Equity Research

DECEMBER 2007

Real Estate Investment Trusts

REITs 101: A REIT Primer
WHY REITS? REITs have existed for more than 45 years, but the modern REIT era can be traced to the early 1990s. In the subsequent 15 years, the real estate industry has undergone significant and, we think, irrevocable structural change driven by the shift from privately to publicly owned real estate and the resulting migration of assets and talent into the public markets. During that period, the REIT sector has experienced exponential growth and evolved into a viable and credible investment alternative. We believe these trends are sustainable. AND WHY THIS PRIMER? With this report, we present an overview of the REIT industry, including its history and performance, fundamental and sector drivers, and, finally, a stock valuation framework. We hope experienced investors will use the information contained in this report as a reference, while those new to REITs may find it helpful in familiarizing themselves with the industry. OUTLOOK FOR THE GROUP. REITs are down year to date after outperforming the broader market for seven years. Notwithstanding the groups solid fundamentals, investor sentiment turned materially negative in 2007, driven by the perceptual connection to weak housing markets and the consequent fear of a rollover to the commercial debt markets. The group faces a series of issues including macroeconomic concerns, weak housing markets, and constrained debt markets with no directional consensus. Despite the lack of near-term visibility, we think REITs may turn out to be something of a defensive alternative among financials in 2008 by virtue of better relative fundamentals and growth prospects, attractive valuations, and strong balance sheets. Research Analyst Ross L. Smotrich (212) 272-8046
rsmotrich@bear.com

Bear Stearns does and seeks to do business with companies covered in its research reports. As a result, investors should be aware that the Firm may have a conflict of interest that could affect the objectivity of this report. Customers of Bear Stearns in the United States can receive independent, third-party research on the company or companies covered in this report, at no cost to them, where such research is available. Customers can access this independent research at www.bearstearns.com/independentresearch or can call (800) 517-2327 to request a copy of this research. Investors should consider this report as only a single factor in making their investment decision. PLEASE READ THE IMPORTANT DISCLOSURE AND ANALYST CERTIFICATION INFORMATION IN THE ADDENDUM SECTION OF THIS REPORT. BEAR, STEARNS & CO. INC. 383 MADISON AVENUE NEW YORK, N.Y. 10179 (212) 272-2000 WWW.BEARSTEARNS.COM

BEAR, STEARNS & CO. INC.

Page 3

Page 4

REAL ESTATE INVESTMENT TRUSTS

Table of Contents Executive Summary....................................................................................................................................................7 Part One: A REIT Defined .......................................................................................................................................12 Part Two: History .....................................................................................................................................................24 Part Three: Fundamental Overview..........................................................................................................................30 Part Four: Stock Analysis and Valuation .................................................................................................................54 Part Five: Indices......................................................................................................................................................64 Part Six: Current and Future Trends.........................................................................................................................67 Part Seven: Glossary of REIT Terms .......................................................................................................................72

Bear Stearns REIT Team Ross Smotrich (212) 272-8046 rsmotrich@bear.com Jeffrey S. Langbaum Office/Industrial (212) 272-4201 jlangbaum@bear.com Amy L. Young, CFA Retail Regional Malls/Shopping Centers (212) 272-3523 ayoung@bear.com George A. Hoglund, CFA Commercial Mortgage/Specialty Finance (212) 272-6272 ghoglund@bear.com Michael R. Lewis, CFA Multifamily (212) 272-1108 mlewis2@bear.com All pricing is as of the market close on November 27, 2007, unless otherwise indicated. Research assistance provided by Matthew Rand and Ioana Diaconescu.

BEAR, STEARNS & CO. INC.

Page 5

Page 6

REAL ESTATE INVESTMENT TRUSTS

Executive Summary
REITs have existed for the past 46 years; however, the modern REIT era began in the early 1990s. Emerging from the deep real estate recession of the late 1980s, the industry has grown from an equity market capitalization of $13 billion (1991) to the current $360 billion. REITs control $700-$800 billion of commercial real estate assets, representing 15%-20% of the overall commercial real estate market. Further, over the past 15 years, REITs have outperformed the major indices, showing an average annual total return of 14.4% (as of October 31, 2007), in contrast to the S&P 500 (11.2%), Nasdaq (10.9%), and the Dow (12.6%). During this period, REITs have become a viable and credible investment alternative. As a manifestation of this growth and credibility, REITS are now included in several major indices, such as the S&P 500. What Is the Focus of this Primer? Robust industry growth, combined with the view that real estate is a viable alternative investment, has increased institutional investor focus on the REIT sector. The breadth of investor interest in REITs has grown dramatically in recent years, driven by several considerations, including inclusion in the indices, past stock performance, and absolute return potential. Thus, this primer is meant to serve as an introduction to REITs for analysts and portfolio managers new to the space. It presents an industry overview, including its history and performance, fundamental and sector drivers, and finally a stock valuation frame work. We also hope that experienced investors in the space will view the material presented in this primer as a useful reference. To that end, we present this report in seven main sections: A REIT Defined (page 12). In addition to a formal definition, this section provides a conceptual framework from which to view the REIT sector in relation to the broader securities market. History (page 24). This section provides an overview of key trends/events that have shaped the REIT industry/structure into what it is today. Fundamental Overview (page 30). This section outlines fundamental real estate drivers, as well as specific considerations for each major property type. Stock Analysis and Valuation (page 54). This section provides a guide to REIT security valuation metrics and suggests an analytical framework with which to assess a REITs fundamental operating performance, both now and in the future. REIT Indices (page 64). This section illustrates the unique characteristics of the major REIT indices. Current and Future Trends (page 67). industry is likely to go from here. This section examines where the

Glossary of REIT Terms (page 72). This section defines the terms often used in REIT literature.

BEAR, STEARNS & CO. INC.

Page 7

A REIT Defined A Real Estate Investment Trust (REIT) is essentially a corporate entity that owns, operates, acquires, develops, and manages real estate assets. However, REITs are differentiated from other corporate forms by a tax election that eliminates taxes at the corporate level. Most of the companys taxable income is passed through to investors in the form of dividends; shareholders subsequently pay taxes on those dividends. Real Estate Investment Trusts: To qualify as a REIT for tax purposes a company must: distribute at least 90% of taxable income as dividends; derive at least 75% of gross income from qualified investments (real property or mortgage debt); derive at least 90% of gross net income from real property, dividends, interest, and gains from security sales; invest at least 75% of assets in equity ownership of real property, mortgages, other REIT shares, and government securities and cash; ensure that no more than 50% of shares outstanding are owned by five or fewer individuals (the five-or-fewer rule); ensure that its shares are owned by at least 100 shareholders; and ensure that the Taxable REIT Subsidiary is no larger than 20% of its assets.

Conceptually, a REIT can be viewed much like a mutual fund in that it allows investors to pool capital and invest in a larger, more diversified real estate portfolio. Both REITs and many mutual funds are essentially pass-through vehicles, passing the cash flow from that portfolio to investors. Like a mutual fund, the original REIT structure created in the 1960s was a passive investment vehicle; it prohibited the operation and management of properties by the REIT itself. Over the years, however, legislative and tax code changes have enabled REITs to become actively managed, fully integrated operating companies. The fact that a REIT is simultaneously both a pass-through vehicle and an actively managed investment vehicle has several implications: First, real estate industry fundamentals such as market or portfolio occupancy and rent levels matter, as they directly affect earnings growth, and, in turn, cash flow. Second, perhaps contrary to conventional wisdom, management is important. When REITs were passive investment vehicles, all that mattered was asset performance. Now that REITs are bona fide operating companies, management

Page 8

REAL ESTATE INVESTMENT TRUSTS

has the power to improve or, conversely, weaken that operating performance, as well as that of the overall enterprise. Good management will produce significant and efficient returns for the REITs portfolio, and guide the REIT through difficult markets. Third, as a pass-through vehicle, we would argue that the absolute level and composition of a REITs investment returns should reflect those of the underlying asset class. We view real estate as a total-return asset, benefiting from steady income and modest growth. Further, historic real estate returns have normalized in the low teens on an unleveraged IRR basis. Similarly, we view a REIT as a total-return security and expect high-single to low-double-digit returns on a normalized basis, from a combination of dividend income and growth in earnings (funds from operations) per share.

All that said, REITs are stocks, and as with the broader market, sentiment plays an important role in actual returns. REITs are relatively illiquid securities; the entire sector trades roughly 130 million shares per day, nearly equivalent to the most liquid stocks (e.g., average daily volume for Microsoft is approximately 100 million). In 2007, for example, investor sentiment has been negative on REITs despite strong underlying fundamentals. We watch that relationship very carefully.

A MORE IN-DEPTH LOOK

Given the essential nature of real estate as an asset class, and REITs as a security, we structured this report in order to touch on both. We begin with an overview of the basics definitions, recent performance statistics, breakdowns by property types and then move on to a brief history of the sector. The goal, of course, is to provide a sense of how the REIT sector has evolved into what it is today. A REIT, by definition, is a real estate company; for us as fundamental analysts, an understanding of the underlying property markets is critical. In section three of this report, therefore, we outline the basic industry drivers. We did not set out to write the definitive real estate textbook; that has been done more effectively elsewhere. In its simplest terms, though, we view real estate as the supply and demand for cubic feet. Fortunately, the demand side of the equation is generally driven by macroeconomic considerations with which most securities analysts are already familiar. As such, in this section, we seek to tie those macro drivers back to the property level for the industry in general as well as focus in on the specific set of drivers/factors that influence the four main REIT property types below: Multifamily (Apartments). The multifamily sector is primarily driven by three factors: job growth, demographic trends, and single-family housing affordability. Demographics, of course, include immigration, household formation, as well as absolute population growth. Office (Central Business District and Suburban). The office sector is driven primarily by white-collar job growth, which is influenced in turn by the broader service economy. Industrial (Warehouses and Distribution Centers). The industrial sector is driven less by job growth, and more by general economic activity, including changes in supply-chain logistics, global trade, and inventory buildup. The asset
Page 9

BEAR, STEARNS & CO. INC.

class tends to be relatively stable due to closely correlated supply and demand, largely attributed to the short development cycle. Retail (Regional Malls and Shopping Centers). Near term, the retail sector is driven less by the consumer and more by retailer exposure. Longer-term fluctuations in consumer spending, consumer confidence, and, in turn, retail sales affect that balance.

FUNDAMENTAL REIT STOCK ANALYSIS

Real estate is both an asset class and a security just as we analyze the asset using fundamental metrics, we apply classic securities valuation tools to the stocks albeit adapted to take into account the nature of the underlying business. As such, we analyze and value REIT stocks based on earnings multiples, asset values, and yield. Earnings Multiples. We analyze REITs based on two primary multiples, price to FFO (funds from operations) and price to CAD (cash available for distribution), which approximately parallel the price-to-EPS and price-to-cashflow (EBITDA) multiples used to analyze other types of companies. FFO and CAD should reflect the performance of the underlying portfolio of properties, measured, in turn, by same-store net operating income (SSNOI), a key measure of property-level performance. As with all multiple analyses, it is important to factor earnings growth into the equation. Finally, managements ability to influence these factors may lead to a premium or discounted valuation. Asset Values. Net asset value is a proxy for book value used in conventional securities analysis. In essence, our NAV calculation estimates the private market breakup value of a companys assets. Given the nature of the calculation, we view this metric as more useful as a relative valuation tool for similar companies at a given point in time, as opposed to being a useful comparative metric over time or in absolute terms. We look at the stocks on a price-to-NAV basis, essentially the real estate equivalent of a price-to-book valuation. Dividend Yield. By definition, REITs are total-return vehicles. Historically, approximately two-thirds of total returns have come from the dividend (although in recent years price appreciation has taken the lead). Therefore, we look at dividend yields relative to other REITs, in addition to other income alternatives such as the ten-year Treasury bond. That said, there is normally an inverse relationship between yield and earnings growth rates.

Our valuation analysis, laid out in more detail in the Stock Analysis and Valuation section, is supported by an analysis of managements ability to facilitate stability and growth, and prudently manage the balance sheet. We track a number of ratios and statistics, with the goal of ensuring that our earnings projections are achievable based on the companys capital structure. In that vein, we view analyzing REITs as similar to analyzing other types of companies, the difference being in the metrics used.

CURRENT TRENDS/ FUTURE OUTLOOK

Underlying real estate fundamentals are relatively visible and quantifiable in the near term; the stocks, however, are not trading on fundamentals. Instead, a series of risk considerations overhang the REITs, as well as the broader market. In contrast to past cycles, there appears to be no directional consensus on these issues reasonable people can look at the same circumstances and reach diametrically opposed
REAL ESTATE INVESTMENT TRUSTS

Page 10

conclusions. Finally, there is the recent stock market volatility, a portion of which is due to REITs trading in line with financials. Nevertheless, when one layers the potential impact of these issues on recent broader market volatility, it is difficult to have conviction on REIT sector performance going into 2008. Some of the current issues that REITs face include: macroeconomic uncertainty, including GDP growth, the price of oil, inflation, Federal Reserve policy, and the health of the consumer; material weakening in the housing markets; challenges in the debt capital markets, with commercial mortgage markets seized up, leading to questions of when the markets will return to some kind of normalcy; anecdotal evidence of cap rates gapping out on B and C quality assets, while questions linger regarding where asset values will go for higher-quality assets; and the dissipation of the M&A bid on REITs after a year and a half of heavy M&A activity.

Notwithstanding current uncertainty, however, we think real estate will continue to be an important asset class for a growing audience of investors. For that reason, we hope you find this primer worthwhile.

BEAR, STEARNS & CO. INC.

Page 11

Part One: A REIT Defined

Real estate investment trusts (REITs) are pass-through vehicles designed to facilitate the flow of rental income and/or mortgage interest to investors. REITs were created in the 1960s to allow smaller investors the opportunity to pool capital and invest in larger-scale commercial properties. The positive aspects of REITs today are a direct result of their structure, which has evolved over time and benefited from a series of tax law and legislative changes. These changes have transformed REITs into actively managed, total-return vehicles that invest in a broad spectrum of real estate assets. The growth of the sector, along with its distinct benefits, has led to wider market acceptance, a trend that we expect to be long-lived.

WHAT IS A REIT?

First and foremost, a REIT is a tax election. A real estate company elects REIT status for tax purposes. In order for a stock to qualify for REIT status and benefit from the elimination of corporate taxes, it must comply with several distribution and income stream requirements, as well as major ownership restrictions, as follows: It must distribute at least 90% of taxable income as dividends; At least 75% of gross income must come from qualified investments (real property or debt secured by real property); At least 90% of gross net income must be derived from: 1) real property, 2) dividends, 3) interest, and 4) gains from security sales; At least 75% of assets must be invested in: 1) equity ownership of real property, 2) mortgages, 3) other REIT shares, and 4) government securities and cash; No more than 50% of shares outstanding can be owned by five or fewer individuals (the five or fewer rule); The shares must be owned by at least 100 shareholders; and The Taxable REIT Subsidiary can be no larger than 20% of the REITs assets.

Page 12

REAL ESTATE INVESTMENT TRUSTS

REITs are not taxed at the corporate level as long as they pay out 90% of taxable income in the form of dividends. Instead, REITs are taxed at the shareholder level, thus avoiding double taxation. In the regular c-corporation structure, the investor is double-taxed first at the corporate income tax level and then at the individual income tax level. As a consequence, investors in a public REIT may receive a higher return on their investment, on an after-tax basis, than they would receive in a c-corp.

REIT STRUCTURE

REITs can be either public or private companies, they can be internally or externally managed, and they can be formed using an UPREIT, DownREIT, or normal structure. The structure a REIT elects may have a sizable impact on how the REIT operates. Internal Versus External Management When forming a REIT, the company must decide whether to be internally or externally managed. Historically, the majority of REITs were externally managed (advised), similar to a mutual fund structure, due to legislative restrictions against active management. The Tax Reform Act of 1986 allowed for active, internal management. The result is that REITs look and function like any other company with employees, a management team, and a board of directors. Now, more than 90% of public REITs are internally advised. The debate over the benefits of internal versus external management is lengthy, but the key issues relate to potential conflicts of interest and the compensation level of the external manager advising the REIT. Conventional wisdom is that an externally advised structure carries the theoretical imperative to grow the company for the sake of size, rather than EPS. However, a number of the external advisory agreements that exist today are structured to mitigate that concern. First, in most management agreements, base fees are calculated on equity, rather than total assets, which should eliminate the pressure to grow the portfolio rather than profits. Second, most external managers maintain a significant equity investment in the advised entity, which aligns management and shareholder interests. Compensation of the external manager, on the other hand, is an issue that is commonly debated. The compensation structure of an external management agreement resembles that of what is typically seen in the private equity or hedge fund world. The main components consist of a base fee (normally approximately 1.5% of equity) in addition to an incentive fee, which is usually calculated based on a hurdle rate (for example, 25% of the returns that exceed a 10% FFO return on equity). These fees can vary from company to company, but the underlying structure is usually the same. However, external management agreements also usually include many expense reimbursements, which may vary greatly. Net-net, we believe most investors would prefer an internally advised structure to eliminate any potential conflicts of interest or compensation concerns. That said, we must also note the potential positives of an external management agreement, namely the experience, platform, and relationships that an external manager often brings to the table. A smaller REIT that may not have the resources to support a large management team may benefit by outsourcing management to a

BEAR, STEARNS & CO. INC.

Page 13

larger, more established organization that may provide a broader array of services and existing relationships. UPREITs and DownREITs The Umbrella Partnership REIT (UPREIT) structure was first used by Taubman Centers in its 1992 IPO. The structure facilitated the growth of the industry by serving as a catalyst to asset sales. This vehicle allows the owners of a property, or portfolio of properties, to sell their property interests in a tax deferred exchange for units in a limited partnership, the Operating Partnership, or OP. The OP is formed simultaneously with the REIT at the IPO, and the REIT subsequently contributes cash proceeds from the IPO to the partnership in exchange for an ownership interest in the OP, which becomes the owner of the properties. The units received by the former property owner are exchangeable into common shares on a 1:1 basis, and collect a dividend equal to that of the common shares. Capital gains taxes are deferred until the unit holder converts those units into common shares. In Exhibit 1, we illustrate the structure.
Exhibit 1. UPREIT Structure
Public Stockholders

Public REIT XYZ Partnership Unit holders convertible to common shares (former property owners)

Operating Partnership

Property 1

Property 2

Property 3

Source: Bear, Stearns & Co. Inc.

Subsequent to the IPO, the newly public REIT may use OP units as a currency for property acquisitions. This structure benefits the original property owner (who sold the properties to the OP) by providing the opportunity to defer capital gain taxes, collect the earnings in the form of dividends, convert its portfolio into a liquid security, improve its balance sheet, and diversify its portfolio. In addition to being tax-deferred until conversion into common shares, if the partner retains the units until death, his/her estate has the ability to convert the units tax-free. The REIT benefits by acquiring an interest in the partnership properties and a currency for future acquisition. The UPREIT affords well-established private real estate companies the opportunity to derive the benefits of the REIT structure while maintaining an ownership interest. One concern with the structure is that there might be a conflict of interest between the owners of the units and the management of the
Page 14 REAL ESTATE INVESTMENT TRUSTS

REIT. For example, if the company wants to sell one of the properties contributed by the partner, the holder of the partnership units, not the shareholders, will be taxed on the sale. DownREITs have a similar structure to UPREITs except that the operating partnership is usually formed subsequent to the IPO, the purpose being to create partnership units to be used as a currency for acquisitions. Although units in the DownREIT partnership represent an ownership interest in just that partnership, and not the REIT as a whole, the conversion of those units and the dividends paid are similar to that of UPREIT units, in that they are convertible on a 1:1 basis and receive dividends equal to that of common shares. Lastly, a REIT may be structured without the use of the UPREIT or DownREIT structure. Under this normal structure, the properties are owned directly by the REIT, not an operating partnership, the benefit being the elimination of any potential conflicts of interest. But the normal structure also eliminates the benefit of using OP units as a currency for acquisition. REIT Advantages The unique structure of a REIT gives it a number of distinct advantages. First, REITs provide increased liquidity, allowing investors to buy and sell shares more easily than they would buy and sell actual real estate. Second, whereas purchasing real estate usually requires a substantial commitment of capital, REITs have no minimum investment requirement. In this way, investors can buy as many or as few REIT shares as they want. Third, unlike other types of real estate, shareholders of a REIT arent held personally liable for debt incurred by the REIT. In addition, those who invest in a REIT benefit from the professional management teams that possess vast industry knowledge and expertise. Total Return Vehicle Real estate as an asset class is a total-return investment; REITs are viewed in the same way, providing investors with both capital appreciation and current income. REIT stocks over the last ten years have provided a 12.6% average annualized return to investors as of October 31, 2007. Only about 60% of that return is from price appreciation, suggesting that the dividend is an integral portion of the REITs total return. Therefore, the more efficiently a REIT can increase its earnings, the higher the return it provides to investors. Since a REITs dividend is such a meaningful component of its return, REITs must find innovative ways to increase earnings and, by extension, dividends. In practice, a REIT can increase its profitability either internally or externally. Internal growth is achieved through improvements to the existing portfolio. This can be accomplished through occupancy improvement, rental rate increases, scheduled rent bumps, expense sharing (common area and maintenance), or tenant upgrades, as well as property redevelopments, which can lead to rent raises. External growth, on the other hand, is achieved through property acquisition and development.

