EQY and other non-recurring items totalled $0.6 million or $nil per diluted common share which compares to $6.3 million or $0.05 per diluted common share in the corresponding prior year period.

In addition, FFO - EQY and other non-recurring items included items such as gains on marketable securities offset by losses on debt extinguishment and losses on terminations of hedges, specifically:

    
                                    2010                      2009

    Six months ended                          Non-                      Non-
     June 30                     Core    recurring         Core    recurring
    ($ in millions)       Operations        items   Operations        items

    Losses on debt
     extinguishment       $         -  $     (0.5)  $         -  $      (0.7)
    Realized loss on
     termination of hedges          -        (1.6)            -            -
    Unrealized gain on
     interest rate swaps
     not designated as
     hedges                         -         0.3             -            -
    Gains on marketable
     securities                     -         2.2             -          0.5
    Gains on sales of
     land                         0.2           -           0.1            -
    Gain on Royal Oak
     Shopping Centre
     settlement                   1.7           -             -            -
    Dilution loss, Equity
     One                            -           -             -         (0.6)
    Other items, net                -         0.2             -            -
    -------------------------------------------------------------------------
    Total                 $       1.9  $      0.6   $       0.1  $      (0.8)
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    

Adjusted Funds from Operations (AFFO)

    
    -------------------------------------------------------------------------
    (thousands of dollars, except
     per share amounts)                   Three months ended June 30, 2010
    -------------------------------------------------------------------------
                                                     AFFO - EQY
                                                      and Other
                                                           Non-
                                       AFFO - Core    recurring
                                        Operations        Items   Total AFFO
    -------------------------------------------------------------------------

    FFO excluding dilution loss on
     Equity One investment             $    35,849  $       470  $    36,319
       Add / (deduct):
       Interest expense payable in
        shares                               5,573            -        5,573
       Rental revenue recorded on a
        straight-line basis and
        market rent adjustments             (2,407)           -       (2,407)
       Non-cash compensation expense           753            -          753
       Revenue sustaining capital
        expenditures and leasing
        costs(1)                            (3,331)           -       (3,331)
       Funds from operations from
        Equity One                               -            -            -
       Dividends from Equity One
        (regular)                                -            -            -
       Return of capital portion of
        marketable securities - net              -            -            -
       Change in cumulative
        unrealized gain on
        marketable securities                    -         (316)        (316)
       Gains on extinguishment of debt           -            -            -
       Realized gains on termination
        of hedges                                -            -            -
       Unrealized losses on interest
        rate swaps not designated as
        hedges                                   -          288          288
       Gain on disposition of land            (231)           -         (231)
    -------------------------------------------------------------------------
    AFFO                               $    36,206  $       442  $    36,648
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    AFFO per diluted share(2)          $      0.20  $         -  $      0.20
    -------------------------------------------------------------------------
    Weighted average diluted shares
     - AFFO(2)(3)                      179,547,106  179,547,106  179,547,106
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------


    -------------------------------------------------------------------------
    (thousands of dollars, except
     per share amounts)                     Three months ended June 30, 2009
    -------------------------------------------------------------------------
                                                     AFFO - EQY
                                                      and Other
                                                           Non-
                                       AFFO - Core    recurring
                                        Operations        Items   Total AFFO
    -------------------------------------------------------------------------

    FFO excluding dilution loss on
     Equity One investment             $    36,420  $     2,672  $    39,092
       Add / (deduct):
       Interest expense payable in
        shares                               3,423            -        3,423
       Rental revenue recorded on a
        straight-line basis and
        market rent adjustments             (1,534)           -       (1,534)
       Non-cash compensation expense           941            -          941
       Revenue sustaining capital
        expenditures and leasing
        costs(1)                            (2,682)           -       (2,682)
       Funds from operations from
        Equity One                               -       (5,587)      (5,587)
       Dividends from Equity One
        (regular)                                -        4,913        4,913
       Return of capital portion of
        marketable securities - net            646            -          646
       Change in cumulative
        unrealized gain on
        marketable securities                    -         (414)        (414)
       Gains on extinguishment of debt           -          (50)         (50)
       Realized gains on termination
        of hedges                                -          (14)         (14)
       Unrealized losses on interest
        rate swaps not designated as
        hedges                                   -            -            -
       Gain on disposition of land               -            -            -
    -------------------------------------------------------------------------
    AFFO                               $    37,214  $     1,520  $    38,734
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    AFFO per diluted share(2)          $      0.23  $      0.01  $      0.24
    -------------------------------------------------------------------------
    Weighted average diluted shares
     - AFFO(2)(3)                      161,632,702  161,632,702  161,632,702
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    (1) Estimated at $0.65 per square foot per annum on average gross
        leasable area for 2010 ($0.55 per square foot per annum in the second
        quarter of 2009).

    (2) Prior periods restated to reflect the May 2010, 3.2:2 stock split.

