Investor Presentation November 2010
Ramco s Strategic Goals Deliver superior total shareholder returns Generate consistent, predictable earnings growth Maintain a strong balance sheet and financial flexibility Position the Company to grow annual dividend 1
Strategies to Grow Shareholder Value Our business plan is simple, to produce sustainable FFO growth and deliver long-term value for our shareholders. Capitalize on high-quality shopping center portfolio Dominant locations in major metropolitan markets Existing diverse, stable and credit-quality tenant base Significant embedded leasing and redevelopment opportunities in the core portfolio Allocate capital conservatively for external growth Acquire shopping centers to diversify markets and upgrade portfolio Maximize development returns and minimize risk through land sales and partner participation Continue to strengthen the balance sheet Improve debt metrics Extend debt maturities, enhance liquidity and promote financial flexibility 2
Execution of a Focused Strategy Communicated Goals Achievements in 2010 Improve Core Operations and Demonstrate Conservative Growth INTERNAL: Executed 11 mid-box leases with national and regional tenants Delivered 6 of 8 value-added existing redevelopment projects involving the addition or expansion of at least one anchor tenant promoting stability and value Nearing completion on 2 remaining redevelopment projects anticipated for the fourth quarter of 2010 Improving Same-center NOI and Occupancy through first nine months of 2010 EXTERNAL: Acquired Liberty Square shopping center in Chicago MSA Acquired $32.7 million note securing Merchants Square in Carmel, IN for $16.8 million Strengthen the Balance Sheet and Improve Liquidity Raised approximately $75.7 million in equity, which was used to pay down debt Closed on a new, 10-year $31.3 million CMBS loan for properties in Michigan and Ohio Closed on a new 5-year $14.7 million CMBS loan for Aquia Office Building Reduced term loan by half and paid-off two mortgages early Extended average term of consolidated debt to 5.2 years 3
Strong Markets and High-Quality Centers
Located in Leading Metropolitan Markets Approximately 90% of the total portfolio is located in 15 of the top 100 MSAs 1 in the Country Focus on strong trade area demographics that far exceed state wide averages Total Number of Properties 88 Total GLA 20.0M Company owned GLA 15.4M 3 Mile Population 2 67,483 5 Mile Population 2 170,650 3 Mile Avg. HH Income 2 $82,324 5 Mile Avg. HH Income 2 $82,397 1 MSA per US Census Bureau. 2 Per CoStar Group. 5
Competitive Advantage in Michigan and Florida Dominant portfolio in SE Michigan Largest owner and manager of shopping centers in the Metro Detroit area Current leased occupancy of 94.3%, versus national average leased occupancy of 92.6% Large, high-quality centers with average total center GLA of 272,000 square feet High-income, densely populated sub-markets SE Michigan Total # of Properties 22 Gross Leasable Area 1 5.9M Population 2 81,897 Avg. HH Income 2 $87,940 Significant Ownership in SE Florida Large concentration of properties create economies of scale Infill market locations with superior demographics Seven Publix anchored centers generating sales of $553 psf Total # of Properties 14 Gross Leasable Area 1 2.5M Population 2 83,454 Avg. HH Income 2 $74,748 SE Florida 1 Includes both anchor owned and landlord owned space. 2 Source: CoStar Group: Numbers represent averages for 3-mile trade area. 6
Strong Line-up of Anchor Tenants Top tenant concentration vs. peers 1 EQY 11.4% Diverse line-up of high-quality national and regional tenants that account for 81% of total base rent Average center has 2.3 anchors, promoting stability Over 52% of our centers are grocery anchored Average grocer sales of $464 PSF, 25% higher than industry average REG DDR RPT FRT WRI 4.6% 4.3% 3.9% 2.7% 2.2% Top tenants 2 Tenant Credit Rating S&P/Moody s No. of Stores % of Annualized Base Rent T.J. Maxx/Marshalls A/A3 20 3.9% Publix NR/NR 12 3.0% Home Depot BBB+/Baa1 3 1.9% Kmart/Sears BB-/Ba2 6 1.8% OfficeMax B/B1 11 1.8% Dollar Tree NR/NR 28 1.7% Jo-Ann Fabrics BB-/NR 6 1.6% Burlington Coat NR/NR 5 1.6% Staples BBB/Baa2 10 1.5% Best Buy BBB-/Baa2 5 1.5% 1 Source: Company filings as of September 30, 2010. 2 Source: RPT Financial and Operating Supplement for the quarter ended September 30, 2010. 7