BEAR, STEARNS & CO. INC.

Page 15

Funding Growth Since REITs are required to pay out 90% of their taxable income to shareholders, they are theoretically left with minimal retained earnings a lack of capital with which to acquire and develop new properties. This circumstance would appear to leave REITs with two unpleasant choices: either issue or take on new debt to fund these projects or sell equity, which could dilute existing shareholders. In reality, however, REITs have other options. Since their taxable earnings include the impact of depreciation, REITs can pay out 90% of taxable income with a much lower cash flow ratio. On average, we estimate that REITs actually retain approximately 30%40% of cash flow. The REIT can then use this undistributed, untaxed cash to fund its external growth. Alternatively, a REIT can expand its earnings platform by forming joint ventures (JVs) with other investors, acquiring private equity capital. In a typical joint venture, an outside source provides a portion of the capital to fund a specific project, and the REIT uses its management and other resources to manage the property and earn a fee stream. The advantage of a joint venture is that it allows a REIT to expand its operating platform without having to expend large amounts of capital. Further, it allows a REIT to employ more leverage than it normally would on the balance sheet. Theoretically, such a JV structure should result in higher returns in invested equity for the REIT. Managements ability to generate internal and external earnings growth, given a REITs capital restraints, should be an important consideration for potential investors.

TYPES OF REITS

Now that we have discussed the basic REIT structure, we turn to the different types of REITs. The NAREIT Composite Index includes equity REITs, mortgage REITS, and hybrid REITS. Equity REITs own property (land and buildings), whereas mortgage REITs focus on real estate debt, through originating and acquiring mortgages and mezzanine loans, as well as debt securities backed by real estate. Hybrid REITs own both real estate and real estate debt. The market is currently dominated by equity REITs, which make up 94% of the total market capitalization; mortgage REITs total 5% and hybrid REITS total 1%, as of October 31, 2007.
Exhibit 2. Types of U.S. Listed REITs by Equity Market Capitalization, as of 10/31/07

94% Equity REITs

5% Mortgage REITs 1% Hybrid REITs

Source: NAREIT.

Equity REITs are typically classified by the types of properties owned. The NAREIT Index is segmented by property types, including office, residential (apartments),
Page 16 REAL ESTATE INVESTMENT TRUSTS

shopping centers, and regional malls. In Exhibit 3, we list the property types by market capitalization, and in Exhibit 4, we list the largest companies by sector.
Exhibit 3. Listed U.S. REITs by Property Type (based on equity market capitalization), 10/31/07
Mixed (Industrial/Office) 3% Residential 18%

Mixed (Industrial/Office) 4%

Health Care 4%

Health Care 7% Diversified 7% Lodging/Resorts 8% Office Buildings 13% Regional Malls 14%

Industrial 8%

Shoppping Centers 12%

Source: NAREIT.

Exhibit 4. Largest Companies by Sector, as of November 28, 2007

Total Equity Mkt Cap (millions) Ticker EQR AVB AIV UDR CPT ESS $10,773.1 $7,831.8 $4,759.9 $3,173.6 $3,009.8 $2,981.4 Total Equity Mkt Cap (millions)

RESIDENTIAL SECTOR
APARTMENTS Equity Residential AvalonBay Communities, Inc. AIMCO UDR, Inc. Camden Property Trust Essex Property Trust, Inc.

DIVERSIFIED
Vornado Realty Trust PS Business Parks, Inc. Washington Real Estate Investment

Ticker VNO PSB WRE $15,859.3 $2,253.8 $1,544.8

RETAIL SECTOR SHOPPING CENTERS

Kimco Realty Corporation Developers Diversified Realty Corpo KIM DDR REG FRT WRI EQY SPG GGP MAC TCO CBL $9,848.7 $5,985.1 $4,841.8 $4,674.4 $3,647.0 $1,727.5 $27,700.5 $13,798.6 $6,431.2 $4,361.8 $3,610.6

COMMERCIAL SECTOR
OFFICE Boston Properties, Inc. SL Green Realty Corp. Duke Realty Corporation Alexandria Real Estate Equities, Inc. BXP SLG DRE ARE PLD AMB DRE LRY $13,229.5 $6,406.6 $4,822.7 $3,225.3 $17,617.1 $6,233.6 $4,822.7 $2,942.2

Regency Centers Corporation Federal Realty Investment Trust Weingarten Realty Investors Equity One, Inc.

INDUSTRIAL
ProLogis AMB Property Corporation

REGIONAL MALLS
Simon Property Group, Inc. General Growth Properties, Inc. Macerich Company Taubman Centers, Inc. CBL & Associates Properties, Inc.

OFFICE/INDUSTRIAL - MIXED
Duke Realty Corporation Liberty Property Trust Note: Includes all types of preferred stock

Source: SNL; Bear, Stearns & Co. Inc.

There are two types of mortgage REITs, commercial and residential. Commercial mortgage REITs invest primarily in loans and securities backed by commercial properties. The companies typically run a matched book of assets and liabilities, with the focus on credit risk management, as opposed to interest rate risk management
BEAR, STEARNS & CO. INC. Page 17

carried out by the residential mortgage REITs. Although commercial mortgage REITs are relatively immune to the shape of the yield curve, we think that they would suffer from high interest rates, as that would likely lead to a sharp slowdown in sales and refinancing volume, and therefore less origination and investment opportunities. Residential mortgage REITs focus primarily on originating and acquiring single family home loans. The companies thrive during a strong housing market accompanied by a steep yield curve. In 2005, the stocks suffered as the flat yield curve dissolved profits. This led many residential mortgage REITs to cut dividends a practice that is not uncommon in the sector and contributes to clearly defined boom and bust cycles. In addition, in 2007, several residential mortgage REITs encountered excessive delinquencies on their loans, which led to a liquidity crisis that forced several out of business. A year ago, there were 26 residential mortgage REITs; as of October 31, 2007 there are 13.

RAPID GROWTH

As of October 31, 2007, 153 public REITs with an aggregate equity market capitalization of $360 billion were tracked by the FTSE NAREIT Composite Index. In contrast, the aggregate market capitalization was only about $13 billion in 1991. Over the last decade and a half, the number of publicly traded REITs has increased by approximately 11% and the market capitalization of the companies in the index has increased by 2,670%.
Exhibit 5. Number of Companies in FTSE NAREIT Composite Index, 1971-2007
250

200

150

100

50

0 1971 1973 1975 1977 1979 1981 1983 1985 1987 1989 1991 1993 1995 1997 1999 2001 2003 2005 2007

Equity REITS
Source: NAREIT.

Mortgage

Hybrid

Page 18

REAL ESTATE INVESTMENT TRUSTS

Exhibit 6. Growth of Market Cap for FTSE NAREIT Composite Index, 1971-2007 ($ in billions)
500 450 400 350 300 250 200 150 100 50 0

1971

1973

1975

1977

1979

1981

1983

1985

1987

1989

1991

1993

1995

1997

1999

2001

2003

2005

Equity
Source: NAREIT.

Mortgage

Hybrid

Notwithstanding rapid growth over the last 16 years, industry experts estimate that REITs have captured only $700-$800 billion (15%-20%) of the overall institutional quality U.S. commercial real estate market. Therefore, there is plenty of potential growth left in the publicly traded REIT market.

MARKET ACCEPTANCE

REIT popularity and credibility has grown significantly over the last decade, leading to inclusion in several of the major indices, such as the S&P 500, S&P 400 Mid-Cap, and S&P 600 Small-Cap. On October 1, 2001, Equity Office Properties Trust, the largest publicly traded office building owner and manager in the U.S., became the first REIT to be added to the S&P 500. The same day, Hospitality Properties Trust, an owner and operator of hotels, was added to the S&P 400 Mid-Cap index. In addition, Colonial Property Trust, a diversified REIT with properties in the office, retail, and multifamily sectors, and Kilroy Realty Corporation, an owner of office and industrial properties in California, were added to the S&P 600 Small-Cap Index. Since then, the number of REITs included in the S&P indices has risen to 46. More recently, in 2007, Equity Office Properties and Archstone-Smith were bought out by private equity investors, which removed them from the S&P 500, but four additional REITs joined the S&P 500: AvalonBay Communities, Developers Diversified Realty, Host Hotels & Resorts, and General Growth Properties. The number of REITs included in the S&P 500 Index is now 13, up from 11 last year. In addition, real estate services company CB Richard Ellis was added to the S&P 500 in fourthquarter 2006, bringing the total number of real estate companies to 14. Exhibit 7 lists the REITs that are currently in the major indices. As of late November 2007, S&P plans to add both Alexandria Real Estate Equities and Camden Property Trust to the S&P 400.

BEAR, STEARNS & CO. INC.

Page 19

2007

Exhibit 7. REITS in the S&P Indices, as of November 15, 2007

S&P 500 Apartment Investment & Managem AvalonBay Communities Inc Boston Properties Inc Developers Diversified Realty Co Equity Residential General Growth Properties Inc Host Hotels & Resorts Inc Kimco Realty Corp Plum Creek Timber Co Inc Prologis Public Storage Simon Property Group Inc Vornado Realty Trust AIV AVB BXP DDR EQR GGP HST KIM PCL PLD PSA SPG VNO Total % Weight in the Index 0.03% 0.06% 0.09% 0.05% 0.08% 0.09% 0.08% 0.08% 0.06% 0.14% 0.07% 0.17% 0.10% 1.10% S&P 400 AMB Property Corp Cousins Properties Inc Duke Realty Corp Equity One Inc Highwoods Properties Inc Hospitality Properties Trust Liberty Property Trust Macerich Co/The Mack-Cali Realty Corp Nationwide Health Properties I Potlatch Corp Rayonier Inc Regency Centers Corp UDR Inc Weingarten Realty Investors AMB CUZ DRE EQY HIW HPT LRY MAC CLI NHP PCH RYN REG UDR WRI Total % Weight in the Index 0.55% 0.08% 0.35% 0.08% 0.17% 0.30% 0.27% 0.50% 0.22% 0.24% 0.15% 0.31% 0.42% 0.26% 0.25% 4.2% S&P 600 Acadia Realty Trust Colonial Properties Trust EastGroup Properties Inc Entertainment Properties Trust Essex Property Trust Inc Inland Real Estate Corporation Kilroy Realty Corp Kite Realty Group Trust Lexington Corporate Properties LTC Properties Inc Medical Properties Trust Inc Mid-America Apt. Communities National Retail Properties Inc Parkway Properties Inc/Md PS Business Parks Senior Housing Properties Trust Sovran Self Storage Inc Tanger Factory Outlet Centers AKR CLP EGP EPR ESS IRC KRC KRG LXP LTC MPW MAA NNN PKY PSB SNH SSS SKT Total % Weight in the Index 0.16% 0.23% 0.20% 0.28% 0.49% 0.16% 0.36% 0.09% 0.22% 0.09% 0.11% 0.24% 0.32% 0.12% 0.16% 0.33% 0.18% 0.25% 4.0%

Source: NAREIT; Bloomberg.

WHY REITS?

Over the past few years, REITs have become a viable and credible asset class, and, as a consequence, have attracted a good deal of investor attention. This increased focus on the space can be attributed to a number of factors. Dividends/Current Income In general, REITs provide both moderate earnings growth and ample dividends and as such are considered total-return vehicles. Historically, approximately two-thirds of the average REIT total annual return has come from dividends. On average, the dividend is higher than regular equities; the ten-year average dividend yield for REITs is 6.0%, compared to 1.6% for the S&P 500. With such a substantial dividend, pension funds as well as other institutional investors have historically looked to REITs as an income vehicle.
Exhibit 8. REIT Dividends Versus S&P 500 Dividends, December 1995-November 2007
10.0 9.0 8.0 7.0 Percent 6.0 5.0 4.0 3.0 2.0 1.0
Current Sep-05 Sep-06 Dec-06 Sep-04 Dec-05 Sep-03 Dec-04 Sep-02 Dec-03 Sep-01 Dec-02 Sep-00 Dec-01 Sep-99 Dec-00 Sep-98 Dec-99 Sep-97 Dec-98 Sep-96 Dec-97 Dec-96 Dec-95 Sep-07 Mar-06 Mar-07 Mar-05 Mar-03 Mar-04 Mar-02 Mar-01 Mar-00 Mar-99 Mar-98 Jun-98 Mar-96 Mar-97 Jun-96 Jun-97 Jun-99 Jun-00 Jun-01 Jun-02 Jun-03 Jun-04 Jun-05 Jun-06 Jun-07

0.0

NAREIT Equity Yield

S&P 500 Dividend Yield

Source: Bloomberg; NAREIT.

Page 20

REAL ESTATE INVESTMENT TRUSTS

Commercial Real Estate Performance A sizable portion of the exceptional performance that REITs enjoyed for the sevenyear period leading up to February 2007 can be attributed to the commercial real estate sector itself. With interest rates at historically low levels, investors were willing to pay higher prices for assets, which in turn resulted in higher REIT NAVs and stock prices. Since then, fundamentals have remained solid, albeit moderating, but prices of real estate securities have declined precipitously, in part because of the dissipation of the M&A bid on real estate stocks. Separately, the impact on real estate NAVs is uncertain at this point, as rising cap rates are partially offset by rising property-level cash flows. Price appreciation has historically contributed approximately one-third of REITs total returns over the last 20 years; however, price appreciation dominated for much of the past several years. Low Correlation with Other Indices Another factor that helps explain REITs recent popularity is the industrys low correlation with other indices and asset classes. After the tech bubble burst in March 2000, REITs garnered stronger investor interest. This can be partially explained by the fact that REITs historically have been less volatile than other stocks; thus, funds seeking a low risk flowed into REITs. Further, REITs also pay out significant, steady dividends, which can be used to hedge against other assets in a well-diversified portfolio.
Exhibit 9. REIT Correlation with Other indices
FiveYear S&P DOW NASDAQ 0.38 0.32 0.36 TenYear 0.31 0.30 0.18 FifteenYear 0.30 0.31 0.20

Source: FactSet Research Systems Inc.; NAREIT; Bloomberg.

Long-Term Performance Over the five-year period ending October 31, 2007, the compound average annual total return of the FTSE NAREIT U.S. Composite REIT Index (23.0%) has outperformed the S&P 500 (13.9%), Nasdaq (16.5%), and the Dow Jones Industrials (7.6%). However, this performance is not a short-term phenomenon, but rather a long-term trend. Over the last 15 years, the compounded annual total return of the FTSE NAREIT U.S. Composite REIT Index (14.4%) has outperformed the S&P 500 (11.2%), Nasdaq (10.9%), and the Dow Jones Industrials (12.6%).

BEAR, STEARNS & CO. INC.

Page 21

Exhibit 10. Five-Year REIT Performance Versus Major Indices, October 2002-October 2007
400 350 300 250 200 150 100 50 Oct-02 Oct-03 Oct-04 Oct-05 Oct-06 Jan-03 Jan-04 Jan-05 Jan-06 Jan-07 Oct-07 Apr-03 Apr-04 Apr-05 Apr-06 Apr-07 Jul-03 Jul-04 Jul-05 Jul-06 Jul-07

FTSE NAREIT Equity Index

NASDAQ Composite

DOW

S&P 500

Source: FactSet Research Systems Inc.; NAREIT.

Exhibit 11. 15-Year REIT Performance Versus Major Indices, October 1992-October 2007
600 500 400 300 200 100 Oct-97 Oct-98 Oct-99 Oct-00 Oct-01 Oct-02 Oct-03 Oct-04 Oct-05 Oct-06 Oct-07 Apr-98 Apr-99 Apr-00 Apr-01 Apr-02 Apr-03 Apr-04 Apr-05 Apr-06 Apr-07

FTSE NAREIT Equity Index

NASDAQ Composite

DOW

S&P 500

Source: FactSet Research Systems Inc.; NAREIT.

STRONG RETURNS ATTRACTED FUND FLOWS

Notably, REITs were one of few investment alternatives where an investor could get steady double-digit returns for the several years up until early 2007, and money flowed into real estate, both at the direct level and from the securities side, as real estates attractive return potential fueled demand and drove stocks and property values higher. According to AMG data, $23.3 billion flowed into dedicated REIT mutual funds from 2002 through 2006. During the first ten months of 2007, that trend reversed, with $3.9 billion flowing out of the sector, bringing the six-year net inflows down to $19.4 billion, which is still substantial growth. Manifestations of this liquidity include the merger/acquisition activity of 2006 and early 2007,
REAL ESTATE INVESTMENT TRUSTS

Page 22

privatizations, and the formation of institutional joint ventures. However, we caution that it remains unclear whether the recent shift in sentiment will fuel further outflows, or whether investor allocations have stabilized; we are at an inflection point, in our opinion.
Exhibit 12. Fund Flows, January 1998-October 2007 (in billions)
$4.0 Funds Flows / Issuance ($ in billions) $3.0 $2.0 $1.0 $0.0 -$1.0 -$2.0 -$3.0
Oct-98 Oct-99 Oct-00 Oct-01 Oct-02 Oct-03 Oct-04 Oct-05 Oct-06 Jan-98 Jan-99 Jan-00 Jan-01 Jan-02 Jan-03 Jan-04 Jan-05 Jan-06 Jan-07 Oct-07 Apr-98 Apr-99 Apr-00 Apr-01 Apr-02 Apr-03 Apr-04 Apr-05 Apr-06 Apr-07 Jul-98 Jul-99 Jul-00 Jul-01 Jul-02 Jul-03 Jul-04 Jul-05 Jul-06 Jul-07

RE Mutual Fund Net Flow

Source: AMG.

CONCLUSION

The REIT structure was originally formed to facilitate broad ownership in pools of passively managed real estate assets. The REIT structure has transformed over the years, converting REITs into what they are today actively managed, fully integrated operating companies. As total-return vehicles benefiting from a history of solid performance, REITs have garnered additional investor interest and continue to gain traction. Our sense is that the benefits afforded by the REIT structure will facilitate further growth of this evolving industry.

BEAR, STEARNS & CO. INC.

Page 23

Part Two: History

The REIT structure has evolved from a passive investment vehicle to an actively managed, fully integrated operating company. Over the past 45 years, a series of legislative and tax code changes as well as economic cycles have shaped the growth of the REIT industry. After a slow start, the group picked up steam in the early 1970s before the OPEC oil embargo led to rising inflation and an eventual real estate slump. Since that time, the real estate industry, and by extension, REITs, have experienced some well-pronounced boom and bust phases, but over the past several years, the REIT industry has matured into a more stable, liquid, and transparent group. In our view, the real estate industry has been irrevocably transformed over the past ten years by the migration of assets and talent into the public markets. In that time, we think the public real estate companies have become an important repository of value creation and operating talent. In this section, we discuss key events that shaped the industry over the last 45 years as the REIT structure evolved into a viable and credible asset class.
Exhibit 13. Timeline of REIT History Versus Sector Stock Performance, Jan. 1972-Oct. 2007
5000 4500 4000 3500 3000 2500 2000 1500 1000 500 0

NAREIT Composite Index

Modern REIT Era Begins Tax Reform Act of 1986 Economic Recovery Act of 1981 OPEC Oil Embargo RMA of 1999 IPO Boom of 93-94

Jan-72

Jan-74

Jan-76

Jan-78

Jan-80

Jan-82

Jan-84

Jan-86

Jan-88

Jan-90

Jan-92

Jan-94

Jan-96

Jan-98

Jan-00

Jan-02

Jan-04

Jan-06

Source: Bear, Stearns & Co. Inc.; NAREIT.