    (3) Includes the weighted average outstanding shares that would result
        from the conversion of the convertible debentures.
    -------------------------------------------------------------------------



    -------------------------------------------------------------------------
    (thousands of dollars, except
     per share amounts)                    Six months ended June 30, 2010
    -------------------------------------------------------------------------
                                                     AFFO - EQY
                                                      and Other
                                                           Non-
                                       AFFO - Core    recurring
                                        Operations        Items   Total AFFO
    -------------------------------------------------------------------------

    FFO excluding dilution loss on
     Equity One investment             $    73,121  $       544  $    73,665
       Add / (deduct):
       Interest expense payable in
        shares                              11,076            -       11,076
       Rental revenue recorded on a
        straight-line basis and
        market rent adjustments             (4,623)           -       (4,623)
       Non-cash compensation expense         1,418          (58)       1,360
       Revenue sustaining capital
        expenditures and leasing
        costs(1)                            (6,588)           -       (6,588)
       Additional pre-settlement net
        cash from property acquisition       1,605                     1,605
       Funds from operations from
        Equity One                               -            -            -
       Dividends from Equity One
        (regular)                                -            -            -
       Return of capital portion of
        marketable securities - net              -            -            -
       Change in cumulative unrealized
        gain on marketable securities            -         (430)        (430)
       Losses on extinguishment of
        debt                                     -          477          477
       Realized losses (gains) on
        termination of hedges                    -        1,588        1,588
       Unrealized gain on interest
        rate swaps not designated as
        hedges                                   -         (335)        (335)
       Gain on disposition of land            (231)           -         (231)
    -------------------------------------------------------------------------
    AFFO                               $    75,778  $     1,786  $    77,564
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    AFFO per diluted share(2)          $      0.43  $      0.01  $      0.44
    -------------------------------------------------------------------------
    Weighted average diluted shares
     - AFFO(2)(3)                      178,181,690  178,181,690  178,181,690
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------


    -------------------------------------------------------------------------
    (thousands of dollars, except
     per share amounts)                       Six months ended June 30, 2009
    -------------------------------------------------------------------------
                                                     AFFO - EQY
                                                      and Other
                                                           Non-
                                       AFFO - Core    recurring
                                        Operations        Items  Total AFFO
    -------------------------------------------------------------------------

    FFO excluding dilution loss on
     Equity One investment             $    71,042  $     6,293  $    77,335
       Add / (deduct):
       Interest expense payable in
        shares                               6,881            -        6,881
       Rental revenue recorded on a
        straight-line basis and
        market rent adjustments             (3,224)           -       (3,224)
       Non-cash compensation expense         1,813            -        1,813
       Revenue sustaining capital
        expenditures and leasing
        costs(1)                            (5,109)           -       (5,109)
       Additional pre-settlement net
        cash from property acquisition           -            -            -
       Funds from operations from
        Equity One                               -      (12,456)     (12,456)
       Dividends from Equity One
        (regular)                                -       10,241       10,241
       Return of capital portion of
        marketable securities - net          1,282            -        1,282
       Change in cumulative unrealized
        gain on marketable securities            -       (1,766)      (1,766)
       Losses on extinguishment of
        debt                                     -          688          688
       Realized losses (gains) on
        termination of hedges                    -          (14)         (14)
       Unrealized gain on interest
        rate swaps not designated as
        hedges                                   -            -            -
       Gain on disposition of land            (118)           -         (118)
    -------------------------------------------------------------------------
    AFFO                               $    72,567  $     2,986  $    75,553
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    AFFO per diluted share(2)          $      0.45  $      0.02  $      0.47
    -------------------------------------------------------------------------
    Weighted average diluted shares
     - AFFO(2)(3)                      160,969,039  160,969,039  160,969,039
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    (1) Estimated at $0.65 per square foot per annum on average gross
        leasable area for 2010 ($0.55 per square foot per annum in the second
        quarter of 2009).

    (2) Prior periods restated to reflect the May 2010, 3.2:2 stock split.

    (3) Includes the weighted average outstanding shares that would result
        from the conversion of the convertible debentures.
    -------------------------------------------------------------------------
    

Management views AFFO as an effective measure of cash generated from operations. AFFO for the three months ended June 30, 2010 totalled $36.6 million or $0.20 per diluted common share compared to $38.7 million or $0.24 per diluted common share in the prior year period. AFFO is calculated by adjusting FFO for non-cash and other items including interest payable in shares, straight-line and market rent adjustments, non-cash compensation expense, actual costs incurred for capital expenditures and leasing costs for maintaining shopping centre infrastructures and gains or losses on debt and hedges. Land sales are excluded from AFFO. The Company's proportionate share of Equity One FFO is excluded and only the regular cash dividends received are included in prior year's AFFO. The weighted average diluted shares outstanding for AFFO is adjusted to assume conversion of the outstanding convertible debentures. Non-recurring AFFO items primarily consist of dividends from Equity One, net of the associated interest expense and realized gains on marketable securities.

Net Income

    
    -------------------------------------------------------------------------
                             Three months ended         Six months ended
    ($ thousands, except           June 30                   June 30
     per share amounts)          2010         2009         2010         2009
    -------------------------------------------------------------------------
    Net income            $     9,503  $     9,093  $    19,272  $    18,175

    Earnings per share
     (diluted)            $      0.06  $      0.06  $      0.12  $      0.13
    -------------------------------------------------------------------------
    Weighted average
     common shares
     (diluted)           157,835,090  148,195,664  156,804,885  147,041,974
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    

Net income for the three months ended June 30, 2010 was $9.5 million or $0.06 per share (basic and diluted) compared to $9.1 million or $0.06 per share (basic and diluted) for the prior year comparable period. Net income for the six months ended June 2010 was $19.3 million or $0.12 per share (basic and diluted) compared to $18.2 million or $0.13 per share (basic and diluted) for the prior year comparable period. The increase in net income is primarily due to the increase in NOI resulting from new acquisitions, development and redevelopment projects coming on-line, same property NOI growth, increased interest and other income, increased other gains (losses) and (expenses) offset by increased interest expense, increased amortization expense, and decreased income from Equity One as a result of the dividend-in-kind. In addition, there was an increase in the basic and weighted average diluted shares outstanding compared to the same prior year periods.

