Quarterly report pursuant to sections 13 or 15(d)

Related Party Transactions

v2.4.0.6
Related Party Transactions
9 Months Ended
Sep. 30, 2012
Related Party Transactions
8. Related Party Transactions

Jon S. Wheeler (“Mr. Wheeler”), the Company’s Chairman and President, when combined with his affiliates and after the execution of the contemplated transactions, will represent the Company’s second largest stockholder. Wheeler Interests, LLC and its affiliates (Wheeler Interests), controlled by Mr. Wheeler, provide administrative services to the Company, including management, administrative, accounting, marketing, development and design services. Pursuant to the terms of the Company’s administrative services agreement, Wheeler Interests’ responsibilities include administering the Company’s day-to-day business operations, identifying and acquiring targeted real estate investments, overseeing the management of the investments, and handling the disposition of the real estate investments. The Company also benefits from Wheeler Interests’ affiliates that specialize in retail real estate investment and management, including (i) Wheeler Development, LLC, a full service real estate development firm, (ii) Wheeler Capital, LLC, a capital investment firm specializing in venture capital, financing, and small business loans, (iii) Wheeler Real Estate, LLC, a real estate management and administration firm, (iv) Site Applications, LLC, a full service facility company, equipped to handle all levels of building maintenance, and (v) TESR, LLC, a tenant relations company, serving as a liaison between property management, lease administration and leasing and working to provide information on the health and fiscal viability of each tenant.

Wheeler Interests leases the Company’s Riversedge property under a 10 year operating lease expiring in November 2017, with four five year renewal options available. The lease currently requires monthly base rent payments of $24,000 and provides for annual increases throughout the term of the lease and subsequent option periods. Additionally, Wheeler Interests reimburses the Company for a portion of the property’s operating expenses and real estate taxes.

The following summarizes related party activity as of and for the nine months ended September 30, 2012 and 2011:

 

     September 30,  
     2012     2011  

Amounts paid to Wheeler Interests and its affiliates:

    

Wheeler Interests

   $ 510,835      $ 246,311   

Wheeler Development

     —          11,672   

Wheeler Real Estate

     43,085        67,457   

Site Applications

     45,081        58,839   

Creative Retail Works

     —          5,621   

TESR

     18,062        13,934   
  

 

 

   

 

 

 
   $ 617,063      $ 403,834   
  

 

 

   

 

 

 

Amounts due to Wheeler Interests and its affiliates:

    

Wheeler Interests

   $ (2,699   $ 1,257   

Wheeler Development

     (46,410     38   

Wheeler Real Estate

     (23,285     9,118   

Site Applications

     2,895        2,503   

TESR

     (1,805     8,491   

Jon Wheeler and affiliates

     1,140,016        1,217,540   
  

 

 

   

 

 

 
   $ 1,068,712      $ 1,238,947   
  

 

 

   

 

 

 

Rent and reimbursement income received from Wheeler Interests

   $ 307,300      $ 296,800   
  

 

 

   

 

 

 

Rent and other tenant receivables due from Wheeler Interests

   $ 221,489      $ 134,529   
  

 

 

   

 

 

 

The amounts outstanding to Mr. Wheeler and Wheeler Interests at September 30, 2012 and 2011 primarily consisted of a payable due from The Shoppes at Eagle Harbor property to its owner, a company in which Mr. Wheeler holds a substantial investment and management position. This amount primarily consists of advances to the property for construction costs incurred to build the center in excess of what was financed through the lender, and for a subsequent $250,000 principal curtailment required by the lender in conjunction with converting the construction loan to permanent financing; the lender required this payment due to cap rate changes and other factors occurring subsequent to their original underwriting of the construction loan as a result of the economic downturn beginning in 2008. In conjunction with the formation transactions and offering, the REIT used approximately $1.78 million of the net proceeds to purchase The Shoppes at Eagle Harbor property from DF-1 Carrollton, LLC. Per the DF-1 Carrollton, LLC operating agreement, this transaction constituted a capital event, resulting in a distribution to DF-1 Carrollton, LLC, a portion of which went towards satisfying the outstanding amounts due from the property.

Upon completion of the offering and related formation transactions, properties that are owned by the Company through the Operating Partnership are currently owned directly or indirectly by partnerships, limited liability companies or corporations in which Mr. Wheeler and his affiliates, certain of the Company’s other directors and executive officers and their affiliates own a direct or indirect interest. Additionally, Mr. Wheeler will effectively control the Company in his role as President and Chairman of its board of directors. See additional disclosure regarding the offering and formation transactions in Note 1 of the combined financial statements.

Subsidiaries [Member]
 
Related Party Transactions
7. Related Party Transactions

Wheeler Interests, LLC and its affiliates (Wheeler Interests), controlled by Jon S. Wheeler (“Mr. Wheeler”), provide administrative services to the PSF Entities, including management, administrative, accounting, marketing, development and design services. Pursuant to the terms of the PSF Entities’ administrative services agreement, Wheeler Interests’ responsibilities include administering the PSF Entities’ day-to-day business operations, identifying and acquiring targeted real estate investments, overseeing the management of the investments, and handling the disposition of the real estate investments. The PSF Entities also benefits from Wheeler Interests’ affiliates that specialize in retail real estate investment and management, including (i) Wheeler Development, LLC, a full service real estate development firm, (ii) Wheeler Capital, LLC, a capital investment firm specializing in venture capital, financing, and small business loans, (iii) Wheeler Real Estate, LLC, a real estate management and administration firm, (iv) Site Applications, LLC, a full service facility company, equipped to handle all levels of building maintenance, and (v) TESR, LLC, a tenant relations company, serving as a liaison between property management, lease administration and leasing and working to provide information on the health and fiscal viability of each tenant.

 

The following summarizes related party activity between the PSF Entities and Wheeler Interests as of and for the nine months ended September 30, 2012 and 2011:

 

     September 30,  
     2012     2011  
     (unaudited)  

Amounts paid to Wheeler Interests and its affiliates:

    

Wheeler Interests

   $ 43,607      $ 52,277   

Wheeler Development

     —          3,510   

Wheeler Real Estate

     82,866        96,284   

Site Applications

     39,433        51,765   

Creative Retail Works

     21,701        4,100   

TESR

     24,138        54,257   
  

 

 

   

 

 

 
   $ 211,745      $ 262,193   
  

 

 

   

 

 

 

Amounts due to (from) Wheeler Interests and its affiliates:

    

Wheeler Interests

   $ 1,064      $ 146   

Wheeler Development

     —          183   

Wheeler Real Estate

     1,857        3,566   

Site Applications

     (630     1,391   

Creative Retail Works

     —          27,250   

TESR

     444        —     

Jon Wheeler and affiliates

     92,739        23,307   
  

 

 

   

 

 

 
   $ 95,474      $ 55,843