AN ERA BEGINS

The REIT era was born with the Real Estate Investment Trust Act of 1960. Until the passing of the act, commercial real estate was primarily owned by wealthy individuals, corporations, and institutional investors. This law enabled individual investors to pool capital into a corporate structure and thus reap the benefits of income-producing real estate ownership. REITs afforded smaller-scale investors the ability to own larger-scale assets in a diversified, professionally managed, liquid vehicle. The 1960 Trust Act was an outgrowth of the Massachusetts Business Trust Act of 1827. A business trust is defined as an entity that is formed to hold property; it is managed by trustees for the benefit of shareholders in the trust. The REIT Act of 1960 essentially applied the same concept to real estate. Conceptually, a REIT is like a mutual fund in that both REITs and mutual funds manage a pool of assets and pass on the cash flows from their portfolios to investors, thereby avoiding paying corporate taxes.

Page 24

REAL ESTATE INVESTMENT TRUSTS

Jan-08

GROWING PAINS

The new investment vehicle wasnt very popular throughout most of the 1960s. In fact, it took almost five years for the first REIT, Continental Mortgage, to be traded on the NYSE. Throughout most of the decade, only ten publicly traded REITs were established, with an aggregate market capitalization of just over $200 million. The unpopularity of REITs at the time of their inception was, in our opinion, due to the many restrictions the Act placed on companies. For example, at that time a REIT was only able to own property, not manage or operate it. The first REIT IPO boom occurred from 1969 to 1974, as a number of mortgage REITs (more than 50) were formed. Many larger banks formed mortgage REITs primarily for three reasons: to gain a share of the booming construction loan market; to originate loans off balance sheet (to minimize the amounts of reserves that the bank was required to maintain); and to generate fee income from management of the REIT (at this time all REITs were externally managed). The surge in the number of REITs coupled with questionable underwriting standards set the stage for the next ten challenging years.

INFLATION

The 1970s were a tough decade for the economy, and the REIT industry was not immune. Rising oil prices triggered by the OPEC oil embargo in 1973 caused inflation to grow out of control. As a result, the Consumer Pricing Index (CPI) increased 6.3% in 1973, and rose to a peak of 11.3% in 1979. Rising inflation led to higher interest rates, significantly affecting the mortgage REIT industry. While REITs provided mortgage loans at fixed rates to builders and investors, the liability side was funded at floating rates. Floating rates reached a level where REITs faced negative spreads between their assets and liabilities. As a result, and combined with the impact of excess liquidity, many of these companies went bankrupt. During the first half of the 1980s, the real estate industry recovered from the tough conditions it faced in the late 1970s. However, REITs, viewed as illiquid and unprofitable, were still tainted. The negative investor perception of REITs was compounded by the Economic Recovery Act of 1981, which created a tempting tax shelter for other real estate ownership formats. The act allowed for accelerated depreciation and, by extension, the shielding of taxable income. This shelter applied only to privately owned real estate, not REITs. Subsequently, funds flowed away from REITs and into real estate limited partnerships, which offered high returns on capital brought about by the accelerated depreciation tax shield. A buying frenzy for real estate then ensued, driving asset prices to all-time highs. Private partnerships also had the ability to pay higher prices for real estate as a result of better after-tax cash positions than REITs. Lastly, many developers felt the need to capitalize on this hot market, creating an abundant amount of supply as a result of excess liquidity, driving down rental rates and planting the seeds of a real estate crash.

TAX REFORM ACT OF 1986

Weakening fundamentals due to excess supply were compounded by the Tax Reform Act of 1986, which eliminated the tax shelters real estate investors enjoyed. Specifically, the depreciation period was lengthened, eliminating the accelerated depreciation and associated tax benefit. As a result, the ability of limited partnerships to deduct interest, depreciation, and passive losses was limited. This caused substantial distress in the private real estate market as investors could no longer cover their debt service; delinquencies and, in turn, foreclosures increased.

BEAR, STEARNS & CO. INC.

Page 25

The Tax Reform Act did provide one key benefit for REITs. Until 1986, a REIT was limited to just owning properties and was restricted from operating and managing them. The Tax Reform Act of 1986 removed those restrictions, allowing REITs to both own and operate properties, giving more control to management and therefore an increased influence on earnings. The act laid the groundwork for REITs to become actively managed, fully integrated operating companies and led to the IPO boom of the mid-1990s.

SEEDS OF A CRASH

The robust level of inventory built throughout the 1980s purely for tax reasons rather than a need for space, together with the Tax Reform Act, which removed most of the tax benefit of privately owned commercial real estate, resulted in economically unviable assets and a wave of foreclosures. These factors contributed to the real estate crash of the late 1980s/early 1990s. During this period, commercial real estate values fell between 30% and 50%. This crisis affected the REIT market as well. Rising vacancy rates and reduced rents led to declining revenues and high dividend payout ratios, forcing a large number of REITs to cut dividends; in turn, share prices plummeted. The total return for REITs in 1990 was negative 14.8%, the indexs worst annual return since 1974. Although the REIT recovery and IPO boom didnt occur until the early 1990s, some sectors experienced a rebirth even earlier. The health care sector, in particular, experienced this growth in the second half of the 1980s. During these years, an increasing number of health care facility owners looked to monetize their balance sheets, by transferring their properties into a REIT structure. The health care provider then leased back the space from the REIT to conduct its operations. Companies such as Health Care Property Investors, Inc. (1985), Nationwide Health Properties, and Vencor (1989, now called Ventas) went public over the remainder of the decade. This IPO wave continued in the early 1990s as National Health Investors, Omega Healthcare Investors (1992), and Healthcare Realty Trust (1993) went public. In the early 1990s, however, the REIT recovery began in earnest. From 1991 to 1993, total annual returns for REITs averaged about 23.3%. A portion of this return can be attributed to a market correction for the stocks after having been heavily punished in prior years. REITs were able to acquire an abundant number of properties at discounted levels. More broadly, many real estate companies were facing insolvency in the early 1990s because of a lack of capital to fund new investments. Banks had tightened their lending standards after suffering from an influx of foreclosed properties during the real estate crash. Therefore, real estate developers sought alternative venues with which to fund their projects. Their solution was to go public, in order to raise the additional capital needed to repay debt to remain solvent and subsequently fund growth. In addition, managements felt that by securitizing their portfolios it would make these companies stronger and more competitive; with this, an era was born. Kimco, the largest owner of shopping centers nationwide, went public in November 1991. New REIT structures such as UPREITs and DownREITs provided liquidity to previously illiquid partnerships by solving the capital gains tax issue. In November 1992, Taubman Centers, Inc. became the first public REIT with an UPREIT

HEALTH CARE REITS BOOM

RECOVERY AND EXPANSION

Page 26

REAL ESTATE INVESTMENT TRUSTS

structure. These factors positioned the REIT industry to experience the strong growth that has put the industry on the map today. Simultaneously, the Federal Reserve Board was reducing interests rates in an attempt to bring the national economy out of its long recession, which aided REITs in two ways: 1) the cost of debt capital was reduced, contributing to the wave of acquisitions; and 2) the yield on T-Bills dropped to just 3.1% by year-end 1993 from 6.2% in January 1991. REIT dividend yields at the time provided investors a higher income return on a relatively stable asset. The aforementioned catalysts enabled the REIT industry to take on a new identity in the early 1990s. In 1993 alone, 100 REIT equity offerings (including secondaries) occurred, raising more than $13.2 billion. At the end of 1994, the market capitalization for all equity publicly traded REITs was about $39 billion, compared to $5.6 billion at year-end 1990.
Exhibit 14. REIT IPO Boom of 1993-96
60 50 Number of IPOs 40 30 20 10 0 0 1990
Source: NAREIT.

50 45

7 1 1991 1992 1993 1994

1995

1996

OMNIBUS BUDGET RECONCILIATION ACT OF 1993

Increased investor interest in REITs can further be attributed to the Omnibus Budget Reconciliation Act of 1993.1 Prior to the Act, there were several ownership restrictions placed on institutional ownership of REITs. However, after the Act was passed, these restrictions were reduced and other changes were made. For example, a pension fund was no longer viewed as a single shareholder, but instead, each member in the fund was counted individually. Therefore, it became easier for pension funds and other institutional investors to own REIT shares, in turn driving demand, causing share prices to appreciate.

A REIT has to abide by the five-or-fewer rule, stating that 50% of the REIT cannot be owned by five or fewer individuals, a rule put into effect to prevent large blocks of ownership. It was also required that a REIT must be owned by at least 100 shareholders. Prior to the Omnibus Budget Reconciliation Act of 1993, pension funds and other large institutional investors were counted as a single shareholder, hence limiting their ability to own big blocks of shares.

BEAR, STEARNS & CO. INC.

Page 27

MODERNIZATION ACT OF 1999

In addition to the Omnibus Budget Reconciliation Act of 1993, the Taxpayer Relief Act of 1997 allowed a REIT to provide a small amount of noncustomary services to its tenants. This concept was further enhanced with the REIT Modernization Act (RMA) of 1999, which went into effect in 2001. The Act provided more flexibility as it allowed REITs to create Taxable REIT Subsidiaries2 (TRS), increasing the potential income sources. Also, the dividend payout requirement was reduced, from 95% to 90% of taxable income, increasing potential retained earnings. The REIT boom continued throughout the mid-1990s. In 1996, the NAREIT Equity REIT Index produced a total return of 35.3%, followed by a total return of 20.3% in 1997. This growth was largely attributed to higher earnings growth stemming from acquisitions and development. As mentioned earlier, low real estate values, combined with attractive costs of capital, provided companies with the opportunity to grow their portfolios accretively. Further, the tremendous demand for real estate caused real estate prices to rise, leading existing portfolios to be revalued upward, which drove share price appreciation.

JOBS AND GROWTH TAX RELIEF RECONCILIATION ACT OF 2003

The Jobs and Growth Tax Relief Reconciliation Act of 2003 cut income tax rates on most dividends and capital gains to individuals to 15% from the ordinary marginal income tax rate (35%). The premise was to eliminate double taxation. However, REITs do not qualify for the tax cut because they generally do not pay corporate taxes; therefore, the portion of REIT dividends taxed as ordinary income pay the ordinary marginal rates. Taking into consideration the various components of REIT dividends (ordinary dividend, capital gains, return of capital, etc.), however, the all-in rate is less. We note, however, that even as the relative spread between REIT yields and other investment alternatives has narrowed, there has been no discernible trading impact. REITs continue to be a viable and credible asset class. The sector has grown to a market cap of $360 billion as of October 31, 2007, from just $13 billion in 1991. Further, REITs own about $700-$800 billion (15%-20%) of investment grade commercial real estate, although REITs have been net sellers of property in every property sub-sector year to date. REITs outperformed the major indices for seven years before reversing the trend in 2007.

RECENT HISTORY

A taxable REIT Subsidiary provided REITs three basic benefits. First, the ability to provide services to its tenants creates an atmosphere of greater loyalty between tenant and landlord. Second, the REIT can generate more income as it charges for the additional services offered. Third, it enables a REIT to have greater control over the quality of services provided to clients. Even with the reduction in restrictions, there are still guidelines to which the REIT must adhere. A TRS cannot exceed more than 20% of the REITs gross assets or income. Other provisions in the RMA are as follows: The dividend distribution requirement for REITs was reduced to only 90% of taxable income from 95%. The distribution level was returned to the original level that had been established in 1960 after having previously been raised in 1976. The reduction in the mandatory payout for REITs gave the companies more flexibility when it came to paying their dividend and allowed for more retained earnings for investment.

Page 28

REAL ESTATE INVESTMENT TRUSTS

LOOKING FORWARD

The competitive challenges of the broader corporate world are driving the continued migration of real estate assets into the public domain. Our sense is that this migration will continue, and that REITs will play an even more material role. We think the numerous changes that have transformed the industry over the past several years are irrevocable, and we anticipate that the REIT sector will continue to gain traction as a credible investment alternative. Further, we think that the legislative environment that has facilitated the evolution of the industry will continue to accommodate the REIT structure and support future positive change. As such, we remain confident in the sectors long-term viability and its place in an investors diversified portfolio. That said, investor sentiment turned materially negative in 2007, driven by the perceptual connection to weak housing markets and the subsequent fear of a rollover to the commercial debt markets. The group faces a series of issues macroeconomic concerns, weak housing markets, and constrained debt markets with no directional consensus. We believe that this represents an inflection point for real estate securities, but also that the REIT continues to be a viable asset class for all of the reasons mentioned above.

BEAR, STEARNS & CO. INC.

Page 29

Part Three: Fundamental Overview

REITs are pass-through vehicles, and therefore real estate fundamentals such as occupancy and rent levels matter. Although some real estate property types are more cyclical than others, the phases of their cycles and underlying fundamentals are similar. To better understand how the underlying fundamentals are influenced, and in turn affect REIT performance, we analyze some of the industrys main drivers. Many macroeconomic factors as well as the overall health of the economy affect the REIT industry generally, while each property type also is affected by specific factors, including job growth, interest rates, and demographics. While we did not set out to write the definitive text on real estate, our intent is to highlight those fundamental drivers that we think have a material impact on the various property types. Job Growth Job growth affects every property type in some form. The increase in the number of jobs results in more people looking for places to live and has a direct impact on the multifamily sector. More jobs translates into more consumer spending as employees spend their earned income boosting retail. This affects the manufacturing sector, which in turn provides a boost for the industrial sector. However, job (particularly white-collar) growth has the most direct impact on the office sector. Interest Rates Another key macroeconomic factor that clearly affects real estate is the level of interest rates. Mortgage rates, which historically move in tandem with Treasury interest rates, directly affect the cost of borrowing for new projects. A developer might scale back/slow down development if he or she is faced with higher borrowing costs. On a more global scale, interest rates also affect the overall health of the economy. Historically, the economy has expanded during periods with low interest rates and hence lower borrowing costs. This expansion usually has a positive influence on REITs. Conversely, when rates are high, the economy historically has contracted, negatively affecting REITs. From a property sector perspective, rates have a direct, meaningful impact. Higher interest rates and mortgage costs make home ownership more expensive, therefore increasing demand for rental units and improving the pricing power of the landlords. Further, when rates are high, the economy generally contracts, leading to slower or negative job growth. As a result, multifamily and office vacancies increase. The retail and industrial sectors are affected peripherally as interest rates have an impact on consumer spending. Demographics Yet another key macroeconomic factor is demographics. The demographics of a given population have a significant impact on the industry. For example, the density of the population in an area, the expected population growth, the age of the population, and the average household income are all important considerations and directly affect the various sectors of the REIT industry. Population density, growth, and age influence demand for the multifamily and retail sectors. Peripherally, the
Page 30 REAL ESTATE INVESTMENT TRUSTS

population level affects the industrial sector, because the larger the population, the more manufactured goods are consumed by that area. Average household income affects the retail sector as consumer spending is the most important driver in the space. In addition, this demographic plays a vital role in the multifamily sector as affluence is a main driver of housing affordability. Supply Versus Demand Real estate may be thought of as the supply and demand of cubic feet. Job growth, interest rates, and demographics are key demand drivers. If the property market is in equilibrium (supply meets demand), then occupancy and rents should be stable. Conversely, if there is an imbalance of supply and demand, then pricing will be skewed. If supply exceeds demand, either the result of a drop in demand for real estate with constant supply or overbuilding at a time of constant demand, vacancies will increase, causing a shift of pricing power to the tenant. As a result, asking rents will drop. Conversely, an increase in demand with stable supply, or stable demand coupled with a decrease in supply, would drive declining vacancy. In that scenario, pricing power is shifted to the landlord and asking rents should increase. The opposing forces of supply and demand manifest themselves in changes of occupancy and rental pricing power. All equity REITs generate a substantial portion of their revenue from rents. Rents are determined by the going rates in the assets respective markets. Once a price has been set, the lease term the duration of the agreement between the tenant and landlord is determined. The term of lease varies by property type. The shortest term is in the apartment sector (about 12 months), while the longest term is in the retail sector (20-30 years for anchor tenants and ten years for in-line retailers). Another key factor is portfolio rollover. Rollover is the percentage of the leases in a portfolio that is expiring during any given year. The lower the rollover, the more revenue stability the portfolio has. However, in certain instances this may backfire as a landlord might have several long-term leases locked at below-current-market prices. With minimal rollover, landlords might not be able to capture the revenue upside. Real Estate Cycle Analysis of the main drivers of the REIT industry can help one better understand the real estate cycle. An imbalance in supply/demand influences the real estate cycle. If there is a drop in demand, a result of an economic decline, vacancies typically rise, leading to lower rents. As a consequence, revenues decline and prices drop. If real estate fundamentals weaken substantially, the industry goes into a recession. As fundamentals improve, usually coinciding with an economic recovery, occupancy increases, leading to an increase in rents and an eventual return to equilibrium. A strengthening economy drives occupancies higher, causing rents to spike. This eventually results in another imbalance. Developers who want to take advantage of positive fundamentals will begin construction projects, which will eventually increase supply. This oversupply, without a change in demand, will cause vacancies to increase, resulting in lower rents and potentially bringing the industry back into

BEAR, STEARNS & CO. INC.

Page 31

recession. The real estate cycle affects all property types, some more profoundly than others. Now that we have given a broad overview of the main industry drivers, we will discuss the specific factors that influence supply and demand for each of the four main property types.

MULTIFAMILY REITS

The multifamily industry serves millions of people nationwide, fulfilling a basic need the need for shelter. Like the other REIT sectors, the opposing forces of supply and demand are key factors affecting the sectors growth prospects. Key demand drivers of the industry include economic expansion, job growth, household formations, demographic trends, and single-family housing affordability (linked to single-family home prices and mortgage rates). The Demand Side The sectors most notable driver of demand is job growth. As the economy expands, jobs are created, driving demand for housing. To illustrate, the multifamily industry decline of 2001-03 can be largely attributed to a considerable loss of jobs over that period (REIS estimates annual job losses at approximately 1.75 million from 2001 through the end of 2003). In contrast, one of the contributors to the multifamily market turnaround was the substantial job growth that occurred in 2004 and 2005 (1.3 million and 1.4 million, respectively). Slowing employment growth, partially driven by layoffs in the residential mortgage and construction industries, may prove to have a large impact on demand, depending on how the economy fares over the next several months. REIS expects only 901,000 jobs to be created in its 79 large institutional real estate markets in 2007 and 607,000 in 2008, down from roughly 1.5 million newly created jobs in both 2005 and 2006.
Exhibit 15. U.S. Job Growth, 2000-11E (in thousands)
2,000 1,500 1,000 Jobs (in 000s) 500 0 -500 -1,000 -1,063 -1,500
Source: REIS Inc.

1,737 1,337 1,506 1,453 901 607 1,319 1,202

1,087

-70 2000 2001 2002 2003 2004 2005 2006 2007E 2008E 2009E 2010E 2011E

-422

Page 32

REAL ESTATE INVESTMENT TRUSTS

Exhibit 16. Employment Growth and Household Formation, 2000-11E

2,000 1,500 1,000
Growth (000s)

500 0 2007E 2008E 2009E 2010E -500 -1,000 -1,500 Change in Employment (000s) Change in Number of Households (000s) 2011E 2000 2001 2002 2003 2004 2005 2006

Source: Bear, Stearns & Co. Inc. estimates; REIS Inc.

Long term, nationwide demographics appear favorable for multifamily housing. As shown in Exhibit 16, REIS projects annual household formation growth of approximately 858,000 per year through 2011, a rate of 1.3% per year. Furthermore, the most rapidly growing sectors of the population are those typically consisting of renters, namely echo boomers, baby boomers, and immigrants. Per the National Center for Health Statistics (Projection of Live Birth Data), 3.5-4.0 million people are projected to turn 18 each year through 2016; the National Multi Housing Council (NMHC) estimates that the 18- to 29-year-old cohort has a 60%-70% propensity to rent. Further, the Joint Center for Housing Studies approximates that 345,000 immigrant households are formed per year in the U.S.; the NMHC estimates that this group has an 84% propensity to rent in years one through five (following immigration), declining to a 64% propensity to rent in years five through ten. Lastly, the U.S. Census Bureau projects the number of households will grow 4.4% cumulatively from 2006 through 2010, up from 4.3% in 2002-06. According to the NMHC, even when home ownership reached record highs in the late 1990s, the number of renters grew faster than the number of total households, driven by lifestyle accommodations, demographic profiles, and strong job growth. The affordability of single-family homes is another key variable that affects the demand side. As a result of historically low interest rates during the early half of this decade, housing prices and the pace of home sales rose to record levels, negatively affecting the multifamily sector. However, the housing market cooled off in 2006 and nearly collapsed in 2007. Sellers, unable to find buyers in overbuilt markets, are being forced to lower their asking prices significantly, narrowing what remains a high buy-rent spread by historical standards. Combined, these factors have taken many would-be purchasers out of the for-sale market. Witten Advisors estimates that, at nearly 80%, the percentage discount of the median rent to principal and interest on a median-priced single-family home is as high as in the early 1980s. It is up from less than a 30% discount just four years ago, reflecting the sharp rise in the median cost of a single-family home. Witten estimates that the
BEAR, STEARNS & CO. INC. Page 33

affordability gap for the trailing ten years was approximately 35%. This pricing differential has helped rental demand, but the data suggest that we may be at or near a peak as the spread has flattened out in 2007.
Exhibit 17. Rent Versus Buy Spread, 1995-2007
Increase from Median Apartment Rent to P&I on Median-Priced Home

80% 70% 60% 50% 40% 30% 20% 10% 0% 1Q95 1Q97 1Q99 1Q01 1Q05 1Q03 1Q96 1Q98 1Q00 1Q02 1Q04 1Q06 1Q07

Source: Witten Advisors.