ACQUISITION AND DEVELOPMENT ACTIVITIES

During the second quarter of 2010, the Company invested $115.8 million in the acquisition of two income-producing properties and additional interests in two existing shopping centres totalling 355,000 square feet, one property adjacent to an existing shopping centre totalling 26,000 square feet, one property held for future development, and one land parcel adjacent to an existing property held for future development comprising a total of 0.6 acres. For the six months ended June 30, 2010, the Company invested $197.8 million on three income-producing properties and additional interests in three existing shopping centres totalling 555,000 square feet, two properties adjacent to existing shopping centres totalling 54,000 square feet, three properties held for future development, and three land parcels adjacent to existing properties held for future development comprising a total of 5.6 acres.

In addition, during the second quarter of 2010, the Company invested $35 million in active development projects and improvements to existing properties bringing the year-to-date total investment to $65 million. Development of 97,300 square feet was brought on-line in the second quarter of 2010 with 81,000 square feet leased at an average rate of $26.92 per square foot. Year-to-date the Company brought on-line 117,800 square feet of development space with 101,500 square feet leased at an average rate of $27.00 per square foot.

OPERATING SUMMARY

Net operating income for the three months ended June 30, 2010 totalled $75.9 million compared to $71.6 million for the three months ended June 30, 2009, an increase of $4.3 million or 6.0%. Same property NOI increased by 0.6% in the second quarter of 2010 compared to the same period in 2009, generating NOI growth of $0.4 million, primarily attributed to redevelopment and expansion space coming on-line and increases in lease rates and occupancy. Same property NOI includes $168,000 (three months ended June 30, 2009 - $1,902,000) of lease termination payments from five tenants comprising of 7,300 square feet.

Net operating income for the six months ended June 30, 2010 totalled $150.6 million compared to $139.9 million for the six months ended June 30, 2010, an increase of $10.7 million or 7.6%. Same property NOI increased by 2.9% for the six months ended June 30, 2010 compared to the same period in 2009, generating NOI growth of $3.9 million, primarily attributed to redevelopment and expansion space coming on-line and increases in lease rates and occupancy. Same property NOI for the six months ended June 30, 2010, excluding expansion or redevelopment space, increased by $1.6 million or 1.3% over the same period in 2009. Same property NOI includes $1,148,000 (six months ended June 30, 2009 - $2,095,000) of lease termination payments from 16 tenants comprising of 39,300 square feet.

Acquisitions completed in 2010 and 2009 contributed $2.3 million to NOI in the three months ended June 30, 2010, while greenfield development activities contributed a further $2.5 million in the three months ended June 30, 2010. Acquisitions completed in 2010 and 2009 contributed $3.7 million to NOI in the six months ended June 30, 2010, while greenfield development activities contributed a further $4.8 million in the six months ended June 30, 2010.

Gross new leasing in the second quarter of 2010 totalled 223,000 square feet including development and redevelopment space coming on-line. The Company achieved a 12.4% increase on 150,000 square feet of renewal leases over the expiring rates. For the six months ended June 30, 2010, gross new leasing totalled 419,000 square feet. Renewal leasing totalled 410,000 square feet with a 9.4% increase over expiring lease rates.

The average rate per occupied square foot at June 30, 2010 increased to $16.05. This compares to an average rate of $15.37 per square foot at June 30, 2009 and $15.85 at March 31, 2010.

Portfolio occupancy at June 30, 2010 of 96.4% compares to 96.3% at March 31, 2010 and 96.2% at December 31, 2009. Closures for redevelopment totalled 72,000 square feet for the first half of 2010.

OUTLOOK

Over the past several years, First Capital Realty has made significant progress in growing its business and generating accretive growth in funds from operations while enhancing the quality of its portfolio.

The current environment remains competitive with increasing transaction activity. Both debt and equity markets are accessible but continue to be challenging relative to pricing currently being asked by vendors of high quality, well located properties. The Company will continue to selectively acquire properties that are well-located and of high quality, where they add strategic value and/or operating synergies provided they will be accretive to FFO over the long term, and equity and debt capital can be priced and committed to maintain conservative leverage.

Development and redevelopment activities continue to provide the Company with opportunities to grow within its existing portfolio of assets. Once completed, these activities typically generate higher returns on investment.

With respect to acquisitions of both income-producing and development properties, the Company will continue to focus on maintaining the sustainability and growth potential of rental income to ensure that among other things, refinancing risk is minimized. This is particularly important given the current cost of capital.

Specifically, Management continues to focus on the following five areas to achieve its objectives in 2010:

    
    -   same property net operating income growth, taking into account
        maintaining high occupancy;
    -   development and redevelopment activities;
    -   selective acquisitions;
    -   increasing efficiency and productivity of operations; and
    -   improving the cost of capital, for both debt and equity.
    

Overall, Management is confident that the quality of the Company's balance sheet, the defensive nature of its assets and operations will continue to serve it well in the current environment.

2010 GUIDANCE

The Company reaffirms its FFO and AFFO per share guidance for 2010. All information presented on a per share basis has been adjusted to reflect the 3.2:2 common share split which took effect on May 27, 2010.

