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UNITED STATES
SECURITIES AND EXCHANGE
COMMISSION
WASHINGTON, D.C. 20549
FORM 10-K
[X] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
ACT OF 1934
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2006
OR
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
COMMISSION FILE NUMBER 001-13777
GETTY REALTY CORP.
(Exact name of registrant as specified in its charter)
Maryland 11-3412575
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(State or other jurisdiction of (I.R.S. employer
incorporation or organization) identification no.)
125 Jericho Turnpike, Suite 103, Jericho, New York 11753
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(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code: (516) 478-5400
Securities registered pursuant to Section 12(b) of the Act:
TITLE OF EACH CLASS NAME OF EACH EXCHANGE ON WHICH REGISTERED
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Common Stock, $0.01 par value New York Stock Exchange
Securities registered pursuant to Section 12(g) of the Act:
None
(Title of Class)
Indicate by check mark if the registrant is a well-known seasoned issuer, as
defined in Rule 405 of the Securities Act. Yes [ ] No [X]
Indicate by check mark if the registrant is not required to file reports
pursuant to Section 13 or Section 15(d) of the Exchange Act. Yes [ ] No [X]
Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 12 months (or for such shorter period that the registrant was
required to file such reports), and (2) has been subject to such filing
requirements for the past 90 days. Yes [X] No [ ]
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-K is not contained herein, and will not be contained, to the
best of registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to this
Form 10-K. [X]
Indicate by check mark whether the registrant is a large accelerated filer, an
accelerated filer or a non-accelerated filer. See definition of "accelerated
filer and large accelerated filer" in Rule 12b-2 of the Exchange Act. (Check
one):
Large accelerated filer [ ] Accelerated filer [X] Non-accelerated filer [ ]
Indicate by check mark whether the registrant is a shell company (as defined in
Rule 12b-2 of the Exchange Act). Yes [ ] No [X]
The aggregate market value of common stock held by non-affiliates (17,592,055
shares of common stock) of the Company was $500,318,044 as of June 30, 2006.
The registrant had outstanding 24,764,815 shares of common stock as of March 15,
2007.
DOCUMENTS INCORPORATED BY REFERENCE
DOCUMENT PART OF FORM 10-K
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Selected Portions of Annual Report to Shareholders I and II
for the year ended December 31, 2006 (the "Annual Report")
Selected Portions of Definitive Proxy Statement for the III
2007 Annual Meeting of Stockholders (the "Proxy Statement")
which will be filed by the registrant on or prior to 120
days following the end of the registrant's year ended
December 31, 2006 pursuant to Regulation 14A.
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PART I
Item 1. Business
Recent Developments
On February 15, 2007, our Board of Directors (together with Getty
Properties Corp., our wholly-owned subsidiary) ratified a Contract for Sale and
Purchase dated as of February 6, 2007 (the "Agreement") entered into with
various subsidiaries of Trustreet Properties, Inc. ("Trustreet"). The Agreement
relates to the acquisition by us of sixty-eight convenience store and gas
station properties owned and leased by Trustreet. The total purchase price for
the properties will be approximately $86.6 million. Substantially all of the
properties are leased to retail tenants. We intend to fund the acquisition
utilizing our unsecured corporate revolving credit line (as we intend to
increase and modify in March 2007 to accommodate the acquisition).
The consummation of the acquisition is subject to substantial contingencies
that, among other things, relate to our due diligence with regard to the
properties. The Agreement provides that we may elect in our sole discretion to
terminate the Agreement, and not close on the acquisition of the properties, if
the result of our due diligence (including environmental and other physical
inspections) with respect to the properties is unsatisfactory.
The Agreement provides that the closing date for the acquisition will be as
of March 31, 2007, subject to the right of the sellers to extend for an
additional period of up to thirty days. In view of the contingencies discussed
above, there can be no assurance that the acquisition will be consummated within
this time frame, or at all.
Overview
Getty Realty Corp., a Maryland corporation, is the largest publicly-traded
real estate investment trust ("REIT") in the United States specializing in the
ownership and leasing of retail motor fuel and convenience store properties and
petroleum distribution terminals. As of December 31, 2006, we owned eight
hundred thirty-six properties and leased two hundred sixteen additional
properties in thirteen states located principally in the Northeast United
States.
Nearly all of our properties are leased or sublet to distributors and
retailers engaged in the sale of gasoline and other motor fuel products,
convenience store products and automotive repair services who are responsible
for the payment of taxes, maintenance, repair, insurance and other operating
expenses and for managing the actual operations conducted at these properties.
As of December 31, 2006, we leased approximately 87% of our owned and leased
properties on a long-term basis to Getty Petroleum Marketing Inc. ("Marketing").
Marketing is wholly owned by a subsidiary of OAO LUKoil ("Lukoil"), one of
Russia's largest integrated oil companies. Marketing operates the petroleum
distribution terminals but typically does not itself directly operate the retail
motor fuel and convenience store properties it leases from us. Rather, Marketing
subleases nearly all of our retail properties to distributors and retailers who
are responsible for the actual operations at the locations.
We are self-administered and self-managed by our experienced management
team, which has over ninety-four years of combined experience in owning, leasing
and managing retail motor fuel and convenience store properties. Our executive
officers are engaged exclusively in the day-to-day business of the Company. We
administer nearly all management functions for our properties, including
leasing, legal, data processing, finance and accounting. We have invested, and
will continue to invest, in real estate and real estate related investments,
such as mortgage loans, when such opportunities arise.
The History of Our Company
Our founders started the business in 1955 with the ownership of one
gasoline service station in New York City and combined real estate ownership,
leasing and management with actual service station operation and petroleum
distribution. We held our initial public offering in 1971 under the name Power
Test Corp. In 1985, we acquired from Texaco the petroleum distribution and
marketing assets of Getty Oil Company in the Northeast United States along with
the Getty(R) name and trademark for use in connection with our real estate and
petroleum marketing operations in the United States. We became one of the
largest independent owner/operators of petroleum marketing assets in the
country, serving retail and wholesale customers through a distribution and
marketing network of Getty and other branded retail motor fuel and convenience
store properties and petroleum distribution terminals.
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Marketing was formed to facilitate the spin-off of our petroleum marketing
business to our shareholders. The spin-off was completed in 1997. At that time,
our shareholders received a tax-free dividend of one share of common stock of
Marketing for each share of our common stock. Following the spin-off, Marketing
held the assets and liabilities of our petroleum marketing operations and a
portion of our home heating oil business, and we continued operating primarily
as a real estate company specializing in the ownership and leasing of retail
motor fuel and convenience store properties and petroleum distribution
terminals. In 1998, we acquired Power Test Investors Limited Partnership (the
"Partnership"), thereby acquiring fee title to two hundred ninety-five
properties we had previously leased from the Partnership and which the
Partnership had acquired in 1985 from Texaco. We later sold the remaining
portion of our home heating oil business. As a result, we are now exclusively
engaged in the ownership, leasing and management of real estate assets,
principally in the petroleum marketing industry.
In December 2000, Marketing was acquired by a U.S. subsidiary of Lukoil. In
connection with Lukoil's acquisition of Marketing, we renegotiated our long-term
master lease ("Master Lease") with Marketing. As of December 31, 2006, Marketing
leased from us, under the Master Lease and a coterminous supplemental lease for
one property (collectively the "Marketing Leases"), nine hundred nine retail
motor fuel and convenience store properties and ten petroleum distribution
terminals. The Marketing Leases have an initial term expiring in December 2015,
and generally provide Marketing with three renewal options of ten years each and
a final renewal option of three years and ten months extending to 2049. Each of
the renewal options may be exercised only on an "all or nothing" basis. We
expect to receive approximately $60.0 million in lease rental payments from
Marketing in 2007, with annual 2% rental increases in subsequent years. The
Marketing Leases are "triple-net" leases, pursuant to which Marketing is
responsible for the payment of taxes, maintenance, repair, insurance and other
operating expenses. We have licensed the Getty(R) trademarks to Marketing on an
exclusive basis for use in its Northeast U.S. marketing territory as of December
2000. We have also licensed the trademarks to Marketing on a non-exclusive basis
outside that territory, subject to a gallonage-based royalty, although to date,
Marketing has not used the trademark outside that territory.
We elected to be treated as a REIT under the federal income tax laws
beginning January 1, 2001. A REIT is a corporation, or a business trust that
would otherwise be taxed as a corporation, which meets the requirements of the
Internal Revenue Code. The Internal Revenue Code permits a qualifying REIT to
deduct dividends paid, thereby effectively eliminating corporate level federal
income tax and making the REIT a pass-through vehicle for federal income tax
purposes. To meet the requirements of the Internal Revenue Code, a REIT must,
among other things, invest substantially all of its assets in interests in real
estate (including mortgages and other REITs) or cash and government securities,
derive most of its income from rents from real property or interest on loans
secured by mortgages on real property, and distribute to shareholders annually a
substantial portion of its otherwise taxable income. As a REIT, we are required
to distribute at least ninety percent of our taxable income to our shareholders
each year and would be subject to corporate level federal income taxes on any
taxable income that is not distributed.
Real Estate Business
The operators of our properties are primarily distributors and retailers
engaged in the sale of gasoline and other motor fuel products, convenience store
products and automotive repair services. Over the past decade, these lines of
business have matured into a single industry as operators increased their
emphasis on co-branded locations with multiple uses. The combination of
petroleum product sales with other offerings, particularly convenience store
products, has helped provide one-stop shopping for consumers and we believe
represents a driving force behind the industry's growth in recent years.
Revenues from rental properties for the year ended December 31, 2006 were
$72.4 million which is comprised of $69.4 million of lease payments received and
$3.0 million of deferred rental income recognized due to the straight-line
method of accounting for the leases with Marketing and certain of our other
tenants. We received lease payments from Marketing aggregating approximately
$60.1 million (or 87%) of the $69.4 million lease payments received. We are
materially dependent upon the ability of Marketing to meet its monetary
obligations under the Marketing Leases. Marketing's financial results depend
largely on retail petroleum marketing margins and rental income from subtenants
who operate our properties. The petroleum marketing industry has been and
continues to be volatile and highly competitive. Marketing has made all required
monthly rental payments under the Marketing Leases when due. You can find more
information about our revenues, profits and assets by referring to the financial
statements and supplemental financial information in our Annual Report to
Shareholders.
As of December 31, 2006, we owned fee title to eight hundred twenty-nine
retail motor fuel and convenience store properties and seven petroleum
distribution terminals. We also leased two hundred thirteen retail motor fuel
and convenience store properties and three petroleum distribution terminals. Our
typical property used as a retail motor fuel and convenience store is located on
between one-half and three quarters of an acre of land in a metropolitan area in
the Northeast United States. Approximately one-half of our retail motor fuel
properties have repair bays (typically two or three bays per station) and nearly
half have convenience stores, canopies
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or both. The title to substantially all of our owned properties is in the name
of Leemilt's Petroleum, Inc., Getty CT Leasing, Inc., Getty NY Leasing, Inc.,
Getty VA Leasing, Inc., Getty Properties Corp. or Power Test Realty Company
Limited Partnership, each of which is our wholly owned subsidiary. Leemilt's
Petroleum, Inc. and Getty Properties Corp. are the lessees of substantially all
of the properties we lease from third parties. In addition, we lease four
thousand square feet of office space at 125 Jericho Turnpike, Jericho, New York,
which is used for our corporate headquarters.
We believe our network of retail motor fuel and convenience store
properties and terminal properties across the Northeast United States is unique
and that comparable networks of properties are not readily available for
purchase or lease from other owners or landlords. Many of our properties are
located at highly trafficked urban intersections or conveniently close to
highway entrance and exit ramps. Furthermore, we believe that obtaining the
permits necessary to operate a network of petroleum marketing properties such as
ours would be a difficult, time consuming and costly process for any potential
competitor. However, the real estate industry is highly competitive, and we
compete for tenants with a large number of property owners. Our principal means
of competition are rents charged in relation to the income producing potential
of the location. In addition, we expect other major real estate investors with
significant capital will compete with us for attractive acquisition
opportunities. These competitors include petroleum manufacturing, distributing
and marketing companies, other REITs, investment banking firms and private
institutional investors. This competition has increased prices for commercial
properties and may impair our ability to make suitable property acquisitions on
favorable terms in the future.
As part of our overall growth strategy we regularly review opportunities to
acquire additional properties and we expect to continue to pursue acquisitions
that we believe will benefit our financial performance. To the extent that our
current sources of liquidity are not sufficient to fund such acquisitions we
will require other sources of capital, which may or may not be available on
favorable terms or at all.
Trademarks
We own the right to use the Getty(R) name and trademark in connection with
our real estate and petroleum marketing operations in the United States, and
have licensed the Getty(R) trademarks to Marketing on an exclusive basis for use
in its Northeast U.S. marketing territory as of December 2000. We have also
licensed the trademarks to Marketing on a non-exclusive basis outside that
territory, subject to a gallonage-based royalty, although to date, Marketing has
not used the trademark outside that territory. The trademark licenses with
Marketing are coterminous with the Marketing Leases.
Regulation
We are subject to numerous existing federal, state and local laws and
regulations including matters related to the protection of the environment such
as the remediation of known contamination and the retirement and decommissioning
or removal of long-lived assets including buildings containing hazardous
materials, USTs and other equipment. The costs related to compliance with those
laws and regulations have not had, and are not expected to have, a material
adverse effect on our long-term financial position, although these costs may
have a significant impact on our results of operations or liquidity for any
single fiscal year or interim period.
Petroleum properties are governed by numerous federal, state and local
environmental laws and regulations. These laws have included, (i) requirements
to report to governmental authorities discharges of petroleum products into the
environment and, under certain circumstances, to remediate the soil and/or
groundwater contamination pursuant to governmental order and directive, (ii)
requirements to remove and replace underground storage tanks that have exceeded
governmental-mandated age limitations and (iii) the requirement to provide a
certificate of financial responsibility with respect to claims relating to
underground storage tank failures.
Environmental expenses are principally attributable to remediation costs
which include installing, operating, maintaining and decommissioning remediation
systems, monitoring contamination, and governmental agency reporting incurred in
connection with contaminated properties. In accordance with leases with certain
tenants, we agreed to bring the leased properties with known environmental
contamination to within applicable standards and to regulatory or contractual
closure ("Closure") in an efficient and economical manner. Generally, upon
achieving Closure at an individual property, our environmental liability under
the lease for that property will be satisfied and future remediation obligations
will be the responsibility of our tenant.
We have agreed to pay all costs relating to, and to indemnify Marketing
for, certain environmental liabilities and obligations that are scheduled in the
Master Lease. We will continue to seek reimbursement from state UST remediation
funds related to these environmental expenditures where available. As of
December 31, 2006, we have regulatory approval for remediation action plans in
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place for two hundred seventy-three (93%) of the two hundred ninety-two
properties for which we retain remediation responsibility and have not received
a "no further action" letter and the remaining nineteen properties (7%) were in
the assessment phase.
For additional information please refer to "Liquidity and Capital
Resources," "Environmental Matters" and "Contractual Obligations" in
"Management's Discussion and Analysis of Financial Condition and Results of
Operations."
We believe that we are in substantial compliance with federal, state and
local provisions enacted or adopted pertaining to environmental matters.
Although we are unable to predict what legislation or regulations may be adopted
in the future with respect to environmental protection and waste disposal,
existing legislation and regulations have had no material adverse effect on our
competitive position. See "Item 3. Legal Proceedings."
Personnel
As of December 31, 2006, we had sixteen employees.
Access to our filings with the Securities and Exchange Commission and Corporate
Governance Documents
Our website address is www.gettyrealty.com. Our address, phone number and a
list of our officers is available on our website. Our website contains a
hyperlink to the SEC's EDGAR database at www.sec.gov where you can access,
free-of-charge, our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q,
Current Reports on Form 8-K, and all amendments to these reports as soon as
reasonably practicable after such reports are filed. Our website also contains
our business conduct guidelines, corporate governance guidelines and the
charters of the Compensation, Nominating/Corporate Governance and Audit
Committees of our Board of Directors. We also will provide copies of these
reports and corporate governance documents free-of-charge upon request,
addressed to Getty Realty Corp., 125 Jericho Turnpike, Suite 103, Jericho, NY
11753, Attn: Investor Relations. Information available on or accessible through
our website shall not be deemed to be a part of this Annual Report on Form 10-K.
You may read and copy any materials that we file with the SEC at the SEC's
Public Reference Room at 100 F Street, N.E., Washington, DC 20549. You may
obtain information on the operation of the Public Reference Room by calling the
SEC at 1-800-SEC-0330.
Special Factors Regarding Forward-Looking Statements
Certain statements in this Annual Report on Form 10-K may constitute
"forward-looking statements" within the meaning of the Private Securities
Litigation Reform Act of 1995. When we use the words "believes," "expects,"
"plans," "projects," "estimates" and similar expressions, we intend to identify
forward-looking statements. Examples of forward-looking statements include
statements regarding our intention to increase and modify our Credit Agreement
to accommodate the acquisition of the Truststreet properties; our expectations
regarding future payments from Marketing, including approximately $60.0 million
in lease rental payments in 2007; the expected effect of regulations on our
long-term performance; our expected ability to maintain compliance with
applicable regulations; our ability to renew expired leases; the adequacy of our
current and anticipated cash flows; our belief that we do not have a material
liability for offers and sales of our securities made pursuant to registration
statements that did not contain the financial statements or summarized financial
data of Marketing; our expectations regarding future acquisitions; the impact of
the covenants included in the Credit Agreement on our current business
practices; our ability to maintain our REIT status; the probable outcome of
litigation or regulatory actions; our expected recoveries from underground
storage tank funds; our exposure to environmental remediation costs; our
estimates regarding remediation costs; our expectations as to the long-term
effect of environmental liabilities on our financial condition; our exposure to
interest rate fluctuations and the manner in which we expect to manage this
exposure; the expected reduction in interest-rate risk resulting from our
interest-rate swap agreement and our expectation that we will not settle the
interest-rate swap prior to its maturity; the expectation that the Credit
Agreement will be refinanced with variable interest-rate debt at its maturity;
our expectations regarding corporate level federal income taxes; the
indemnification obligations of the Company and others; our intention to
consummate future acquisitions; our assessment of the likelihood of future
competition; assumptions regarding the future applicability of accounting
estimates, assumptions and policies; our intention to pay future dividends and
the amounts thereof; and our beliefs about the reasonableness of our accounting
estimates, judgments and assumptions.
These forward-looking statements are based on our current beliefs and
assumptions and information currently available to us, and involve known and
unknown risks (including the risks described below in "Part I, Item 1A. Risk
Factors" and other risks that we describe from time to time in our SEC filings),
uncertainties and other factors which may cause our actual results, performance
and achievements to be materially different from any future results, performance
or achievements expressed or implied by these forward-looking statements. You
should not place undue reliance on forward-looking statements, which reflect our
view only as of the date hereof. We undertake no obligation to publicly release
revisions to these forward-looking statements that reflect future events or
circumstances or reflect the occurrence of unanticipated events.
5
Item 1A. Risk Factors
We are subject to various risks, many of which are beyond our control,
which could have a negative effect on the Company and its financial condition.
As a result of these and other factors, we may experience material fluctuations
in future operating results on a quarterly or annual basis, which could
materially and adversely affect our business, financial condition, operating
results and stock price. An investment in our stock involves various risks,
including those mentioned below and elsewhere this Annual Report on Form 10-K
and those that are detailed from time to time in our other filings with the
Securities and Exchange Commission.
We are subject to risks inherent in owning and leasing real estate.
We are subject to varying degrees of risk generally related to leasing and
owning real estate many of which are beyond our control. In addition to general
risks related to owning properties used in the petroleum marketing industry, our
risks include, among others:
- our liability as a lessee for long-term lease obligations regardless
of our revenues,
- deterioration in regional and local economic and real estate market
conditions,
- potential changes in supply of, or demand for rental properties
similar to ours,
- competition for tenants and changes in rental rates,
- difficulty in reletting properties on favorable terms or at all,
- impairments in our ability to collect rent payments when due,
- increases in interest rates and adverse changes in the availability,
cost and terms of financing,
- the potential for uninsured casualty and other losses,
- the impact of present or future environmental legislation and
compliance with environmental laws,
- adverse changes in zoning laws and other regulations, and
- acts of terrorism and war.
Each of these factors could cause a material adverse effect on our
financial condition and results of operations. In addition, real estate
investments are relatively illiquid, which means that our ability to vary our
portfolio of properties in response to changes in economic and other conditions
may be limited.