THE SUPPLY SIDE

When analyzing the supply side of the story, building permits issued for new construction are a good forward indicator of new supply, as the number of permits issued directly affects the number of eventual construction starts. Excess building typically occurs in tandem with simultaneous downturns in demand, and results in higher vacancies, lower rents, higher concessions, and declines in revenue for landlords. However, over the past decade or so, builders have become more disciplined and are able to better forecast drop-offs in demand and adjust their deliveries accordingly. The cost of construction (material and labor) and land is up considerably over the past few years. Therefore, several developers opted to cut back the construction of rental apartments, instead focusing on for-sale development, which has only recently become unfeasible. Multifamily supply has been very stable since 1999 at between 250,000 and 280,000 units annually. New multifamily supply has remained disciplined, as the rate of completions has fallen in each of the last seven years, from 185,500 units added in 1999 to just 85,750 in 2006. REIS expects 84,600 completions in 2007, ramping up to 99,900 in 2008. Notably, however, there was a coinciding surge in new condominium units and REIS estimates that 316,000 apartment units were removed from the rental supply through condo conversions between 2003 and 2006. However, many of those units are now reentering the rental market and developments originally scheduled to be condos are getting finished as rentals. The most recent housing bull market was unique in that investors who never planned to live in their units took advantage of lax lending standards to acquire assets, in turn fueling appreciation and, ultimately, overbuilding. The subprime debacle led to lower prices and a surge in foreclosures, and investors who purchased single-family homes or condos with the intent to quickly resell them have been left unable to find buyers. The result is nearly a years worth of for-sale inventory on the market at the current sales pace; an expected increase in foreclosures is poised to exacerbate the situation. Many of these unsold condos and single-family homes are now finding

Page 34

REAL ESTATE INVESTMENT TRUSTS

their way back to the rental pool, increasing supply. REIS expects rental supply growth to outstrip incremental demand in each of the next four years, resulting in just a 20-basis-point (bp) increase in the national vacancy rate over that period, but a 90bp decrease in annual rent growth as landlords manage to occupancy.
Exhibit 18. Multifamily Starts Intended for Sale, 1990-2007

180 160
Trailing 12 Months (000 Units)

167

100% 90% 80% 136 70% 60% 50%

39%

140 120 100 80 60 40 20 0 1990Q1 1994Q1 1996Q1 2000Q1 1992Q1 1998Q1 2002Q1
Share of Qtr's Starts Intended for Sale (right scale)

MF Starts Intended For Sale

53%

40% 30% 20% 10% 0%

2004Q1

Source: Witten Advisors.

Exhibit 19. Multifamily Completions and Absorptions (Including Conversions), 1990-2011E

250 200 150 100 50 0 -50 -100 1990 1992 1994 1996 1998 2000 2002 2004 2006 2008E 2010E
Page 35

Completions (in 000's)

Net Absorptions (in 000's)

Source: REIS, Inc.

Despite favorable demographic influences, slowing economic growth and a glut of for-sale inventory will likely lead to moderating growth for the multifamily sector. REIS forecasts average annual rent growth of 3.6% during the next five years and an increase in vacancy to 6.0% from 5.8%.
BEAR, STEARNS & CO. INC.

2006Q1

Exhibit 20. Multifamily Rental Growth and Occupancy Rates, 1990-2011E

9.0% 8.0% 7.0% 6.0% 5.0% 4.0% 3.0% 2.0% 1.0% 0.0% -1.0% 2008E 2010E 1990 1992 1994 1996 1998 2000 2002 2004 2006

98% 97% 96% 95% 94% 93% 92% 2008E 2010E 1990 1992 1994 1996 1998 2000 2002 2004 2006

Source: REIS, Inc.

Correlation to the Housing Market? Historically, the multifamily housing market has been modestly counter-cyclical to the single-family housing market. Otherwise put, when the housing market is strong, the multifamily market typically slows and vice versa. A closer look at this phenomenon yields the following analysis: A rising interest rate environment tends to negatively affect new and existing single-family homes sales, which in turn positively affects the multifamily sector. Conversely, when the economy slows or enters a period of recession and the rate of job growth slows, interest rates typically pause or decline, making housing more affordable and renting less attractive on a relative basis.
Exhibit 21. Sales of New and Existing Single-family Homes Quarterly Basis, 1989-2007
1,350 1,300 1,250 1,200 1,150 1,100 1,050 1,000 950 900 850 800 750 700 650 600 550 500 450 400 (seasonally adjusted annual rates, in 000's) 6,650 6,300 5,950 5,600 5,250 4,900 Existing Home Sales 4,550 4,200 3,850 3,500 3,150 2,800 2,450 2,100 1,750 1,400 1989 1991 1993 1995 1997 1999 2001 2003 2005 2007

New Single-Family Home Sales Existing Single-Family Home Sales

Source: U.S. Department of Commerce; U.S. Census Bureau; National Association of Realtors.

Page 36

New Home Sales

REAL ESTATE INVESTMENT TRUSTS

Exhibit 22. 30-Year Conventional Mortgage Rates (Freddie Mac) Quarterly Basis, 1989-2007
11.0% 10.5% 10.0% 9.5% 9.0% 8.5% 8.0% 7.5% 7.0% 6.5% 6.0% 5.5% 5.0% 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007

Source: Federal Reserve Bank.

Over the past few years, several new financing options have been made available to home owners. These products include interest-only mortgages, three-year ARMs, five-year ARMs, etc. As a result, these mortgage alternatives mitigated some of the short-term financing and affordability issues associated with home ownership. However, coupled with lax credit standards, these mortgage products helped lead to this years subprime debacle. Resulting foreclosures and a return to more strict lending standards are leading to severe declines in home sales volume and pricing. Although a substitute for for-sale housing, the rental market is also likely to face pressure in 2008 as a result of overall excess housing supply, especially in the form of condo reversions and for-sale single-family homes.

INDUSTRIAL REITS

The industrial sector is a relatively stable and defensive sector, by virtue of its traditional lease structure, short development cycle, and correlation of demand with broader economic direction. It includes distribution centers, bulk warehouse space, light-manufacturing facilities, and R&D facilities. There are several components to the industrial centers traditional lease structure. Largely, the terms of the lease depend on whether the project was speculative or build-to-suit. A speculative developer has less leverage; in order for the space to get filled, the average lease term for speculative development is shorter (three to five years), with cheaper rents. For a build-to-suit property, the tenant is already identified, mitigating lease-up risk. As a result, typical build-to-suit leases have higher rent and a longer term (about seven to ten years). Triple-net leases are common as the tenant pays operating costs, real estate taxes, and utilities, and tenant improvement costs are relatively low. Most leases have renewal options and rent increases as part of their original lease. Supply On the supply side, industrial REITs benefit from short development cycles, which tends to prevent overbuilding. Over the last 15 years, only 1.2 billion sq. ft. were added to industrial inventories, representing a 1.1% increase annually. About half of the new completions were added over the late 1990s as the economy was expanding at record levels during the tech bubble. Conversely, according to REIS Inc., new

BEAR, STEARNS & CO. INC.

Page 37

completions dropped to 51 million sq. ft. in 2003 from 72.9 million sq. ft. in 2002 and 118.3 million sq. ft. in 2001. This demonstrates the industrial sectors ability to quickly limit new supply as the economy experiences a recession.
Exhibit 23. Industrial Market Completions, 1990-2011E
Completions (millions of sq. ft.)
160.0
121.1

120.0 80.0 40.0 0.0

79.7 51.3 75.5 50.4 63.1

118.4118.3 120.8 116.7118.3 102.5 72.9 51.0 68.9 71.1 80.0

94.1 83.5

87.5

91.6 90.5

2007E

2008E

2009E

2010E
2.0% 1.8% 1.6% 1.4% 1.0% 0.8% 0.6% 0.4% 0.2% 0.0%

Source: REIS Inc.; Bear, Stearns & Co. Inc. estimates.

Exhibit 24. U.S. Industrial Market Completions Versus Inventory, 1990-2011E

10,000 1.8% 9,000 8,000 7,000 1.2% 6,000 5,000 4,000 3,000 2,000 1,000 0 1990
0.7% 0.7%

1.6%1.6%1.6% 1.5%1.5% 1.4% 1.1% 0.9% 0.9% 0.6%

Inventory (SF in MM)

1.2% 1.1%1.1% 0.9% 1.2% 1.0%1.0% 1.0% 0.9%

2007E

2008E

2009E

2010E

Inventory (SF in MM)

Source: REIS Inc.; Bear, Stearns & Co. Inc. estimates.

Completion (as % of prev. yr. Inv.)

Demand The primary demand drivers for the industrial space are global trade and U.S. manufacturing output. We track global trade flow and port usage, as well as manufacturing output (ISM) and GDP growth, both of which are highly correlated with demand for distribution warehouse space. U.S. Gross Domestic Product (GDP) is a valuable tool for tracking industrial real estate demand. GDP is defined as the market value of all final goods and services produced within a certain area over a period of time. The basic components of GDP are as follows: consumption, investments, government spending, and net exports. Our sense is that the level of GDP growth is a good indicator of the direction of the U.S. economy.

Page 38

REAL ESTATE INVESTMENT TRUSTS

2011E

1991

1992

1993

1994

1995

1996

1997

1998

1999

2000

2001

2002

2003

2004

2005

2006

2011E

1990

1991

1992

1993

1994

1995

1996

1997

1998

1999

2000

2001

2002

2003

2004

2005

2006

Completions as % of inventory

Exhibit 25. U.S. GDP, 1980-2007

Real GDP (SAAR, Bil.Chn.2000$)
10.0% 8.0%

4-quarter change, %

6.0% 4.0% 2.0% 0.0% -2.0% -4.0% -6.0% -8.0% -10.0% 1Q1980 1Q1981 1Q1982 1Q1983 1Q1984 1Q1985 1Q1986 1Q1987 1Q1988 1Q1989 1Q1990 1Q1991 1Q1992 1Q1993 1Q1994 1Q1995 1Q1996 1Q1997 1Q1998 1Q1999 1Q2000 1Q2001 1Q2002 1Q2003 1Q2004 1Q2005 1Q2006 1Q2007

Source: Bureau of Economic Analysis.

Manufacturing output is monitored by the Institute for Supply Management (ISM) manufacturing index. The index is based on a national survey of purchasing executives of approximately 300 industrial companies. A reading above 50% signals that the economy is expanding. Conversely, a reading below 50% signals that the economy is contracting. We feel that the ISM is a good economic indicator for the industrial sector because it provides a good gauge of the health of the manufacturing industry.
Exhibit 26. ISM Manufacturing Index, January 1980-November 2007
ISM Mfg: PMI Composite Index (SA, 50+ = Economic Expansion) 80.0 70.0 60.0 50.0 40.0 30.0 20.0 10.0 0.0 1/1/80 1/1/82 1/1/84 1/1/86 1/1/88 1/1/90 1/1/92 1/1/94 1/1/96 1/1/98 1/1/00 1/1/02 1/1/04 1/1/06

Source: Institute of Supply Management; Bear, Stearns & Co. Inc. estimates.

Our current positive outlook on industrial fundamentals is largely demand-driven, especially given increasing supply as described above. Even as concerns have risen over the state of the U.S. economy, demand for distribution warehouse space has remained robust, especially in markets tied closely to global trade. Industrial absorption was negative in 2001 and 2002, driven by an economic slowdown, but has rebounded strongly since then, more than offsetting the weakness. Though absorption has moderated in 2006 and 2007 from the record pace of 2005, it remains ahead of the pace of new construction. REIS expects absorption to be a positive
BEAR, STEARNS & CO. INC. Page 39

101.8 million sq. ft. in 2008, exceeding 83.5 million sq. ft. of development completions. New completions are expected to get up to about 91 million sq. ft. by 2011, implying positive net absorption.
Exhibit 27. U.S. Industrial Absorption Forward Projections, 1990-2011E
200.0 150.0 Net Absorption (million square feet) 100.0 50.0 0.0 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 -50.0 86 63 27 -37 -4 2001 2002 2003 2004 2005 2006E 2007E 2008E 2009E 2010E 2011E 30 146 155 138 112 118 75 105 101 100 109 85 94 102 91 94 107

Source: REIS Inc.; Bear, Stearns & Co. Inc. estimates.

Vacancy and Rental Rates Improving Industrial vacancy was 9.4% at year-end 2006, a slight improvement from 9.8% at year-end 2005 and better than the 11.0% peak at year-end 2003. The positive net absorption situation is expected to drive vacancy down to 8.4% by 2011. Effective rent growth averaged 2.9% in 2006, slightly below the 3.0% from 2005; so far in 2007, effective rents are on track to grow 3.5%. Effective rent growth is expected to stay slightly above that level over the next several years, to a high of 3.8% through 2011. We expect the public industrial companies to continue to outperform the general market due to their focus on stronger markets, higher-quality assets, and the discipline imposed by the public capital markets.
Exhibit 28. U.S. Industrial Vacancy, 1990-2011E
14.00% 12.00% 10.00% Vacancy 8.00% 6.00% 4.00% 2.00% 0.00% 2006E 2007E 2008E 2009E 2010E 2011E 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 National Industrial Vacancy

Source: REIS Inc.; Bear, Stearns & Co. Inc. estimates.

Page 40

REAL ESTATE INVESTMENT TRUSTS

Exhibit 29. U.S. Industrial Effective Rent Change, 1990-2011E

8.0% 6.0% 4.0% 2.0% 0.0% -2.0% -4.0% -6.0% 2006E 2007E 2008E 2009E 2010E 2011E 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005

Effective Rent % Chg

Source: REIS Inc.; Bear, Stearns & Co. Inc. estimates.

Global Development A popular industrial sector trend over the last few years and one that is likely to continue has been international expansion. The U.S. is largely built out, but internationally, given recent political change, economic expansion, and corporate global expansion, there is a substantial need for new, modern, well-located distribution warehouses. The opportunities in Asia are likely to be a major driver of the future growth and, in our view, are largely relationship-driven, both with the foreign countries (this is especially true in China) and with global tenants who require new space. Both ProLogis and AMB have spent significant capital expanding their global operating and development platforms. Given their focus on international product, the industrial REITs are in a position to implement further geographic diversification, allowing for potential continued growth, even in a domestic economic slowdown. Industrial REITs have developed business models in which much of their ongoing earnings are derived from third-party sources. In addition to development profits from the sale of completed assets, the use of joint ventures has led to escalating fee income contributions. AMB and ProLogis are leaders in the REIT space in utilizing joint venture partners. The use of third-party investment capital has become an integral part or their business models. We expect merchant building and joint venture income to remain a meaningful portion of industrial REIT income for several reasons: 1) Joint ventures provide opportunities for ancillary income (management fees, promotes, etc.), which allow REITs to meet return hurdles and deploy capital on an accretive basis; 2) Leverage is often greater in joint ventures, at traditional real estate levels, generally more than 50%;

BEAR, STEARNS & CO. INC.

Page 41

3) Joint ventures provide access to reliable incremental capital without the expense of public markets; and 4) Established joint ventures and funds provide a clear exit strategy for new development properties.

OFFICE REITS

The key demand driver for the office sector is white-collar job growth. During the 1990s, the economy especially technology was expanding rapidly, creating a surge in demand for office space. Rents spiked in certain areas of the country as technology companies increasingly pursued scarce office space. Once the dot-com bubble burst, the overall economy went into a recession. This significantly affected job markets across the country, resulting in a major downturn for the office sector in many large cities like Boston, Denver, New York, and San Francisco. First, all of the technology companies that merged or went into bankruptcy were forced to lay off many employees, causing unemployment to skyrocket. Second, facing a slowing economy and increased uncertainty, corporations were looking to minimize expenses, prompting staff reductions and, therefore, a declining need for office space. As a result of the economic slowdown, the country lost 178,000 office jobs in 2001, leading to three consecutive years of negative office absorption and increasing vacancy, and four years of declining rents. Since then, the office market has turned around, with 2007s vacancy rates ticking back down and effective rents nationwide approaching their 2000 highs; in some dense urban markets, like New York and Washington DC, rents now exceed their 2000 highs.
Exhibit 30. U.S. White Collar Job Growth, 2000-11E
3.00% 2.50% 2.00%

Office Job Growth

1.50% 1.00% 0.50% 0.00% 2007E 2008E 2009E 2010E -0.50% -1.00% 2011E 2000 2001 2002 2003 2004 2005 2006

Source: REIS, Inc.

Page 42

REAL ESTATE INVESTMENT TRUSTS

Exhibit 31. U.S. Office Absorption, 1999-2011E

200 150
Net Absorption (million square feet) 145 133 71 73 71

100 50 0 -50
-14 -36 38

63

52

61

61

-100 -150 1999 2000

-117

2001

2002

2003

2004

2005

2006 2007E 2008E 2009E 2010E 2011E

Source: REIS, Inc.

New Supply: Not a Problem This Time The other key driver for the sector is the amount of office space available to lease in a given market. When there is a steady demand with a balanced amount of supply, the office space is in a state of equilibrium. A spike in demand with stagnant supply will result in higher occupancy, and pricing power will shift to the landlord. Conversely, with stable demand and a spike in supply, vacancies will increase, and pricing power will shift to the tenant, eventually leading to lower rents. When excess space is developed by companies when demand is strong, oversupply can result if demand slows before the space hits the market. Unlike the industrial sector, the office sector has a lengthy construction period, which can be attributed to a long delay from the time a permit is received to the actual completion of the building. Even if there is a sizable drop in demand, a project can be too far along for the builder to abort it. These circumstances can often lead to an oversupply of inventory. However, in densely populated commercial areas, this tends to be less of a problem as fundamentals correct themselves much faster than in other areas. Over the last 16 years, only modest supply has been added to the office market. During the 1990s, only 550 million sq. ft., averaging about 1.6% increase annually, was added to office inventories. Most of that space, about 54.8% (300 million sq. ft.), was added between 1998 and 2000. By the end of 2007, only 418 million sq. ft will have been added since 2000, an increase of about 0.8% annually.

BEAR, STEARNS & CO. INC.

Page 43

Exhibit 32. U.S. Office Completions, 1999-2011E

160.0
139 127 Completions (millions of sq. ft.)

120.0

112 81

80.0
59 38 32 45 36

73

67

63

57

40.0

0.0 1999 2000 2001 2002 2003 2004 2005 2006 2007E 2008E 2009E 2010E 2011E

Source: REIS Inc.

VACANCIES AND RENTS IMPROVING

Through the third quarter of 2007, 43.7 million sq. ft. of office space have been absorbed nationwide, driving vacancy down to 12.5% (an improvement of 100 bps versus 13.5% after the first three quarters of 2006 and continuing the decline from the 16.9% peak of late 2003); average effective rents are up 8.3% (all according to REIS). REIS projects that 71.4 million sq. ft. will be absorbed in 2008, with vacancy holding essentially steady at 12.4% and rents increasing 6.2% (after a projected 10.4% increase for full-year 2007).
Exhibit 33. U.S. Office Vacancy, 1980-2011E
20.00% 18.00% 16.00% 14.00% Vacancy 12.00% 10.00% 8.00% 6.00% 4.00% 2.00% 0.00% 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007E 2008E 2009E 2010E 2011E
Source: REIS Inc.

Page 44

REAL ESTATE INVESTMENT TRUSTS

Exhibit 34. U.S. Effective Rent Change, 1981-2011E

20.0% 15.0% 10.0% 5.0% 0.0% -5.0% -10.0% 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007E 2008E 2009E 2010E 2011E
Source: REIS Inc.