    
    -------------------------------------------------------------------------
    (per share amounts, except for projected FFO and
     shares outstanding)                                Low          High
    -------------------------------------------------------------------------
                                FFO Guidance
    -------------------------------------------------------------------------
    Projected diluted net income per share             $0.25        $0.27

    Adjustments
      Projected amortization and future income taxes    0.70         0.71
    -------------------------------------------------------------------------
    Projected FFO per share(1)                         $0.95        $0.98
    -------------------------------------------------------------------------
    Projected FFO                                     $151.7M      $156.6M
    -------------------------------------------------------------------------
    Projected weighted average shares outstanding
     for per share FFO calculations(1)                       160.4M
    -------------------------------------------------------------------------
                                AFFO Guidance
    -------------------------------------------------------------------------
    Projected FFO                                     $151.7M      $156.6M
    -------------------------------------------------------------------------
    Projected weighted average shares outstanding
     for per share AFFO calculations (including
     conversion of convertible debentures)(1)                181.7M
    -------------------------------------------------------------------------
    Projected FFO per share (using weighted average
     AFFO shares outstanding)(1)                        0.83         0.86

      Projected revenue sustaining capital
        expenditures(1)                                (0.08)       (0.08)

      Projected non-cash items, net(1)                  0.09         0.10
    -------------------------------------------------------------------------
    Projected AFFO per share(1)                        $0.84        $0.88
    -------------------------------------------------------------------------
    (1) Reflects the May 2010, 3.2:2 stock split
    

Projections involve numerous assumptions such as rental income (including assumptions on timing of lease-up, development coming on-line and levels of percentage rent), interest rates, tenant defaults, corporate expenses, the level and timing of acquisitions of income-producing properties, the Company's share price, the number of shares outstanding, and numerous other factors. Not all factors which affect our range of projected funds from operations and adjusted funds from operations are determinable at this time. Actual results may vary from the projected results in a material respect, and may be above or below the range presented in a material respect.

Guidance is based on specific assumptions, including:

    
    -   Same property NOI growth of 1.0% to 1.5% (excluding redevelopment and
        expansion);
    -   Development, redevelopment and expansion coming on-line of 400,000 to
        450,000 square feet with approximate gross book value of $100 to
        $120 million;
    -   Income-producing property acquisitions totalling $200 million
        (includes $165 million invested to-date);
    -   Development property acquisitions totalling $60 million (includes
        $33 million invested to-date);
    -   Revenue sustaining capital expenditure is expected to be
        approximately $0.65 per average square foot; and
    -   No changes to convertible debentures outstanding.
    

The ranges presented represent Management's estimate of results based upon these assumptions as of the date of this press release. The purpose of the Company's guidance is to provide readers with Management's view as to the expected financial performance of the Company for 2010, using factors that are commonly accepted and viewed as meaningful indicators of financial performance in the real estate industry.

Readers should refer to the section below titled "Forward-Looking Statements" for important information relating to our guidance, including risk factors.

NORMAL COURSE ISSUER BID FOR EACH SERIES OF CONVERTIBLE DEBENTURES

Subject to final acceptance of its notice of intention to make a normal course issuer bid by the Toronto Stock Exchange, First Capital Realty intends to make a normal course issuer bid ("NCIB") for each series of its convertible unsecured subordinated debentures being (i) 5.50% convertible unsecured subordinated debentures due September 30, 2017, Class CDN (the "5.50% Debentures (Class CDN)") (TSX:FCR.DB.A), (ii) 5.50% convertible unsecured subordinated debentures due September 30, 2017, Class US (the "5.50% Debentures (Class US)") (TSX:FCR.DB.B), (iii) 6.25% convertible unsecured subordinated debentures due December 31, 2016 (the "6.25% Debentures") (TSX:FCR.DB.C); and (iv) 5.70% convertible unsecured subordinated debentures due June 30, 2017 (the "5.70% Debentures") (TSX:FCR.DB.D). All convertible debentures purchased under the NCIB will be cancelled.

As of August 4, 2010, First Capital Realty had $205,027,000 principal amount of 5.50% Debentures (Class CDN) outstanding, $21,723,000 principal amount of 5.50% Debentures (Class US) outstanding, $75,000,000 principal amount of 6.25% Debentures outstanding and $50,000,000 principal amount of 5.70% Debentures outstanding.

Under the NCIB, First Capital Realty may purchase such convertible debentures up to the following limits:

    
    -------------------------------------------------------------------------
                                     Limit on Purchases (Principal Amount)
                                  -------------------------------------------
                                    Total Limit(1)            Daily Limit(2)
                                  -----------------        ------------------
    5.50% Debentures (Class CDN)    $10,251,300                  $3,900
    -------------------------------------------------------------------------
    5.50% Debentures (Class US)      $1,086,100                  $1,000
    -------------------------------------------------------------------------
    6.25% Debentures                 $7,428,300                 $41,200
    -------------------------------------------------------------------------
    5.70% Debentures                 $4,985,000                 $31,400
    -------------------------------------------------------------------------


    Notes:
    1.  Represents, in the case of each of the 5.50% Debentures (Class CDN)
    and (Class US), 5% of the issued and outstanding principal amount, and in
    the case of each of the 6.25% Debentures and 5.70% Debentures, 10% of the
    public float.

    2. Represents the greater of $1,000 principal amount of the applicable
    convertible debentures and 25% of the average daily trading volume of
    such convertible debentures for the six month period ended July 31, 2010,
    excluding "block" purchase exceptions.
    