Our revenues are primarily dependent on the performance of Getty Petroleum
Marketing Inc., our primary tenant. Although we periodically receive and review
financial statements and other financial information from Marketing, some of the
information is not publicly available. We may not have sufficient information to
identify a deterioration of the financial performance or condition of Marketing
prior to any default by Marketing on its monetary obligations to us that may
result from such deterioration. If Marketing does not fulfill its monetary
obligations to us, our financial condition and results of operations will be
materially adversely affected.
A substantial portion of our revenues (87% for the year ended December 31,
2006) are derived from the Marketing Leases. Accordingly, our revenues are
dependent to a large degree on the economic performance of Marketing and of the
petroleum marketing industry and any factor that adversely affects Marketing or
our other lessees may have a material adverse effect on our financial condition
and results of operations. In the event that Marketing cannot or will not
perform its monetary obligations under the Marketing Leases with us, our
financial condition and results of operations would be materially adversely
affected. Although Marketing is wholly owned by a subsidiary of Lukoil, one of
the largest integrated Russian oil companies, no assurance can be given that
Lukoil will cause Marketing to fulfill any of its obligations under the
Marketing Leases.
We periodically receive and review Marketing's financial statements and
other financial data. We receive this information from Marketing pursuant to the
terms of the Master Lease. Certain of this information is not publicly available
and the terms of the Master Lease prohibit us from including this financial
information in our Annual Reports on Form 10-K, our Quarterly Reports on Form
10-Q or in our Annual Reports to Shareholders. The financial performance of
Marketing may deteriorate, and Marketing may ultimately default on its monetary
obligations to us before we receive financial information from Marketing that
would indicate the deterioration. Additionally, any financial data of Marketing
that we are able to provide in our periodic reports is derived from financial
data provided by Marketing and neither we, nor our auditors, have been involved
with the preparation of such data and as a result can provide no assurance
thereon. Additionally, our auditors have not been engaged to review or audit
such data.
As part of a periodic review by the Division of Corporation Finance of the
Securities and Exchange Commission ("SEC") of our Annual Report on Form 10-K for
the year ended December 31, 2003, we received and responded to a number of
comments. The only
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comment that remains unresolved pertains to the SEC's position that we must
include the financial statements and summarized financial data of Marketing in
our periodic filings. The SEC subsequently indicated that, unless we file
Marketing's financial statements and summarized financial data with our periodic
reports: (i) it will not consider our Annual Reports on Forms 10-K for the years
beginning with fiscal 2000 to be compliant; (ii) it will not consider us to be
current in our reporting requirements; (iii) it will not be in a position to
declare effective any registration statements we may file for public offerings
of our securities; and (iv) we should consider how the SEC's conclusion impacts
our ability to make offers and sales of our securities under existing
registration statements and if we have a liability for such offers and sales
made pursuant to registration statements that did not contain the financial
statements of Marketing.
We believe that the SEC's position is based on their interpretation of
certain provisions of their internal Accounting Disclosure Rules and Practices
Training Material, Staff Accounting Bulletin No. 71 and Rule 3-13 of Regulation
S-X. We do not believe that any of this guidance is clearly applicable to our
particular circumstances and that, even if it were, we believe that we should be
entitled to certain relief from compliance with such requirements. Marketing
subleases our properties to approximately nine hundred independent, individual
service station/convenience store operators (subtenants), most of whom were our
tenants when Marketing was spun-off to our shareholders. Consequently, we
believe that we, as the owner of these properties and the Getty brand, and our
prior experience with Marketing's tenants, could relet these properties to the
existing subtenants or others at market rents. Because of this particular aspect
of our landlord-tenant relationship with Marketing, we do not believe that the
inclusion of Marketing's financial statements in our filings is necessary to
evaluate our financial condition. Our position was included in a written
response to the SEC. To date, the SEC has not accepted our position regarding
the inclusion of Marketing's financial statements in our filings. We are
endeavoring to achieve a resolution of this issue that will be acceptable to the
SEC. We can not accurately predict the consequences if we are ultimately
unsuccessful in achieving an acceptable resolution.
We do not believe that offers or sales of our securities made pursuant to
existing registration statements that did not or do not contain the financial
statements of Marketing constitute, by reason of such omission, a violation of
the Securities Act of 1933, as amended or the Exchange Act. Additionally, we
believe that, if there ultimately is a determination that such offers or sales,
by reason of such omission, resulted in a violation of those securities laws, we
would not have any material liability as a consequence of any such
determination.
Certain financial and other information concerning Marketing is available
from Dun & Bradstreet and may be accessed by their web site (www.dnb.com) upon
payment of their fee.
If Marketing does not fulfill its monetary obligations to us under the
Marketing Leases, our financial condition and results of operations will be
materially adversely affected. Based on our review of the recent financial
statements and other financial data Marketing has provided to us to date, we
have observed a significant decline in their financial results from the prior
periods presented. Marketing continues to pay timely its monetary obligations
under the Marketing Leases, as it has since the inception of the Master Lease in
1997, although there is no assurance that they will continue to do so.
Marketing's earnings and cash flow from operations depend upon rental
income from its tenants and the sale of refined petroleum products at margins in
excess of its fixed and variable expenses. A large, rapid increase in wholesale
petroleum prices would adversely affect Marketing's profitability and cash flow
if the increased cost of petroleum products could not be passed on to
Marketing's customers or if automobile consumption of gasoline were to
significantly decline. Petroleum products are commodities whose prices depend on
numerous factors that affect the supply of and demand for petroleum products.
The prices paid by Marketing and other petroleum marketers for products are
affected by global, national and regional factors. We cannot be certain how
these factors will affect petroleum product prices or supply in the future, or
how in particular they will affect Marketing or our other tenants.
Substantially all of our tenants depend on the same industry for their revenues.
We derive substantially all of our revenues from leasing, primarily on a
triple-net basis, retail motor fuel and convenience store properties and
petroleum distribution terminals to tenants in the petroleum marketing industry.
Accordingly, our revenues will be dependent on the economic success of the
petroleum marketing industry, and any factors that adversely affect that
industry could also have a material adverse effect on our financial condition
and results of operations. The success of participants in that industry depends
upon the sale of refined petroleum products at margins in excess of fixed and
variable expenses. A large, rapid increase in wholesale petroleum prices would
adversely affect the profitability and cash flows of Marketing and our other
tenants if the increased cost of petroleum products could not be passed on to
their customers or if automobile consumption of gasoline were to significantly
decline. Petroleum products are commodities whose prices depend on numerous
factors that affect the supply of and demand for petroleum products. The prices
paid by Marketing and other petroleum marketers for products are affected by
global, national and regional
7
factors. We cannot be certain how these factors will affect petroleum product
prices or supply in the future, or how in particular they will affect Marketing
or our other tenants.
Property taxes on our properties may increase without notice.
Each of the properties we own or lease is subject to real property taxes.
The leases for certain of the properties that we lease from third parties
obligate us to pay real property taxes with regard to those properties. The real
property taxes on our properties and any other properties that we develop,
acquire or lease in the future may increase as property tax rates change and as
those properties are assessed or reassessed by tax authorities. To the extent
that our tenants are unable or unwilling to pay such increase in accordance with
their leases, our net operating expenses may increase.
Compliance with environmental regulations may be costly.
The real estate business and the petroleum products industry are subject to
numerous federal, state and local laws and regulations, including matters
relating to the protection of the environment. Under certain environmental laws,
a current or previous owner or operator of real estate may be liable for
contamination resulting from the presence or discharge of hazardous or toxic
substances or petroleum products at, on or under such property, and may be
required to investigate and clean-up such contamination. Such laws typically
impose liability and clean-up responsibility without regard to whether the owner
or operator knew of or caused the presence of the contaminants, or the timing or
cause of the contamination, and the liability under such laws has been
interpreted to be joint and several unless the harm is divisible and there is a
reasonable basis for allocation of responsibility. For example, liability may
arise as a result of the historical use of a property or from the migration of
contamination from adjacent or nearby properties. Any such contamination or
liability may also reduce the value of the property. In addition, the owner or
operator of a property may be subject to claims by third parties based on
injury, damage and/or costs, including investigation and clean-up costs,
resulting from environmental contamination present at or emanating from a
property. The properties owned or controlled by us are leased primarily as
retail motor fuel and convenience store properties, and therefore may contain,
or may have contained, underground storage tanks for the storage of petroleum
products and other hazardous or toxic substances, which creates a potential for
the release of such products or substances. Some of our properties may be
subject to regulations regarding the retirement and decommissioning or removal
of long-lived assets including buildings containing hazardous materials, USTs
and other equipment. Some of the properties may be adjacent to or near
properties that have contained or currently contain underground storage tanks
("USTs") used to store petroleum products or other hazardous or toxic
substances. In addition, certain of the properties are on, adjacent to, or near
properties upon which others have engaged or may in the future engage in
activities that may release petroleum products or other hazardous or toxic
substances. There may be other environmental problems associated with our
properties of which we are unaware. These problems may make it more difficult
for us to relet or sell our properties on favorable terms, or at all.
We have agreed to provide limited environmental indemnification to
Marketing, capped at $4.25 million and expiring in 2010, for certain
pre-existing conditions at six of the terminals we own and lease to Marketing.
Under the agreement, Marketing will pay the first $1.5 million of costs and
expenses incurred in connection with remediating any such pre-existing
conditions, Marketing will share equally with us the next $8.5 million of those
costs and expenses and Marketing will pay all additional costs and expenses over
$10.0 million. We have accrued $0.3 million as of December 31, 2006 and 2005 in
connection with this indemnification agreement.
As of December 31, 2006 we had accrued $17.2 million as management's best
estimate of the fair value of reasonably estimable environmental remediation
costs and we had also recorded $3.8 million as management's best estimate for
recoveries from state UST remediation funds, net of allowance, related to
environmental obligations and liabilities. Environmental expenditures were $5.1
million and recoveries from underground storage tank funds were $2.2 million for
the year ended December 31, 2006.
In view of the uncertainties associated with environmental expenditures,
however, we believe it is possible that the fair value of future actual net
expenditures could be substantially higher than these estimates. Adjustments to
accrued liabilities for environmental remediation costs will be reflected in our
financial statements as they become probable and a reasonable estimate of fair
value can be made. Although future environmental costs may have a significant
impact on results of operations for any single fiscal year or interim period, we
believe that such costs will not have a material adverse effect on our long-term
financial position.
We cannot predict what environmental legislation or regulations may be
enacted in the future, or how existing laws or regulations will be administered
or interpreted with respect to products or activities to which they have not
previously been applied. We cannot predict whether state underground storage
tank fund programs will be administered and funded in the future in a manner
that is consistent with past practices or whether future environmental spending
will continue to be eligible for reimbursement under these programs. Compliance
with more stringent laws or regulations, as well as more vigorous enforcement
policies of the regulatory agencies or stricter interpretation of existing laws
which may develop in the future, could have an adverse effect on our financial
position, or that of our tenants, and could require substantial additional
expenditures for future remediation.
8
For additional information with respect to environmental remediation costs
and estimates see "Environmental Matters" in "Management's Discussion and
Analysis of Financial Condition and Results of Operations" and note 5 to our
consolidated financial statements, both of which appear in our Annual Report to
Shareholders filed as exhibit 13 to this Annual Report on Form 10-K and are
incorporated by reference herein.
We are defending pending lawsuits and claims and are subject to material losses.
We are subject to various lawsuits and claims, including litigation related
to environmental matters, damages resulting from leaking UST and toxic tort
claims. The ultimate resolution of certain matters cannot be predicted because
considerable uncertainty exists both in terms of the probability of loss and the
estimate of such loss. Our ultimate liabilities resulting from such lawsuits and
claims, if any, may be material to our results of operations in the period in
which they are recognized.
Our properties are concentrated in the Northeast United States, and adverse
conditions in that region, in particular, could negatively impact our
operations.
A significant portion of the properties we own and lease are located in the
Northeast United States. Because of the concentration of our properties in that
region, in the event of adverse economic conditions in that region, we would
likely experience higher risk of default on payment of rent payable to us
(including under the Marketing Leases) than if our properties were more
geographically diversified. Additionally, the rents on our properties may be
subject to a greater risk of default than other properties in the event of
adverse economic, political, or business developments or natural hazards that
may affect the Northeast United States and the ability of our lessees to make
rent payments. In the event of any natural disaster, our ability to pay
dividends could be adversely affected.
We are in a competitive business.
The real estate industry is highly competitive. Where we own properties, we
compete for tenants with a large number of real estate property owners and other
companies that sublet properties. Our principal means of competition are rents
charged in relation to the income producing potential of the location. In
addition, we expect other major real estate investors, some with much greater
resources than we have, will compete with us for attractive acquisition
opportunities. These competitors include petroleum manufacturing, distributing
and marketing companies, other REITs, investment banking firms and private
institutional investors. This competition has increased prices for commercial
properties and may impair our ability to make suitable property acquisitions on
favorable terms in the future.
Our future cash flow is dependent on renewal of leases and reletting of our
space.
We are subject to risks that financial distress of our tenants may lead to
vacancies at our properties, that leases may not be renewed, that locations may
not be relet or that the terms of renewal or reletting (including the cost of
required renovations) may be less favorable than current lease terms. In
addition, numerous properties compete with our properties in attracting tenants
to lease space. The number of competitive properties in a particular area could
have a material adverse effect on our ability to lease our properties or newly
acquired properties and on the rents charged. If we were unable to promptly
relet or renew the leases for all or a substantial portion of these locations,
or if the rental rates upon such renewal or reletting were significantly lower
than expected, our cash flow could be adversely affected and the resale values
or our properties could decline. The Marketing Leases have an initial term
expiring in December 2015, and generally provide Marketing with three renewal
options of ten years each and a final renewal option of three years and ten
months extending to 2049. Each of the renewal options may be exercised only on
an "all or nothing" basis.
We may acquire or develop new properties, and this may create risks.
We may acquire or develop properties or acquire other real estate companies
when we believe that an acquisition or development matches our business
strategies. We may not succeed in consummating desired acquisitions or in
completing developments on time or within our budget. We also may not succeed in
leasing newly developed or acquired properties at rents sufficient to cover
their costs of acquisition or development and operations.
9
We are subject to losses that may not be covered by insurance.
Marketing, and other tenants, as the lessees of our properties, are
required to provide insurance for such properties, including casualty,
liability, fire and extended coverage in amounts and on other terms as set forth
in our master leases. We carry insurance against certain risks and in such
amounts as we believe are customary for businesses of our kind. However, as the
costs and availability of insurance change, we may decide not to be covered
against certain losses (such as certain environmental liabilities, earthquakes,
hurricanes, floods and civil disorder) where, in the judgment of management, the
insurance is not warranted due to cost or availability of coverage or the
remoteness of perceived risk. There is no assurance that our insurance against
loss will be sufficient. The destruction of, or significant damage to, or
significant liabilities arising out of conditions at, our properties due to an
uninsured cause would result in an economic loss and could result in us losing
both our investment in, and anticipated profits from, such properties. When a
loss is insured, the coverage may be insufficient in amount or duration, or a
lessee's customers may be lost, such that the lessee cannot resume its business
after the loss at prior levels or at all, resulting in reduced rent or a default
under its lease. Any such loss relating to a large number of properties could
have a material adverse effect on our financial condition.
Failure to qualify as a REIT under the federal income tax laws would have
adverse consequences to our shareholders.
We elected to be treated as a REIT under the federal income tax laws
beginning January 1, 2001. We cannot, however, guarantee that we will continue
to qualify in the future as a REIT. We cannot give any assurance that new
legislation, regulations, administrative interpretations or court decisions will
not significantly change the requirements relating to our qualification. If we
fail to qualify as a REIT, we will again be subject to federal income tax at
regular corporate rates, and could be subject to the federal alternative minimum
tax, we would be required to pay significant income taxes and would have less
money available for our operations and distributions to shareholders. This would
likely have a significant adverse effect on the value of our securities. We
could also be precluded from treatment as a REIT for four taxable years
following the year in which we lost the qualification, and all distributions to
stockholders would be taxable as regular corporate dividends to the extent of
our current and accumulated earnings and profits. Loss of our REIT status would
also cause a default under our Credit Agreement, requiring immediate repayment
of all outstanding balances thereunder.
As a REIT, we are dependent on external sources of capital which may not be
available on favorable terms.
To maintain our status as a REIT, we must distribute to our shareholders
each year at least ninety percent of our net taxable income, excluding any net
capital gain. Because of these distribution requirements, it is not likely that
we will be able to fund all future capital needs, including acquisitions, from
income from operations. Therefore, we will have to rely on third-party sources
of capital, which may or may not be available on favorable terms or at all. We
may be unable to pursue equity offerings until we resolve with the SEC the issue
regarding disclosure of Marketing's financial information. Moreover, additional
equity offerings may result in substantial dilution of shareholders' interests,
and additional debt financing may substantially increase our leverage. Our
access to third-party sources of capital depends upon a number of factors,
including general market conditions, the market's perception of our growth
potential, our current and potential future earnings and cash distributions,
limitations on future indebtedness imposed under our Credit Agreement and the
market price of our common stock.
The loss of certain members of our management team could adversely affect our
business.
We depend upon the skills and experience of our executive officers. Loss of
the services of any of them could have a material adverse effect on our business
and financial condition. We do not have employment agreements with any of our
executives.
Our business operations may not generate sufficient cash for distributions or
debt service.
We cannot assure you that our business will generate sufficient cash flow
from operations or that future borrowings will be available to us in an amount
sufficient to enable us to make distributions on our common stock, to pay our
indebtedness, or to fund our other liquidity needs. We may not be able to repay
or refinance existing indebtedness on favorable terms, which could force us to
dispose of properties on disadvantageous terms (which may also result in losses)
or accept financing on unfavorable terms.
Borrowings under the Credit Agreement bear interest at a floating rate.
Accordingly, an increase in interest rates will increase the amount of interest
we must pay under our Credit Agreement and a significant increase in interest
rates could also make it more difficult to find alternative financing on
desirable terms. We have entered into an interest rate swap agreement with a
major financial institution with respect to a portion of our variable rate debt
under the Credit Agreement. While the agreement is intended to lessen the
10
impact of rising interest rates, it also exposes us to the risk that the other
party to the agreement will not perform, the agreement will be unenforceable and
the underlying transactions will fail to qualify as a highly-effective cash flow
hedge for accounting purposes.
Our ability to meet the financial and other covenants relating to our
Credit Agreement may be dependent on the performance of our tenants. Failure to
comply with these covenants could result in an event of default that, if not
cured or waived, could result in the acceleration of all or a substantial
portion of our indebtedness under our Credit Agreement.
We may be unable to pay dividends and our equity may not appreciate.
Under the Maryland General Corporation Law, our ability to pay dividends
would be restricted if, after payment of the dividend, (1) we would not be able
to pay indebtedness as it becomes due in the usual course of business or (2) our
total assets would be less than the sum of our liabilities plus the amount that
would be needed, if we were to be dissolved, to satisfy the rights of any
shareholders with liquidation preferences. There currently are no shareholders
with liquidation preferences. No assurance can be given that our financial
performance in the future will permit our payment of any dividends. In
particular, our Credit Agreement prohibits the payments of dividends during
certain events of default. As a result of the factors described above, we may
experience material fluctuations in future operating results on a quarterly or
annual basis, which could materially and adversely affect our business, stock
price and ability to pay dividends.
Terrorist attacks and other acts of violence or war may affect the market on
which our common stock trades, the markets in which we operate, our operations
and our results of operations.
Terrorist attacks or armed conflicts could affect our business or the
businesses of our tenants or of Marketing or its parent. The consequences of
armed conflicts are unpredictable, and we may not be able to foresee events that
could have an adverse effect on our business. More generally, any of these
events could cause consumer confidence and spending to decrease or result in
increased volatility in the U.S. and worldwide financial markets and economy.
They also could be a factor resulting in, or a continuation of, an economic
recession in the U.S. or abroad. Any of these occurrences could have a
significant adverse impact on our operating results and revenues and may result
in volatility of the market price for our common stock.