Top Names in Convenience Draws Emphasis on leasing to national and regional chains to provide stability, improved credit-quality and secondary tenant draw to our centers. 1 BANKS Bank of America (5) Washington Mutual (5) Wells Fargo (5) DRUGS/NUTRITION Walgreens (5) CVS (8) GNC (20) HAIRCUTS Supercuts (7) Great Clips (7) Fantastic Sam s (6) TELECOM AT&T (7) T-Mobile (5) Sprint (5) CASUAL FARE Panera (8) Starbucks (5) Subway (20) MAIL/SHIP UPS (13) U.S. Postal Service (8) FAST FOOD McDonald s (2) Burger King (2) Wendy s (4) BEAUTY Sally Beauty (15) Bath & Body (6) Ulta Salon (1) ELECTRONICS GameStop (23) Radio Shack (15) Micro Center (1) SHOES Payless (10) DSW (3) Footlocker (4) 1 List not comprehensive for any category. 8
Improving Operating Metrics Total Portfolio Occupancy YTD Same-center Cash NOI Cash Leasing Spreads 90.5% 90.8% 91.1% 1Q2010 2Q2010 3Q2010 1Q2010 2Q2010 3Q2010-1.6% -0.2% 89.5% 89.7% 89.8% -1.8% -1.5% -1.5% -12.9 % 1Q2010 2Q2010 3Q2010 Physical Occupancy Leased Occupancy Source: RPT Financial and Operating Supplements for the quarters ended March 31, June 30 and September 30, 2010. 9
Positive Leasing Momentum Leasing velocity is continuing to show positive momentum, which is reflected in the record number of new leases projected to be signed in 2010. Mid-Box Leasing Activity Since January of 2010, the Company has signed 11 mid-box leases totaling 300,000 square feet with national and regional chains including TJ Maxx, Best Buy, Ross Dress for Less, Old Navy, Staples, Golfsmith and Total Wine For the remainder of 2010, the Company anticipates signing at least 4 additional mid-box leases totaling 100,000 square feet to replace vacant spaces or underperforming tenants Anticipate achieving a full-year effect of new mid-box lease signings in 2012 2010 Leasing Velocity The Company is on pace to achieve its highest level of new lease signings and renewals during 2010 2007 Actual 2008 Actual 2009 Actual 2010 Estimate Executed Leases 67 98 116 129 Renewal Retention 69.4% 71.1% 74.0% 75.0% 10
Upgrading the Portfolio through Redevelopment The Company s value-add redevelopment program is designed to improve the NAV and NOI of existing shopping centers through: 1. Leasing vacant anchor space or replacing underperforming anchor tenants 2. Accommodating new anchor retailers desirous of entering the market and being at the ideal location The Shops at Old Orchard, West Bloomfield, Michigan Former Farmer Jack anchored center acquired in 2008 Replaced Farmer Jack with upscale specialty grocer Plum Market Added national and regional in-line tenants including Running Fit and Five Guys Burgers & Fries as well as popular local retailers such as Churchill s Cigars and 7 Bar and Grill Completed façade renovation, parking lot improvements and pylon signage upgrades Cost $10.4M, ROI 11.9%, stabilizing end of 2010 1 BEFORE AFTER 3. Expanding existing successful anchor tenants 1 Source: RPT Financial and Operating Supplement for the quarter ended September 30, 2010. 11
Opportunities for External Growth
External Growth Opportunities Acquisition Philosophy Metro markets in identified growth areas with value-added potential Focus on market dominant community shopping centers with a grocery and/or discount anchor component Geographic diversification Disposition of non-strategic assets to upgrade portfolio and markets Development Philosophy Pursue a conservative approach to existing pipeline of potential future projects including land sales and partner participation Developments will only be considered upon achieving certain, specific criteria: Critical mass of signed anchor leases Demonstrated demand for small shop retail Firm construction costs Construction financing in place 13
Growing the Portfolio-Acquisition of Liberty Square The acquisition of Liberty Square underscores our strategy of acquiring shopping centers with value-added potential in high growth markets emphasizing geographic diversification. Liberty Square, Wauconda (Chicago), Illinois 107,000 grocery-anchored community center in Chicago MSA market Jewel-Osco currently generating sales of over $650 PSF 3 mile trade area average household income of $112,000 89% occupancy at time of purchase with existing lease-up opportunities 8.0% capitalization rate on 2011 budgeted NOI 14
Strategic Investment-Merchants Square Merchants Square in Carmel, Indiana Purchased $32.7 million note for $16.8 million Partner s ownership interest transferred in October 2010 360,000 square foot power center with strong national and regional tenants 3 mile trade area average population of 61,740 and household income of $114,636 Opportunity to add value through lease-up of vacant Hobby Lobby, lease obligated through December 31, 2013 Approximately 10.0% unleveraged ROI 15