First Capital Realty believes that its convertible debentures have been trading in a range that may not fully reflect the value of the convertible debentures. As a result, First Capital Realty believes that the purchase of convertible debentures from time to time can be undertaken at prices that make the acquisition of such securities an appropriate use of the Company's available funds. In addition, purchases under the NCIB may increase liquidity of the convertible debentures.

First Capital Realty intends to commence the NCIB on August 10, 2010. The NCIB will expire on August 9, 2011 or such earlier date as First Capital Realty completes its purchases pursuant to the NCIB. First Capital Realty has not purchased any of its convertible debentures in the past twelve months. All purchases made under the NCIB will be made through the facilities of the TSX or other Canadian marketplaces and in accordance with the rules of the TSX at market prices prevailing at the time of purchase. The actual amount of convertible debentures that may be purchased under the NCIB is subject to, and cannot exceed, limits referred to above and the timing of such purchases will be determined by First Capital Realty.

MANAGEMENT CONFERENCE CALL AND WEBCAST

First Capital Realty invites you to participate at its live conference call with senior management announcing our second quarter results on Friday, August 6, 2010 at 1:00 p.m. E.S.T.

Second quarter financial results will be released prior to the call and made available on First Capital Realty's website in the News section. The Supplemental Package link will be on our Home Page at www.firstcapitalrealty.ca or click on Investors, then Downloads.

Teleconference:

You may participate in the live conference toll free at 866-299-6657 or at 416-641-6135. To ensure your participation, please call five minutes prior to the scheduled start of the call. The call will be archived through August 13, 2010 and can be accessed by dialing toll free 800-408-3053 or 416-695-5800 with access code 1321844.

Webcast:

To access the webcast, go to First Capital Realty's website at www.firstcapitalrealty.ca, and click on the link for the webcast at the bottom of our Home Page. The webcast will be archived on our Home Page for 30 days and can be accessed, thereafter, in the Conference Calls section of our website.

Management's presentation will be followed by a question and answer period. To ask a question, press '1' followed by '4' on a touch-tone phone. The conference call coordinator is immediately notified of all requests in the order in which they are made, and will introduce each questioner. To cancel your request, press '1' followed by '3'. If you hang up, you can reconnect by dialing 866-299-6657 or 416-641-6135. For assistance at any point during the call, press '*0'.

ABOUT First Capital Realty (TSX:FCR)

First Capital Realty is Canada's leading owner, developer and operator of supermarket and drugstore-anchored neighbourhood and community shopping centres, located predominantly in growing metropolitan areas. The Company currently owns interests in 178 properties, including three under development, totalling approximately 21.3 million square feet of gross leasable area and nine sites in the planning stage for future retail development.

Forward-Looking Statements

This press release and in particular the "Outlook" and "2010 Guidance" section hereof, contains forward-looking statements and information within the meaning of applicable securities legislation. Forward-looking statements can generally be identified by the expressions "anticipate", "believe", "plan", "estimate", "project", "expect", "intend", "outlook", "objective", "may", "will", "should", "continue" and similar expressions. The forward-looking statements are not historical facts but reflect the Company's current expectations regarding future results or events and are based on information currently available to Management. Certain material factors and assumptions were applied in providing these forward-looking statements. All forward-looking statements in this press release are qualified by these cautionary statements.

Management believes that the expectations reflected in forward-looking statements are based upon reasonable assumptions; however, Management can give no assurance that actual results will be consistent with these forward-looking statements. These forward-looking statements are subject to a number of risks and uncertainties that could cause actual results or events to differ materially from current expectations, including the matters discussed under "Risks and Uncertainties" in the Company's Management's Discussion and Analysis for the year ended December 31, 2009.

Factors that could cause actual results or events to differ materially from those expressed, implied or projected by forward-looking statements in addition to those described in the aforementioned "Risk and Uncertainties" section include, but are not limited to, general economic conditions, the availability of new competitive supply of retail properties which may become available either through construction or sublease, First Capital Realty's ability to maintain occupancy and to lease or re-lease space at current or anticipated rents, tenant bankruptcies, the relative illiquidity of real property, unexpected costs or liabilities related to acquisitions, construction, environmental matters, legal matters, reliance on key personnel, financial difficulties and defaults, changes in interest rates and credit spreads, changes in the U.S.-Canadian foreign currency exchange rate, changes in operating costs, First Capital Realty's ability to obtain insurance coverage at a reasonable cost and the availability of financing. The assumptions underlying the Company's forward-looking statements contained in the "Outlook" and "2010 Guidance" sections of this press release also include that consumer demand will remain stable, demographic trends will continue and there will continue to be barriers to entry in the markets in which the Company operates.

Readers, therefore, should not place undue reliance on any such forward-looking statements. Further, a forward-looking statement speaks only as of the date on which such statement is made. First Capital Realty undertakes no obligation to publicly update any such statement or to reflect new information or the occurrence of future events or circumstances except as required by securities laws.

These forward-looking statements are made as of August 5, 2010.

