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Cogdell Spencer Inc. Reports Second Quarter 2009 Financial Results
Date:8/6/2009

CHARLOTTE, N.C., Aug. 6 /PRNewswire-FirstCall/ -- Cogdell Spencer Inc. (NYSE: CSA), a real estate investment trust (REIT) that invests in specialty office buildings, including medical offices and ambulatory surgery and diagnostic centers, and provides strategic planning and design and construction services for the medical profession, announces financial results for the quarter ended June 30, 2009.

Second Quarter 2009 Results

For the second quarter of 2009, Cogdell Spencer Inc. reports Funds from Operations Modified (FFOM) of $6.4 million, or $0.19 per share and operating partnership unit, excluding an after-tax, debt extinguishment and interest rate derivative charge of ($1.5 million), or ($0.05) per share and operating partnership unit, related to a $50.0 million repayment and amendment to the Term Loan (as defined below). FFOM including the debt extinguishment and interest rate derivative charge described above was $4.9 million, or $0.14 per share and operating partnership unit, for the second quarter of 2009. During the same period in 2008, FFOM was $7.3 million, or $0.30 per share and operating partnership unit. FFOM adds back to traditionally defined Funds from Operations (FFO) non-cash amortization of non-real estate related intangible assets associated with purchase accounting.

FFO for the second quarter of 2009 was $5.6 million, or $0.16 per share and operating partnership unit, excluding the debt extinguishment and interest rate derivative charge described above. FFO including the debt extinguishment and interest rate derivative charge described above was $4.1 million, or $0.12 per share and operating partnership unit, for the second quarter of 2009. During the same period in 2008, FFO was $4.8 million, or $0.20 per share and operating partnership unit.

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SOURCE Cogdell Spencer Inc.
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