Effective Rent % Chg

From Negative to Positive Mark-to-Market The impact of the negative mark-to-market on the leases resulted in rental revenue declines after 2000. The negative mark-to-market environment lasted until early 2007, when positive mark-to-market leases took hold. The reason for the switch is that the number of expiring leases that represented leases originally signed after 2000 (when rents were far lower than 2000 levels) began to make up a substantial portion of lease expirations. The increasing mark-to-market levels should continue even if rents stop rising.

LOOKING FORWARD

The U.S. economy gained 1.6 million office jobs from 2004 through 2006, and is projected to gain another 324,000 in 2007, according to REIS; this more than makes up for the 178,000 office jobs lost in 2001 and the slow recovery immediately thereafter (just 148,000 office jobs created in 2002-03). Concurrently, new office supply has been rising since 2004, after a precipitous fall from the peak years of 1999 through 2001; however, current completions remain well below peak levels, and below existing demand. This has led to consistent positive office absorption since 2004, after three consecutive years of negative office absorption. Vacancy and rent trends have followed, with some improvement visible in 2004 and 2005, followed by meaningful improvement (i.e., rental rate spikes) in 2006 and thus far in 2007. REISs projections call for a continuation of these positive absorption trends, driven by ongoing office job growth, although with a moderation in rental rate increases from the robust levels of the past two years. The key driver is office job growth, which is clearly an uncertainty in the current environment. REIS projects that office job growth will slow in 2008 but remain positive before accelerating again in 2009. Under that scenario, and assuming continued moderation in new supply, office fundamentals should continue to improve, albeit more slowly than over the past two years.

RETAIL REITS

The retail REIT sector, which is driven in the near term by retailer demand for space and in the longer term by consumer spending, is relatively stable due to its long-term leases. The performance of the industry can be attributed to the nature of the

BEAR, STEARNS & CO. INC.

Page 45

industrys two main drivers: 1) the amount of retail space available for lease and 2) the demand for that space. Retail real estate comes in three main forms: regional malls, shopping centers, and outlet malls. Shopping Centers Shopping centers historically have been a popular area for real estate investment, in part because these properties can be less expensive (depending on size and format), and, therefore, easier to assemble into a portfolio than other types of real estate. We believe that the shopping center sector is a stable and mature industry. In the late 1920s, department stores proliferated throughout cities nationwide. However, the development of trains and the subsequent proliferation of autos and highways encouraged migration to the suburbs. This demographic shift established the platform for shopping centers. A number of todays leading players have roots that date as far back as the 1920s, including New Plan, Weingarten Realty, and Federal Realty. In 1962, New Plan, as a c-corporation, and Federal Realty, as a REIT, were the first real estate companies to take their portfolios public. We categorize shopping centers into four different formats:1) neighborhood centers, 2) community centers, 3) power centers, and 4) main street retail. Each format has its own set of business economics that depends largely upon its typical tenant base and those tenants sensitivity to changes in discretionary spending. Hence, each format has its own distinct set of risk/return characteristics.
Exhibit 35. Shopping Centers Shopping Center Formats
Format Neighborhood Shopping Centers Size (square feet) 30,000-150,000 Trading Radius 3 miles Number of Anchors 1 or more Typical Anchors Kroger, Publix, Albertsons, Safeway Kohl's, Home Depot, Lowe's, Kmart, Wal-Mart Best Buy, Bed Bath & Beyond, Circuit City, Linens 'n Things, Lowe's, Office Depot, Staples, Home Depot, Barnes & Noble, Toys "R" Us, Borders Economic Sensitivity Least sensitive

Community Shopping Centers

100,000-350,000

3-6 miles

Sensitive

Power Centers

250,000-600,000

5-10 miles

3 or more

More sensitive

Main Street Retail

80,000-250,000

5-15 miles

none

Very sensitive

Source: ICSC; Bear, Stearns & Co. Inc. estimates.

There has been steady growth (albeit at a decreasing rate) in the size of the shopping center universe since the 1970s. Historically, the average annual new supply has been 153 million sq. ft. from 1978 to 2006. We project that new supply will hold relatively steady. A total of 272 new projects representing 114.6 million sq. ft. are in the proposal stage for development beyond 2009, which seems high, but if the past is any guide, some of them may not move forward.

Page 46

REAL ESTATE INVESTMENT TRUSTS

Exhibit 36. New Construction Less than 800,000 sq. ft. (in millions of sq. ft.)
700 613 600 New Construction (millions of square feet)

500

400 345 300 203 189 201 105 98 260 Average - 147million square feet 120 116 114 137 93 97 88 85 83 95 93 99 71

200 174

150

100

85

88 85

94

0 2009E and beyond (1) 2006 (1) 2007E (1) 2008E (1) 1978 1980 1982 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005

(1) Data are provided by CoStar. Prior to 2006, data are provided by the National Research Bureau Source: National Research Bureau; ICSC; CoStar; company documents; Shopping Center World.

Regional Malls The second property type for retail is the regional mall. The U.S. regional mall sector has evolved and is now a mature industry property type by the conventional business school definition. Urban and Suburban Development. Although the nations first enclosed regional mall was built in the 1950s, its roots can be traced to the department stores of the late 19th century. The predecessor of the department store was the mail order catalog company, specifically companies like Sears, Roebuck & Co. and Montgomery Ward. However, the culture of consumption changed as the Industrial Revolution pulled workers from farms to factories and cities. At that time, Alexanders and the Grand Depot opened; these were known as the first department stores. Department stores soon proliferated in cities, but the population soon started to migrate to the suburbs as a result of innovations in transportation. Department store companies therefore expanded to the suburbs in the 1930s and 1940s, building large freestanding stores where real estate was cheap and parking was available. As more people migrated from cities to suburbs, regional malls sprouted along new highways. Development of malls continued until the late 1980s. The 1980s, hailed as the boom years for retail development, saw more retail formats created. As a result of bank deregulation early in the decade, S&Ls were able to extend loans for new commercial real estate development. As a result of all this lending, overbuilding occurred. This overbuilding caused vacancy rates to soar, which eventually led to the real estate market crash at the end of the decade. Notably,

BEAR, STEARNS & CO. INC.

Page 47

this phenomenon was not limited to retail real estate, but extended essentially to all property types. As a result of the real estate crash, S&Ls went bankrupt because the property they owned was worth a fraction of its purchase price. To rebound from the bank crisis in the late 1980s, construction lenders tightened credit standards and began requiring more equity from developers. This set the stage for public REIT explosion in the 1990s as many private developers turned to the public market; the UPREIT structure, as mentioned earlier, alleviated the tax burden of many private players. Regional mall construction boomed for 40 years, but after several decades of exponential growth, the mall sector has been going through a period of consolidation. Over the past 15 years, the industry has consolidated both on an asset level and in terms of ownership concentration. By some estimates, the number of operating malls in the country has declined to under 1,500 today, driven by structural change in the industry and consumer preference. Limited New Supply. As previously mentioned, the U.S. regional mall sector is a mature industry. In addition, the industry has seen a major drop in supply since the early 1990s. The historical annual average for new construction has been 22 million sq. ft. over the last few decades (1978-2006). We expect the level of activity to increase in the upcoming years and, based upon data provided by CoStar and company documents, we believe that 41 retail centers are under construction or being proposed for completion in 2007, while 14 projects are under construction or being proposed for 2008. In our view, two factors are at work 1) the mall owners are developing more projects to offset slowing internal growth, and 2) some of these projects are in preliminary stages and may fail to move forward, or they may be pushed into later years.

Page 48

REAL ESTATE INVESTMENT TRUSTS

Exhibit 37. New Construction More than 800,000 sq. ft. (in millions of sq. ft.)
120 110

100

80 New Construction (millions of square feet) 66 60 58 63

Average = 22 million square feet 40 32 23 20 -3 1978 1980 1982 1984 1986 1987 1988 1989 1990 1991 1992 11 4 1993 5 1994 8 14 13 10 16 9 16 8 5 2003 5 2006 (1) 2007E (1) 12 12 34 35 29

43

-20

-40 -49 -60

(1) Data are provided by CoStar. Prior to 2006, data are provided by the National Research Bureau. Source: National Research Bureau; ICSC; CoStar; company documents; Shopping Center World.

BEAR, STEARNS & CO. INC.

Page 49

2008E (1)

1995

1996

1997

1998

1999

2000

2001

2002

2004

2005

Exhibit 38. New Regional Mall Developments, 2007-09

Regional Mall Location 2007
The Domain The District at Tustin Legacy The Promenade Bolingbrook Shadow Lake Town Center Gulf Coast Town Center Tempe Marketplace Mall at Partridge Creek SanTan Village Town Square Las Vegas Oak Leaf Town Center Palms Crossing Parke West Philadelphia Preium Outlets Shops at Fallen Timbers

City and State

Austin, Texas Tustin, California Bolingbrook, Illinois Papillon (Omaha), Nebraska Ft. Myers/Tampa Bay, Florida Tempe (Phoenix), Arizona Clinton Township, Michigan Gilbert (Phoenix), Arizona Las Vegas, Nevada Jacksonville, Florida McAllen, Texas Parke, Arizon Limerick, Pennsylvania Maumee (Toledo), Ohio

Type
Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall Shopping Center Lifestyle Center Shopping Center Lifestyle Center

Developer

Opening Date

GLA
700,000 1,000,000 1,100,000 880,000 1,700,000 1,300,000 640,000 1,200,000 1,500,000 800,000 385,000 350,000 430,000 870,000 12,855,000 17,209,725 30,064,725 5,364,791 713,000 950,000 735,000 920,000 750,000 NA 433,000 1,700,000 1,100,000 717,000 800,000 1,780,000 600,000 11,198,000 5,438,521 16,636,521 26,104,315 715,000 500,000 116,400 1,200,000 1,000,000 1,200,000 1,200,000 5,931,400 8,285,000 4,630,600 115,207,320

Simon Property Group March 2007 Vestar Development/ The Learner Co. Aprill 2007 Forest City Enterprises April 2007 Vestar Development May 2007 CBL & Associates and The Jacobs Group Spring 2007 RED Development/The Learner Co. September 2007 The Taubman Company October 2007 Westcor October 2007 Turnberry Associates/Centra Properties November 2007 The Semblar Co./Granite Properties Fall 2007 Simon Property Grouop Fall 2007 General Growth Properies Fall 2007 Simon Property Group Fall 2007 General Growth Properies Fall 2007 Listed Projects Under Construction: Additional Projects Under Construction: Total Under Construction: Proposed Construction: Pennsylvania REIT 2008 Simon Property Group/Gershman Brown & Associates Spring 2008 W/S Developments/National Amusements Spring 2008 Simon Property Group Spring 2008 Jim Wilson & Associates/General Growth Properties Spring 2008 General Growth Properties Spring 2008 Simon Property Grouop Summer 2008 Cafaro Co. September 2008 General Growth Properties Fall 2008 CBL Properties Fall 2008 Forest City Enterprises/The Goodman Co. Fall 2008 MG Herring Group Fall 2008 General Growth Properties Fall 2008 Listed Projects Under Construction: Additional Projects Under Construction: Total Under Construction: Proposed Construction: Pennsylvania REIT Urban Retail Properties Co./Trademark Property Co. Randy Wang Forest City Enterprises Forest City Enterprises/Mountain Home Development General Growth Properties General Growth Properties/Hillwood Dev. Listed Projects Under Construction: Proposed Construction: 2009 2009 2009 2009 Spring 2009 Fall 2009 Fall 2009

2008
Monroe Marketplace Hamilton Town Center Legacy Place Pier Park Shoppes at River Crossing Shops at Palazzo (Venetian) Houston Premium Outlets Spotsylvania Towne Center Elk Grove Promenade Pearland Town Center The Shops at Wiregrass Village at Fairview West Kendall Center Selingsgrove, Pennsylvania Noblesville (Indianapolis), Indiana Dedham, Massachussetts Panama City Beach, Florida Macon, Georgia Las Vegas, Nevada Houston, Texas Fredericksburg, Virginia Elk Grove, California Pearland (Houston), Texas Tampa, Florida Fairview, Texas Miami, Florida Power Center Regional/Super-regional Mall Regional/Super-regional Mall Lifestyle Center Regional/Super-regional Mall Specialty Retail Outlet Center Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall Regional/Super-regional Mall

2009
New Garden Town Center Orchard Park Piazza las Tunas The Shops at Broad Street The Terrace at Traverse Mtn. Shops at Summerlin Centre Circle T New Garden Township Walker, Michigan Temple City, California Mansfield (Fort Worth), Texas Lehi, Utah Las Vegas, Nevada Westlake, Texas Regional Center Lifestyle Center Lifestyle Center Lifestyle Center Lifestyle Center Regional/Super-regional Mall Regional/Super-regional Mall

Future Development (Beyond 2009)

Future Developments Under Construction: Future Developments Proposed for Construction:

Source: ICSC.

Demand Drivers The demand drivers for both regional malls and shopping centers are very similar. The most notable long-term demand driver for the retail sector is consumer spending. The driver is both real (as it relates to consumer shopping behavior) and perceptual (as it relates to its effect on stock prices). The relationship between consumer spending and the success of a particular center is intuitive. The tenant seeks out a location that will afford it the greatest sales per square foot. When consumer spending is high, average locations will generally afford the retailer a meaningful level of sales and allow it to operate at a healthy profit margin. An above-average location will usually afford the retailer a solid above-average profit margin. Of course, when consumer spending is being restrained by external factors, such as bad weather and high gas prices, the opposite result will occur. The landlord may also try to capture sales upside by factoring in a percentage of sales component to the rent charged. As sales increase, this variable component of rent will increase and, therefore, the REITs NOI will increase, resulting in a higher real

Page 50

REAL ESTATE INVESTMENT TRUSTS

estate valuation. Thus, increased consumer spending generates increased sales, which generate increased rent, which provides increased NOI and valuation. There are several indicators we use to gauge consumer spending. The first indicator is retail sales. The second is the Consumer Confidence Index (CCI). The index is a useful measure for future retail sales as it takes into account current consumer opinion on the economy and future expectations as well. That is, if the index provides a high reading, it means that the average consumer feels the economy is in good shape and that he or she will spend discretionary income as a result of that confidence. Conversely, if the reading on the index declines, it can be inferred that the average consumer feels cautious about the economy and might pull back on his spending, resulting in a drop-off in retail spending.
Exhibit 39. Consumer Confidence, 1995-2007
150 140 130 1985 = 100 120 110 100 90 80 70 60

20 01

19 96

20 00

19 99

20 05

20 06

20 02

20 03

19 95

Source: Conference Board; Bear, Stearns & Co. Inc.

We also look at consumer expenditures as they relate to wage growth. According to 2007 data released through October, real disposable income increased at an annualized rate of 4.8%; real personal consumption expenditures (PCE) increased 3.7% on the same basis. We think that spending patterns are important to consider, and we have observed that U.S. retail sales as a percentage of personal consumption expenditures have declined to 46.5% from 57.8% as medical services, legal services, personal hygiene, and insurance have become more substantial contributors (see Exhibit 41).

BEAR, STEARNS & CO. INC.

19 98

20 04

19 97

20 07

Page 51

Exhibit 40. Real Personal Consumption Expenditures, 1995-2007

4% 3% 2% 1% 0%
19 95 19 97 19 96 19 98 19 99 20 00 20 02 20 01 20 03 20 04 20 05 20 07 20 06

Source: The Commerce Department; Bear, Stearns & Co. Inc.

Exhibit 41. U.S. Retail Sales Losing Share in Real Personal Consumption Expenditures
60.0% 57.5% 55.0% 52.5% 50.0% 47.5% 45.0% Jan-80 Jan-83 Jan-86 Jan-89 Jan-92 Jan-95 Jan-98 Jan-01 Jan-04 Jan-07
Source: Haver Analytics; Bear, Stearns & Co. Inc.

Another important demand driver for the retail sector is the demand for new space. Sales per square foot, an indicator of demand, has accelerated over the past three decades. Sales per square foot is highly correlated with rental rate growth. With so many retailers expanding store locations and adding new concepts to their spaces, particularly in the stronger malls and better-located shopping centers, demand for space has intensified. As a consequence, rental rates for retail real estate have risen.

Page 52

REAL ESTATE INVESTMENT TRUSTS

Exhibit 42. Effective Rent of Shopping Centers, 1990-2011E

$25 Eff Rent $ Eff Rent Growth (% Change) 6% $20.19

$19.51 $17.48 $18.81 $20 $17.13 $17.41 $18.17 $16.67 $17.28 $17.60 $16.15 $14.94 $15.33 $15.69 $14.28 $15.17 $13.86 $15 $12.28 $13.19 $11.54 $11.87 $12.09 $12.64 $11.64 $11.62 $10

5%

4%

3%

2%

1%

0% $5 -1%

$0 2007E 2008E 2009E 2010E 1Q 2007 2Q 2007 3Q 2007 2011E 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006

-2%

Source: REIS Inc.

LOOKING FORWARD

Our concern about consumer spending, and its impact on retail real estate, has increased, and we think that this situation may take longer to resolve than is generally expected. October was another in a series of sluggish months for same-store sales. Though it may seem intuitive that the currently low unemployment rate should imply continued growth in spending, we think several data points support the thesis that consumer spending will slow. Furthermore, it could well take a long time for the consumer to bounce back from a weakening economy and tighter lending markets. As we enter 2008, we think that retail REITs will be impacted by slowing internal growth (percentage rents/sponsorships and occupancy rates), lower development/redevelopment yields, and a higher cost of capital. That more muted outlook is incorporated in our estimates. We project 7.7% FFO per share growth from the mall REITs and 5.8% growth from the shopping center REITs. In comparison, we project 5.7% growth from our coverage universe. On a weightedaverage basis, we cut 200 basis points off 2008 FFO-per-share growth estimates for the retail REITs in our coverage universe versus our estimates going into thirdquarter 2007 earnings season. On one hand, retail real estate is one of the least risky sectors due to the long-term nature of the leases, which provides some stability in cash flows. The question is whether an actual, albeit modest, decline in growth will lead to further declines in the stock prices. Furthermore, additional estimate adjustments may be necessary depending on holiday sales, the health of the retailers in 2008, and the broader macro economy.

BEAR, STEARNS & CO. INC.

Page 53

Part Four: Stock Analysis and Valuation

We evaluate REIT stocks just as we would other equities we utilize earnings multiples, asset values, dividend yields, and earnings growth rates. However, some GAAP accounting concepts are less relevant for REITs. Therefore, the industry has developed different metrics more consistent with real estates characteristics as a long-term, total-return asset class. In this section of our report, we first define the metrics that we use to assess REIT performance, and then we explore the real estatespecific factors and fundamentals that determine portfolio-level performance, and, in turn, stock performance. Further, we note that management plays a key role, just as it does in any other type of company, as management is responsible for executing the proper strategies to drive earnings growth. Our valuation analysis, which is laid out in more detail below, is supported by an analysis of managements ability to facilitate stability and growth, and prudently manage the balance sheet. We track a number of ratios and statistics, with the goal of ensuring that our earnings projections are achievable based on the companys capital structure. In that vein, we view analyzing REITs as quite similar to analyzing other types of companies, the difference being in the metrics used.

VALUATION METRICS

Investors initially viewed REITs primarily as an income vehicle and, as such, the dividend yield played a primary role in relative valuation. However, as perception of REITs has shifted toward that of a total-return vehicle and not simply an income vehicle multiples and growth rates have taken on greater importance. We use several valuation metrics to value REITs on both a stand-alone and relative basis, including: price to FFO (funds from operations), price to CAD (cash available for distribution), price to NAV (net asset value), and dividend yield. FFO and CAD should reflect the performance of the underlying portfolio of properties measured, in turn, by same-store net operating income (SSNOI) a key measure of propertylevel performance. As with all multiple analyses, it is important to factor earnings growth into the equation. Price to FFO and price to CAD are earnings and cash-flow-driven multiples, respectively. These metrics approximately parallel price-to-EPS and price-to-cashflow (EBITDA) multiples used to analyze other types of companies. The most widely recognized earnings metric for REITs, however, is FFO. FFO is reported by the vast majority of REITs and accounts for the bulk of our estimates, and those tracked in First Call. We also provide annual CAD estimates, which are more akin to free cash flow and which we utilize as the basis for our price targets. However, many companies do not report CAD, and First Call does not track CAD estimates. Net asset value estimates the private market break-up value of a REITs portfolio, and is not widely reported or tracked. FFO, CAD, and NAV are unique to the REIT sector and are described in more detail below. 1) Funds from Operations (FFO) FFO is the most common metric used to assess REIT performance. It is defined as:

Page 54

REAL ESTATE INVESTMENT TRUSTS

GAAP net income, excluding gains (or losses) from debt restructuring and sales of properties, plus real estate-related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures. FFO is essentially an operating EPS figure eliminating the impact of real estate depreciation, which is a major noncash charge and should therefore be added back. Historically, FFO multiples have ranged from the high single digits to the high teens. Multiples reached all-time highs in 2006 due to several factors, including investors pricing in the recovery in real estate fundamentals, a surge in REIT mergers and acquisitions, and an overall greater interest in REITs, which drove increased demand of this relatively small and illiquid sector. As of late November 2007, multiples had contracted 27% from those highs. The exhibits below illustrate FFO multiples over time for the overall REIT sector and then for the four main property types.
Exhibit 43. REIT Historical Forward Multiples Overall Average, 1996-2007E
35 x 30 x 25 x Multiples 20 x 15 x 10 x 5x 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007E 12.8x 14.0x 9.4x 14.2x 8.4x 9.6x 9.7x 9.4x REITs Price/FFO per share 19.8x 14.5x

17.9x 16.1x

Source: Bear, Stearns & Co., Inc.; First Call; SNL Financial.