NON-GAAP SUPPLEMENTAL FINANCIAL MEASURES

Funds from Operations and Adjusted Funds from Operations

In Management's view, funds from operations ("FFO") and adjusted funds from operations ("AFFO") are commonly accepted and meaningful indicators of financial performance in the real estate industry. First Capital Realty believes that financial analysts, investors and shareholders are better served when the clear presentation of comparable period operating results generated from FFO and AFFO disclosures supplement Canadian generally accepted accounting principles ("GAAP") disclosure. These measures are the primary methods used in analyzing real estate organizations in Canada. The Company's method of calculating FFO and AFFO may be different from methods used by other corporations or REITs (real estate investment trusts) and, accordingly, may not be comparable to such other corporations or REITs. FFO and AFFO are presented to assist investors in analyzing the Company's performance. FFO and AFFO: (i) do not represent cash flow from operating activities as defined by GAAP, (ii) are not indicative of cash available to fund all liquidity requirements, including payment of dividends and capital for growth, and (iii) are not to be considered as alternatives to GAAP net income for the purpose of evaluating operating performance.

Funds from Operations ("FFO")

First Capital Realty calculates FFO in accordance with the recommendations of the Real Property Association of Canada ("RealPac"). The definition is meant to standardize the calculation and disclosure of FFO across real estate entities in Canada, modelled on the definition adopted by the National Association of Real Estate Investment Trusts ("NAREIT") in the United States. FFO as defined by RealPac differs in two respects from the definition adopted by NAREIT. Under the RealPac definition, future income taxes are excluded from FFO, whereas under the NAREIT definition, they are included. In addition, impairment losses on depreciable assets are excluded from the RealPac FFO definition, whereas the NAREIT definition includes them. As a result, when calculating FFO, the Company adjusts the FFO reported by Equity One to comply with the RealPac definition, when appropriate.

FFO is considered a meaningful additional measure of operating performance, as it excludes amortization of real estate assets. FFO also adjusts for certain items included in GAAP net income that may not be the most appropriate determinants of the long-term operating performance of the Company including gains and losses on depreciable real estate assets.

Net Operating Income

NOI is defined as property rental revenue less property operating costs. In Management's opinion, NOI is useful in analyzing the operating performance of the Company's shopping centre portfolio. NOI is not a measure defined by GAAP and as such there is no standard definition. As a result, NOI may not be comparable with similar measures presented by other entities. NOI is not to be construed as an alternative to net income or cash flow from operating activities determined in accordance with GAAP.

    
    FIRST CAPITAL REALTY INC.
    CONSOLIDATED BALANCE SHEETS

    -------------------------------------------------------------------------
    (unaudited)                                         June 30  December 31
    (thousands of dollars)                                 2010         2009
    -------------------------------------------------------------------------

    ASSETS
    Real Estate Investments
    Shopping centres                                $ 3,459,087  $ 3,288,759
    Land and shopping centres under development         277,949      224,772
    Deferred leasing costs                               18,408       17,471
    Intangible assets                                    23,939       22,549
    -------------------------------------------------------------------------
                                                      3,779,383    3,553,551
    Loans, mortgages and other real estate assets        63,927       59,220
    -------------------------------------------------------------------------
                                                      3,843,310    3,612,771
    Other assets                                         39,351       28,726
    Amounts receivable                                   45,044       45,598
    Cash and cash equivalents                            44,183        4,548
    -------------------------------------------------------------------------
                                                    $ 3,971,888  $ 3,691,643
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------

    LIABILITIES
    Mortgages, loans and credit facilities          $ 1,337,288  $ 1,354,668
    Accounts payable and other liabilities              134,712      137,658
    Intangible liabilities                               18,296       13,193
    Senior unsecured debentures                         965,987      717,040
    Convertible debentures                              330,833      329,739
    Future income tax liabilities, net                   48,778       43,502
    -------------------------------------------------------------------------
                                                      2,835,894    2,595,800
    SHAREHOLDERS' EQUITY                              1,135,994    1,095,843
    -------------------------------------------------------------------------
                                                    $ 3,971,888  $ 3,691,643
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------



    FIRST CAPITAL REALTY INC.
    CONSOLIDATED STATEMENTS OF EARNINGS

    -------------------------------------------------------------------------
                                Three months ended          Six months ended
    -------------------------------------------------------------------------
    (unaudited)
    (thousands of dollars,
     except per share         June 30      June 30      June 30      June 30
     amounts)                    2010         2009         2010         2009
    -------------------------------------------------------------------------

    REVENUE
    Property rental
     revenue              $   117,135  $   109,727  $   235,248  $   220,070
    Interest and other
     income                     1,020         805         2,300        1,394
    -------------------------------------------------------------------------
                              118,155      110,532      237,548      221,464
    -------------------------------------------------------------------------
    EXPENSES
    Property operating
     costs                     41,208       38,170       84,646       80,213
    Interest expense           35,044       31,431       69,197       61,710
    Amortization
      Shopping centres         21,754       20,501       43,936       41,051
      Deferred leasing
       costs                      916          853        1,930        1,782
      Intangible assets         1,341        1,847        2,703        3,954
      Deferred financing
       fees                       428          607          857          935
      Other assets                394          422          778          818
    Corporate expenses          5,463        5,552       10,852       11,001
    -------------------------------------------------------------------------
                              106,548       99,383      214,899      201,464
    -------------------------------------------------------------------------
    Income before the
     undernoted items          11,607       11,149       22,649       20,000
    -------------------------------------------------------------------------
    Equity income from
     Equity One, Inc.               -        3,369            -        7,399
    Other gains (losses)
     and (expenses)               696         (659)       2,423         (496)
    -------------------------------------------------------------------------
    Income before income
     taxes                     12,303       13,859       25,072       26,903
    -------------------------------------------------------------------------
    Income taxes
      Current                       -          862            -        1,877
      Future                    2,800        3,904        5,800        6,851
    -------------------------------------------------------------------------
                                2,800        4,766        5,800        8,728
    -------------------------------------------------------------------------
    Net income            $     9,503  $     9,093  $    19,272  $    18,175
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    Earnings per common
     share, basic and
     diluted(1)           $      0.06  $      0.06  $      0.12  $      0.13
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    (1) Prior periods have been restated to reflect the May 2010, 3.2:2 stock
        split.
    -------------------------------------------------------------------------