Item 1B. Unresolved Staff Comments
As part of a periodic review by the Division of Corporation Finance of the
Securities and Exchange Commission ("SEC") of our Annual Report on Form 10-K for
the year ended December 31, 2003, we received and responded to a number of
comments. The only comment that remains unresolved pertains to the SEC's
position that we must include the financial statements and summarized financial
data of Marketing in our periodic filings. The SEC subsequently indicated that,
unless we file Marketing's financial statements and summarized financial data
with our periodic reports: (i) it will not consider our Annual Reports on Forms
10-K for the years beginning with fiscal 2000 to be compliant; (ii) it will not
consider us to be current in our reporting requirements; (iii) it will not be in
a position to declare effective any registration statements we may file for
public offerings of our securities; and (iv) we should consider how the SEC's
conclusion impacts our ability to make offers and sales of our securities under
existing registration statements and if we have a liability for such offers and
sales made pursuant to registration statements that did not contain the
financial statements of Marketing.
We believe that the SEC's position is based on their interpretation of
certain provisions of their internal Accounting Disclosure Rules and Practices
Training Material, Staff Accounting Bulletin No. 71 and Rule 3-13 of Regulation
S-X. We do not believe that any of this guidance is clearly applicable to our
particular circumstances and that, even if it were, we believe that we should be
entitled to certain relief from compliance with such requirements. Marketing
subleases our properties to approximately nine hundred independent, individual
service station/convenience store operators (subtenants), most of whom were our
tenants when Marketing was spun-off to our shareholders. Consequently, we
believe that we, as the owner of these properties and the Getty brand, and our
prior experience with Marketing's tenants, could relet these properties to the
existing subtenants or others at market rents. Because of this particular aspect
of our landlord-tenant relationship with Marketing, we do not believe that the
inclusion of Marketing's financial statements in our filings is necessary to
evaluate our financial condition. Our position was included in a written
response to the SEC. To date, the SEC has not accepted our position regarding
the inclusion of Marketing's financial statements in our filings. We are
endeavoring to achieve a resolution of this issue that will be acceptable to the
SEC. We can not accurately predict the consequences if we are ultimately
unsuccessful in achieving an acceptable resolution.
We do not believe that offers or sales of our securities made pursuant to
existing registration statements that did not or do not contain the financial
statements of Marketing constitute, by reason of such omission, a violation of
the Securities Act of 1933, as
11
amended or the Exchange Act. Additionally, we believe that, if there ultimately
is a determination that such offers or sales, by reason of such omission,
resulted in a violation of those securities laws, we would not have any material
liability as a consequence of any such determination.
Item 2. Properties
The following table summarizes the geographic distribution of our
properties at December 31, 2006. The table also identifies the number and
location of properties we lease from third-parties and which Marketing leases
from us under the Marketing Leases. In addition, we lease four thousand square
feet of office space at 125 Jericho Turnpike, Jericho, New York, which is used
for our corporate headquarters, which we believe will remain suitable and
adequate for such purposes for the immediate future.
OWNED BY GETTY REALTY LEASED BY GETTY REALTY
----------------------- ----------------------- TOTAL PERCENT
MARKETING OTHER MARKETING OTHER PROPERTIES OF TOTAL
AS TENANT (1) TENANTS AS TENANT (2) TENANTS BY STATE PROPERTIES
------------- ------- ------------- ------- ---------- ----------
New York 237 31 81 5 354 33.7%
New Jersey 107 11 35 3 156 14.8
Massachusetts 130 -- 24 -- 154 14.6
Pennsylvania 113 6 10 3 132 12.5
Connecticut 59 28 19 10 116 11.0
New Hampshire 28 -- 3 -- 31 3.0
Virginia 4 24 14 -- 42 4.0
Maine 17 1 3 1 22 2.1
Rhode Island 15 1 3 -- 19 1.8
Delaware 10 1 1 -- 12 1.1
Maryland 4 2 1 -- 7 0.7
Florida -- 6 -- -- 6 0.6
Vermont 1 -- -- -- 1 0.1
--- --- --- --- ----- -----
Total 725 111 194 22 1,052 100.0%
=== === === === ===== =====
(1) Includes seven terminal properties owned in New York, New Jersey,
Connecticut and Rhode Island.
(2) Includes three terminal properties leased in New York.
The properties that we lease have a remaining lease term, including renewal
option terms, averaging over ten years. The following table sets forth
information regarding lease expirations, including renewal and extension option
terms, for properties that we lease from third parties:
PERCENT
NUMBER OF OF TOTAL PERCENT
LEASES LEASED OF TOTAL
CALENDAR YEAR EXPIRING PROPERTIES PROPERTIES
------------- --------- ---------- ----------
2007 16 7.4% 1.5%
2008 10 4.6 1.0
2009 17 7.9 1.6
2010 9 4.2 0.8
2011 10 4.6 1.0
--- ----- ----
Subtotal 62 28.7 5.9
--- ----- ----
Thereafter 154 71.3 14.6
--- ----- ----
Total 216 100.0% 20.5%
=== ===== ====
We have rights-of-first refusal to purchase or lease one hundred
seventy-four of the properties we lease. Although there can be no assurance
regarding any particular property, historically we generally have been
successful in renewing or entering into new leases when lease terms expire.
Approximately 66% of our leased properties are subject to automatic renewal or
extension options.
In the opinion of our management, our owned and leased properties are
adequately covered by casualty and liability insurance. In addition, we require
our tenants to provide insurance for all properties they lease from us,
including casualty, liability, fire and extended coverage in amounts and on
other terms satisfactory to us. We have no plans for material improvements to
any of our properties. However, our tenants frequently make improvements to the
properties leased from us at their expense.
12
Two of our owned retail motor fuel and convenience store properties, with a
net book value of approximately $1.3 million at December 31, 2006, are secured
by mortgages with an aggregate principal balance of approximately $0.2 million
at a weighted-average interest rate of 4.3% per annum. No other material
mortgages, liens or encumbrances exist on our properties.
We lease nine hundred nine retail motor fuel and convenience store
properties and our ten petroleum distribution terminals to Marketing under the
Marketing Leases. The Master Lease is a unitary lease and has an initial term
expiring in 2015, and generally provides Marketing with three renewal options of
ten years each and a final renewal option of three years and ten months
extending to 2049. Each of the renewal options may be exercised only on an "all
or nothing" basis. The Marketing Leases are "triple-net" leases, under which
Marketing is responsible for the payment of taxes, maintenance, repair,
insurance and other operating expenses.
If Marketing fails to pay rent, taxes or insurance premiums when due under
the Marketing Leases and the failure is not cured by Marketing within a
specified time after receipt of notice, we have the right to terminate the
Marketing Leases and to exercise other customary remedies against Marketing. If
Marketing fails to comply with any other obligation under the Marketing Leases
after notice and opportunity to cure, we do not have the right to terminate the
Marketing Leases. Alternatively, our available remedies under the Marketing
Leases are to seek to obtain an injunction or other equitable relief requiring
Marketing to comply with its obligations under the Marketing Leases and to
recover damages from Marketing resulting from the failure.
If any lease we have with a third-party landlord for properties that we
lease to Marketing is terminated as a result of our default and the default is
not caused by Marketing, we have agreed to indemnify Marketing for its losses
with respect to the termination. Where we lease a property from a third-party
landlord under a lease which is about to expire and does not contain options to
renew, we and Marketing each have a non-exclusive right to negotiate with that
third-party landlord, except at five identified locations where Marketing has
the exclusive right to negotiate with the third-party landlord until six months
before the lease expires. We have also agreed that if we decide to sell any
property leased to Marketing under the Marketing Leases, we will first offer to
sell that property to Marketing pursuant to procedures set forth in the
Marketing Leases.
We have also agreed to provide limited environmental indemnification to
Marketing, capped at $4.25 million and expiring in 2010, for certain
pre-existing conditions at six of the terminals we lease to Marketing. Under the
agreement, Marketing will pay the first $1.5 million of costs and expenses
incurred in connection with remediating any pre-existing terminal condition,
Marketing will share equally with us the next $8.5 million of those costs and
expenses and Marketing will pay all additional costs and expenses over $10.0
million. We have accrued $0.3 million as of December 31, 2006 and 2005 in
connection with this indemnification agreement. Under the Master Lease, we
continue to have additional ongoing environmental remediation obligations for
two hundred nine scheduled sites and our agreements with Marketing provide that
Marketing otherwise remains liable for all environmental matters.
Item 3. Legal Proceedings
In 1988 and 1989, we were named as defendants in three separate lawsuits by
multiple owners of adjacent properties seeking compensatory and punitive damages
for personal injury and property damages having common allegations that a leak
of an underground gasoline storage tank occurred in November 1985 at one of our
retail motor fuel properties. Although the first action was dismissed in January
1992 and the second action was dismissed in 1995, there is a possibility that
the remaining defendants in this action may assert claims against us for
contribution or indemnity in the future. We are not aware that any such claims
have been asserted. The third action is still pending in New York Supreme Court,
Suffolk County, remains in the pleadings stage and has remained dormant for more
than eleven years. We have been advised that these plaintiffs no longer will
assert claims for personal injuries, and that the property has been sold. If
this litigation resumes, we will assert third-party claims against the party we
believe is responsible for the contamination.
In 1991, the State of New York brought an action in the New York State
Supreme Court in Albany against our former heating oil subsidiary seeking
reimbursement for cleanup costs claimed to have been incurred at a retail motor
fuel property in connection with a gasoline release. The State also is seeking
penalties plus interest. Although there has been no activity in this proceeding
in the past several years, in January 2002, we received a letter from the
State's attorney indicating that the State intends to continue prosecuting the
action. To date, we are not aware that the State has taken any additional
actions in connection with this claim.
13
In June 1991, an action was commenced in the Court of Common Pleas of Berks
County, PA seeking reimbursement for cleanup costs claimed to have been incurred
as a result of a petroleum release. Sun Company, Inc., Exxon Company, U.S.A and
Atlantic Richfield Company have been joined as defendants. There has been no
activity in the litigation since October 2003.
In 1997, an action was commenced in the New York Supreme Court in
Schenectady, naming us as defendants, and seeking to recover monetary damages
for personal injuries allegedly suffered from the release of petroleum and
vapors from one of our retail motor fuel properties. This action has not been
pursued by the Plaintiff for more than seven years.
In June 1998, we were sued as a third-party defendant in the Superfund case
of U.S. v. Champion Chemical Co. and Imperial Oil Co., pending in the U.S.
District Court for New Jersey. Our defense is being conducted by Texaco Inc.,
which has agreed to fully indemnify us. In August 1998, we were sued as a
third-party defendant in the Superfund case of U.S. v. Manzo, pending in the U.
S. District Court for New Jersey. Our defense is also being conducted by Texaco
Inc., which has agreed to fully indemnify us. Both matters involve periods prior
to 1985, the year we purchased the properties from Texaco Inc. pursuant to an
agreement under which Texaco is obligated to indemnify us for environmental
matters of this kind.
In June 1999, an action was commenced in the New York Supreme Court in
Richmond County seeking monetary damages for property damage alleged to have
resulted from a petroleum release in connection with a tank removal by our
contractor. The action was not prosecuted by plaintiff after it filed its
amended complaint and, until the recent receipt of a notice of preliminary
conference, there had been little activity in the case since the filing by us of
our answer and affirmative defenses. At this time, we are unable to estimate
with any certainty our ultimate legal and financial liability, if any, for the
damages claimed in the litigation
In June 1999, an action was commenced in the New York Supreme Court in
Nassau County against Marketing. The plaintiff is seeking monetary damages and
alleges that he contracted acute myelogenous leukemia ("AML") as a result of
exposure to benzene-containing gasoline, between 1992 and 1998, when he worked
periodically at an independently owned and operated retail motor fuel property
which we supplied with gasoline. The plaintiff brought another case against
Mobil Oil Corporation and Island Transportation Corp. alleging that he worked at
another retail motor fuel property at which Mobil gasoline was sold and that his
AML was caused by his exposure to that gasoline as well. The cases have been
consolidated. We are not named in the cases. However, we are indemnifying
Marketing pursuant to written agreements. In September 2005 we were advised that
the case was dismissed, with prejudice. In October 2005 the plaintiff filed an
appeal of this dismissal and in October 2006, we were advised that the appeal
was denied.
In September 1999, we brought a case against one of our tenants in the
United States District Court, District of New Jersey, seeking the return of the
property we leased to them and the cleanup of all contamination caused by them.
Our tenant filed a counterclaim alleging that all or part of the contamination
was attributable to contamination from underground storage tanks for which we
were responsible. The State of New Jersey Department of Environmental Protection
(the "NJDEP") has notified the tenant that it is responsible for the cleanup and
remediation of contamination resulting from a petroleum release. Discovery is in
its final stages. The court referred the matter to mediation, which continued
until October 2006, when the court entered a "scheduling order" requiring the
parties to prepare for trial.
In 2000, an action was commenced in New York Supreme Court in Nassau County
against us by a prior landlord to recover damages and recovery of remediation
costs arising out of a petroleum release. The release dates back to 1979 and is
listed as "closed" by the NYSDEC. Plaintiff has not pursued this case for more
than four years.
In December 2002, the State of New York commenced an action in the New York
Supreme Court in Albany County against us and Marketing to recover costs claimed
to have been expended by the State to investigate and remediate a petroleum
release into the Ossining River commencing approximately in 1996. We are
indemnifying Marketing and have filed a claim against a potentially responsible
party who is upstream of the release.
In February 2003, an action was commenced against us, Marketing and others
by the owners of an adjacent property in the Pennsylvania Court of Common Pleas
in Lancaster County, asserting claims relating to a discharge of gasoline
allegedly emanating from our property. The complaint states that the plaintiffs
first became aware of a problem upon detecting gasoline vapors in their basement
in 1996. In response to cross motions for summary judgment, the court denied our
motion and granted plaintiff's motion finding us liable for the petroleum
contamination, but certified the determination for an immediate appeal.
Plaintiff's expert alleges damages of $67,000.
14
In April 2003, we were named in a class action, filed in the New York
Supreme Court in Dutchess County, NY, arising out of alleged contamination of
ground water with methyl tertiary butyl ether (a fuel derived from methanol,
which we refer to as MTBE). We served an answer that denied liability and
asserted numerous affirmative defenses. The plaintiffs have not responded to our
demands and there has not been any activity in the case for a considerable
period.
In July 2003, we were notified by the State of Rhode Island Department of
Environmental Management of their Notice to Enforce compliance with a Letter of
Responsibility issued by the Department in connection with a suspected petroleum
release at a property that abuts property owned by us and leased to Marketing.
We responded to the State's Notice in August 2003. The matter has been tendered
to Marketing for defense and indemnification and we believe that Marketing is
obligated to defend the matter and indemnify us pursuant to the Master Lease.
In July 2003, we received a Request for Reimbursement from the State of
Maine Department of Environmental Protection ("MDEP") seeking reimbursement of
costs claimed to have been incurred by them in connection with the remediation
of contamination found at a retail motor fuel property, purportedly linked to
numerous gasoline spills in the late 1980's. We have denied liability for the
claim and discovered substantial evidence that links the contamination to
gasoline releases of another company who has operated at the property since we
discontinued our operations at the property. We have requested that the MDEP
investigate the possibility that such other company is the responsible party.
In September 2003, we were notified by the NJDEP that we are one of
approximately sixty potentially responsible parties for natural resources
damages resulting from discharges of hazardous substances into the Lower Passaic
River. The definitive list of potentially responsible parties and their actual
responsibility for the alleged damages, the aggregate cost to remediate the
Lower Passaic River, the amount of natural resource damages and the method of
allocating such amounts among the potentially responsible parties have not been
determined. In September 2004, we received a General Notice Letter from the
United States Environmental Protection Agency (the "EPA") (the "EPA Notice"),
advising us that we may be a potentially responsible party for costs of
remediating certain conditions resulting from discharges of hazardous substances
into the Lower Passaic River. ChevronTexaco received the same EPA Notice
regarding those same conditions. We believe that ChevronTexaco is obligated to
indemnify us, pursuant to an indemnification agreement, regarding the conditions
at the property identified by the NJDEP and the EPA and that, accordingly, our
ultimate legal and financial liability, if any, cannot be estimated with any
certainty at this time.
In September 2003, we were notified by the NJDEP that we may be responsible
for damages to natural resources ("NRD") by reason of a petroleum release at a
retail motor fuel property formerly operated by us in Egg Harbor, NJ. We have
remediated the resulting contamination at the property in accordance with a plan
approved by the State and continue required sampling of monitoring wells that
were required to be installed. In addition, we have responded to the notice and
met with the Department to determine whether, and to what extent, we may be
responsible for NRD regarding this property and our other properties formerly
supplied by us with gasoline in New Jersey. The State's right to pursue NRD, the
viability of defenses to NRD, generally, and the State's method for calculating
NRD are subject to ongoing litigation in the State. We are not a party to such
litigation. However, the outcome of that litigation likely will affect the
State's claim against us for NRD with regard to this property and, generally,
our other properties in New Jersey.
From October 2003 through December 2006 we were made a party to forty-one
cases in Connecticut, Florida, Massachusetts, New Hampshire, New Jersey, New
York, Pennsylvania, Vermont, Virginia, and West Virginia, brought by local water
providers or governmental agencies. These cases allege various theories of
liability due to contamination of groundwater with MTBE as the basis for claims
seeking compensatory and punitive damages. Each case names as defendants
approximately fifty petroleum refiners, manufacturers, distributors and
retailers of MTBE, or gasoline containing MTBE. The accuracy of the allegations
as they relate to us, our defenses to such claims, the aggregate amount of
damages, the definitive list of defendants and the method of allocating such
amounts among the defendants have not been determined. The cases to which we are
a party, together with other cases, have been removed to the federal court and
consolidated for pre-trial purposes as federal multidistrict litigation in the
Southern District of New York. At this time, two of the New York cases to which
we are a party have been set for trial in September 2007. In June 2006, we were
served with a Toxic Substance Control Act ("TSCA") Notice Letter, advising us
that "prospective plaintiffs" listed on a schedule to the Notice Letter intend
to file a TSCA citizens' civil action against the entities listed on a schedule
to the Notice Letter, including the Company's subsidiaries, based upon alleged
failure by such entities to provide information to the EPA regarding MTBE as may
be required by the TSCA, and declaring that such action will be filed unless
such information is delivered. We do not believe that we have any such
information. In any event, our ultimate legal and financial liability, if any,
cannot be estimated with any certainty at this time.
15
In November 2003, we received a demand from the State of New York for
reimbursement of cleanup and removal costs claimed to have been incurred by the
New York Environmental Protection and Spill Compensation Fund regarding
contamination it alleges emanated from one of our retail motor fuel properties
in 1997. We have responded to the State's demand and have denied responsibility
for reimbursement of such costs, as being attributable to contamination that
emanated from other properties owned and operated by others. In September 2004,
the State of New York commenced an action against us and others in New York
Supreme Court in Albany County seeking recovery of such costs. The case is in
its initial stages.
In November 2003, an action was commenced in the New York Supreme Court in
Westchester County seeking money damages against us arising out of a petroleum
release in 1996 at a former retail motor fuel property of ours. Our defense is
being conducted by the company that sold us the property, and they have agreed
to fully indemnify us pursuant to the purchase agreement, which calls for
indemnification for environmental matters of this kind.
In March 2004, an action was commenced in the New York Supreme Court in
Nassau County by the owners of a property formerly operated by a subsidiary of
the Company. The litigation demanded reimbursement for costs in the approximate
amount incurred in connection with the removal of contaminated soil. In December
2006, we settled the matter in consideration for a payment by us of $196,000.
In July 2005, we received a demand from a property owner for reimbursement
of cleanup and soil removal costs, at a former retail motor fuel property
located in Brooklyn, New York supplied by us with gasoline, that the owner
expects to incur in connection with the proposed development of its property.
The owner claims that the costs will be reimbursable pursuant to an Indemnity
Agreement that we entered into with the property owner. Although we have
acknowledged responsibility for the contaminated soil, and have been engaged in
the remediation of the same, we have denied responsibility for the full extent
of the costs estimated to be incurred.
In September 2005, we received a demand from a property owner for
reimbursement of cleanup and soil removal costs claimed to have been incurred by
it in connection with the development of its property located in Philadelphia,
Pennsylvania, that, in part, is a former retail motor fuel property supplied by
us with gasoline. The current owner claims that the costs are reimbursable
pursuant to an indemnity agreement that we entered into with the prior property
owner. Although we have acknowledged responsibility for a portion of the
contaminated soil, and were engaged in the remediation of the same, we have
denied responsibility for the full extent of the costs estimated to be incurred.