Conservative Development Program Criteria to commence vertical construction: Development projects: Critical mass of anchor tenants in place Demonstrated demand for small shop retail Firm construction costs Construction financing secured The Town Center at Aquia, Stafford County, VA: Anchor commitments for Regal Theater, Gold s Gym, The Learning Experience Sale of office and residential components Joint venture for retail phases Gateway Commons, Lakeland, FL: 340,000 SF power center adjacent to our Target anchored, Shoppes of Lakeland shopping center Very strong anchor retail interest from Kohl s, Ross Dress For Less, Toys R Us, LA Fitness, Dick s Sporting Goods, Wine Time, Old Navy and PetSmart Potential anchor and out parcel sales Hartland Towne Square, Hartland Twp., MI: Sale of land parcels to Meijer (opened), Menard s (Jan. 2011), Belle Tire (opened) and Tim Horton s Continue to market remaining land for retail, entertainment & other uses including medical, school and office Parkway Shops, Jacksonville, FL: 330,000 SF power center directly across from River City Marketplace Very strong anchor retail interest from Kohl s, Target, HH Gregg, Dick s Sporting Goods, TJ Maxx as well as numerous other destination users Potential anchor and out parcel sales 16
Strengthened Balance Sheet
Millions Current Financial Position Capitalization Debt Maturities 2010-2012 Equity (Market Capitalization as of 11/5/2010) 48% Mortgage Loans (due various dates) 36% 120 100 80 60 40 Weighted average term to maturity 5.2 years. Land Loans Junior (due various Subordinated dates) Note (due 1% June-38) 3% Line of Credit (due Dec-12) 9% Bank Term Loan (due June-11) 3% 20 0 4Q10 1Q11 2Q11 3Q11 4Q11 1Q12 2Q12 3Q12 4Q12 Land Loan Mortgage Bank Loan Debt information as of September 30, 2010. 18
Delivering on Balance Sheet Strategy Debt Measures September 30, 2010 September 30, 2009 Total Consolidated Debt $538.2M $543.5M Debt to Market Capitalization 55.2% 64.3% Average Term 5.2 yrs 4.8 yrs Term Loan Balance $30M $100M Total Joint Venture Debt $470.7 $537.3 3Q2010 Activity Funded two acquisitions expected to generate first year returns of 9.3% Paid off RPT s share of two mortgages on joint venture properties Completion of Merchants Square consolidation will reduce JV debt by another $32.7 million Growing pool of consolidated unencumbered assets valued at approximately $100 million 19
Selling Assets to Meet Strategic Objectives We continuously review and evaluate the portfolio to identify potential sales with an eye towards (1) upgrading the portfolio, (2) generating capital to pay down debt, and (3) redeploying capital into new markets and assets. Potential asset sales: Core properties that are fully-valued Non-core Market has moved Possible future risk Out parcels Three assets currently being marketed for sale, which are expected to generate between $40-$45 million in proceeds to Ramco: Fully-valued/potential future risk Diversify out of the market Use proceeds to pay down debt 20
Attractive Investment Focused business plan with demonstrated results High-quality, multi-anchor shopping centers in strong metropolitan markets Improving operating metrics Strengthened balance sheet Experienced and knowledgeable management team Competitive, secure dividend yield of 5.3%, versus 4.0% for shopping center peers 1 1 Source: SNL. 21
Safe Harbor Statement Ramco-Gershenson Properties Trust considers portions of this information to be forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, both as amended, with respect to the Company s expectation for future periods. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. For this purpose, any statements contained herein that are not historical fact may be deemed to be forward-looking statements. Certain factors could occur that might cause actual results to vary. These include our success or failure in implementing our business strategy, economic conditions generally and in the commercial real estate and finance markets specifically, our cost of capital, which depends in part on our asset quality, our relationships with lenders and other capital providers, our business prospects and outlook, changes in governmental regulations, tax rates and similar matters, and our continuing to qualify as a REIT, and other factors discussed in the Company s reports filed with the Securities and Exchange Commission. 22
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