    FIRST CAPITAL REALTY INC.
    CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME

    -------------------------------------------------------------------------
                                Three months ended          Six months ended
    -------------------------------------------------------------------------
    (unaudited)               June 30      June 30      June 30      June 30
    (thousands of dollars)       2010         2009         2010         2009
    -------------------------------------------------------------------------

    NET INCOME            $     9,503  $     9,093  $    19,272  $    18,175
    -------------------------------------------------------------------------

    OTHER COMPREHENSIVE
     INCOME (LOSS)
    Unrealized foreign
     currency (losses)
     gains on translating
     self-sustaining
     foreign operations
      Losses arising
       during the period            -       (4,668)           -       (3,010)
      Reclassification
       adjustments for
       dilution loss on
       investment in
       Equity One, Inc.             -        1,669            -        1,669
    -------------------------------------------------------------------------
                                    -       (2,999)           -       (1,341)
    -------------------------------------------------------------------------
    Other comprehensive
     income of Equity One,
     Inc.
      Gains arising
       during the period            -          981            -        4,346
      Reclassification
       adjustments for
       dilution loss
       included in net
       income                       -           29            -           29
    -------------------------------------------------------------------------
                                    -        1,010            -        4,375
    -------------------------------------------------------------------------
    Unrealized gains on
     cash flow hedges of
     interest rates
      Unrealized gains
       arising during the
       period                       -        8,463            -        8,884
      Reclassification
       adjustments for
       gains included in
       net income                   -          (14)           -          (14)
    -------------------------------------------------------------------------
                                    -        8,449            -        8,870
    -------------------------------------------------------------------------
    Change in cumulative
     unrealized gains on
     available-for-sale
     marketable securities
      Unrealized gains
       arising during the
       period                      90        9,131           90        6,822
      Reclassification
       adjustments for
       losses (gains)
       included in net
       income                       -          198       (1,093)         198
    -------------------------------------------------------------------------
                                   90        9,329       (1,003)       7,020
    -------------------------------------------------------------------------
    Other comprehensive
     income (loss) before
     income taxes                  90       15,789       (1,003)      18,924
    Future income tax
     expense (recovery)            15        4,436         (160)       4,203
    -------------------------------------------------------------------------
    Other comprehensive
     income (loss)                 75       11,353         (843)      14,721
    -------------------------------------------------------------------------
    COMPREHENSIVE INCOME  $     9,578  $    20,446  $    18,429  $    32,896
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------



    FIRST CAPITAL REALTY INC.
    CONSOLIDATED STATEMENTS OF CASH FLOWS

    -------------------------------------------------------------------------
                                Three months ended          Six months ended
    -------------------------------------------------------------------------
    (unaudited)               June 30      June 30      June 30      June 30
    (thousands of dollars)       2010         2009         2010         2009
    -------------------------------------------------------------------------