In October 2005, the State of New York commenced an action in the New York
Supreme Court in Albany County against us and Marketing to recover costs claimed
to have been funded by the state to remediate a petroleum release emanating from
property we acquired in 1999. The seller, who is also party to the action, has
agreed to defend and indemnify us (and Marketing) regarding the release and
funds have been escrowed to cover a portion of the remediation expenses.
In November 2005, we were notified that an action had been commenced in the
Superior Court in Passaic County, New Jersey, in August 2005, by a property
owner, seeking compensation from us on behalf of a class not yet certified,
based upon the installation of a monitoring well on the property of the property
owner. The NJDEP also is named as a defendant. The accuracy of the allegations
as they relate to us, our defenses to such claims, and the aggregate amount of
damages has not been determined. Accordingly, our ultimate legal and financial
liability, if any, cannot be estimated with any certainty at this time.
In December 2005, an action was commenced against us in the Superior Court
in Providence, Rhode Island, by the owner of a pier that is adjacent to one of
our terminals that is leased to Marketing seeking monetary damages of
approximately $500,000 representing alleged costs related to the ownership and
maintenance of the pier for the period from January 2003 through September 2005.
We do not believe that we have any legal, contractual or other responsibility
for such costs.
In February 2006, an action was commenced in the Supreme Court in
Westchester County, New York against us and Marketing to recover cleanup and
remediation costs related to a petroleum release and for monetary damages in
excess of $1.0 million for, among other things, lost rent and diminution of
property value. Although we have conducted, and continue to conduct, remediation
activities at the property, we are unable at this time to estimate with any
certainty our ultimate legal and financial liability, if any, for the damages
claimed in the litigation.
In May 2006, we were advised of an action in the Superior Court of New
Jersey, Middlesex County, against our subsidiary, brought by Texaco, Inc.
seeking contractual indemnification for monetary damages to the extent suffered
in the litigation arising out of remediation of contaminated soil. The
litigation is in the initial discovery phase. Since Texaco's liability may have
been discharged in its Chapter 11 case, it is not clear at this time whether our
subsidiary will have any liability.
16
In May 2006, we were advised (but not yet served) of third party complaint
filed in an action in the Superior Court of New Jersey, Essex County, against
Getty Oil, Inc. and John Doe Corporations, filed by a property owner seeking to
impose upon third parties (that may include a subsidiary of the Company)
responsibility for damages it may suffer in the action for claims brought
against it under federal environmental laws, the State's Spill Act, the State's
Water Pollution Act and other theories of liability. It is not clear at this
time whether the Company or any of its subsidiaries would have any liability for
the asserted claims or whether or to what extent such liability would be covered
by the Company's settlement agreement with ChevronTexaco in connection with
pre-1985 contamination at the Newark Terminal property, which is near the
property that is the subject of the litigation. Accordingly, we are unable at
this time to estimate with any certainty our ultimate legal and financial
liability, if any, for the damages claimed in the litigation.
In August 2006, we were advised by the State of Maryland Department of the
Environment of the discovery of contaminated soil at a retail motor fuel
property that was supplied by us with gasoline. We do not believe that we have
any liability in connection with such contamination.
In August 2006, an action was commenced against us and our subsidiary in
the Circuit Court, Madison County, Illinois seeking a recovery of damages
arising out of the death of a person allegedly exposed to asbestos at our
subsidiary's premises. We do not believe that there is any basis for a claim
against us and are in the process of determining whether there is any basis at
all for the claim against our subsidiary.
In October 2006, an action was commenced against us in the New York State
Supreme Court in Albany County by a property owner seeking reimbursement of the
costs of cleanup and remediation of petroleum contamination at property that was
supplied by us with gasoline. It appears from the pleadings filed by the
plaintiff that they have confused Getty Refining and Marketing Inc. (a
nonaffiliated entity acquired by Texaco Refining and Marketing Inc.) with Getty
Petroleum Corp. (now known as Getty Properties Corp.).
In December 2006, an action was commenced by the New Jersey Schools
Corporation (NJSC) in the Superior Court of New Jersey, Union County seeking
reimbursement for costs of approximately $1.0 million related to the removal of
abandoned USTs and remediation of soil contamination at a retail motor fuel
property that they acquired from us by eminent domain. Prior to the taking, the
property was leased to and operated by Marketing. We believe that, under the
terms of the Master Lease, Marketing is responsible for such costs.
Item 4. Submission of Matters to a Vote of Security Holders
No matter was submitted to a vote of security holders during the three
months ended December 31, 2006.
17
PART II
Item 5. Market for Registrant's Common Equity, Related Stockholder Matters and
Issuer Purchases of Equity Securities
Information in response to this item is incorporated herein by reference to
information under the headings "Capital Stock, Stock Performance Graph and
Certifications - Capital Stock" and "Management's Discussion and Analysis of
Financial Condition and Results of Operations - Liquidity and Capital Resources"
in our Annual Report to Shareholders.
Item 6. Selected Financial Data
Information in response to this item is incorporated herein by reference to
information under the heading "Getty Realty Corp. and Subsidiaries - Selected
Financial Data" in our Annual Report to Shareholders.
Item 7. Management's Discussion and Analysis of Financial Condition and Results
of Operations
Information in response to this item is incorporated herein by reference to
information under the heading "Management's Discussion and Analysis of Financial
Condition and Results of Operations" in our Annual Report to Shareholders.
Item 7A. Quantitative and Qualitative Disclosures about Market Risk
Information in response to this item is incorporated herein by reference to
information under the heading "Management's Discussion and Analysis of Financial
Condition and Results of Operations - Disclosures about Market Risk" in our
Annual Report to Shareholders.
Item 8. Financial Statements and Supplementary Data
Information in response to this item is incorporated herein by reference to
the financial statements and supplementary financial information in our Annual
Report to Shareholders under the headings "Getty Realty Corp. and Subsidiaries -
Consolidated Statements of Operations, "--Consolidated Statements of
Comprehensive Income, "--Consolidated Balance Sheets," "--Consolidated
Statements of Cash Flows," "--Notes to Consolidated Financial Statements"
(including the supplementary financial information contained in Note 9
"Quarterly Financial Data") and "Report of Independent Registered Public
Accounting Firm."
Item 9. Changes in and Disagreements with Accountants on Accounting and
Financial Disclosure
None.
Item 9A. Controls and Procedures
Disclosure Controls and Procedures
The Company maintains disclosure controls and procedures that are designed
to ensure that information required to be disclosed in the Company's reports
filed or furnished pursuant to the Securities Exchange Act of 1934, as amended
(the "Exchange Act"), is recorded, processed, summarized and reported within the
time periods specified in the Commission's rules and forms, and that such
information is accumulated and communicated to the Company's management,
including its Chief Executive Officer and Chief Financial Officer, as
appropriate, to allow timely decisions regarding required disclosure. In
designing and evaluating the disclosure controls and procedures, management
recognized that any controls and procedures, no matter how well designed and
operated, can provide only reasonable assurance of achieving the desired control
objectives, and management necessarily was required to apply its judgment in
evaluating the cost-benefit relationship of possible controls and procedures.
As required by the Exchange Act Rule 13a-15(b), the Company has carried out
an evaluation, under the supervision and with the participation of the Company's
management, including the Company's Chief Executive Officer and the Company's
Chief Financial Officer, of the effectiveness of the design and operation of the
Company's disclosure controls and procedures as of the end of the period covered
by this Annual Report on Form 10-K. Based on the foregoing, the Company's Chief
Executive Officer and Chief Financial Officer concluded that the Company's
disclosure controls and procedures were effective at the reasonable assurance
level as of December 31, 2006.
18
Management's Report on Internal Control Over Financial Reporting
Our management is responsible for establishing and maintaining adequate
internal control over financial reporting, as such term is defined in Exchange
Act Rule 13a-15(f). Under the supervision and with the participation of our
management, including our Chief Executive Officer and Chief Financial Officer,
we have conducted an evaluation of the effectiveness of our internal control
over financial reporting based on the framework in Internal Control - Integrated
Framework issued by the Committee of Sponsoring Organizations of the Treadway
Commission. Based on our assessment under the framework in Internal Control -
Integrated Framework, our management concluded that our internal control over
financial reporting was effective as of December 31, 2006.
PricewaterhouseCoopers LLP, our independent registered public accounting
firm which audited the financial statements included in this Annual Report on
Form 10-K, has issued an attestation report on management's assessment of our
internal control over financial reporting which is incorporated herein by
reference to the information under the heading "Report of Independent Registered
Public Accounting Firm" in our Annual Report to Shareholders.
There have been no changes in the Company's internal control over financial
reporting during the latest fiscal quarter that have materially affected, or are
reasonably likely to materially affect, the Company's internal control over
financial reporting.
Item 9B. Other Information
None.
PART III
Item 10. Directors, Executive Officers and Corporate Governance
Information with respect to compliance with section 16(a) of the Securities
Exchange Act of 1934 is incorporated herein by reference to information under
the heading "Section 16(a) Beneficial Ownership Reporting Compliance" in the
Proxy Statement. Information with respect to directors, the audit committee and
the audit committee financial expert, and procedures by which shareholders may
recommend to nominees to the board of directors in response to this item is
incorporated herein by reference to information under the headings "Election of
Directors" and "Directors' Meetings, Committees and Executive Officers" in the
Proxy Statement. The following table lists our executive officers, their
respective ages, and the offices and positions held.
NAME AGE POSITION OFFICER SINCE
---- --- ----------------------------------------------------- -------------
Leo Liebowitz 79 Chairman and Chief Executive Officer 1971
Andrew M. Smith 54 President, Secretary and Chief Legal Officer 2003
Kevin C. Shea 47 Executive Vice President 2001
Thomas J. Stirnweis 48 Vice President, Treasurer and Chief Financial Officer 2001
Mr. Liebowitz has been Chief Executive Officer of Getty since 1985. He was
the President of Getty from May 1971 to May 2004. Mr. Liebowitz served as
Chairman, Chief Executive Officer and a director of Getty Petroleum Marketing
Inc. from October 1996 until December 2000. He is also a director of the
Regional Banking Advisory Board of J.P. Morgan Chase & Co.
Mr. Smith has been with Getty since 2003 and has served as President,
Secretary and Chief Legal Officer since May 2004 and was Vice President, General
Counsel and Corporate Secretary since December 2003. Prior thereto, he was
General Counsel and Corporate Secretary. Prior to joining Getty, he was in
private law practice from 1999 to 2003. From 1997 to 1999 he served as the Vice
President of Real Estate, General Counsel and Secretary of Discovery Zone, Inc.,
an international site-based children's entertainment company. From 1995 to 1996,
Mr. Smith was Vice President of Operations and General Counsel of Influence,
Inc., a medical device developer and manufacturer. From 1986 to 1994, Mr. Smith
was a partner in the international law firm of Weil, Gotshal & Manges LLP.
Mr. Shea has been with Getty since 1984 and has served as Executive Vice
President since May 2004 and was Vice President since January 2001. Prior
thereto, he was Director of National Real Estate Development.
Mr. Stirnweis joined Getty in January 2001 as Corporate Controller and
Treasurer and has served as Vice President, Treasurer and Chief Financial
Officer since May 2003. Prior to joining Getty, he was Manager of Financial
Reporting and Analysis of Getty Petroleum Marketing Inc., where he provided
services to Getty under a services agreement since the spin-off of Marketing in
March 1997. Prior thereto, he held the same position at Getty since November
1988.
19
There are no family relationships between any of its directors or executive
officers.
The Getty Realty Corp. Business Conduct Guidelines ("Code of Ethics"),
which applies to all employees, including our chief executive officer and chief
financial officer, is available on our website at www.gettyrealty.com.
Item 11. Executive Compensation
Information in response to this item is incorporated herein by reference to
information under the heading "Compensation" in the Proxy Statement.
Item 12. Security Ownership of Certain Beneficial Owners and Management and
Related Stockholder Matters
Information in response to this item is incorporated herein by reference to
information under the heading "Beneficial Ownership of Capital Stock" and
"Executive Compensation - Compensation Discussion and Analysis - Equity
Compensation - Equity Compensation Plan Information" in the Proxy Statement.
Item 13. Certain Relationships and Related Transactions, and Director
Independence
There were no such relationships or transactions to report for the year
ended December 31, 2006. Information with respect to director independence is
incorporated herein by reference to information under the heading "Directors'
Meetings, Committees and Executive Officers - Independence of Directors" in the
Proxy Statement.
Item 14. Principal Accountant Fees and Services
Information in response to this item is incorporated herein by reference to
information under the heading "Ratification of Appointment of Independent
Registered Public Accounting Firm" in the Proxy Statement.
PART IV
Item 15. Exhibits and Financial Statement Schedules
(a) 1. Financial Statements
The financial statements listed in the Index to Financial Statements and
Financial Statement Schedules on page 21 are incorporated herein by
reference to our Annual Report to Shareholders.
2. Financial Statement Schedules
The financial statement schedules listed in the Index to Financial
Statements and Financial Statement Schedules on page 21 are filed as part
of this Annual Report on Form 10-K.
3. Exhibits
The exhibits listed in the Exhibit Index are filed (or furnished, as
applicable) as part of this Annual Report on Form 10-K.
20
GETTY REALTY CORP. INDEX TO FINANCIAL STATEMENTS AND
FINANCIAL STATEMENT SCHEDULES COVERED BY REPORT OF
INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
Items 15(a) 1 & 2
REFERENCE
--------------------------
2006 ANNUAL 2006 ANNUAL
REPORT ON REPORT TO
FORM 10-K SHAREHOLDERS
(PAGES) (PAGES)
----------- ------------
Data incorporated by reference from attached 2006 Annual Report to Shareholders of Getty
Realty Corp.
Report of Independent Registered Public Accounting Firm 21
Consolidated Statements of Operations for the years ended December 31, 2006, 2005 and 2004 22
Consolidated Statements of Comprehensive Income for the years ended December 31, 2006,
2005 and 2004 22
Consolidated Balance Sheets as of December 31, 2006 and 2005 23
Consolidated Statements of Cash Flows for the years ended December 31, 2006, 2005 and 2004 24
Notes to Consolidated Financial Statements 25-35
Report of Independent Registered Public Accounting Firm on Financial Statement Schedules 22
Schedule II - Valuation and Qualifying Accounts and Reserves for the years ended December 31,
2006, 2005 and 2004 23
Schedule III - Real Estate and Accumulated Depreciation and Amortization 24-35
All other schedules are omitted for the reason that they are either not
required, not applicable, not material or the information is included in
the consolidated financial statements or notes thereto.
The financial statements listed in the above index which are included in
the 2006 Annual Report to Shareholders are hereby incorporated by
reference.
21
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
ON FINANCIAL STATEMENT SCHEDULES
To the Board of Directors of Getty Realty Corp.:
Our audits of the consolidated financial statements, of management's assessment
of the effectiveness of internal control over financial reporting and of the
effectiveness of internal control over financial reporting referred to in our
report dated March 15, 2007 appearing in the 2006 Annual Report to Shareholders
of Getty Realty Corp. (which report, consolidated financial statements and
assessment are incorporated by reference in this Annual Report on Form 10-K)
also included an audit of these financial statement schedules listed in Item
15(a)(2) of this Form 10-K. In our opinion, these financial statement schedules
present fairly, in all material respects, the information set forth therein when
read in conjunction with the related consolidated financial statements.
/s/ PricewaterhouseCoopers LLP
New York, New York
March 15, 2007
22
GETTY REALTY CORP. and SUBSIDIARIES
SCHEDULE II -- VALUATION and QUALIFYING ACCOUNTS and RESERVES
for the years ended December 31, 2006, 2005 and 2004
(in thousands)
BALANCE AT BALANCE
BEGINNING AT END
OF YEAR ADDITIONS DEDUCTIONS OF YEAR
---------- --------- ---------- -------
December 31, 2006:
Allowance for mortgages and accounts receivable $ 29 $ 44 $ 43 $ 30
Allowance for recoveries from state underground storage tank funds $750 $ -- $100 $650
December 31, 2005:
Allowance for mortgages and accounts receivable $ 5 $ 24 $ -- $ 29
Allowance for recoveries from state underground storage tank funds $910 $ -- $160 $750
December 31, 2004:
Allowance for mortgages and accounts receivable $355 $ -- $350 $ 5
Allowance for recoveries from state underground storage tank funds $580 $330 $ -- $910
23
GETTY REALTY CORP. and SUBSIDIARIES
SCHEDULE III -- REAL ESTATE AND ACCUMULATED DEPRECIATION AND AMORTIZATION
for the years ended December 31, 2006, 2005 and 2004
(in thousands)
The summarized changes in real estate assets and accumulated depreciation are as
follows:
2006 2005 2004
--------- --------- ---------
Investment in real estate:
Balance at beginning of year $ 370,495 $ 346,590 $ 318,222
Acquisitions 15,496 29,566 29,812
Capital expenditures 42 7 756
Sales and condemnations (1,416) (1,434) (1,131)
Lease terminations (1,059) (4,234) (1,069)
--------- --------- ---------
Balance at end of year $ 383,558 $ 370,495 $ 346,590
========= ========= =========
Accumulated depreciation and amortization:
Balance at beginning of year $ 109,800 $ 106,463 $ 100,488
Depreciation and amortization expense 7,883 8,113 7,490
Sales and condemnations (535) (542) (446)
Lease terminations (1,059) (4,234) (1,069)
--------- --------- ---------
Balance at end of year $ 116,089 $ 109,800 $ 106,463
========= ========= =========
Two of our owned retail motor fuel and convenience store properties,
indicated by an asterisk (*) in the table below, with a net book value of
approximately $1.3 million as of December 31, 2006 are secured by mortgages with
an aggregate principal balance of approximately $0.2 million at a
weighted-average interest rate of 4.3% per annum. No other material mortgages,
liens or encumbrances exist on our properties.