BEAR, STEARNS & CO. INC.

Page 55

Exhibit 44. REIT Historical Sector P/FFO Forward Multiples, 1998-2007

Apartment
24.0x 20.0x 16.0x

Office
23.2x 17.7x17.9x 15.1x
24.0x 20.0x 16.0x 12.0x 8.0x 4.0x 0.0x

23.7x 16.8x 15.0x 10.3x 9.2x11.0x 9.3x 10.4x 7.9x 16.5x

10.4x 9.6x11.1x 10.7x 10.0x 12.0x

8.0x 4.0x 0.0x

13.7x

re n

6 20 0 20 0 C 6 C

19 9

19 9

20 0

20 0

20 0

20 0

20 0

20 0

20 0

19 9

19 9

20 0

20 0

20 0

20 0

20 0

ur

20 0

4Q

4Q

4Q

4Q

4Q

4Q

4Q

4Q

4Q

4Q

4Q

4Q

4Q

4Q

4Q

4Q

Industrial
24.0x 20.0x 16.0x 12.0x 8.0x 4.0x 0.0x
t 98 999 000 001 002 003 004 005 006 ren r 19 1 2 2 2 2 2 2 2 Cu 4Q 4Q 4Q 4Q 4Q 4Q 4Q 4Q 4Q

Retail
24.0x 20.0x 16.0x 12.0x 8.0x 4.0x 0.0x

4Q

4Q

10.9x 9.3x10.3x

9.4x

17.8x 17.3x 16.9x 14.3x 13.8x 10.6x

18.5x 10.6x 15.3x 15.2x 12.7x 9.9x 7.6x 8.0x 8.9x 14.0x

ur ur re n t

19 9

20 0

20 0

20 0

20 0

4Q

4Q

4Q

4Q

4Q

4Q

4Q

4Q

Source: Bear, Stearns & Co. Inc.; FactSet Research Systems Inc.

2) Cash Available for Distribution (CAD) We define CAD as follows: FFO - recurring, nonrevenue-generating capital expenditures and adjustments for straight-lining rents. CAD is a more accurate indicator of a REITs profitability than simple FFO, because FFO ignores maintenance capital expenditures and is skewed by the GAAP straightlining of rents, in our view. As such, CAD multiples are arguably a better valuation parameter to use when comparing companies. Our concern, from a methodological perspective, is how to calculate CAD consistently across different property sectors. We believe that to calculate CAD deductions properly (namely, on a normalized long-term basis), it is necessary to have a detailed understanding of the company and the sector. We provide CAD estimates for the companies in our coverage universe on an annual basis, as quarterly fluctuations are harder to predict. Further, many companies do not report CAD and it is not tracked by First Call. That said, we view CAD as the most appropriate valuation tool, if applied consistently within a sector. 3) Net Asset Value (NAV) We view NAV as a proxy for book value statistics used in conventional securities analysis. In essence, our NAV calculation estimates the private market breakup value of a companys assets, under the somewhat artificial assumption that it is an orderly liquidation. We are quick to acknowledge that calculating a companys NAV is more art than science. In addition, we acknowledge that this exercise may not be appropriate for what is, in essence, an infinite-life entity. Nevertheless, we believe
Page 56 REAL ESTATE INVESTMENT TRUSTS

4Q

20 0

19 9

20 0

re n

that it provides a good indication of relative value, particularly in a bearish equity market, assuming that the methodology is applied consistently across REITs within a given property sector. We begin by applying the appropriate property-specific capitalization rate to the companys projected 12-month forward (earnings potential) net operating income (NOI) by sector. To arrive at our cap rate for a REIT, we take into account the geographic concentration of its portfolio and the age and overall quality of its assets. We start with a nominal cap rate (most private market participants buy and sell properties on those terms) and translate it into an economic cap rate. An economic cap rate is typically lower than its nominal equivalent because it is applied to NOI, after recurring capital expenditures. Most buyers actually account for required capital expenditures when coming up with their offers. However, we believe it is the best proxy to use in valuing a real estate portfolio. Historically, REIT stocks have traded at price-to-NAV ranges from approximately 80% to 120% of NAV. We dont view a historical time series NAV analysis as relevant, due to changing real estate fundamentals; however, we view P/NAV levels as a good measure of relative value within a sector at a given point in time. In the following exhibit, we show the detailed NAV calculation for Alexandria Real Estate Equities as an example.

BEAR, STEARNS & CO. INC.

Page 57

Exhibit 45. Example of a REIT NAV Calculation (Alexandria Real Estate Equities)(1) ($ in thousands, except per share data)
Assumed Nominal Cap Rate NOI Contribution from (3): Office Properties Third Party Mng't Total NOI Balance Sheet Items: Cash, Cash Equivalents and Securities Construction in Progress (at 110% of Cost) Land Held for Future Development Investments (at 115% cost) Other Assets Total Assets Gross Market Value of Assets Total Liabilities Outstanding Mortgage Debt Line of Credit and Term Loan Unsec Debt Other Liabilities Preferred Total Liabilities Minority Interest Net Market Value of Assets Common Shares & Units Outstanding Current Value per Share Valuation Measures: Price per Share Price/Current Value Total Enterprise Value/Gross Market Value of Assets (4) 6.57% Assumed Economic Cap Rate (2) 6.44% 12.00% NOI Before Interest Expense $318,891 $3,734 Current Value $4,952,506 $31,117 $4,983,622 67,179 765,910 0 91,184 131,035 $1,055,308 $6,038,930 1,162,832 880,000 460,000 253,744 129,638 $2,886,214 59,719 $3,092,997 31,243 $99.00 $90.26 91.2% 95.5%

(1) ARE's current value is based on 9/30/07 balance sheet, and 3Q annualized NOI. (2) Economic cap rate is used, as NOI includes a deduction for recurring capital expenditures. (3) Deducts $6.4 million in recurring capital expenditures from ARE's next 12 months estimated NOI. (4) Total enterprise value = market value of common equity plus total liabilities.
Source: Bear, Stearns & Co. Inc. estimates; company documents.

4) Dividend Yield In addition to the metrics described above, we use dividend yield as an analytical tool. Dividends remain an important component of REIT total returns (historically accounting for approximately two-thirds of the total), although in the past few years dividends have represented a much smaller portion of overall returns. We look at dividend yields relative to other REITs, in addition to other income alternatives such as the ten-year Treasury bond. Over the past ten years, REIT dividend yields have averaged about 6.02%, versus 4.95% for the ten-year Treasury bond and 1.62% for the S&P 500. In addition, there is normally an inverse relationship between yield and earnings growth rates.

Page 58

REAL ESTATE INVESTMENT TRUSTS

Exhibit 46. REIT Dividends Versus S&P Dividends Versus Ten-Year Treasury Yield
Differential NAREIT Equity Yield 6.05% 6.12% 6.06% 5.45% 5.48% 5.55% 6.13% 6.88% 7.47% 7.96% 7.34% 8.27% 8.70% 8.30% 7.61% 7.45% 7.52% 7.48% 6.84% 7.43% 7.14% 6.44% 6.21% 7.01% 7.05% 7.21% 6.42% 5.99% 5.52% 5.01% 5.43% 5.12% 4.66% 5.17% 4.60% 4.56% 4.57% 4.06% 4.21% 3.93% 3.69% 3.73% 4.19% 4.12% S&P 500 Dividend Yield 2.04% 1.91% 1.75% 1.71% 1.63% 1.36% 1.48% 1.67% 1.34% 1.29% 1.22% 1.30% 1.14% 1.13% 1.14% 1.15% 1.19% 1.36% 1.27% 1.49% 1.36% 1.37% 1.60% 1.86% 1.80% 1.87% 1.68% 1.65% 1.55% 1.58% 1.65% 1.70% 1.91% 2.03% 2.06% 2.03% 1.79% 1.77% 1.85% 1.81% 1.79% 1.82% 1.78% 1.82% Ten-Year Treasury Yield 6.46% 6.91% 6.50% 5.97% 5.68% 5.66% 5.43% 4.46% 4.64% 5.51% 5.81% 5.89% 6.44% 6.01% 6.02% 5.80% 5.11% 4.91% 5.41% 4.58% 5.05% 5.40% 4.81% 3.61% 3.82% 3.82% 3.53% 3.94% 4.26% 3.84% 4.62% 4.12% 4.22% 4.48% 3.92% 4.33% 4.39% 4.85% 5.14% 4.63% 4.70% 4.65% 5.03% 4.59% NAREIT S&P 4.01% 4.21% 4.31% 3.74% 3.85% 4.18% 4.65% 5.21% 6.13% 6.67% 6.12% 6.97% 7.56% 7.18% 6.47% 6.30% 6.33% 6.11% 5.57% 5.94% 5.79% 5.07% 4.61% 5.15% 5.25% 5.34% 4.74% 4.34% 3.97% 3.43% 3.78% 3.42% 2.75% 3.14% 2.54% 2.53% 2.78% 2.29% 2.36% 2.12% 1.90% 1.91% 2.41% 2.30% NAREIT Treasury (0.41%) (0.79%) (0.44%) (0.52%) (0.20%) (0.12%) 0.70% 2.42% 2.83% 2.44% 1.53% 2.39% 2.26% 2.29% 1.59% 1.65% 2.41% 2.57% 1.43% 2.85% 2.09% 1.04% 1.40% 3.40% 3.23% 3.39% 2.89% 2.05% 1.26% 1.17% 0.82% 1.00% 0.44% 0.69% 0.69% 0.23% 0.18% (0.79%) (0.93%) (0.70%) (1.01%) (0.92%) (0.84%) (0.47%)

Date Dec-96 Mar-97 Jun-97 Sep-97 Dec-97 Mar-98 Jun-98 Sep-98 Dec-98 Mar-99 Jun-99 Sep-99 Dec-99 Mar-00 Jun-00 Sep-00 Dec-00 Mar-01 Jun-01 Sep-01 Dec-01 Mar-02 Jun-02 Sep-02 Dec-02 Mar-03 Jun-03 Sep-03 Dec-03 Mar-04 Jun-04 Sep-04 Dec-04 Mar-05 Jun-05 Sep-05 Dec-05 Mar-06 Jun-06 Sep-06 Dec-06 Mar-07 Jun-07 Sep-07

Source: NAREIT; Bloomberg.

Due to the importance of the dividend as a portion of total return, the security of that dividend is tracked closely. A common way of monitoring the sustainability of the dividend is via the payout ratio (dividend/FFO per share or dividend/CAD per share). FFO and CAD payout ratios have declined over time as management focus has shifted from paying as high a dividend as possible to retaining as much income as possible to fuel growth, while still being able to maintain dividend growth. This is consistent with the shift from REITs as income vehicles to total-return vehicles. We view a CAD payout ratio of approximately 60%-85% as appropriate. A payout ratio above 90% may put the sustainability of the dividend into question. That said, a payout ratio over 100% may just represent a temporary shortfall due to nonrecurring events and, as such, may not be an accurate indicator of future coverage.

BEAR, STEARNS & CO. INC.

Page 59

QUALITATIVE CONSIDERATIONS

Underlying Portfolio Performance Drives Earnings Equity REIT revenues are derived primarily from rental income. Revenue growth is driven internally primarily via occupancy growth, rent increases upon lease rollover, percentage rent participation (retail), scheduled rent bumps, property refurbishments, and sale and reinvestment (capital recycling). The structure of leases is critical, as much of a companys revenue growth may be dictated by the rent bumps stipulated in its leases (especially true for net lease companies), or by the percentage rent agreements for retail companies. External growth is driven by acquisitions, development, and expansion. Location Location is obviously a key factor in determining rental rates and rental rate increases. Central Business District (CBD) office properties generally command a higher rent than suburban office; proximity to public transportation or other amenities can increase pricing power for a landlord. Retail properties that are well-positioned with respect to major traffic arteries or population centers or other synergistic retailers will generally command higher rents. Rental rates for other property types are also heavily influenced by similar factors. Further, a REITs overall portfolio may benefit from either its geographic concentration or diversification, depending on market conditions. For example, over the past several years, those REITs with high concentrations of office properties in New York or Washington D.C. have benefited disproportionately compared to geographically diversified office REITs, as those two markets have experienced greater occupancy and rental growth than the average market in the United States. Portfolio Quality Portfolio quality (both buildings and tenants) also matters. When analyzing a REITs earnings growth opportunities, it is important to assess the quality and condition of its real estate assets to assess the magnitude of rents the properties will be able to garner, and what types of capital expenditures (upkeep and remodeling) will be required in the future. Further, higher-quality tenants provide a more reliable income stream; a common metric observed is percent of average base rent represented by investmentgrade tenants. Characteristics of Local Markets (Demographics) Characteristics of local markets (demographics) are important. Property-level performance will also be influenced by the demographics of the local market, including age levels, household formations, wage levels, etc. Changing demographics can point to opportunities or challenges for a REIT and aid in evaluating earnings potential. Lease Terms Lease terms also play a role in determining earnings growth. Many leases have stipulated rent increases that play a large part in rental growth. Further, the length of leases and the timing of the expiration (rollover) of those leases are critical, as leases may expire during times of low rental rates or high rental rates, based on the stage of

Page 60

REAL ESTATE INVESTMENT TRUSTS

the real estate cycle. Further, the amount of leasing volume will determine overall occupancies and, as such, is paramount to a REITs success. All of these factors combined determine the level and growth of property-level revenues, which, combined with property operating expenses, determine SSNOI, the key metric for property-level performance. Property-level expenses include real estate taxes, utilities, insurance, property management expenses, and recurring capital expenditures (carpeting, blinds, etc.). Further expenses for a REIT include general and administrative costs (similar to that of other companies) and interest expense, which can be quite large as properties are financed with debt (overall REIT leverage averages about 35%-40% debt to total market cap). Controlling these varied expenses is paramount as a REITs existing income stream is largely fixed (dictated by its leases). Earnings growth is a critical element in valuing a REIT. Rent growth, coupled with moderate expense increases, should lead to positive earnings growth. Management savvy will have an impact on the level and acceleration of this growth, which should be reflected in valuation multiples (P/CAD, P/FFO). Further, the dividend yield often has an inverse relationship with the level of earnings growth (for example, net lease companies typically have higher dividend yields and lower growth than other REITs, reflective of their long-term leases and limited ability to grow earnings at a rapid rate). An increasingly important component of a REITs earnings is gains on development, especially in the industrial sector. This may provide a REIT with considerable gains; however, the realization of this income is inherently lumpy.

EXTERNAL GROWTH ACQUISITION AND DEVELOPMENT

In addition to growing rents and occupancy, REITs grow revenues via acquiring and/or developing additional properties. In simple terms, acquisition is accretive if the going-in cap rate (unlevered cash yield) is above the cost of debt. Development, which is inherently more risky, should generate yields several hundred basis points above acquisitions. A companys development pipeline can be an important source of growth and should be monitored closely. A large development pipeline can be quite beneficial when properties are selling for above replacement cost. That said, if real estate prices or rents fall while the properties are being developed, a company may fall short of its initial return projections. All of these factors (existing portfolio growth and expansion via acquisition and development) contribute to the growth of earnings and dividends. The rate and success of that growth is largely influenced by management.

MANAGEMENT THE CRITICAL ELEMENT

Just as in any other type of company, management is critical. We believe that investing in REITs is essentially investing in management. Now that REITs are actively managed companies, as opposed to passive pools of real estate assets, the quality of management plays a meaningful role in determining the growth of the company. Therefore, we evaluate REIT management teams based on track record, experience, strategy, relationships in the industry (access to deals), and balance sheet management skills. In addition, the level of insider ownership is important, as it aligns the interests of management and shareholders. Of note, real estate historically has largely been a family business; however, that is changing, with more family-run companies being acquired and run by professional managers.

BEAR, STEARNS & CO. INC.

Page 61

CAPITAL STRUCTURE

Real estate is a capital-intensive industry; therefore, it is important for a company to have access to a variety of capital sources in order to fund investment. However, the level of debt that REITs maintain has declined over the years and now generally hovers in the 30%-50% range (of total market cap). But many REITs also seek out projects where returns are only justified by employing higher levels of debt; therefore, some REITs pursue these investments in off-balance-sheet joint ventures where higher leverage can be used. Generally, REITs have restrictions (covenants) placed on them, which restrict debt levels. Standard REIT debt covenants include a maximum of 60% leverage, no more than 40% of total assets comprised of secured debt, a minimum of 1.5x fixed charge coverage, and unencumbered assets of at least 150% of unsecured debt. As a result, REITs, in general, maintain relatively conservative capital structures. Because REITs must pay out at least 90% of taxable income, they generally retain approximately 35%-40% of cash flow primarily a result of the depreciation tax shield. As such, they often tap the capital markets to fund growth. The main components of a REITs capital structure are debt (credit facilities, unsecured debt, secured debt, property-level debt, and joint venture debt), common stock, operating units, and preferred stock, which are described below. Although capital structures and debt levels vary from REIT to REIT, Exhibit 47 illustrates the capital structure of Simon Property Group as an example.
Exhibit 47. Simon Property Group Capital Structure, as of September 30, 2007 ($ in millions)
Revolving Credit Facility, $1,516.6, 2.9% Joint Venture Mortage Debt, $6,267.7, 12.1% Fixed Rate Mortgage Debt, $5,021.6, 9.7% Joint Venture Unsecured Debt, $134.4, 0.3% Preferred Stock, $343.2, 0.7% OP Units, $5,793.3, 11.2%

Fixed Rate Unsecured Debt, $10,450.0, 20.2%

Common Shares, $22,300.6, 43.0%

Source: Company documents.

Credit Facility Many REITs initially fund property investment via short-term credit facilities, which typically have maturities of one to two years, with extension options for an additional one to three years. Interest on these facilities is usually floating-rate, based on a spread over a short-term index rate (usually 30-day LIBOR). Once a company accumulates a meaningful balance on its credit facilities, it will usually roll that short-term debt into something more permanent, such as long-term, fixed-rate debt or equity.

Page 62

REAL ESTATE INVESTMENT TRUSTS

Secured Debt REITs may utilize property-specific mortgage debt or debt secured by a pool of properties, usually up to a loan-to-value (LTV) level of approximately 80%, but more commonly between 40% and 70%. Property-specific debt financing is more common among net lease companies as the long-term nature of the leases makes them more easily match financed via property-specific mortgages. The amount of secured debt that a REIT may issue will often be influenced by the ratings agencies, due to certain requirements dictating the acceptable levels of secured debt that a company may maintain in order to qualify for a specific credit rating. Further, the cost of debt may influence the amount of secured versus unsecured debt. Unsecured Debt REITs may also issue unsecured debt, which by definition is not backed by any property interest or any other specific collateral, but is senior to all equity and other subordinate debt. Maturities usually range from five to ten years. Preferred Stock/Convertible Preferred Stock Many REITs issue preferred stock; however, it is usually a much smaller portion of the capital structure. Trust Preferreds These securities are becoming more common as of late, and are different from regular preferred securities. The securities have a 30-year term, a fixed rate for ten years that subsequently floats based on a spread to LIBOR, and are callable after five years. The securities are issued by a trust that has been set up for the sole purpose of issuing these securities. Operating Partnership Units REITs formed via an UPREIT or DownREIT structure may issue Operating Partnership units (OP units) in exchange for properties. OP units are exchangeable into common stock on a one-for-one basis, receive dividends, and have voting rights just like common stock. OP units provide a currency to the REIT to make property acquisitions without the seller incurring an immediate tax liability. The seller may defer the tax liability until the OP units are converted to common stock. Common Stock The principal component of a REITs capital structure is common stock. Due to the fact that REITs must pay out 90% of taxable income as dividends, a REIT generally periodically taps the equity markets to grow. As such, REIT follow-on equity issuances are common.