    CASH FLOW PROVIDED BY
     (USED IN):
    OPERATING ACTIVITIES
    Net income            $     9,503  $     9,093  $    19,272  $    18,175
    Items not affecting
     cash
       Amortization            24,833       24,230       50,204       48,540
       Amortization of
        above- and
        below-market
        leases                   (664)        (430)      (1,177)      (1,143)
       Rent revenue
        recognized on a
        straight-line
        basis                  (1,743)      (1,104)      (3,446)      (2,081)
       Loss (gain) on
        disposition of
        shopping centres            5            -           24         (211)
       Gains on
        disposition of land      (231)           -         (231)        (118)
       Realized (gains)
        losses on sale of
        marketable
        securities               (360)         461       (1,739)       1,241
       Change in cumulative
        unrealized gains on
        marketable
        securities
        held-for-trading         (316)        (414)        (430)      (1,766)
       (Gain) loss on
        settlement of debt          -          (50)         477          688
       Non-cash
        compensation
        expense                   753          941        1,360        1,813
         Less cash
          settlement of
          restricted share
          units                (1,243)           -       (1,243)           -
       Convertible
        debenture interest
        paid in common
        shares                      -            -        8,710        6,360
       Non-cash interest
        expense                   873          624        1,754        1,174
       Equity income from
        Equity One, Inc.            -       (3,369)           -       (7,399)
       Dilution loss on
        Equity One, Inc.
        investment                  -          676            -          676
       Unrealized losses
        (gains) on interest
        rate swaps not
        designated as
        hedges                    288            -         (335)           -
       Gain on foreign
        exchange                  (82)           -          (47)           -
       Future income taxes      2,800        3,904        5,800        6,851
    Deferred leasing costs     (1,658)      (1,176)      (2,842)      (2,201)
    Dividends received
     from Equity One, Inc.          -        4,913            -       10,241
    Net change in non-cash
     operating items           13,578       (2,498)       1,935      (20,909)
    -------------------------------------------------------------------------
    Cash provided by
     operating activities      46,336       35,801       78,046       59,931
    -------------------------------------------------------------------------
    INVESTING ACTIVITIES
    Acquisition of shopping
     centres                  (72,163)     (12,357)    (104,506)     (18,042)
    Acquisition of land and
     shopping centres held
     for development           (4,679)      (7,960)     (25,846)     (9,359)
    Net proceeds from
     property dispositions        208            -          408          70
    Expenditures on
     shopping centres          (7,661)      (5,877)     (13,139)     (12,060)
    Expenditures on land
     and shopping centres
     under development        (25,910)     (40,397)     (49,137)     (71,230)
    Changes in accounts
     payable and accrued
     liabilities related to
     investing activities      (5,763)        (984)     (14,713)     (24,438)
    Increase in loans and
     mortgages receivable         (59)        (333)        (149)      (1,026)
    Investment in
     marketable securities    (11,696)         (58)     (22,247)      (2,745)
    Return of capital from
     investments in
     marketable securities         63          646         (116)       1,282
    Proceeds from
     disposition of
     marketable securities      7,068        5,308       16,916        8,603
    -------------------------------------------------------------------------
    Cash used in investing
     activities              (120,592)     (62,012)    (212,529)    (128,945)
    -------------------------------------------------------------------------
    FINANCING ACTIVITIES
    Mortgage financings,
     loans and credit
     facilities
      Borrowings, net of
       financing costs         43,491      218,066       72,642      485,909
      Principal instalment
       payments                (8,589)     (10,157)     (17,222)     (20,235)
      Other repayments on
       maturity               (71,582)    (149,209)    (142,674)    (335,395)
    Issuance of senior
     unsecured debentures,
     net of issue costs       124,406            -      248,356            -
    Issuance of common
     shares, net of issue
     costs                     59,396           98       74,823           38
    Purchase of senior
     unsecured debentures           -       (1,145)           -       (1,145)
    Payment of dividends      (31,013)     (29,649)     (61,747)     (58,752)
    Other financing
     activities                   (20)           -          (60)           -
    -------------------------------------------------------------------------
    Cash provided by
     financing activities     116,089       28,004      174,118       70,420
    -------------------------------------------------------------------------
    Effect of currency
     rate movement on cash
     balances                       -       (1,396)           -         (192)
    -------------------------------------------------------------------------
    Increase in cash and
     cash equivalents          41,833          397       39,635        1,214
    Cash and cash
     equivalents,
     beginning of the
     period                     2,350        8,080        4,548        7,263
    -------------------------------------------------------------------------
    Cash and cash
     equivalents, end of
     the period           $    44,183  $     8,477      $44,183  $     8,477
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    SUPPLEMENTARY
     INFORMATION
    Cash income taxes
     paid                 $        19  $       891  $        19  $     1,349
    -------------------------------------------------------------------------
    Cash interest paid    $    33,008  $    32,157  $    61,974  $    62,744
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------



    FIRST CAPITAL REALTY INC.
    CONSOLIDATED STATEMENTS OF FUNDS FROM OPERATIONS

    -------------------------------------------------------------------------
    (thousands of dollars,
     except per share
     amounts)                   Three months ended          Six months ended
    -------------------------------------------------------------------------
                              June 30      June 30      June 30      June 30
                                 2010         2009         2010         2009
    -------------------------------------------------------------------------

    Net income for the
     period               $     9,503  $     9,093  $    19,272  $    18,175

    Add (deduct):
      Amortization of
       shopping centres,
       deferred leasing
       costs and
       intangible assets       24,011       23,201       48,569       46,787
      Loss (gain) on
       disposition of
       income-producing
       shopping centres             5            -           24         (211)
      Equity income from
       Equity One                   -       (3,369)           -       (7,399)
      Funds from
       operations from
       Equity One                   -        5,587            -       12,456
      Dilution loss on
       Equity One investment        -          676            -          676
      Future income taxes       2,800        3,904        5,800        6,851
    -------------------------------------------------------------------------
    FFO excluding dilution loss
     on Equity One investment  36,319       39,092       73,665       77,335
    Deduct: dilution loss
     on Equity One investment       -         (676)           -         (676)
    -------------------------------------------------------------------------
    FFO                        36,319       38,416       73,665       76,659
    -------------------------------------------------------------------------
    FFO per diluted share
     excluding dilution
     loss on Equity One
     investment(1)        $      0.23  $      0.27  $      0.47  $      0.53
    Deduct: dilution loss
     on Equity One investment       -        (0.01)           -        (0.01)
    -------------------------------------------------------------------------
    FFO per diluted share $      0.23  $      0.26  $      0.47  $      0.52
    -------------------------------------------------------------------------
    Weighted average
     diluted shares
     - FFO(1)             157,835,090  148,195,664  156,804,885  147,041,974
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    (1) Prior periods have been restated to reflect the May 2010, 3.2:2 stock
        split.
    -------------------------------------------------------------------------
    

SOURCE First Capital Realty Inc.

For further information: For further information: Dori J. Segal, President & C.E.O., or Karen H. Weaver, Executive Vice President & C.F.O., First Capital Realty Inc., 85 Hanna Avenue, Suite 400, Toronto, Ontario, Canada, M6K 3S3, Tel: (416) 504-4114, Fax: (416) 941-1655, www.firstcapitalrealty.ca


Custom Packages

Browse our custom packages or build your own to meet your unique communications needs.

Start today.

CNW Membership

Fill out a CNW membership form or contact us at 1 (877) 269-7890

Learn about CNW services

Request more information about CNW products and services or call us at 1 (877) 269-7890