INITIAL COST DATE OF
OF LEASEHOLD INITIAL
OR COST GROSS AMOUNT AT WHICH LEASEHOLD
ACQUISITION CAPITALIZED CARRIED AT CLOSE OF PERIOD OR
INVESTMENT SUBSEQUENT ------------------------------------------ ACQUISITION
TO TO INITIAL BUILDING AND ACCUMULATED INVESTMENT
DESCRIPTION COMPANY (1) INVESTMENT LAND IMPROVEMENTS TOTAL DEPRECIATION (1)
----------- ------------ ----------- ------------ ------------ ------------ ------------ -----------
BROOKLYN, NY $ 282,104 $ 301,052 $ 176,292 $ 406,864 $ 583,156 $ 342,443 1967
JAMAICA, NY 12,000 295,750 12,000 295,750 307,750 173,518 1970
REGO PARK, NY 33,745 281,380 23,000 292,125 315,125 210,879 1974
BROOKLYN, NY 74,808 125,120 30,694 169,234 199,928 162,973 1967
BRONX, NY 60,000 353,955 60,800 353,155 413,955 248,990 1965
CORONA, NY 114,247 300,172 112,800 301,619 414,419 185,787 1965
BRONX, NY 124,600 251,284 124,600 251,284 375,884 218,509 1965
OCEANSIDE, NY 40,378 169,929 40,000 170,307 210,307 128,135 1970
BLUEPOINT, NY 96,163 118,524 96,068 118,619 214,687 108,945 1972
BRENTWOOD, NY 253,058 84,485 125,000 212,543 337,543 189,851 1968
BAY SHORE, NY 47,685 289,972 0 337,657 337,657 335,330 1969
ALBERTSON, NY 41,023 114,970 40,000 115,993 155,993 113,525 1969
OSSINING, NY 70,557 83,939 43,357 111,139 154,496 105,047 1977
PELHAM MANOR, NY 127,304 85,087 75,800 136,591 212,391 118,472 1972
BRONX, NY 0 293,507 0 293,507 293,507 181,639 1972
BROOKLYN, NY 0 365,767 0 365,767 365,767 288,760 1970
POUGHKEEPSIE, NY 32,885 168,354 35,904 165,335 201,239 153,698 1971
CARMEL, NY 20,419 158,943 20,750 158,612 179,362 152,243 1970
KINGSTON, NY 68,341 115,961 44,379 139,923 184,302 134,849 1971
WAPPINGERS FALLS, NY 114,185 159,162 111,785 161,562 273,347 148,006 1971
STONY POINT, NY 59,329 203,448 55,800 206,977 262,777 194,846 1971
KINGSTON, NY 29,010 159,986 12,721 176,275 188,996 163,638 1972
POUGHKEEPSIE, NY 63,030 158,415 26,226 195,219 221,445 193,779 1972
LAGRANGEVILLE, NY 129,133 101,140 64,626 165,647 230,273 162,941 1972
BRONX, NY 128,419 221,197 100,681 248,935 349,616 177,538 1972
RAHWAY, NJ 89,157 65,483 48,083 106,557 154,640 101,050 1972
STATEN ISLAND, NY 40,598 256,262 26,050 270,810 296,860 175,196 1973
BRONX, NY 141,322 141,909 86,800 196,431 283,231 177,418 1972
NEW YORK, NY 125,923 168,772 78,125 216,570 294,695 210,980 1972
JAMAICA, NY 95,713 59,943 68,400 87,256 155,656 80,559 1972
MIDDLE VILLAGE, NY 130,684 73,741 89,960 114,465 204,425 104,271 1972
LONG ISLAND CITY, NY 90,895 91,386 60,030 122,251 182,281 109,431 1972
BROOKLYN, NY 100,000 254,503 66,890 287,613 354,503 218,686 1972
ROCKAWAY BEACH, NY 110,676 51,519 79,200 82,995 162,195 80,278 1972
24
BROOKLYN, NY 135,693 91,946 100,035 127,604 227,639 100,743 1972
BROOKLYN, NY 147,795 228,379 103,815 272,359 376,174 214,974 1972
STATEN ISLAND, NY 101,033 371,591 75,650 396,974 472,624 240,730 1972
STATEN ISLAND, NY 25,000 351,829 0 376,829 376,829 235,654 1972
BRONX, NY 543,833 693,438 473,695 763,576 1,237,271 739,628 1970
BRONX, NY 90,176 183,197 40,176 233,197 273,373 187,178 1976
BRONX, NY 82,141 106,173 32,941 155,373 188,314 141,674 1972
BRONX, NY 92,207 120,758 47,207 165,758 212,965 133,048 1972
BRONX, NY 105,176 70,736 40,176 135,736 175,912 110,993 1968
BRONX, NY 45,044 196,956 10,044 231,956 242,000 189,174 1976
BRONX, NY 128,049 315,917 83,849 360,117 443,966 227,539 1972
BRONX, NY 130,396 184,222 90,396 224,222 314,618 190,897 1972
BRONX, NY 118,025 290,298 73,025 335,298 408,323 256,873 1972
BRONX, NY 70,132 322,265 30,132 362,265 392,397 241,042 1972
BRONX, NY 78,168 450,267 65,680 462,755 528,435 307,119 1972
BRONX, NY 69,150 300,279 34,150 335,279 369,429 223,598 1972
YONKERS, NY 291,348 170,478 216,348 245,478 461,826 212,392 1972
SLEEPY HOLLOW, NY 280,825 102,486 129,744 253,567 383,311 241,045 1969
OLD BRIDGE, NJ 85,617 109,980 56,190 139,407 195,597 135,300 1972
BREWSTER, NY 117,603 78,076 72,403 123,276 195,679 112,617 1972
FLUSHING, NY 118,309 280,435 78,309 320,435 398,744 201,152 1973
VALLEY COTTAGE, NY 68,997 87,862 69,797 87,062 156,859 78,804 1972
BRONX, NY 0 278,517 0 278,517 278,517 190,121 1976
STATEN ISLAND, NY 173,667 133,198 113,369 193,496 306,865 170,218 1976
BRIARCLIFF MANOR, NY 652,213 103,753 501,687 254,279 755,966 206,673 1976
BRONX, NY 84,268 81,701 56,285 109,684 165,969 94,948 1976
BRONX, NY 95,328 102,639 73,750 124,217 197,967 112,013 1976
BRONX, NY 88,865 193,679 63,315 219,229 282,544 214,631 1976
NEW YORK, NY 106,363 103,035 79,275 130,123 209,398 124,063 1976
NEW YORK, NY 85,037 76,357 58,286 103,108 161,394 94,910 1976
NEW YORK, NY 146,159 407,286 43,461 509,984 553,445 343,986 1976
GLENDALE, NY 124,438 287,907 86,160 326,185 412,345 244,312 1976
OZONE PARK, NY 57,289 331,799 44,715 344,373 389,088 260,272 1976
LONG ISLAND CITY, NY 106,592 151,819 73,260 185,151 258,411 142,076 1976
RIDGE, NY 276,942 73,821 200,000 150,763 350,763 110,637 1977
LAKE RONKONKOMA, NY 0 176,622 0 176,622 176,622 166,744 1977
KEYPORT, NJ 62,702 92,856 38,452 117,106 155,558 115,129 1977
NEW CITY, NY 180,979 100,597 109,025 172,551 281,576 169,794 1978
W. HAVERSTRAW, NY 194,181 38,141 140,000 92,322 232,322 79,263 1978
PIERMONT, NY 151,125 31,470 90,675 91,920 182,595 91,920 1978
STATEN ISLAND, NY 0 301,713 0 301,713 301,713 175,223 1978
BROOKLYN, NY 74,928 250,382 44,957 280,353 325,310 181,878 1978
WEST ISLIP, NY 87,103 84,057 44,957 126,203 171,160 123,209 1978
RONKONKOMA, NY 76,478 208,121 46,057 238,542 284,599 230,161 1978
STONY BROOK, NY 175,921 44,529 105,000 115,450 220,450 112,394 1978
MILLER PLACE, NY 110,000 103,160 66,000 147,160 213,160 142,885 1978
LAKE RONKONKOMA, NY 87,097 156,576 51,000 192,673 243,673 184,728 1978
E. PATCHOGUE, NY 57,049 210,390 34,213 233,226 267,439 228,212 1978
AMITYVILLE, NY 70,246 139,953 42,148 168,051 210,199 168,051 1978
BETHPAGE, NY 210,990 38,356 126,000 123,346 249,346 122,301 1978
HUNTINGTON STATION, NY 140,735 52,045 84,000 108,780 192,780 106,944 1978
BALDWIN, NY 101,952 106,328 61,552 146,728 208,280 105,023 1978
ELMONT, NY 388,848 114,933 231,000 272,781 503,781 230,157 1978
NORTH BABYLON, NY 91,888 117,066 59,059 149,895 208,954 144,501 1978
CENTRAL ISLIP, NY 103,183 151,449 61,435 193,197 254,632 193,096 1978
WHITE PLAINS, NY 120,393 67,315 0 187,708 187,708 174,169 1979
OZONE PARK, NY 0 217,234 0 217,234 217,234 135,027 1978
STATEN ISLAND, NY 0 222,525 0 222,525 222,525 130,896 1981
BROOKLYN, NY 116,328 232,254 75,000 273,582 348,582 169,806 1980
LONG ISLAND CITY, NY 191,420 390,783 116,554 465,649 582,203 285,567 1981
BAY SHORE, NY 156,382 123,032 85,854 193,560 279,414 184,666 1981
N. WHITE PLAINS, NY 0 154,131 0 154,131 154,131 122,866 1983
BRIDGEPORT, CT 58,956 106,709 24,000 141,665 165,665 133,388 1982
BRISTOL, CT 108,808 81,684 44,000 146,492 190,492 139,291 1982
CROMWELL, CT 70,017 183,119 24,000 229,136 253,136 229,136 1982
EAST HARTFORD, CT 208,004 60,493 84,000 184,497 268,497 183,275 1982
FRANKLIN, CT 50,904 168,470 20,232 199,142 219,374 197,235 1982
MANCHESTER, CT 65,590 156,628 64,750 157,468 222,218 156,335 1982
MERIDEN, CT 207,873 39,829 84,000 163,702 247,702 161,853 1982
NEW MILFORD, CT 113,947 121,174 0 235,121 235,121 229,219 1982
NORWALK, CT 257,308 128,940 104,000 282,248 386,248 279,781 1982
NORWICH, CT 107,632 50,507 44,000 114,139 158,139 114,139 1982
WAUREGAN, CT 84,605 85,768 34,000 136,373 170,373 136,205 1982
SOUTHINGTON, CT 115,750 158,561 70,750 203,561 274,311 202,777 1982
25
SOUTH WINDSOR, CT 82,308 75,784 34,000 124,092 158,092 122,064 1982
TERRYVILLE, CT 182,308 98,911 74,000 207,219 281,219 206,923 1982
TOLLAND, CT 107,902 100,178 44,000 164,080 208,080 158,993 1982
WATERBURY, CT 107,308 57,267 44,000 120,575 164,575 119,878 1982
WATERFORD, CT 76,981 133,059 0 210,040 210,040 195,615 1982
WEST HAVEN, CT 185,138 48,619 74,000 159,757 233,757 156,763 1982
AGAWAM, MA 65,000 120,665 0 185,665 185,665 181,321 1982
GRANBY, MA 58,804 232,477 24,000 267,281 291,281 179,248 1982
GREAT BARRINGTON, MA 30,000 124,074 6,000 148,074 154,074 133,206 1982
HADLEY, MA 119,276 68,748 36,080 151,944 188,024 145,563 1982
NORTH ADAMS, MA 97,126 57,922 40,000 115,048 155,048 111,302 1982
PITTSFIELD, MA 97,153 87,874 40,000 145,027 185,027 144,294 1982
PITTSFIELD, MA 123,167 118,273 50,000 191,440 241,440 190,266 1982
SOUTH HADLEY, MA 232,445 54,351 90,000 196,796 286,796 188,831 1982
SPRINGFIELD, MA 139,373 239,713 50,000 329,086 379,086 221,059 1983
SPRINGFIELD, MA 0 239,087 0 239,087 239,087 162,835 1984
SPRINGFIELD, MA 122,787 105,706 50,000 178,493 228,493 174,743 1982
WESTFIELD, MA 123,323 96,093 50,000 169,416 219,416 164,788 1982
OSSINING, NY 140,992 104,761 97,527 148,226 245,753 138,442 1982
FREEHOLD, NJ 494,275 68,507 402,834 159,948 562,782 82,044 1978
HOWELL, NJ 9,750 174,857 0 184,607 184,607 183,591 1978
LAKEWOOD, NJ 130,148 77,265 70,148 137,265 207,413 130,453 1978
NORTH PLAINFIELD, NJ 227,190 239,709 175,000 291,899 466,899 277,584 1978
SOUTH AMBOY, NJ 299,678 94,088 178,950 214,816 393,766 212,250 1978
ANDOVER, NJ 81,368 83,049 37,997 126,420 164,417 123,437 1982
GLEN HEAD, NY 234,395 192,295 102,645 324,045 426,690 324,045 1982
NEW ROCHELLE, NY 188,932 34,649 103,932 119,649 223,581 118,121 1982
ELMONT, NY 108,348 85,793 64,290 129,851 194,141 88,281 1982
NORTH BRANFORD, CT 130,057 23,436 83,088 70,405 153,493 70,058 1982
MERIDEN, CT 126,188 106,805 72,344 160,649 232,993 146,154 1982
PLAINVILLE, CT 80,000 290,433 0 370,433 370,433 292,834 1983
FRANKLIN SQUARE, NY 152,572 121,756 137,315 137,013 274,328 85,397 1978
SEAFORD, NY 32,000 157,665 0 189,665 189,665 148,707 1978
BROOKLYN, NY 276,831 376,706 168,423 485,114 653,537 315,731 1978
NEW HAVEN, CT 1,412,860 56,420 898,470 570,810 1,469,280 240,901 1985
BRISTOL, CT 359,906 0 0 359,906 359,906 77,981 2004
BRISTOL, CT 1,594,129 0 1,036,184 557,945 1,594,129 48,356 2004
BRISTOL, CT 253,639 0 149,553 104,086 253,639 9,020 2004
BRISTOL, CT 365,028 0 237,268 127,760 365,028 11,072 2004
COBALT, CT 395,683 0 0 395,683 395,683 85,731 2004
DURHAM, CT 993,909 0 0 993,909 993,909 215,347 2004
ELLINGTON, CT 1,294,889 0 841,678 453,211 1,294,889 39,277 2004
ENFIELD, CT 259,881 0 0 259,881 259,881 66,244 2004
FARMINGTON, CT 466,271 0 303,076 163,195 466,271 14,144 2004
HARTFORD, CT 664,966 0 432,228 232,738 664,966 20,172 2004
HARTFORD, CT 570,898 0 371,084 199,814 570,898 17,318 2004
MERIDEN, CT 1,531,772 0 989,165 542,607 1,531,772 48,323 2004
MIDDLETOWN, CT 1,038,592 0 675,085 363,507 1,038,592 31,503 2004
NEW BRITAIN, CT 390,497 0 253,823 136,674 390,497 11,845 2004
NEWINGTON, CT 953,512 0 619,783 333,729 953,512 28,923 2004
NORTH HAVEN, CT 405,389 0 251,985 153,404 405,389 16,879 2004
PLAINVILLE, CT 544,503 0 353,927 190,576 544,503 16,517 2004
PLYMOUTH, CT 930,885 0 605,075 325,810 930,885 28,236 2004
SOUTH WINDHAM, CT 644,141 179,702 598,394 225,449 823,843 19,539 2004
SOUTH WINDSOR, CT 544,857 0 336,737 208,120 544,857 28,620 2004
SUFFIELD, CT 237,401 602,635 200,878 639,158 840,036 97,620 2004
VERNON, CT 1,434,223 0 0 1,434,223 1,434,223 310,748 2004
WALLINGFORD, CT 550,553 0 334,901 215,652 550,553 23,281 2004
WALLINGFORD, CT 310,314 0 0 310,314 310,314 67,234 2004
WATERBURY, CT 804,040 0 516,387 287,653 804,040 27,298 2004
WATERBURY, CT 515,172 0 334,862 180,310 515,172 15,626 2004
WATERBURY, CT 468,469 0 304,505 163,964 468,469 14,211 2004
WATERTOWN, CT 924,586 0 566,986 357,600 924,586 49,122 2004
WETHERSFIELD, CT 446,610 0 0 446,610 446,610 96,766 2004
WEST HAVEN, CT 1,214,831 0 789,640 425,191 1,214,831 36,851 2004
WESTBROOK, CT 344,881 0 0 344,881 344,881 74,724 2004
WILLIMANTIC, CT 716,782 0 465,908 250,874 716,782 21,743 2004
WINDSOR, CT 1,042,081 0 669,804 372,277 1,042,081 80,661 2004
WINDSOR LOCKS, CT 1,433,330 0 0 1,433,330 1,433,330 310,555 2004
WINDSOR LOCKS, CT 360,664 0 0 360,664 360,664 31,259 2004
BLOOMFIELD, CT 141,452 54,786 90,000 106,238 196,238 93,497 1986
SIMSBURY, CT 317,704 144,637 206,700 255,641 462,341 163,240 1985
RIDGEFIELD, CT 535,140 33,590 347,900 220,830 568,730 97,038 1985
BRIDGEPORT, CT 349,500 56,209 227,600 178,109 405,709 96,266 1985
26
NORWALK, CT 510,760 209,820 332,200 388,380 720,580 200,833 1985
BRIDGEPORT, CT 313,400 20,303 204,100 129,603 333,703 57,534 1985
STAMFORD, CT 506,860 15,635 329,700 192,795 522,495 76,914 1985
BRIDGEPORT, CT 245,100 20,652 159,600 106,152 265,752 48,919 1985
BRIDGEPORT, CT 313,400 24,314 204,100 133,614 337,714 60,465 1985
BRIDGEPORT, CT 377,600 83,549 245,900 215,249 461,149 130,523 1985
BRIDGEPORT, CT 526,775 63,505 342,700 247,580 590,280 126,195 1985
BRIDGEPORT, CT 338,415 27,786 219,800 146,401 366,201 67,232 1985
NEW HAVEN, CT 538,400 176,230 350,600 364,030 714,630 242,415 1985
DARIEN, CT 667,180 26,061 434,300 258,941 693,241 107,113 1985
WESTPORT, CT 603,260 23,070 392,500 233,830 626,330 92,921 1985
STAMFORD, CT 603,260 112,305 392,500 323,065 715,565 182,285 1985
STAMFORD, CT 506,580 40,429 329,700 217,309 547,009 98,856 1985
GUILFORD, CT 147,071 28,486 30,000 145,557 175,557 92,941 1993
STRATFORD, CT 301,300 70,735 196,200 175,835 372,035 100,178 1985
STRATFORD, CT 285,200 14,728 185,700 114,228 299,928 48,828 1985
CHESHIRE, CT 490,200 19,050 319,200 190,050 509,250 79,317 1985
MILFORD, CT 293,512 43,846 191,000 146,358 337,358 76,446 1985
FAIRFIELD, CT 430,000 13,631 280,000 163,631 443,631 64,724 1985
HARTFORD, CT 233,000 32,563 151,700 113,863 265,563 57,358 1985
NEW HAVEN, CT 217,000 23,889 141,300 99,589 240,889 49,380 1985
RIDGEFIELD, CT 401,630 47,610 166,861 282,379 449,240 273,074 1985
BRIDGEPORT, CT 346,442 16,990 230,000 133,432 363,432 120,543 1985
WILTON, CT 518,881 71,425 337,500 252,806 590,306 127,032 1985
MIDDLETOWN, CT 133,022 86,915 131,312 88,625 219,937 88,625 1987
EAST HARTFORD, CT 555,826 13,797 301,322 268,301 569,623 52,700 1991
WATERTOWN, CT 351,771 58,812 204,027 206,556 410,583 93,952 1992
AVON, CT 730,886 0 402,949 327,937 730,886 66,896 2002
WILMINGTON, DE 309,300 67,834 201,400 175,734 377,134 93,218 1985
ST. GEORGES, DE 498,200 222,596 324,725 396,071 720,796 262,123 1985
WILMINGTON, DE 313,400 103,748 204,100 213,048 417,148 123,103 1985
WILMINGTON, DE 242,800 32,615 158,100 117,315 275,415 62,826 1985
WILMINGTON, DE 381,700 156,704 248,600 289,804 538,404 152,223 1985
CLAYMONT, DE 237,200 30,878 151,700 116,378 268,078 62,516 1985
NEWARK, DE 578,600 166,781 376,800 368,581 745,381 205,303 1985
NEWARK, DE 405,800 35,844 264,300 177,344 441,644 84,123 1985
WILMINGTON, DE 369,600 38,077 240,700 166,977 407,677 82,006 1985
WILMINGTON, DE 446,000 33,323 290,400 188,923 479,323 86,674 1985
WILMINGTON, DE 337,500 21,971 219,800 139,671 359,471 62,601 1985
SOUTH PORTLAND, ME 176,700 6,938 115,100 68,538 183,638 27,589 1985
LEWISTON, ME 341,900 89,500 222,400 209,000 431,400 130,314 1985
PORTLAND, ME 325,400 42,652 211,900 156,152 368,052 69,012 1985
BIDDEFORD, ME 723,100 8,009 470,900 260,209 731,109 97,800 1985
SACO, ME 204,006 37,173 150,694 90,485 241,179 89,713 1986
SANFORD, ME 265,523 9,178 201,316 73,385 274,701 73,304 1986
WESTBROOK, ME 93,345 193,654 50,431 236,568 286,999 172,966 1986
WISCASSET, ME 156,587 33,455 90,837 99,205 190,042 98,803 1986
AUBURN, ME 105,908 77,928 105,908 77,928 183,836 77,331 1986
SOUTH PORTLAND, ME 180,689 84,980 110,689 154,980 265,669 154,980 1986
LEWISTON, ME 180,338 62,629 101,338 141,629 242,967 138,664 1986
N. WINDHAM, ME 161,365 53,923 86,365 128,923 215,288 128,630 1986
BALTIMORE, MD 474,100 176,067 308,700 341,467 650,167 167,034 1985