BEAR, STEARNS & CO. INC.

Page 63

Part Five: Indices

A number of indices are available to investors to monitor REIT stock performance, including the NAREIT Composite and Equity Indices, Wilshire Real Estate Securities Index, Global Property Research 250 Index, Cohen and Steers Realty Majors Index, and S&P REIT Composite Index. Historically, the Morgan Stanley REIT Index (RMS), now called the MSCI US REIT Index, was the index of choice for several reasons. However, the NAREIT Equity and Composite Indices have gained further acceptance of late, in our opinion.

RMS VERSUS NAREIT

We focus primarily on the FTSE NAREIT Equity Index and the FTSE NAREIT Composite Index. We also track the performance of the RMS. The reason for focusing on the NAREIT Equity and Composite Indices is their comprehensive nature (the Equity Index includes all publicly traded equity REITS, while the composite contains all publicly traded equity and mortgage REITs), in addition to the availability of data. The RMS had been the index of choice, as it has dominated the industry since its coming of age in the early 1990s. However, MSCI, a subsidiary of Morgan Stanley, took over administration of the index in summer 2005, introducing a real-time, price-only index (RMZ) while maintaining the RMS total-return index priced only at the end of each trading day. Subsequently, the availability of index data became more challenging. Meanwhile, data on the NAREIT Equity and Composite Indices are more readily available. The NAREIT Composite Index is comprised of all 153 publicly traded REITs on the NYSE, the Nasdaq National Market System, and the American Stock Exchange. The Composite Index includes 13 residential mortgage REITs and 16 commercial mortgage REITs. In addition, NAREIT maintains an Equity REIT index that excludes these 29 mortgage REITs; both indices are market-cap-weighted (float adjusted), calculated on a total-return basis, and include a number of smaller companies. The NAREIT Equity Total Return Index can be found on Bloomberg under the symbol FNERTR (Index); the NAREIT Composite Index can be found on Bloomberg using the symbol FNCOTR (Index). Price-only versions of these indices are maintained as well. The RMS is comprised of 96 stocks and quoted on a market-weighted basis. The RMS is relatively comprehensive, although it excludes mortgage REITs. We believe that many money managers will continue to use the RMS; however, we think that use will diminish due to the difficulty in obtaining index data. The following is a list of other REIT indices that are widely followed:

GPR 250 GLOBAL INDEX

The Global Property Research 250 Index is a free-float weighted index that tracks the performance of 250 of the most liquid property companies worldwide. The index includes only companies with a free-float market capitalization above $50 million. The index and its constituent data can be found on Bloomberg under the symbol G250GLOB (Index). We think that this index will become more relevant as investment managers become more active in real estate investment overseas, and as more and more countries adopt REIT or REIT-like corporate structures.

Page 64

REAL ESTATE INVESTMENT TRUSTS

S&P REIT COMPOSITE

The S&P REIT Composite was established in 1997. The index includes 100 companies that were chosen for their liquidity and together represent a diversified portfolio. The composite contains about 80% of the U.S. REIT capitalization. Although the index is spread across diversified property types and key regions throughout the country, Mortgage REITs are not included. To qualify for inclusion in this index, companies must possess a minimum of $100 million in unadjusted market capitalization. The index can be found on Bloomberg under the symbol SPREIT (Index). The Cohen & Steers Realty Majors Index, formed in 1998, has the fewest constituents of its peers. The Index, which is rebalanced quarterly, seeks large and liquid REITs of all property types and geographic locations that address the most significant issues facing the industry today. In addition, there is an 8% maximum index weight for any company in the index. As with most of its peers, only equity REITs are included in the C&S Realty Majors Index. The index can be found on Bloomberg under the symbol RMP (Index). The Dow Jones Wilshire REIT Index was established by Wilshire Associates in September 1991. It is a subset of the Dow Jones Wilshire Real Estate Securities Index (RESI). The main difference between the REIT Index and the RESI Index is that the REIT Index doesnt include real estate operating companies (REOCs) whereas the RESI Index does. In addition, the index is a subset of the DJ Wilshire 5000 Composite Index. The index can be found on Bloomberg under the symbol DWRTF (Index). The companies included in the index must own equity and operate commercial and/or residential real estate. Mortgage REITS, health care REITs, and other nonREIT real estate companies, as well as companies that have more than 25% of their assets in direct mortgage investments, are not included in the index. In addition, companies must have a total market capitalization of at least $200 million at inclusion. Further, the index is float-adjusted as it restricts corporate holding, as well as government, employees, and family holdings.

C&S REALTY MAJORS INDEX

WILSHIRE REIT INDEX

DOW JONES REIT COMPOSITE INDEX

The Dow Jones REIT Composite Index was established in late December 1991 and includes all publicly traded U.S. REITs. Unlike most of its peers, the index includes mortgage and hybrid REITs. The only requirement to be a member of the index is that the company must maintain its REIT tax election status. The index and its constituent data can be found on Bloomberg under the symbol RCIT (Index).

BEAR, STEARNS & CO. INC.

Page 65

Exhibit 48. REIT Indices Comparison

Indice FTSE NAREIT Equity FTSE NAREIT Composite RMS Ticker Maximum # of Constituents Exclusions Float Adjustments cross holdings, govenrment,employee, family cross holdings, govenrment,employee, family corporate holdings, govenrment,employee, family

FNERTR FNCOTR RMS

None None None

REOC, OTC, Mortgage REITs REOC, OTC Not part of MSCI 2500, Companies REOC, Mortgage, Hybrid, market cap. under $100 million REOC, Mortgage, Hybrid, market cap. under $500 million, 600 thousand average monthly volume

S&P REIT C&S Realty Majors

SPREIT

100

None No more than 8% of total weighted index 5% or more held, govenrment,employee, family, restricted corporate holdings, govenrment,employee, family cross holdings,government holdings in excess of 10% of share outstanding

RMP

30

D.J. REIT Wilshire REIT

RCIT DWRTF

None None

Must be a REIT Mortgage, Hybrid, market cap. under $100 million Must rank higher than 250 in terms of monthly trading volume

GPR 250

G250GLOB

250

Source: Bloomberg; S&P; Dow Jones; NAREIT; Wilshire.

In summary, although there are many indexes available to REIT investors, we focus on the NAREIT Equity and Composite Indices, while we also track the RMS and the GPR 250.

Page 66

REAL ESTATE INVESTMENT TRUSTS

Part Six: Current and Future Trends

After seven years of outperformance, 2007 has been a year of inflection for the REIT sector and for real estate generally. A year ago in these pages we wrote that we were cautiously constructive on the group, but that its risk profile had increased materially. Our primary concerns at the time were 1) more attractive investment alternatives elsewhere in light of relatively high REIT valuations, 2) the possibility that investor sentiment would turn negative based on the perceptual connection to a housing market already showing signs of weakness, and 3) macro-economic uncertainty. Unfortunately, all of these concerns came home to roost, with a vengeance. After starting the year strongly the REIT Index was up nearly 14% by early February, helped by M&A activity the group gave it all back and then some. REITs are down 16% year to date on a total-return basis, as measured by the NAREIT Total Return Index. In comparison, the broader market is up about 5%. Stock volatility ticked up along with that of the broader market. That said, it is important to point out that REITs dont look so bad in comparison to financials generally; the Dow Jones U.S. Financials Index is off 19%. Investor sentiment turned dramatically negative in 2007; real estate became toxic, even as underlying property fundamentals were strengthening. It is no coincidence to us that the shift came in February just as the sub-prime mortgage issue hit the press. A perceptual tie to residential real estate quickly led to an acute focus on accurately pricing risk, and to fears of contagion in the commercial mortgage and property markets. The culmination was the mid-August dislocation in the commercial debt markets, a shutdown from which the markets have not yet recovered. During the course of the year, nondedicated investors rotated into other financials that appeared to offer better risk-adjusted returns. Meanwhile, dedicated REIT managers and planned sponsors sought better returns abroad, rotating into global securities products. The question now is where domestic REIT stocks will go in 2008, and how to invest in the group. We typically start with underlying fundamentals to gauge earnings direction and valuation, and combine that with a qualitative assessment of broader market dynamics. Bottom line, given the macro uncertainty, we think this is the year to be defensive, the year to be selective by stock (as opposed to sector), and the year to focus on core names those with the differentiated ability to create value, the financial capability to finance it, and at the same time the ability to take advantage of the opportunities that will surely arise.

REAL ESTATE FUNDAMENTALS

Real estate fundamentals by historical standards are relatively solid occupancies are in the mid-90% range and rental growth is positive, development in general is relatively disciplined, and tenant demand is healthy for the most part. Our current estimates imply an average 5.7% FFO per share growth in 2008 for those stocks in our coverage universe, and 13.4% growth in 2009. But there are several issues to consider. Based on what we know now, we expect growth to moderate in 2008 after putting up a 9.6% increase in 2007. Its fair to say that while direct real estate investors see the markets as solid from a historical

BEAR, STEARNS & CO. INC.

Page 67

perspective, the equity markets typically frown on a negative second derivative, or a slowing growth rate. Further, there is a real possibility that earnings growth could slow more, depending on what the economy does. We think a critical performance driver will be how REIT earnings stack up relative to broader market earnings, specifically other financials. On the company level, earnings will surely diverge based on property type. Our estimates anticipate 2008 growth of 5.8% for apartments, 2.5% for office, 7.6% for industrial, 7.2% for retail, 4.8% for diversified, and 2.4% for commercial mortgage REITs. More importantly, company results will differ based on geography and external growth potential. For example, office properties in urban and suburban areas are clearly distinct; properties in urban areas like New York and Washington DC are experiencing high occupancy rates and strong same-store NOI, driven by rapid rent increases, while properties in the suburban areas surrounding those cities have experienced greater challenges, with faltering rent growth. That observation highlights the need for selectivity.

QUALITATIVE ASSESSMENT A STATE OF UNCERTAINTY

Underlying real estate fundamentals are relatively visible and quantifiable in the near term; the stocks, however, are not trading on fundamentals. Instead, a series of risk considerations overhang the REITs, as well as the broader market. In contrast to past cycles, there appears to be no directional consensus on these issues reasonable people can look at the same circumstances and reach diametrically opposed conclusions. Finally, there is the recent stock market volatility, a portion of which is due to REITs trading in line with financials. It appears to us that the proverbial baby is being thrown out with the bath water. Nevertheless, when one layers the potential impact of the issues detailed below on recent broader market volatility, it is difficult to have much conviction about REIT sector performance going into 2008. Macroeconomic Confusion. Conflicting issues include the price of oil and GDP growth, inflation and Federal Reserve policy, the health of the consumer in the face of falling home prices and higher energy costs, job and wage growth, and strength of the dollar and the impact on global economic growth. Housing Markets. Housing markets started weakening in December 2005, and sub-prime debt markets unraveled this year. There are questions about when the housing markets will stabilize and start to recover, and the derivative impact on broader economic growth and consumer spending. Analyst opinions range from mid-2008 to 2010. Debt Capital Markets. Twelve months ago, the market wasnt pricing risk at all; now the pendulum may have swung too far. Commercial mortgage markets are clearly seized up, notwithstanding a September head fake, and the risk is that the rating agencies become even more conservative. Perhaps the biggest issue, then, is when the commercial debt markets will return to some reasonable normalcy. Many observers suggest it could be first-half 2008. Our sense is that there is liquidity it is really an issue of price and stability. Meanwhile, the transaction market is effectively on hold until early 2008. Asset Values. A related issue is that of capitalization rates and asset values. Anecdotally, we have been seeing cap rates gap out for the last nine to 12
REAL ESTATE INVESTMENT TRUSTS

Page 68

months, particularly for B and C quality assets, as leveraged buyers backed away and debt financing became less easily available. But it is not entirely clear where asset values will go given growing property-level cash flows and apparent institutional demand to own real estate assets. Conceptually, it makes sense that asset values will moderate; however, we dont think it will be dramatic, especially in light of the opportunistic distress capital currently available. We have a relatively constrained view of the downside risk related to these issues that informs our investment thesis on the group. But we could be wrong; it is conceivable that the macroeconomic backdrop could get much worse, and quickly.

THE TECHNICAL BACKDROP OTHER TRENDS TO WATCH

Projecting directional funds flows is also challenging. On the one hand, the group clearly saw outflows during the course of 2007 from the dedicated domestic REIT mutual funds. Yet it appears that much of that capital migrated into global products, very often those sponsored by the same managers. Given valuation levels and the risks inherent in other investment alternatives, the U.S. market could well look more attractive from here for both dedicated and the nondedicated investors. We note that institutional demand to own real estate remains relatively healthy. Last year, we viewed the growth of the private equity business and M&A activity as manifestations of that demand. Going into 2008, it appears to us that direct institutional investors are anticipating a more robust investment environment as the private equity and leveraged buyers are less able to compete in a debt-capitalconstrained environment. Notwithstanding institutional appetite for real estate, given current pricing levels and debt markets, it seems unlikely that the privatization trends that were so prominent in 2006 and early 2007 will be repeated in 2008. The public markets appear to be pricing assets way below private market levels, and M&A premiums have dissipated. Nevertheless, the uncertain cap rate environment and the huge premiums that would be required will likely hamper transactions for the time being. One final word. In the current environment (namely one in which the M&A gravy train is over for the time being), an issue to watch is management discipline. There is a fine line between pursuing strategic alternatives/options that create real shareholder value and pursuing those that work to the benefit of management. If past cycles are any indication, now is a good time to focus on and invest in those managements that maintain a strong alignment of interest with their shareholders.

HOW TO INVEST

The market is in a state of uncertainty and we lack near-term visibility. Nevertheless, we think REITs may turn out to be something of a defensive play among financials in 2008. Valuations have come in materially this year, fundamentals are solid, and earnings growth prospects are attractive relative to the wider financials universe, and perhaps even the broader market. Contrary to conventional wisdom, on average the equity REITs we follow have very strong balance sheets; they are relatively underleveraged, with good liquidity, access to capital, and little exposure to the securitized debt markets. That financial flexibility should allow the REITs to take advantage of opportunity and at the same time ride out any cyclical fallout that may occur.

BEAR, STEARNS & CO. INC.

Page 69

We would invest defensively in the current environment, however, given the recent disruptions in the debt markets. Defensively, to us, means keeping a focus on solid growth and core ideas. Furthermore, geography and portfolio composition will lead to divergent growth rates, which implies that stock selection will be paramount. We think the companies that will outperform are those able to create value by virtue of an inherent competitive advantage, a robust and economic development pipeline, and access to capital. Our defensive posture implies buying the highest-quality managements backed by very strong balance sheets. We hope that the following pages provide the requisite suggestions. For more detail on our current view, please see our publication, Real Estate The Year Ahead: Our Outlook for 2008.

BROADER TRENDS EXPECTED TO CONTINUE

Despite the current uncertainty in the financial markets, we expect three broader REIT trends to continue over the long term. Migration of Corporate Real Estate Assets to the Public Markets The real estate industry has been irrevocably transformed over the past ten years by the migration of assets and talent into the public markets. In that time, we think REITs have become an important repository of value creation and operating talent. In our opinion, the institutional credibility of REITs will drive industry change and sector growth going forward. Real estate, which by some estimates comprises 25%-30% of corporate assets in the U.S., will continue to migrate into the public domain; but in contrast to the past ten years when those properties essentially came out of the private real estate companies, increasingly they will come from corporate America. Greater Acceptance of REITs as an Asset Class Over the past several years, many studies have been conducted regarding REIT historical performance and correlation of that performance to broader market indices and other investment alternatives. The general conclusion has been that REITs provide not only a diversification benefit, but also return enhancement to a diversified portfolio. Perhaps due to this realization (in addition to the strong performance of REITs over the past several years), REITs have become more accepted as an asset class and, as such, are held by a broader investor constituency. In that vein, there has been an increase in the number of REIT mutual funds, in addition to increased allocations to real estate by pension funds. Global Proliferation of REIT and REIT-Like Structures Over the past several years, there has been a vast proliferation of REIT and REIT-like structures globally. The following exhibit highlights the countries that have enacted REIT or REIT-like structures prior to 2000, from 2000 to 2005, and where enactment of REIT-like structures is currently under consideration.

Page 70

REAL ESTATE INVESTMENT TRUSTS

Exhibit 49. Global Proliferation of REIT and REIT-Like Structures

Enacted before 2000 Australia Brazil Canada Greece Spain The Netherlands Turkey United States Enacted from 2000 to 2007 France Hong Kong Japan Malaysia Mexico Singapore South Korea Taiwan Thailand United Kingdom Under consideration Finland Germany India Italy Philipines

Source: Ernst & Young; EPRA.

Exhibit 50. REIT Stocks Under Coverage

Company
Apartment Investment and Mgmt AMB Property Corp. Alexandria Real Estate Equities AvalonBay Communities, Inc. Brandywine Realty Trust Boston Properties Inc. CB Richard Ellis, Inc. CBL & Associates Mack Cali Realty Corp. Colonial Properties Trust Camden Property Trust Capital Trust Equity Residential Equity One, Inc. Essex Property Trust, Inc. Winthrop Realty Trust General Growth Properties Home Properties, Inc. Kimco Realty Corp. Lexington Corporate Properties Newcastle Investment Corp. ProLogis Post Properties Inc. Regency Centers Corp. iStar Financial Inc. Simon Property Group United Dominion Realty Trust Vornado Realty Trust
Sector rating: Market Weight. Source: Bear, Stearns & Co. Inc. estimates.

Ticker
AIV AMB ARE AVB BDN BXP CBG CBL CLI CLP CPT CT EQR EQY ESS FUR GGP HME KIM LXP NCT PLD PPS REG SFI SPG UDR VNO

Rating
Underperform Outperform Outperform Peer Perform Peer Perform Peer Perform Outperform Peer Perform Peer Perform Peer Perform Outperform Peer Perform Peer Perform Peer Perform Peer Perform Outperform Outperform Peer Perform Outperform Peer Perform Outperform Outperform Underperform Outperform Outperform Outperform Peer Perform Outperform

Priced as of 11/27/07
$36.07 $56.06 $90.38 $92.34 $19.85 $88.98 $21.10 $27.25 $34.28 $22.94 $48.84 $27.14 $34.20 $22.34 $98.30 $5.10 $43.56 $42.04 $35.50 $16.99 $12.90 $61.32 $35.39 $62.93 $25.96 $88.01 $20.42 $86.24

BEAR, STEARNS & CO. INC.

Page 71

Part Seven: Glossary of REIT Terms

The following is a glossary of terms often referenced in REIT literature. Many of the definitions are courtesy of NAREIT. Find more information on REITs at www.nareit.com. Cash Available for Distribution (CAD) We calculate CAD by subtracting from Funds from Operations (FFO) both (1) normalized recurring expenditures that are capitalized by the REIT and then amortized, but that are necessary to maintain a REIT's properties and its revenue stream (e.g., new carpeting and drapes in apartment units, leasing expenses and tenant improvement allowances) and (2) straight-lining of rents. This calculation also is called Adjusted Funds from Operations (AFFO) or Funds Available for Distribution (FAD). Capitalization Rate Capitalization rate (or cap rate) for a property, determined by dividing the propertys net operating income by its purchase price. Generally, high cap rates indicate higher returns and greater perceived risk. Cost of Capital Cost to a company, such as a REIT, of raising capital in the form of equity (common or preferred stock) or debt. The cost of equity capital generally is considered to include both the dividend rate as well as the expected equity growth either by higher dividends or growth in stock prices. The cost of debt capital is merely the interest expense on the debt incurred. DownREIT Structured much like an UPREIT, but the REIT owns and operates properties other than its interest in a controlled partnership that owns and operates separate properties. EBITDA Earnings before interest, taxes, depreciation, and amortization. This measure is sometimes referred to as Net Operating Income (NOI). Equitization Process by which the economic benefits of ownership of a tangible asset, such as real estate, are divided among numerous investors and represented in the form of publicly traded securities. Equity Market Cap Market value of all outstanding common stock of a company. Equity REIT REIT which owns, or has an equity interest in, rental real estate (rather than making loans secured by real estate collateral).