RANDALLSTOWN, MD 590,600 33,594 384,600 239,594 624,194 107,068 1985
EMMITSBURG, MD 146,949 73,613 101,949 118,613 220,562 118,266 1986
MILFORD, MA 0 214,331 0 214,331 214,331 140,138 1985
AGAWAM, MA 209,555 63,621 136,000 137,176 273,176 86,447 1985
S. WEYMOUTH, MA 211,891 44,893 256,784 0 256,784 0 1985
WESTFIELD, MA 289,580 38,615 188,400 139,795 328,195 73,700 1985
WEST ROXBURY, MA 490,200 23,134 319,200 194,134 513,334 78,587 1985
MAYNARD, MA 735,200 12,714 478,800 269,114 747,914 101,699 1985
GARDNER, MA 1,008,400 73,740 656,700 425,440 1,082,140 182,957 1985
STOUGHTON, MA 775,300 34,554 504,900 304,954 809,854 125,347 1985
ARLINGTON, MA 518,300 27,906 337,500 208,706 546,206 91,277 1985
METHUEN, MA 379,664 64,941 245,900 198,705 444,605 109,238 1985
BELMONT, MA 301,300 27,938 196,200 133,038 329,238 62,747 1985
RANDOLPH, MA 743,200 25,069 484,000 284,269 768,269 114,021 1985
ROCKLAND, MA 534,300 23,616 347,900 210,016 557,916 88,551 1985
WATERTOWN, MA 357,500 296,588 321,030 333,058 654,088 180,234 1985
READING, MA 261,100 12,829 170,000 103,929 273,929 40,472 1985
WEYMOUTH, MA 643,297 36,516 418,600 261,213 679,813 109,790 1985
DEDHAM, MA 225,824 19,150 125,824 119,150 244,974 117,361 1987
HINGHAM, MA 352,606 22,484 242,520 132,570 375,090 129,197 1989
ASHLAND, MA 606,700 17,424 395,100 229,024 624,124 87,487 1985
WOBURN, MA 507,600 294,303 507,600 294,303 801,903 117,451 1985
27
BELMONT, MA 389,700 28,871 253,800 164,771 418,571 74,135 1985
HYDE PARK, MA 499,175 29,673 321,800 207,048 528,848 93,960 1985
EVERETT, MA 269,500 190,931 269,500 190,931 460,431 97,913 1985
PITTSFIELD, MA 281,200 51,100 183,100 149,200 332,300 83,328 1985
NORTH ATTLEBORO, MA 662,900 16,549 431,700 247,749 679,449 96,568 1985
WORCESTER, MA 497,642 67,806 321,800 243,648 565,448 131,814 1985
NEW BEDFORD, MA 522,300 18,274 340,100 200,474 540,574 79,645 1985
TAUNTON, MA 0 180,724 0 180,724 180,724 108,674 1989
FALL RIVER, MA 859,800 24,423 559,900 324,323 884,223 126,538 1985
WORCESTER, MA 385,600 21,339 251,100 155,839 406,939 67,778 1985
WEBSTER, MA 1,012,400 67,645 659,300 420,745 1,080,045 188,710 1985
CLINTON, MA 586,600 52,725 382,000 257,325 639,325 118,074 1985
FOXBOROUGH, MA 426,593 34,403 325,000 135,996 460,996 116,968 1990
CLINTON, MA 385,600 95,698 251,100 230,198 481,298 139,516 1985
HYANNIS, MA 650,800 42,552 423,800 269,552 693,352 122,912 1985
HOLYOKE, MA 329,500 38,345 214,600 153,245 367,845 74,932 1985
NEWTON, MA 691,000 42,832 450,000 283,832 733,832 118,726 1985
FALMOUTH, MA 519,382 43,841 458,461 104,762 563,223 101,967 1988
METHUEN, MA 490,200 16,282 319,200 187,282 506,482 76,937 1985
ROCKLAND, MA 578,600 185,285 376,800 387,085 763,885 198,454 1985
WILLIAMSTOWN, MA 221,000 54,948 143,900 132,048 275,948 72,796 1985
FAIRHAVEN, MA 725,500 48,828 470,900 303,428 774,328 136,439 1985
BELLINGHAM, MA 734,189 132,725 476,200 390,714 866,914 209,017 1985
NEW BEDFORD, MA 482,275 95,553 293,000 284,828 577,828 174,456 1985
SEEKONK, MA 1,072,700 29,112 698,500 403,312 1,101,812 155,173 1985
WALPOLE, MA 449,900 20,586 293,000 177,486 470,486 70,766 1985
NORTH ANDOVER, MA 393,700 220,132 256,400 357,432 613,832 188,073 1985
LOWELL, MA 360,949 83,674 200,949 243,674 444,623 242,904 1985
AUBURN, MA 175,048 30,890 125,048 80,890 205,938 80,293 1986
METHUEN, MA 147,330 188,059 50,731 284,658 335,389 219,693 1986
GEORGETOWN, MA 145,712 27,144 100,718 72,138 172,856 69,984 1986
IPSWICH, MA 138,918 46,831 95,718 90,031 185,749 84,787 1986
SALISBURY, MA 119,698 59,615 80,598 98,715 179,313 84,776 1986
BEVERLY, MA 275,000 150,741 175,000 250,741 425,741 196,531 1986
BILLERICA, MA 400,000 135,809 250,000 285,809 535,809 260,137 1986
HAVERHILL, MA 400,000 17,182 225,000 192,182 417,182 191,591 1986
CHATHAM, MA 275,000 197,302 175,000 297,302 472,302 216,334 1986
HARWICH, MA 225,000 12,044 150,000 87,044 237,044 83,217 1986
IPSWICH, MA 275,000 19,161 150,000 144,161 294,161 141,564 1986
LEOMINSTER, MA 200,000 49,592 100,000 149,592 249,592 146,100 1986
LOWELL, MA 375,000 175,969 250,000 300,969 550,969 222,922 1986
METHUEN, MA 300,000 50,861 150,000 200,861 350,861 197,980 1986
ORLEANS, MA 260,000 37,637 185,000 112,637 297,637 106,548 1986
PEABODY, MA 400,000 200,363 275,000 325,363 600,363 263,392 1986
QUINCY, MA 200,000 36,112 125,000 111,112 236,112 108,218 1986
REVERE, MA 250,000 193,854 150,000 293,854 443,854 230,024 1986
SALEM, MA 275,000 25,393 175,000 125,393 300,393 122,839 1986
TEWKSBURY, MA 125,000 90,338 75,000 140,338 215,338 126,276 1986
FALMOUTH, MA 150,000 322,942 75,000 397,942 472,942 277,523 1986
WEST YARMOUTH, MA 225,000 33,165 125,000 133,165 258,165 131,659 1986
WESTFORD, MA 275,000 196,493 175,000 296,493 471,493 219,311 1986
WOBURN, MA 350,000 45,681 200,000 195,681 395,681 192,071 1986
YARMOUTHPORT, MA 300,000 26,940 150,000 176,940 326,940 176,666 1986
BRIDGEWATER, MA 190,360 36,762 140,000 87,122 227,122 73,873 1987
STOUGHTON, MA 0 235,794 0 235,794 235,794 152,814 1990
WORCESTER, MA 476,102 174,233 309,466 340,869 650,335 133,353 1991
AUBURN, MA 369,306 27,792 240,049 157,049 397,098 41,858 1991
BARRE, MA 535,614 163,028 348,149 350,493 698,642 125,853 1991
WORCESTER, MA 275,866 11,674 179,313 108,227 287,540 25,630 1992
BROCKTON, MA 275,866 194,619 179,313 291,172 470,485 136,717 1991
CLINTON, MA 177,978 29,790 115,686 92,082 207,768 35,989 1992
WORCESTER, MA 167,745 275,852 167,745 275,852 443,597 126,933 1991
DUDLEY, MA 302,563 141,993 196,666 247,890 444,556 86,338 1991
FITCHBURG, MA 311,808 16,384 202,675 125,517 328,192 30,918 1991
FRANKLIN, MA 253,619 18,437 164,852 107,204 272,056 30,165 1988
WORCESTER, MA 342,608 11,101 222,695 131,014 353,709 27,356 1991
HYANNIS, MA 222,472 7,282 144,607 85,147 229,754 18,639 1991
LEOMINSTER, MA 195,776 177,454 127,254 245,976 373,230 122,053 1991
WORCESTER, MA 231,372 157,356 150,392 238,336 388,728 112,888 1991
NORTHBOROUGH, MA 404,900 18,353 263,185 160,068 423,253 35,982 1993
WEST BOYLSTON, MA 311,808 28,937 202,675 138,070 340,745 41,807 1991
WORCESTER, MA 186,877 33,510 121,470 98,917 220,387 39,137 1993
SOUTHBRIDGE, MA 0 172,279 0 172,279 172,279 114,471 1991
SOUTH YARMOUTH, MA 275,866 49,961 179,313 146,514 325,827 52,603 1991
28
STERLING, MA 476,102 165,998 309,466 332,634 642,100 123,430 1991
SUTTON, MA 714,159 187,355 464,203 437,311 901,514 157,212 1993
WORCESTER, MA 275,866 150,472 179,313 247,025 426,338 109,843 1991
FRAMINGHAM, MA 297,568 203,147 193,419 307,296 500,715 146,729 1992
UPTON, MA 428,498 24,611 278,524 174,585 453,109 45,299 1991
WESTBOROUGH, MA 311,808 205,994 202,675 315,127 517,802 147,162 1991
HARWICHPORT, MA 382,653 173,989 248,724 307,918 556,642 126,643 1991
WORCESTER, MA 547,283 205,733 355,734 397,282 753,016 155,674 1991
WORCESTER, MA 978,880 191,413 636,272 534,021 1,170,293 166,062 1991
FITCHBURG, MA 390,276 216,589 253,679 353,186 606,865 149,709 1992
WORCESTER, MA 146,832 140,589 95,441 191,980 287,421 95,203 1991
LEICESTER, MA 266,968 197,898 173,529 291,337 464,866 127,339 1991
NORTH GRAFTON, MA 244,720 35,136 159,068 120,788 279,856 42,406 1991
SOUTHBRIDGE, MA 249,169 62,205 161,960 149,414 311,374 72,023 1993
OXFORD, MA 293,664 9,098 190,882 111,880 302,762 23,493 1993
WORCESTER, MA 284,765 45,285 185,097 144,953 330,050 56,712 1991
ATHOL, MA 164,629 22,016 107,009 79,636 186,645 27,416 1991
FITCHBURG, MA 142,383 194,291 92,549 244,125 336,674 118,283 1992
WORCESTER, MA 271,417 183,331 176,421 278,327 454,748 128,216 1991
ORANGE, MA 476,102 4,015 309,466 170,651 480,117 28,453 1991
FRAMINGHAM, MA 400,449 22,280 260,294 162,435 422,729 40,326 1991
MILFORD, MA 0 262,436 0 262,436 262,436 149,998 1991
AUBURN, MA 0 167,147 0 167,147 167,147 89,919 1996
MANCHESTER, NH 249,100 22,857 162,200 109,757 271,957 47,070 1985
MANCHESTER, NH 261,100 36,404 170,000 127,504 297,504 57,838 1985
CONCORD, NH 233,400 68,292 151,700 149,992 301,692 90,451 1985
DERRY, NH* 417,988 16,295 157,988 276,295 434,283 275,033 1987
PLAISTOW, NH 300,406 117,924 244,694 173,636 418,330 158,610 1987
SOMERSWORTH, NH 180,800 60,497 117,700 123,597 241,297 61,126 1985
SALEM, NH 743,200 19,847 484,000 279,047 763,047 107,871 1985
LONDONDERRY, NH 703,100 31,092 457,900 276,292 734,192 115,013 1985
ROCHESTER, NH 972,200 12,775 633,100 351,875 984,975 130,957 1985
HAMPTON, NH 193,103 26,449 135,598 83,954 219,552 82,605 1986
MERRIMACK, NH 151,993 205,823 100,598 257,218 357,816 174,806 1986
NASHUA, NH 197,142 219,639 155,837 260,944 416,781 173,630 1986
PELHAM, NH 169,182 53,497 136,077 86,602 222,679 77,004 1986
PEMBROKE, NH 138,492 174,777 100,837 212,432 313,269 136,418 1986
ROCHESTER, NH 179,717 208,103 100,000 287,820 387,820 211,968 1986
ROCHESTER, NH 110,598 43,142 80,598 73,142 153,740 70,060 1986
SOMERSWORTH, NH 210,805 15,012 157,520 68,297 225,817 67,826 1986
EXETER, NH 113,285 149,265 65,000 197,550 262,550 177,759 1986
CANDIA, NH 130,000 184,004 80,000 234,004 314,004 225,293 1986
EPPING, NH 170,000 131,403 120,000 181,403 301,403 149,117 1986
EPSOM, NH 220,000 96,022 155,000 161,022 316,022 138,716 1986
EXETER, NH 160,000 44,343 105,000 99,343 204,343 78,654 1986
MILFORD, NH 190,000 41,689 115,000 116,689 231,689 110,058 1986
PORTSMOUTH, NH 235,000 20,257 150,000 105,257 255,257 104,688 1986
PORTSMOUTH, NH 225,000 228,704 125,000 328,704 453,704 236,709 1986
SALEM, NH 450,000 47,484 350,000 147,484 497,484 137,345 1986
SEABROOK, NH 199,780 19,102 124,780 94,102 218,882 93,598 1986
PELHAM, NH 0 234,915 0 234,915 234,915 111,821 1996
MCAFEE, NJ 670,900 15,711 436,900 249,711 686,611 96,376 1985
HAMBURG, NJ 598,600 22,121 389,800 230,921 620,721 94,723 1985
WEST MILFORD, NJ 502,200 31,918 327,000 207,118 534,118 94,093 1985
LIVINGSTON, NJ 871,800 30,003 567,700 334,103 901,803 135,298 1985
TRENTON, NJ 373,600 9,572 243,300 139,872 383,172 54,348 1985
WILLINGBORO, NJ 425,800 29,928 277,300 178,428 455,728 82,894 1985
BAYONNE, NJ 341,500 18,947 222,400 138,047 360,447 59,549 1985
CRANFORD, NJ 342,666 29,222 222,400 149,488 371,888 70,748 1985
TRENTON, NJ 466,100 13,987 303,500 176,587 480,087 70,737 1985
WALL TOWNSHIP, NJ 336,441 55,709 121,441 270,709 392,150 262,606 1986
UNION, NJ 490,200 41,361 319,200 212,361 531,561 96,255 1985
CRANBURY, NJ 606,700 31,467 395,100 243,067 638,167 104,921 1985
HILLSIDE, NJ 225,000 31,552 150,000 106,552 256,552 96,931 1987
SPOTSWOOD, NJ 466,675 69,036 303,500 232,211 535,711 125,706 1985
LONG BRANCH, NJ 514,300 22,951 334,900 202,351 537,251 86,938 1985
ELIZABETH, NJ 405,800 18,881 264,300 160,381 424,681 67,605 1985
BELLEVILLE, NJ 397,700 39,410 259,000 178,110 437,110 85,785 1985
NEPTUNE CITY, NJ 269,600 0 175,600 94,000 269,600 33,528 1985
BASKING RIDGE, NJ 362,172 32,960 200,000 195,132 395,132 109,996 1986
DEPTFORD, NJ 281,200 24,745 183,100 122,845 305,945 57,752 1985
CHERRY HILL, NJ 357,500 13,879 232,800 138,579 371,379 57,079 1985
SEWELL, NJ 551,912 48,485 355,712 244,685 600,397 110,422 1985
FLEMINGTON, NJ 546,742 17,494 346,342 217,894 564,236 85,667 1985
29
WILLIAMSTOWN, NJ 156,879 7,776 130,000 34,655 164,655 34,655 1988
BLACKWOOD, NJ 401,700 36,736 261,600 176,836 438,436 86,557 1985
TRENTON, NJ 684,650 33,275 444,800 273,125 717,925 117,855 1985
LODI, NJ 0 1,037,440 587,823 449,617 1,037,440 111,237 1988
EAST ORANGE, NJ 421,508 37,977 272,100 187,385 459,485 92,210 1985
FREEHOLD, NJ 240,642 0 240,642 240,642 152,629 1995
BELMAR, NJ 630,800 22,371 410,800 242,371 653,171 98,895 1985
MOORESTOWN, NJ 470,100 27,064 306,100 191,064 497,164 84,644 1985
SPRING LAKE, NJ 345,500 42,194 225,000 162,694 387,694 77,204 1985
HILLTOP, NJ 329,500 16,758 214,600 131,658 346,258 56,184 1985
CLIFTON, NJ 301,518 6,413 150,000 157,931 307,931 84,740 1987
SEWELL, NJ 405,800 12,338 264,300 153,838 418,138 61,563 1985
FRANKLIN TWP., NJ 683,000 30,257 444,800 268,457 713,257 114,170 1985
FLEMINGTON, NJ 708,160 33,072 460,500 280,732 741,232 113,992 1985
CLEMENTON, NJ 562,500 27,581 366,300 223,781 590,081 96,543 1985
BRADLEY BEACH, NJ 240,642 0 240,642 240,642 152,629 1995
ASBURY PARK, NJ 418,966 18,038 272,100 164,904 437,004 71,171 1985
MIDLAND PARK, NJ 201,012 4,080 150,000 55,092 205,092 43,006 1989
PATERSON, NJ 619,548 16,765 402,900 233,413 636,313 92,980 1985
FREEHOLD, NJ 450,300 7,822 293,200 164,922 458,122 62,607 1985
OCEAN CITY, NJ 843,700 113,162 549,400 407,462 956,862 215,766 1985
WHITING, NJ 447,199 3,519 167,090 283,628 450,718 282,401 1989
HILLSBOROUGH, NJ 237,122 7,729 100,000 144,851 244,851 56,638 1985
PRINCETON, NJ 703,100 40,615 457,900 285,815 743,715 126,104 1985
NEPTUNE, NJ 455,726 39,090 293,000 201,816 494,816 94,400 1985
NEWARK, NJ 3,086,592 164,432 2,005,800 1,245,224 3,251,024 549,801 1985
OAKHURST, NJ 225,608 46,405 100,608 171,405 272,013 166,628 1985
BELLEVILLE, NJ 215,468 38,163 149,237 104,394 253,631 102,175 1986
PINE HILL, NJ 190,568 39,918 115,568 114,918 230,486 110,328 1986
TUCKERTON, NJ 224,387 132,864 131,018 226,233 357,251 219,350 1987
WEST DEPTFORD, NJ 245,450 50,295 151,053 144,692 295,745 140,127 1987
ATCO, NJ 153,159 85,853 131,766 107,246 239,012 106,399 1987
SOMERVILLE, NJ 252,717 254,230 200,500 306,447 506,947 163,190 1987
CINNAMINSON, NJ 326,501 24,931 176,501 174,931 351,432 171,246 1987
RIDGEFIELD PARK, NJ 273,549 0 150,000 123,549 273,549 72,715 1997
BRICK, NJ 1,507,684 0 1,000,000 507,684 1,507,684 195,111 2000
LAKE HOPATCONG, NJ 1,305,034 0 800,000 505,034 1,305,034 238,824 2000
BERGENFIELD, NJ 381,590 36,271 300,000 117,861 417,861 112,283 1990
ORANGE, NJ 281,200 24,573 183,100 122,673 305,773 57,927 1985
BLOOMFIELD, NJ 695,000 21,021 452,600 263,421 716,021 107,478 1985
IRVINGTON, NJ 271,200 79,011 176,600 173,611 350,211 105,322 1985
UNION, NJ 441,900 36,198 287,800 190,298 478,098 190,298 1985
SCOTCH PLAINS, NJ 331,063 14,455 214,600 130,918 345,518 55,755 1985
NUTLEY, NJ 433,800 48,677 282,500 199,977 482,477 99,630 1985
PLAINFIELD, NJ 470,100 29,975 306,100 193,975 500,075 83,058 1985
MOUNTAINSIDE, NJ 664,100 31,620 431,700 264,020 695,720 108,956 1985
WATCHUNG, NJ 449,900 20,339 293,000 177,239 470,239 73,602 1985
GREEN VILLAGE, NJ 277,900 44,471 127,900 194,471 322,371 188,434 1985
IRVINGTON, NJ 409,700 54,841 266,800 197,741 464,541 105,289 1985
JERSEY CITY, NJ 438,000 51,856 285,200 204,656 489,856 101,176 1985
BLOOMFIELD, NJ 441,900 32,951 287,800 187,051 474,851 86,614 1985
DOVER, NJ 606,700 30,153 395,100 241,753 636,853 102,128 1985
PARLIN, NJ 441,900 29,075 287,800 183,175 470,975 82,875 1985
UNION CITY, NJ 799,500 3,440 520,600 282,340 802,940 102,915 1985
COLONIA, NJ 253,100 3,395 164,800 91,695 256,495 34,890 1985
NORTH BERGEN, NJ 629,527 81,006 409,527 301,006 710,533 152,604 1985
WAYNE, NJ 490,200 21,766 319,200 192,766 511,966 81,206 1985
HASBROUCK HEIGHTS, NJ 639,648 19,648 416,000 243,296 659,296 96,092 1985
COLONIA, NJ 952,200 74,451 620,100 406,551 1,026,651 185,448 1985
OLD BRIDGE, NJ 319,521 24,445 204,621 139,345 343,966 64,184 1985
RIDGEWOOD, NJ 703,100 36,959 457,900 282,159 740,059 118,413 1985
HAWTHORNE, NJ 245,100 10,967 159,600 96,467 256,067 41,463 1985
WAYNE, NJ 474,100 42,926 308,700 208,326 517,026 101,331 1985
WASHINGTON TOWNSHIP, NJ 912,000 21,261 593,900 339,361 933,261 132,200 1985
PARAMUS, NJ 381,700 42,394 248,600 175,494 424,094 88,984 1985
JERSEY CITY, NJ 401,700 43,808 261,600 183,908 445,508 92,902 1985
FORT LEE, NJ 1,245,500 39,408 811,100 473,808 1,284,908 190,569 1985
MONMOUTH BEACH, NJ 133,500 33,987 100,125 67,362 167,487 41,578 1985
AUDUBON, NJ 421,800 12,949 274,700 160,049 434,749 64,885 1985
TRENTON, NJ 337,500 69,461 219,800 187,161 406,961 110,986 1985
STRATFORD, NJ 215,597 0 215,597 215,597 175,817 1995
MAGNOLIA, NJ 329,500 26,488 214,600 141,388 355,988 67,302 1985
BEVERLY, NJ 470,100 24,003 306,100 188,003 494,103 79,301 1985
PISCATAWAY, NJ 269,200 28,232 175,300 122,132 297,432 59,736 1985
30
WEST ORANGE, NJ 799,500 34,733 520,600 313,633 834,233 133,804 1985
ROCKVILLE CENTRE, NY 350,325 315,779 201,400 464,704 666,104 311,552 1985
GLENDALE, NY 368,625 159,763 235,500 292,888 528,388 149,841 1985
BELLAIRE, NY 329,500 73,358 214,600 188,258 402,858 96,573 1985
BROOKLYN, NY 0 178,082 0 178,082 178,082 106,005 1987
BAYSIDE, NY 245,100 202,833 159,600 288,333 447,933 156,179 1985
YONKERS, NY 153,184 67,266 76,592 143,858 220,450 69,546 1987
DOBBS FERRY, NY 670,575 33,706 434,300 269,981 704,281 114,496 1985
NORTH MERRICK, NY 510,350 141,506 332,200 319,656 651,856 157,501 1985
GREAT NECK, NY 500,000 24,468 450,000 74,468 524,468 73,652 1985
GLEN HEAD, NY 462,468 45,355 300,900 206,923 507,823 102,051 1985
GARDEN CITY, NY 361,600 33,774 235,500 159,874 395,374 76,113 1985
HEWLETT, NY 490,200 85,618 319,200 256,618 575,818 103,418 1985
EAST HILLS, NY 241,613 21,070 241,613 21,070 262,683 19,605 1986
YONKERS, NY 111,300 80,000 65,000 126,300 191,300 106,675 1988
LEVITTOWN, NY 502,757 42,113 327,000 217,870 544,870 101,920 1985
LEVITTOWN, NY 546,400 113,057 355,800 303,657 659,457 139,424 1985
ST. ALBANS, NY 329,500 87,250 214,600 202,150 416,750 112,714 1985
RIDGEWOOD, NY 278,372 38,578 277,606 39,344 316,950 18,800 1986
BROOKLYN, NY 626,700 282,677 408,100 501,277 909,377 281,098 1985
BROOKLYN, NY 476,816 272,765 306,100 443,481 749,581 241,283 1985
SYOSSET, NY 139,686 37,407 65,982 111,111 177,093 105,251 1986
SEAFORD, NY 325,400 83,257 211,900 196,757 408,657 81,711 1985
BAYSIDE, NY 470,100 246,576 306,100 410,576 716,676 205,310 1985
BAY SHORE, NY 188,900 26,286 123,000 92,186 215,186 46,989 1985
ELMONT, NY 360,056 90,633 224,156 226,533 450,689 95,923 1985
WHITE PLAINS, NY 258,600 60,120 164,800 153,920 318,720 82,792 1985
SCARSDALE, NY 257,100 102,632 167,400 192,332 359,732 110,647 1985
EASTCHESTER, NY 614,700 34,500 400,300 248,900 649,200 108,468 1985
NEW ROCHELLE, NY 337,500 51,741 219,800 169,441 389,241 82,981 1985
BROOKLYN, NY 421,800 270,436 274,700 417,536 692,236 228,440 1985
COMMACK, NY 321,400 25,659 209,300 137,759 347,059 64,171 1985
SAG HARBOR, NY 703,600 36,012 458,200 281,412 739,612 123,286 1985
EAST HAMPTON, NY 659,127 39,313 427,827 270,613 698,440 115,011 1985
MASTIC, NY 313,400 110,180 204,100 219,480 423,580 149,165 1985
BRONX, NY 390,200 329,357 251,100 468,457 719,557 247,390 1985
YONKERS, NY 1,020,400 61,875 664,500 417,775 1,082,275 180,859 1985
GLENVILLE, NY 343,723 98,299 219,800 222,222 442,022 129,557 1985
YONKERS, NY 202,826 42,877 144,000 101,703 245,703 74,573 1986
MINEOLA, NY 341,500 34,411 222,400 153,511 375,911 74,758 1985
NEW YORK, NY 0 164,351 0 164,351 164,351 104,542 1989
ALBANY, NY 404,888 104,378 261,600 247,666 509,266 151,540 1985
LONG ISLAND CITY, NY 1,646,307 259,443 1,071,500 834,250 1,905,750 459,092 1985
ALBANY, NY 142,312 36,831 91,600 87,543 179,143 54,811 1985
RENSSELAER, NY 1,653,500 514,444 1,076,800 1,091,144 2,167,944 720,135 1985
RENSSELAER, NY 683,781 0 286,504 397,277 683,781 44,561 2004
PORT JEFFERSON, NY 400,725 63,743 259,000 205,468 464,468 111,525 1985
SALT POINT, NY 0 554,243 301,775 252,468 554,243 73,070 1987
ROTTERDAM, NY 140,600 100,399 91,600 149,399 240,999 105,404 1985
OSSINING, NY 231,100 44,049 149,200 125,949 275,149 67,083 1985
ELLENVILLE, NY 233,000 53,690 151,700 134,990 286,690 76,604 1985
CHATHAM, NY 349,133 131,805 225,000 255,938 480,938 160,832 1985
HYDE PARK, NY 253,100 12,015 164,800 100,315 265,115 42,790 1985
SHRUB OAK, NY 1,060,700 81,807 690,700 451,807 1,142,507 202,953 1985
NEW YORK, NY 0 229,435 0 229,435 229,435 165,095 1985
BROOKLYN, NY 237,100 125,067 154,400 207,767 362,167 104,151 1985
STATEN ISLAND, NY 301,300 288,603 196,200 393,703 589,903 222,202 1985
STATEN ISLAND, NY 357,904 39,588 230,300 167,192 397,492 84,227 1985
STATEN ISLAND, NY 349,500 176,590 227,600 298,490 526,090 160,195 1985
BRONX, NY 93,817 120,396 67,200 147,013 214,213 111,717 1985
BRONX, NY 104,130 360,410 90,000 374,540 464,540 267,526 1985
OZONE PARK, NY 0 193,968 0 193,968 193,968 109,060 1986
MT. VERNON, NY 117,440 37,529 72,440 82,529 154,969 78,081 1985
PELHAM MANOR, NY 136,791 78,987 75,000 140,778 215,778 131,331 1985
EAST MEADOW, NY 425,000 86,005 325,000 186,005 511,005 129,764 1986
STATEN ISLAND, NY 389,700 88,922 253,800 224,822 478,622 130,851 1985
MERRICK, NY 477,498 77,925 240,764 314,659 555,423 115,201 1987
MASSAPEQUA, NY 333,400 53,696 217,100 169,996 387,096 92,976 1985
TROY, NY 225,000 60,569 146,500 139,069 285,569 75,190 1985
BALDWIN, NY 290,923 5,007 151,280 144,650 295,930 43,391 1986
NEW YORK, NY 0 605,891 0 605,891 605,891 356,538 1986
MIDDLETOWN, NY 751,200 166,411 489,200 428,411 917,611 185,653 1985
OCEANSIDE, NY 313,400 88,863 204,100 198,163 402,263 83,096 1985
WANTAGH, NY 261,814 85,758 175,000 172,572 347,572 108,736 1985
31
NORTHPORT, NY 241,100 33,036 157,000 117,136 274,136 61,896 1985
BALLSTON, NY 160,000 134,021 110,000 184,021 294,021 179,668 1986
BALLSTON SPA, NY 210,000 105,073 100,000 215,073 315,073 208,249 1986
COLONIE, NY 245,150 28,322 120,150 153,322 273,472 148,166 1986
DELMAR, NY 150,000 42,478 70,000 122,478 192,478 116,544 1986
ELLENVILLE, NY 170,000 72,869 70,000 172,869 242,869 154,053 1986
FORT EDWARD, NY 225,000 65,739 150,000 140,739 290,739 135,102 1986
FT. PLAIN, NY 122,008 43,370 72,008 93,370 165,378 78,953 1986
QUEENSBURY, NY 225,000 105,592 165,000 165,592 330,592 158,231 1986
GLOVERSVILLE, NY 200,000 52,696 100,000 152,696 252,696 147,137 1986
HALFMOON, NY 415,000 205,598 228,100 392,498 620,598 372,534 1986
HANCOCK, NY 100,000 109,470 50,000 159,470 209,470 151,051 1986
HYDE PARK, NY 300,000 59,198 175,000 184,198 359,198 172,474 1986
LATHAM, NY 275,000 68,160 150,000 193,160 343,160 180,337 1986
MALTA, NY 190,000 91,726 65,000 216,726 281,726 205,687 1986
MELROSE, NY 105,000 69,624 55,000 119,624 174,624 108,252 1986
MILLERTON, NY 175,000 123,063 100,000 198,063 298,063 176,236 1986
NEW WINDSOR, NY 150,000 94,791 75,000 169,791 244,791 147,508 1986
NISKAYUNA, NY 425,000 35,421 275,000 185,421 460,421 177,707 1986
PLEASANT VALLEY, NY 398,497 115,129 240,000 273,626 513,626 194,806 1986
POUGHKEEPSIE, NY 250,000 82,485 150,000 182,485 332,485 162,997 1986
POUGHKEEPSIE, NY 175,000 0 175,000 0 175,000 0 1986
QUEENSBURY, NY 230,000 65,245 155,000 140,245 295,245 127,526 1986
ROTTERDAM, NY 132,287 166,077 298,364 298,364 220,878 1995
SCHENECTADY, NY 225,000 298,103 150,000 373,103 523,103 362,020 1986
S. GLENS FALLS, NY 325,000 58,892 225,000 158,892 383,892 158,892 1986
TROY, NY 175,000 65,690 75,000 165,690 240,690 150,572 1986
HUDSON FALLS, NY 190,000 55,750 65,000 180,750 245,750 168,689 1986
ALBANY, NY 206,620 87,949 81,620 212,949 294,569 203,716 1986
NEWBURGH, NY 430,766 25,850 150,000 306,616 456,616 294,232 1989
JERICHO, NY 0 358,373 0 358,373 358,373 191,379 1998
CATSKILL, NY 321,446 0 125,000 196,446 321,446 26,514 2004
CATSKILL, NY 305,285 99,076 203,523 200,838 404,361 200,838 1989
GREENVILLE, NY 77,153 105,325 77,152 105,326 182,478 96,799 1989
QUARRYVILLE, NY 35,917 168,199 35,916 168,200 204,116 157,852 1988
MENANDS, NY 150,580 60,563 49,999 161,144 211,143 143,071 1988
BREWSTER, NY 302,564 44,393 142,564 204,393 346,957 198,261 1988
VALATIE, NY 165,590 394,981 90,829 469,742 560,571 384,981 1989
CAIRO, NY 191,928 142,895 46,650 288,173 334,823 276,294 1988
RED HOOK, NY 0 226,787 0 226,787 226,787 216,946 1991
WEST TAGHKANIC, NY 202,750 117,540 121,650 198,640 320,290 127,310 1986
RAVENA, NY 0 199,900 0 199,900 199,900 189,341 1991
SAYVILLE, NY 528,225 0 300,000 228,225 528,225 76,836 1998
WANTAGH, NY 640,680 0 370,200 270,480 640,680 91,059 1998
CENTRAL ISLIP, NY 572,244 0 357,500 214,744 572,244 72,187 1998
FLUSHING, NY 516,110 0 320,125 195,985 516,110 65,811 1998
NORTH LINDENHURST, NY 341,530 0 192,000 149,530 341,530 50,256 1998
WYANDANCH, NY 453,131 0 279,500 173,631 453,131 58,307 1998
NEW ROCHELLE, NY 415,180 0 251,875 163,305 415,180 54,648 1998
FLORAL PARK, NY 616,700 0 356,400 260,300 616,700 87,504 1998
RIVERHEAD, NY 723,346 0 431,700 291,646 723,346 98,042 1998
AMHERST, NY 223,009 0 173,451 49,558 223,009 23,518 2000
BUFFALO, NY 312,426 0 150,888 161,538 312,426 57,798 2000
KENMORE, NY 160,000 0 110,000 50,000 160,000 14,833 2000
GRAND ISLAND, NY 350,849 0 247,348 103,501 350,849 43,914 2000
HAMBURG, NY 294,031 0 163,906 130,125 294,031 38,603 2000
LACKAWANNA, NY 250,030 0 129,870 120,160 250,030 44,538 2000
LEWISTON, NY 205,000 0 125,000 80,000 205,000 23,733 2000
TONAWANDA, NY 189,296 0 147,122 42,174 189,296 12,512 2000
TONAWANDA, NY 304,762 11,493 211,337 104,918 316,255 31,127 2000
WEST SENECA, NY 257,142 0 184,385 72,757 257,142 21,589 2000
WILLIAMSVILLE, NY 211,972 0 176,643 35,329 211,972 10,480 2000
ALFRED STATION, NY 714,108 0 414,108 300,000 714,108 10,000 2006
AVOCA, NY 935,543 0 634,543 301,000 935,543 10,000 2006
BATAVIA, NY 684,279 0 364,279 320,000 684,279 10,667 2006
BYRON, NY 969,117 0 669,117 300,000 969,117 10,000 2006
CASTILE, NY 307,196 0 132,196 175,000 307,196 5,833 2006
CHURCHVILLE, NY 1,011,381 0 601,381 410,000 1,011,381 13,667 2006
EAST PEMBROKE, NY 787,465 0 537,465 250,000 787,465 8,333 2006
FRIENDSHIP, NY 392,517 0 42,517 350,000 392,517 11,667 2006
NAPLES, NY 1,257,487 0 827,487 430,000 1,257,487 14,333 2006
ROCHESTER, NY 559,049 0 159,049 400,000 559,049 13,333 2006
PERRY, NY 1,443,847 0 1,043,847 400,000 1,443,847 13,333 2006
PRATTSBURG, NY 553,136 0 303,136 250,000 553,136 8,333 2006
32
SAVONA, NY 1,314,135 0 964,136 349,999 1,314,135 11,667 2006
WARSAW, NY 990,259 0 690,259 300,000 990,259 10,000 2006
WELLSVILLE, NY 247,281 0 0 247,281 247,281 8,243 2006
ROCHESTER, NY 823,031 0 273,031 550,000 823,031 18,510 2006
PHILADELPHIA, PA 687,000 25,017 447,400 264,617 712,017 107,255 1985
PHILADELPHIA, PA 237,100 205,495 154,400 288,195 442,595 153,239 1985
ALLENTOWN, PA 357,500 76,385 232,800 201,085 433,885 93,428 1985
NORRISTOWN, PA 241,300 78,419 157,100 162,619 319,719 75,872 1985
BRYN MAWR, PA 221,000 59,832 143,900 136,932 280,832 80,861 1985
CONSHOHOCKEN, PA 261,100 77,885 170,000 168,985 338,985 98,531 1985
PHILADELPHIA, PA 281,200 34,285 183,100 132,385 315,485 66,681 1985
HUNTINGDON VALLEY, PA 421,800 36,439 274,700 183,539 458,239 86,193 1985
FEASTERVILLE, PA 510,200 160,144 332,200 338,144 670,344 192,755 1985
PHILADELPHIA, PA 285,200 65,498 185,700 164,998 350,698 91,830 1985
PHILADELPHIA, PA 289,300 50,010 188,400 150,910 339,310 82,517 1985
PHILADELPHIA, PA 405,800 221,269 264,300 362,769 627,069 218,927 1985
PHILADELPHIA, PA 417,800 210,406 272,100 356,106 628,206 174,418 1985
PHILADELPHIA, PA 369,600 276,720 240,700 405,620 646,320 236,507 1985
HATBORO, PA 285,200 61,979 185,700 161,479 347,179 94,369 1985
HAVERTOWN, PA 402,000 22,660 253,800 170,860 424,660 83,302 1985
MEDIA, PA 326,195 24,082 191,000 159,277 350,277 92,661 1985
PHILADELPHIA, PA 389,700 28,006 253,800 163,906 417,706 75,407 1985
MILMONT PARK, PA 343,093 32,840 222,400 153,533 375,933 75,677 1985
PHILADELPHIA, PA 341,500 224,647 222,400 343,747 566,147 182,709 1985
ALDAN, PA 281,200 45,539 183,100 143,639 326,739 73,869 1985
BRISTOL, PA 430,500 82,981 280,000 233,481 513,481 129,473 1985
TREVOSE, PA 215,214 16,382 150,000 81,596 231,596 63,021 1987
HAVERTOWN, PA 265,200 24,500 172,700 117,000 289,700 53,517 1985
ABINGTON, PA 309,300 43,696 201,400 151,596 352,996 77,571 1985
HATBORO, PA 289,300 61,371 188,400 162,271 350,671 91,511 1985
CLIFTON HGTS., PA 428,201 63,403 256,400 235,204 491,604 142,929 1985
ALDAN, PA 433,800 21,152 282,500 172,452 454,952 72,898 1985
SHARON HILL, PA 411,057 39,574 266,800 183,831 450,631 90,408 1985
MEDIA, PA 474,100 5,055 308,700 170,455 479,155 64,049 1985
ROSLYN, PA 349,500 173,661 227,600 295,561 523,161 201,002 1985
CLIFTON HGTS, PA 213,000 46,824 138,700 121,124 259,824 67,944 1985
PHILADELPHIA, PA 369,600 273,642 240,700 402,542 643,242 261,518 1985
MORRISVILLE, PA 377,600 33,522 245,900 165,222 411,122 78,761 1985
PHILADELPHIA, PA 302,999 220,313 181,497 341,815 523,312 262,548 1985
PHOENIXVILLE, PA 413,800 17,561 269,500 161,861 431,361 68,230 1985
LANGHORNE, PA 122,202 69,328 50,000 141,530 191,530 90,507 1987
POTTSTOWN, PA 430,000 48,854 280,000 198,854 478,854 100,483 1985
BOYERTOWN, PA 233,000 5,373 151,700 86,673 238,373 34,371 1985
QUAKERTOWN, PA 379,111 89,812 243,300 225,623 468,923 128,501 1985
SOUDERTON, PA 381,700 172,170 248,600 305,270 553,870 168,817 1985
LANSDALE, PA 243,844 200,458 243,844 200,458 444,302 104,635 1985
CHALFONT, PA 296,500 12,019 193,100 115,419 308,519 48,899 1985
FURLONG, PA 175,300 151,150 175,300 151,150 326,450 88,749 1985
DOYLESTOWN, PA 405,800 32,659 264,300 174,159 438,459 81,164 1985
PENNDEL, PA 137,429 31,015 90,000 78,444 168,444 64,109 1988
WEST CHESTER, PA 421,800 21,935 274,700 169,035 443,735 73,609 1985
NORRISTOWN, PA 175,300 120,786 175,300 120,786 296,086 58,471 1985
TRAPPE, PA 377,600 44,509 245,900 176,209 422,109 90,466 1985
GETTYSBURG, PA 157,602 28,530 67,602 118,530 186,132 117,483 1986
PARADISE, PA 132,295 151,188 102,295 181,188 283,483 122,854 1986
LINWOOD, PA 171,518 22,371 102,968 90,921 193,889 87,912 1987
YORK, PA 0 401,771 152,470 249,301 401,771 25,761 1987
READING, PA 750,000 49,125 0 799,125 799,125 784,263 1989
ELKINS PARK, PA 275,171 17,524 200,000 92,695 292,695 90,092 1990
NEW OXFORD, PA 1,044,707 13,500 18,687 1,039,520 1,058,207 663,851 1996
HANOVER, PA 108,435 417,763 108,435 417,763 526,198 409,334 1958
GLEN ROCK, PA 20,442 166,633 20,442 166,633 187,075 137,338 1961
BOILING SPRINGS, PA 14,792 167,641 14,792 167,641 182,433 142,973 1961
NORTH KINGSTOWN, RI 211,835 25,971 89,135 148,671 237,806 145,434 1985
MIDDLETOWN, RI 306,710 16,364 176,710 146,364 323,074 144,777 1987
WARWICK, RI 376,563 39,933 205,889 210,607 416,496 207,271 1989
PROVIDENCE, RI 231,372 191,647 150,392 272,627 423,019 111,186 1991
EAST PROVIDENCE, RI 2,297,435 568,241 1,495,700 1,369,976 2,865,676 516,433 1985
ASHAWAY, RI 618,609 0 402,096 216,513 618,609 18,766 2004
EAST PROVIDENCE, RI 309,950 49,546 202,050 157,446 359,496 82,636 1985
PAWTUCKET, RI 212,775 161,188 118,860 255,103 373,963 197,944 1986
WARWICK, RI 434,752 24,730 266,800 192,682 459,482 100,236 1985
CRANSTON, RI 466,100 12,576 303,500 175,176 478,676 69,710 1985
PAWTUCKET, RI 237,100 2,990 154,400 85,690 240,090 32,487 1985
33
BARRINGTON, RI 490,200 213,866 319,200 384,866 704,066 231,313 1985
WARWICK, RI 253,100 34,400 164,800 122,700 287,500 61,316 1985
N. PROVIDENCE, RI 542,400 61,717 353,200 250,917 604,117 127,634 1985
EAST PROVIDENCE, RI 486,675 13,947 316,600 184,022 500,622 73,302 1985
WAKEFIELD, RI 413,800 39,616 269,500 183,916 453,416 79,419 1985
READING, PA 34,620 121,446 10,433 145,633 156,066 113,855 1990
EPHRATA, PA 183,477 96,937 136,809 143,605 280,414 111,513 1990
DAUPHIN, PA 156,076 6,025 134,167 27,934 162,101 27,934 1990
DOUGLASSVILLE, PA 178,488 23,321 154,738 47,071 201,809 43,190 1990
YORK, PA 170,304 390 134,946 35,748 170,694 35,748 1990