Page 72

REAL ESTATE INVESTMENT TRUSTS

Funds from Operations (FFO) Most commonly accepted and reported measure of REIT operating performance. Equal to a REITs net income, excluding gains or losses from sales of property, and adding back real estate depreciation. (See page 50 for a discussion of FFO.) Hybrid REIT REIT that combines the investment strategies of both equity REITs and mortgage REITs. Implied Equity Market Cap Market value of all outstanding common stock of a company plus the value of all UPREIT partnership units as if they were converted into the REITs stock. It excludes convertible preferred stock, convertible debentures, and warrants even though these securities have similar conversion features. Leverage Amount of debt in relation to either equity capital or total capital. Mortgage REIT REIT that makes or owns loans and other obligations that are secured by real estate collateral. Net Asset Value (NAV) Net market value of all of a companys assets, including but not limited to its properties, after subtracting all of its liabilities and obligations. Positive Spread Investing (PSI) Ability to raise funds (both equity and debt) at a cost substantially less than the initial returns that can be obtained on real estate transactions. Real Estate Investment Trust Act of 1960 Federal law that authorized REITs. Its purpose was to allow small investors to pool their investments in real estate in order to get the same benefits as might be obtained by direct ownership, while also diversifying their risks and obtaining professional management. Real Estate Investment Trust (REIT) Company dedicated to owning, and in most cases, operating incomeproducing real estate, such as apartments, shopping centers, offices, and warehouses. Some REITs also engage in financing real estate. REIT Modernization Act of 1999 Federal tax law change whose provisions allow a REIT to own up to 100% of stock of a taxable REIT subsidiary that can provide services to REIT tenants and others. The law also changed the minimum distribution requirement from 95% to 90% of a REIT's taxable income consistent with the rules for REITs from 1960 to 1980.

BEAR, STEARNS & CO. INC.

Page 73

Securitization Process of financing a pool of similar but unrelated financial assets (usually loans or other debt instruments) by issuing to investors security interests representing claims against the cash flow and other economic benefits generated by the pool of assets. Straight-Lining Real estate companies such as REITs straight line rents because generally accepted accounting principles require it. Straight-lining averages the tenants rent payments over the life of the lease. Tax Reform Act of 1986 Federal law that substantially altered the real estate investment landscape by permitting REITs not only to own, but also to operate and manage, most types of income-producing commercial properties. It also stopped real estate tax shelters that had attracted capital from investors based on the amount of losses that could be created. Total Market Cap Total market value of a REITs (or other companys) outstanding common stock and indebtedness. Total Return A stocks dividend income plus capital appreciation, before taxes and commissions. UPREIT In the typical UPREIT, the partners of the Existing Partnerships and a newly formed REIT become partners in a new partnership termed the Operating Partnership. For their respective interests in the Operating Partnership (Units), the partners contribute the properties from the Existing Partnership and the REIT contributes the cash proceeds from its public offering. The REIT typically is the general partner and the majority owner of the Operating Partnership Units. After a period of time (often one year), the partners may enjoy the same liquidity of the REIT shareholders by tendering their Units for either cash or REIT shares (at the option of the REIT or Operating Partnership). This conversion may result in the partners incurring the tax deferred at the UPREITs formation. The Unitholders may tender their Units over a period of time, thereby spreading out such tax. In addition, when a partner holds the Units until death, the estate tax rules operate in a such a way as to provide that the beneficiaries may tender the Units for cash or REIT shares without paying income taxes.

Page 74

REAL ESTATE INVESTMENT TRUSTS

Bear, Stearns & Co. Inc. 383 Madison Avenue New York, NY 10179 (212) 272-2000

U.S.
Atlanta, Georgia 3424 Peachtree Road N.E. Suite 1700 Atlanta, GA 30326 404-842-4000 Boston, Massachusetts One Federal Street Boston, MA 02110 617-654-2800 Chicago, Illinois Three First National Plaza Chicago, IL 60602 312-580-4000 Dallas, Texas 100 Crescent Court Suite 1300 Dallas, TX 75201 214-979-7900 Denver, Colorado 3200 Cherry Creek South Drive Suite 260 Denver, CO 80209 720-570-2327 Los Angeles, California 1999 Avenue of the Stars Los Angeles, CA 90067 310-201-2600 San Francisco, California Citicorp Center One Sansome Street 41st Floor San Francisco, CA 94104 415-772-2900 Hato Rey, Puerto Rico 270 Muoz Rivera Avenue 5th Floor Hato Rey, Puerto Rico 00918 787-753-2327

Europe
Dublin, Ireland Bear Stearns Bank plc Block 8 Harcourt Centre Charlotte Way 3rd Floor Dublin 2 Ireland 353-1-402-6200 London, England Bear, Stearns International Limited One Canada Square London E14 5AD England 011-44-20-7516-6000 Lugano, Switzerland Bear, Stearns & Co. Inc. Corso Elvezia 14 P.O. Box 2168 6901 Lugano, Switzerland 011-41-91-911-7333 Milan, Italy Bear, Stearns International Ltd. Via Pietro Verri 6 20121 Milano, Italy 011-39-02-3030-1700

Asia
Beijing, China Bear, Stearns & Co. Inc. Beijing Representative Office 1 Jian Guo Men Wai Avenue Level 16, Units 06-08 Beijing 100004 Peoples Republic of China 011-86-10-6505-5101 Hong Kong Bear Stearns Asia Limited 26th Floor, Citibank Tower Citibank Plaza 3 Garden Road, Hong Kong 011-852-2593-2700 Shanghai, China Bear, Stearns & Co. Inc. Shanghai Representative Office Suite 27-043, HSBC Tower 101 Yin Cheng East Road Pudong, Shanghai 200120 Peoples Republic of China 011-86-21-6841-3606 Singapore Bear Stearns Singapore Pte. Limited 30 Raffles Place #21-01 Chevron House Singapore 048622 011-65-6437-3300 Tokyo, Japan Bear Stearns (Japan), Limited Shiroyama Hills 3-1 Toranomon 4-Chome Minato-ku, Tokyo 105-6022 Japan 011-813-3437-7800

Latin America
So Paulo, Brazil Bear Stearns do Brasil Ltda. Rua Joaquim Floriano, 72 8 andar (floor) cj 83-Itaim Bibi (area) 04534-000 So Paulo, Brazil 011-55-11-3457-3200

Addendum
Important Disclosures
Apartment Investment and Management Company (AIV), CB Richard Ellis (CBG), AMB Property Corporation (AMB): Bear Stearns is affiliated with the specialist that makes a market in the common stock of this issuer, and such specialist may have a position (long or short) and may be on the opposite side of public orders in such common stock. For important disclosure information regarding the companies in this report, please contact your registered representative at 1-800-999-2000, or write to Sandra Pallante, Equity Research Compliance, Bear, Stearns & Co. Inc., 383 Madison Avenue, New York, NY 10179. Ratings for Stocks (vs. analyst coverage) Outperform (O) Stock is projected to outperform analysts industry coverage universe over the next 12 months. Peer Perform (P) Stock is projected to perform approximately in line with analysts industry coverage universe over the next 12 months. Underperform (U) Stock is projected to underperform analysts industry coverage universe over the next 12 months. Ratings for Sectors (vs. regional broader market index) Market Overweight (MO) Expect the industry to perform better than the primary market index for the region (S&P 500 in the U.S.) over the next 12 months. Market Weight (MW) Expect the industry to perform approximately in line with the primary market index for the region (S&P 500 in the U.S.) over the next 12 months. Market Underweight (MU) Expect the industry to underperform the primary market index for the region (S&P 500 in the U.S.) over the next 12 months.
Bear, Stearns & Co. ratings distribution as of September 30, 2007 (% rated companies/% banking client in the last 12 months): Outperform (Buy): 44.5% / 15.6% Peer Perform (Neutral): 48.4% / 9.3% Underperform (Sell): 7.1% / 6.5%

For individual coverage industry data, please contact your account executive or visit www.bearstearns.com.

Addendum
Important Disclosures
Analyst Certification The Research Analyst(s) who prepared the research report hereby certify that the views expressed in this research report accurately reflect the analyst(s) personal views about the subject companies and their securities. The Research Analyst(s) also certify that the Analyst(s) have not been, are not, and will not be receiving direct or indirect compensation for expressing the specific recommendation(s) or view(s) in this report. Ross L. Smotrich The costs and expenses of Equity Research, including the compensation of the analyst(s) that prepared this report, are paid out of the Firms total revenues, a portion of which is generated through investment banking activities. This report has been prepared in accordance with the Firms conflict management policies. Bear Stearns is unconditionally committed to the integrity, objectivity, and independence of its research. Bear Stearns research analysts and personnel report to the Director of Research and are not subject to the direct or indirect supervision or control of any other Firm department (or members of such department). This publication and any recommendation contained herein speak only as of the date hereof and are subject to change without notice. Bear Stearns and its affiliated companies and employees shall have no obligation to update or amend any information or opinion contained herein, and the frequency of subsequent publications, if any, remain in the discretion of the author and the Firm.

Other Disclaimers
This report has been prepared by Bear, Stearns & Co. Inc., Bear, Stearns International Limited or Bear Stearns Asia Limited (together with their affiliates, Bear Stearns), as indicated on the cover page hereof. This report has been adopted and approved for distribution in the United States by Bear, Stearns & Co. Inc. for its and its affiliates customers. If you are a recipient of this publication in the United States, orders in any securities referred to herein should be placed with Bear, Stearns & Co. Inc. This report has been approved for publication in the United Kingdom by Bear, Stearns International Limited, which is authorized and regulated by the United Kingdom Financial Services Authority. Private Customers in the U.K. should contact their Bear, Stearns International Limited representatives about the investments concerned. This report is distributed in Hong Kong by Bear Stearns Asia Limited, which is regulated by the Securities and Futures Commission of Hong Kong. Additional information is available upon request. Bear Stearns and its employees, officers, and directors deal as principal in transactions involving the securities referred to herein (or options or other instruments related thereto), including in transactions which may be contrary to any recommendations contained herein. Bear Stearns and its employees may also have engaged in transactions with issuers identified herein. Bear Stearns is affiliated with a specialist that may make a market in the securities of the issuers referred to in this document, and such specialist may have a position (long or short) and may be on the opposite side of public orders in such securities. This publication does not constitute an offer or solicitation of any transaction in any securities referred to herein. Any recommendation contained herein may not be suitable for all investors. Although the information contained in the subject report (not including disclosures contained herein) has been obtained from sources we believe to be reliable, the accuracy and completeness of such information and the opinions expressed herein cannot be guaranteed. This publication and any recommendation contained herein speak only as of the date hereof and are subject to change without notice. Bear Stearns and its affiliated companies and employees shall have no obligation to update or amend any information or opinion contained herein. This publication is being furnished to you for informational purposes only and on the condition that it will not form the sole basis for any investment decision. Each investor must make their own determination of the appropriateness of an investment in any securities referred to herein based on the tax, or other considerations applicable to such investor and its own investment strategy. By virtue of this publication, neither Bear Stearns nor any of its employees nor any data provider or any of its employees shall be responsible for any investment decision. This report may not be reproduced, distributed, or published without the prior consent of Bear Stearns. 2007. All rights reserved by Bear Stearns. Bear Stearns and its logo are registered trademarks of The Bear Stearns Companies Inc. This report may discuss numerous securities, some of which may not be qualified for sale in certain states and may therefore not be offered to investors in such states. This document should not be construed as providing investment services. Investing in non-U.S. securities including ADRs involves significant risks such as fluctuation of exchange rates that may have adverse effects on the value or price of income derived from the security. Securities of some foreign companies may be less liquid and prices more volatile than securities of U.S. companies. Securities of nonU.S. issuers may not be registered with or subject to Securities and Exchange Commission reporting requirements; therefore, information regarding such issuers may be limited. NOTE TO ACCOUNT EXECUTIVES: For securities that are not listed on the NYSE, AMEX, or Nasdaq National Market System, check the Compliance page of the Bear Stearns Intranet site for State Blue Sky data prior to soliciting or accepting orders from clients. CIR 230 Disclaimer Bear Stearns does not provide tax, legal or accounting advice. You should consult your own tax, legal and accounting advisors before engaging in any transaction. In order for Bear Stearns to comply with Internal Revenue Service Circular 230 (if applicable), you are notified that any discussion of U.S. federal tax issues contained or referred to herein is not intended or written to be used, and cannot be used, for the purpose of: (A) avoiding penalties that may be imposed under the Internal Revenue Code; nor (B) promoting, marketing or recommending to another party any transaction or matter discussed herein.

Bear, Stearns & Co. Inc. 383 Madison Avenue New York, NY 10179 (212) 272-2000

DIRECTOR OF GLOBAL RESEARCH

Kay Booth (212-272-4205)

ENERGY
Coal Michael S. Dudas, CFA (212-272-2289) Integrated Oil Nicole L. Decker (212-272-3962) Oil & Gas Exploration & Production Ellen K. Hannan (212-272-4199) Oil Services & Equipment Robin Shoemaker (212-272-6475)

TELECOMMUNICATIONS
Data Networking & Wireline Equipment Phil Cusick, CFA (212-272-9078) Telecom Equipment / Wireless Phil Cusick, CFA (212-272-9078) Telecom Services / Wireless Phil Cusick, CFA (212-272-9078) Telecom Services / Wireline Mike McCormack, CFA (212-272-4117) Wireless Transmission Towers Jim Ballan (212-272-8024)

EUROPEAN RESEARCH
Bear, Stearns International Ltd. Authorized and regulated by the United Kingdom Financial Services Authority U.S. investors please contact your Bear, Stearns & Co. Inc. registered representative at 1-800-999-2000

MACRO
Accounting & Tax Policy Janet Pegg, CPA (212-272-4191) Chris Senyek, CFA, CPA (212-272-2509) Dane Mott, CPA (212-272-4080) Economics David Malpass (212-272-4293) Tim Kearney, Ph.D. (212-272-5981) Sandy Batten, Ph.D. (212-272-8428) Emy Shayo (5511-3457-3206) Ritu Kochhar (212-272-0120) Investment Strategy Jonathan Golub, CFA (212-272-5115) Chip Miller, CFA (212-272-5072) Small Companies Peter J. Barry (212-272-6090) Antonio Antezano, CFA (212-272-2357) Washington Research David Malpass (212-272-4293)

Director of European Research

Roger Hirst

FINANCIAL SERVICES
Banks/Large-Cap David Hilder (212-272-7507) Banks/Mid-Cap Salvatore J. DiMartino (212-272-2219) Insurance/Non-Life David Small (212-272-4491) Mortgage Finance/Specialty Finance David Hochstim, CFA (212-272-4243) REITs Ross L. Smotrich (212-272-8046)

LATIN AMERICA / EMEA RESEARCH

Director of LatAm Research F. Rowe Michels, CFA (212-272-2429) Aerospace & Transport Sara Delfim (5511-3457-3204) Business Services & Electronic Platforms Paulo Ribeiro (212-272-9742) Economics Tim Kearney, Ph.D. (212-272-5981) Emy Shayo (5511-3457-3206) Financial Services Saul Martinez (212-272-3528) Oil & Conglomerates Marc McCarthy, CFA (212-272-7822) Portfolio Strategy Thierry Wizman, Ph.D. (212-272-7527) Marianna Kozintseva, Ph.D. (212-272-6367) Retailing Francisco J. Chevez, CFA (212-272-5929) Utilities F. Rowe Michels, CFA (212-272-2429)

BASIC INDUSTRY
Capital Goods Daniel Cunliffe Logistics Andrew Beh

CONSUMER
Consumer Goods Simon Marshall-Lockyer Retail Nick Hawkins

HEALTH CARE
Biotechnology/Large- & Mid-Cap Mark Schoenebaum, M.D. (212-272-6299) Biotechnology/Small- & Mid-Cap Akhtar Samad, M.D., Ph.D. (212-272-2722) Health Care Facilities Jason Gurda, CFA (212-272-3401) Health Care Technology & Distribution Stephen Unger, CFA (212-272-5173) Managed Care John F. Rex (212-272-4242) Medical Supplies & Devices Frederick A. Wise, CFA (212-272-4265) Orthopedic/Ophthalmic Diversified Raj Denhoy (212-272-1033) Pharmaceuticals/Major John T. Boris (212-272-4174) Pharmaceutical Services/Life Sciences Stephen Unger, CFA (212-272-5173) Pharmaceuticals/Specialty John T. Boris (212-272-4174)

FINANCIAL SERVICES
Banks Christopher Wheeler French Banks Rahul Shah Specialty Finance Keith Baird U.K. Banks Robert Sage Insurance/Multi-Line Paul Goodhind Reinsurance William Allen

U.S. RESEARCH
BASIC MATERIALS
Chemicals G. Scott Burk, CFA (212-272-7519) Engineering & Construction/ Precious Metals Michael S. Dudas, CFA (212-272-2289) Metals & Mining Anthony B. Rizzuto, Jr. (212-272-4269)

ASIA RESEARCH
Bear, Stearns Asia Ltd. Regulated by the Securities and Futures Commission of Hong Kong U.S. investors please contact your Bear, Stearns & Co. Inc. registered representative at 1-800-999-2000 Autos/Auto Parts Gerwin Ho Banks James Antos Steven Chan Consumer Mohan Singh Economics/Strategy Michael Kurtz Ritu Kochhar Electronic Components Evan Erlanson, CFA Emerging Markets Portfolio Strategy Thierry Wizman, Ph.D. Insurance James Antos Francis Chan Internet Wendy Huang Oil & Gas Adam Q. Clarke Martin Foot, CFA Online Gaming James Rhee, CFA Property Adrian Ngan Small-/Mid-Cap Companies Leon Chik, CFA Technology Roxy Wong Jack Tse, CFA Telecom Equipment Evan Erlanson, CFA Telecom Equipment Evan Erlanson, CFA Thermal Coal Adam Q. Clarke Transportation Adam B. Clark

CAPITAL GOODS/INDUSTRIALS
Aerospace & Defense Electronics Steve Binder, CFA (212-272-4235) Airfreight & Surface Transportation Edward M. Wolfe (212-272-7048) Business/Professional Services Andrew Steinerman (212-272-5557) Industrial Manufacturing Scott Graham (212-272-6691) Machinery Ann Duignan (212-272-4054) Ocean Shipping G. Scott Burk, CFA (212-272-7519) Railroads Edward M. Wolfe (212-272-7048) Transportation Equipment H. Peter Nesvold, CFA (212-272-4576)

HEALTH CARE
Biotech Melissa Gallagher Pharmaceuticals Alexandra Hauber

MACRO
Economics Sandy Batten, Ph.D. Emerging Markets Portfolio Strategy Thierry Wizman, Ph.D.

MEDIA
Cable & Satellite Spencer Wang (212-272-6857) Education Services Jennifer L. Childe, CFA (212-272-7051) Entertainment Spencer Wang (212-272-6857) Information Services Michael Meltz, CFA (212-272-2037) Interactive Entertainment Edward Urban, CFA (212-272-2101) Publishing & Advertising Agencies Alexia Quadrani (212-272-2149) Radio & TV Broadcasting Victor B. Miller IV (212-272-4233)

Investment Strategy Roger Hirst

MEDIA
Broadcast/Consumer Nicholas Bell Advertising and Publishing Tim Nollen

CONSUMER
Airlines Frank Boroch, CFA (212-272-7869) Auto & Auto Parts H. Peter Nesvold, CFA (212-272-4576) Beverages Justin Hott (212-272-2970) Cosmetics, Household & Personal Care Products Justin Hott (212-272-2970) Food Terry Bivens (212-272-6782) Gaming & Lodging Joseph R. Greff (212-272-4305) Restaurants Joseph T. Buckley, CFA (212-272-4263) Retailing/Broadlines & Department Stores Christine K. Augustine (212-272-2276) Retailing/Food & Drug Chains Robert Summers (212-272-3757) Retailing/Hardlines Christopher Horvers, CFA (212-272-4007) Retailing/Specialty Stores Randal J. Konik (212-272-6052)

SPECIAL SITUATIONS
David Lewis, CFA

TELECOMMUNICATIONS
EMEA Telecom Alexander Kuznetsov, CFA Network Technologies Maurice Patrick Wireline Jonathan Dann

TECHNOLOGY
Computer Services & IT Consulting James F. Kissane (212-272-2832) Electronics Manufacturing Services Kevin M. Kessel, CFA (212-272-5731) Internet Robert S. Peck, CFA (212-272-6665) IT Hardware Andrew J. Neff (212-272-4247) Semiconductor Capital Equipment Michael Winters (212-272-2869) Semiconductors Gurinder Kalra (415-772-3217) Software John DiFucci (212-272-0171) Supply-Chain Logistics Technology Philip Alling (212-272-6905)