GETTYSBURG, PA 170,642 7,230 134,111 43,761 177,872 40,803 1990
POTTSVILLE, PA 162,402 82,769 43,471 201,700 245,171 179,331 1990
POTTSVILLE, PA 451,360 19,361 147,740 322,981 470,721 313,661 1990
LANCASTER, PA 208,677 24,347 78,254 154,770 233,024 154,770 1989
BETHLEHEM, PA 208,677 42,927 130,423 121,181 251,604 117,042 1989
EASTON, PA 113,086 199,385 0 312,471 312,471 250,358 1989
BETHLEHEM, PA 115,636 97,776 0 213,412 213,412 185,667 1989
LANCASTER, PA 642,000 17,993 300,000 359,993 659,993 359,993 1989
HAMBURG, PA 219,280 75,745 130,423 164,602 295,025 148,477 1989
READING, PA 182,592 82,812 104,338 161,066 265,404 137,667 1989
MOUNTVILLE, PA 195,635 19,506 78,254 136,887 215,141 136,887 1989
EBENEZER, PA 147,058 88,474 68,804 166,728 235,532 133,923 1989
BETHLEHEM, PA 130,423 88,995 52,169 167,249 219,418 134,579 1989
INTERCOURSE, PA 311,503 81,287 157,801 234,989 392,790 83,570 1989
REINHOLDS, PA 176,520 83,686 82,017 178,189 260,206 139,588 1989
COLUMBIA, PA 225,906 13,206 75,000 164,112 239,112 124,981 1989
OXFORD, PA 191,449 118,321 65,212 244,558 309,770 203,604 1989
POTTSTOWN, PA 166,236 16,010 71,631 110,615 182,246 85,816 1989
EPHRATA, PA 208,604 52,826 30,000 231,430 261,430 149,467 1989
ROBESONIA, PA 225,913 102,802 70,000 258,715 328,715 201,486 1989
KENHORST, PA 143,466 94,592 65,212 172,846 238,058 143,127 1989
NEFFSVILLE, PA 234,761 45,637 91,296 189,102 280,398 182,880 1989
LEOLA, PA 262,890 102,007 131,189 233,708 364,897 85,525 1989
EPHRATA, PA 187,843 9,400 65,212 132,031 197,243 130,848 1989
SHREWSBURY, PA 132,993 126,898 52,832 207,059 259,891 162,078 1989
RED LION, PA 221,719 29,788 52,169 199,338 251,507 196,611 1989
READING, PA 129,284 137,863 65,352 201,795 267,147 147,328 1989
ROTHSVILLE, PA 169,550 25,188 52,169 142,569 194,738 142,569 1989
HANOVER, PA 231,028 13,252 70,000 174,280 244,280 141,573 1989
LANCASTER, PA 156,507 19,215 52,169 123,553 175,722 123,553 1989
HARRISBURG, PA 399,016 347,590 198,740 547,866 746,606 312,196 1989
ADAMSTOWN, PA 213,424 108,844 100,000 222,268 322,268 146,855 1989
LANCASTER, PA 308,964 83,443 104,338 288,069 392,407 262,132 1989
NEW HOLLAND, PA 313,015 106,839 143,465 276,389 419,854 241,080 1989
CHRISTIANA, PA 182,593 11,178 65,212 128,559 193,771 128,559 1989
WYOMISSING HILLS, PA 319,320 113,176 76,074 356,422 432,496 320,658 1989
LAURELDALE, PA 262,079 15,550 86,941 190,688 277,629 186,234 1989
REIFFTON, PA 338,250 5,295 43,470 300,075 343,545 300,075 1989
W.READING, PA 790,432 68,726 387,641 471,517 859,158 453,087 1989
ARENDTSVILLE, PA 173,759 101,020 32,603 242,176 274,779 210,970 1989
MOHNTON, PA 317,228 56,374 66,425 307,177 373,602 285,707 1989
MCCONNELLSBURG, PA 155,367 145,616 69,915 231,068 300,983 111,307 1989
BLACKSBURG, VA 23,644 206,308 0 229,952 229,952 138,338 1990
ROANOKE, VA 91,281 206,221 0 297,502 297,502 204,605 1990
STANLEYTOWN, VA 29,750 130,167 0 159,917 159,917 108,304 1990
ROANOKE, VA 30,000 142,340 0 172,340 172,340 124,732 1990
RICHMOND, VA 120,818 167,895 0 288,713 288,713 220,945 1990
DALEVILLE, VA 36,123 122,998 0 159,121 159,121 111,082 1990
CHESAPEAKE, VA* 1,184,759 25,382 604,983 605,158 1,210,141 85,292 1990
PORTSMOUTH, VA 562,255 17,106 221,610 357,751 579,361 351,599 1990
NORFOLK, VA 534,910 6,050 310,630 230,330 540,960 230,330 1990
CHESAPEAKE, VA 883,685 26,247 325,508 584,424 909,932 576,242 1990
ASHLAND, VA 839,997 0 839,997 0 839,997 0 2005
FARMVILLE, VA 1,226,505 0 621,505 605,000 1,226,505 42,350 2005
FREDERICKSBURG, VA 1,279,280 0 469,280 810,000 1,279,280 56,700 2005
FREDERICKSBURG, VA 1,715,914 0 995,914 720,000 1,715,914 50,400 2005
FREDERICKSBURG, VA 1,289,425 0 798,444 490,981 1,289,425 51,630 2005
FREDERICKSBURG, VA 3,623,228 0 2,828,228 795,000 3,623,228 55,650 2005
GLEN ALLEN, VA 1,036,585 0 411,585 625,000 1,036,585 43,750 2005
GLEN ALLEN, VA 1,077,402 0 322,402 755,000 1,077,402 52,850 2005
KING GEORGE, VA 293,638 0 293,638 0 293,638 0 2005
KING WILLIAM, VA 1,687,540 0 1,067,540 620,000 1,687,540 43,400 2005
MECHANICSVILLE, VA 1,124,769 0 504,769 620,000 1,124,769 43,400 2005
MECHANICSVILLE, VA 902,892 0 272,892 630,000 902,892 44,100 2005
34
MECHANICSVILLE, VA 1,476,043 0 876,043 600,000 1,476,043 42,000 2005
MECHANICSVILLE, VA 957,418 0 324,158 633,260 957,418 72,099 2005
MECHANICSVILLE, VA 193,088 0 193,088 0 193,088 0 2005
MECHANICSVILLE, VA 1,677,065 0 1,157,065 520,000 1,677,065 36,400 2005
MECHANICSVILLE, VA 1,042,870 0 222,870 820,000 1,042,870 57,400 2005
MONTPELIER, VA 2,480,686 0 1,725,686 755,000 2,480,686 52,850 2005
PETERSBURG, VA 1,441,374 0 816,374 625,000 1,441,374 43,750 2005
RICHMOND, VA 1,131,878 0 546,878 585,000 1,131,878 40,950 2005
RUTHER GLEN, VA 466,341 0 31,341 435,000 466,341 30,450 2005
SANDSTON, VA 721,651 0 101,651 620,000 721,651 43,400 2005
SPOTSYLVANIA, VA 1,290,239 0 490,239 800,000 1,290,239 56,000 2005
CHESAPEAKE, VA 1,026,115 7,149 407,026 626,238 1,033,264 624,064 1990
BENNINGTON, VT 309,300 154,480 201,400 262,380 463,780 123,319 1985
JACKSONVILLE, FL 559,514 0 296,434 263,080 559,514 78,045 2000
JACKSONVILLE, FL 485,514 0 388,434 97,080 485,514 28,798 2000
JACKSONVILLE, FL 196,764 0 114,434 82,330 196,764 24,423 2000
JACKSONVILLE, FL 201,477 0 117,907 83,570 201,477 24,793 2000
JACKSONVILLE, FL 545,314 0 256,434 288,880 545,314 85,699 2000
ORLANDO, FL 867,515 0 401,435 466,080 867,515 138,268 2000
MISCELLANEOUS INVESTMENTS 6,792,181 12,252,325 3,668,780 15,375,726 19,044,506 13,685,540
------------ ----------- ------------ ------------ ------------ ------------
$300,889,237 $82,668,763 $180,409,000 $203,149,000 $383,558,000 $116,089,000
============ =========== ============ ============ ============ ============
----------
(1) Initial cost of leasehold or acquisition investment to company represents
the aggregate of the cost incurred during the year in which the company
purchased the property for owned properties or purchased a leasehold
interest in leased properties. Cost capitalized subsequent to initial
investment also includes investments made in previously leased properties
prior to their acquisition.
(2) The aggregate cost for federal income tax purposes was approximately
$287,467,000 at December 31, 2006.
35
EXHIBIT INDEX
GETTY REALTY CORP.
Annual Report on Form 10-K
for the year ended December 31, 2006
EXHIBIT NO. DESCRIPTION
----------- -----------
2.1 Agreement and Plan of Reorganization and Merger, dated as Filed as Exhibit 2.1 to Company's Registration Statement
of December 16, 1997 (the "Merger Agreement") by and among on Form S-4, filed on January 12, 1998 (File No.
Getty Realty Corp., Power Test Investors Limited 333-44065), included as Appendix A To the Joint Proxy
Partnership and CLS General Partnership Corp. Statement/Prospectus that is a part thereof, and
incorporated herein by reference.
3.1 Articles of Incorporation of Getty Realty Holding Corp. Filed as Exhibit 3.1 to Company's Registration Statement
("Holdings"), now known as Getty Realty Corp., filed on Form S-4, filed on January 12, 1998 (File No.
December 23, 1997. 333-44065), included as Appendix D. to the Joint
Proxy/Prospectus that is a part thereof, and
incorporated herein by reference.
3.2 Articles Supplementary to Articles of Incorporation of Filed as Exhibit 3.2 to Company's Annual Report on Form
Holdings, filed January 21, 1998. 10-K for the fiscal year ended January 31, 1998 (File
No. 001-13777) and incorporated herein by reference.
3.3 By-Laws of Getty Realty Corp. Filed as Exhibit 3.3 to Company's Annual Report on Form
10-K for the year ended December 31, 2002 (File No.
001-13777) and incorporated herein by reference.
3.4 Articles of Amendment of Holdings, changing its name to Filed as Exhibit 3.4 to Company's Annual Report on Form
Getty Realty Corp., filed January 30, 1998. 10-K for the fiscal year ended January 31, 1998 (File
No. 001-13777) and incorporated herein by reference.
3.5 Amendment to Articles of Incorporation of Holdings, filed Filed as Exhibit 99.2 to Company's Current Report on
August 1, 2001. Form 8-K dated August 1, 2001 (File No. 001-13777) and
incorporated herein by reference.
4.1 Dividend Reinvestment/Stock Purchase Plan. Filed under the heading "Description of Plan" on pages 4
through 17 to Company's Registration Statement on Form
S-3D, filed on April 22, 2004 (File No.333-114730) and
incorporated herein by reference.
10.1* Retirement and Profit Sharing Plan (amended and restated as Filed as Exhibit 10.2(b) to Company's Annual Report on
of September 19, 1996), adopted by the Company on December Form 10-K for the fiscal year ended January 31, 1997.
16, 1997. (File No. 1-8059) and incorporated herein by reference.
10.1(a)* Retirement and Profit Sharing (amended and restated as of Filed as Exhibit 10.1(a) to Company's Annual Report on
January 1, 2002), adopted by the Company on September 3, Form 10-K for the year ended December 31, 2002 (File No.
2002. 001-13777) and incorporated herein by reference.
10.2* 1998 Stock Option Plan, effective as of January 30, 1998. Filed as Exhibit 10.1 to Company's Registration
Statement on Form S-4, filed on January 12, 1998 (File
No. 333-44065), included as Appendix H to the Joint
Proxy Statement/Prospectus that is a part thereof, and
incorporated herein by reference.
10.3 Asset Purchase Agreement among Power Test Corp. (now known Filed as Exhibit 2(a) to the Current Report on Form 8-K
as Getty Properties Corp.), Texaco Inc., Getty Oil Company of Power Test Corp., filed February 19, 1985 (File No.
and Getty Refining and Marketing Company, dated as of 1-8059) and incorporated herein by reference.
December 21, 1984.
10.4 Trademark License Agreement among Power Test Corp., Texaco Filed as Exhibit 2(b) to the Current Report on Form 8-K
Inc., Getty Oil Company and Getty Refining and Marketing of Power Test Corp., filed February 19, 1985 (File No.
Company, dated as of February 1, 1985. 1-8059) and incorporated herein by reference.
36
10.5* Form of Indemnification Agreement between the Company and Filed as Exhibit 10.15 to Company's Annual Report on
its directors. Form 10-K for the fiscal year ended January 31, 1998
(File No. 001-13777) and incorporated herein by
reference.
10.6* Supplemental Retirement Plan for Executives of the Company Filed as Exhibit 10.22 to the Annual Report on Form 10-K
(then known as Getty Petroleum Corp.) and Participating for the fiscal year ended January 31, 1990 (File No.
Subsidiaries (adopted by the Company on December 16, 1997). 1-8059) of Getty Petroleum Corp. and incorporated herein
by reference.
10.7* Form of Agreement dated December 9, 1994 between Getty Filed as Exhibit 10.23 to the Annual Report on Form 10-K
Petroleum Corp. and its non-director officers and certain for the fiscal year ended January 31, 1995 (File No.
key employees regarding compensation upon change in control. 1-8059) of Getty Petroleum Corp. and incorporated herein
by reference.
10.8* Form of Agreement dated as of March 7, 1996 amending Filed as Exhibit 10.27 to the Annual Report on Form 10-K
Agreement dated as of December 9, 1994 between Getty for the fiscal year ended January 31, 1996 (File No.
Petroleum Corp. (now known as Getty Properties Corp.) and 1-8059) of Getty Petroleum Corp. and incorporated herein
its non-director officers and certain key employees by reference.
regarding compensation upon change in control (See Exhibit
10.11).
10.9* Form of letter from Getty Petroleum Corp. dated April 8, Filed as Exhibit 10.19 to Company's Annual Report on
1997, confirming that a change of control event had Form 10-K for the fiscal year ended January 31, 1998
occurred pursuant to the change of control agreements. (See (File No. 001-13777) and incorporated herein by
Exhibits 10.7 and 10.8). reference.
10.10* Form of Agreement dated March 9, 1998, from the Company to Filed as Exhibit 10.20 to Company's Annual Report on
certain officers and key employees, adopting the prior Form 10-K for the fiscal year ended January 31, 1998
change of control agreements, as amended, and further (File No. 001-13777) and incorporated and incorporated
amending those agreements. (See Exhibits 10.7, 10.8 and herein by reference.
10.9).
10.11 Form of Reorganization and Distribution Agreement between Filed as Exhibit 10.29 to the Annual Report on Form 10-K
Getty Petroleum Corp. (now known as Getty Properties Corp.) for the fiscal year ended January 31, 1997 (File No.
and Getty Petroleum Marketing Inc. dated as of February 1, 1-8059) of Getty Petroleum Corp. and incorporated herein
1997. by reference.
10.12 Form of Tax Sharing Agreement between Getty Petroleum Corp Filed as Exhibit 10.32 to the Annual Report on Form 10-K
(now known as Getty. Properties Corp.) and Getty Petroleum for the fiscal year ended January 31, 1997 (File No.
Marketing Inc. 1-8059) of Getty Petroleum Corp. and incorporated herein
by reference.
10.13* Form of Stock Option Reformation Agreement made and entered Filed as Exhibit 10.33 to the Annual Report on Form 10-K
into as of March 21, 1997 by and between Getty Petroleum for the fiscal year ended January 31, 1997 (File No.
Corp. (now known as Getty Properties Corp.) and Getty 1-8059) of Getty Petroleum Corp. and incorporated herein
Petroleum Marketing Inc. by reference.
10.14 Consolidated, Amended and Restated Master Lease Agreement Filed as Exhibit 10.21(a) to Company's Quarterly Report
dated November 2, 2000 between Getty Properties Corp. and on Form 10-Q dated December 15, 2000 (File No.
Getty Petroleum Marketing Inc. 001-13777) and incorporated herein by reference.
10.15 Environmental Indemnity Agreement dated November 2, 2000 Filed as Exhibit 10.30 to Company's Quarterly Report on
between Getty Properties Corp. and Getty Petroleum Form 10-Q dated December 15, 2000 (File No. 001-13777)
Marketing Inc. and incorporated herein by reference.
10.17 Amended and Restated Trademark License Agreement, dated Filed as Exhibit 10.23(a) to Company's Quarterly Report
November 2, 2000, between Getty Properties Corp. and Getty on Form 10-Q dated December 15, 2000 (File No.
Petroleum Marketing Inc. 001-13777) and incorporated herein by reference.
10.18 Trademark License Agreement, dated November 2, 2000, Filed as Exhibit 10.23(b) to Company's Quarterly Report
between Getty (TM) Corp. and Getty Petroleum Marketing Inc. on Form 10-Q dated December 15, 2000 (File No.
001-13777) and incorporated herein by reference.
10.19* 2004 Getty Realty Corp. Omnibus Incentive Compensation Plan. Filed as Appendix B to the Definitive Proxy Statement of
Getty Realty Corp., filed April 9, 2004 (File No.
001-13777) and incorporated herein by reference.
37
10.19.1* Form of restricted stock unit grant award under the 2004 Filed as Exhibit 10.20.1 to the Company's Annual Report
Getty Realty Corp. Omnibus Incentive Compensation Plan. on Form 10-K for the year ended December 31,2004 (File
No. 001-13777) and incorporated herein by reference.
10.20** Contract for Sale and Purchase between Getty Properties (a)
Corp. and various subsidiaries of Trustreet Properties,
Inc. dated as of February 6, 2007.
13 Annual Report to Shareholders for the fiscal year ended (b)
December 31, 2006.
14 The Getty Realty Corp. Business Conduct Guidelines (Code of Filed as Exhibit 14 to Company's Annual Report on Form
Ethics). 10-K for the year ended December 31, 2003 (File No.
001-13777) and incorporated herein by reference.
21 Subsidiaries of the Company. (a)
23 Consent of Independent Registered Public Accounting Firm. (a)
31(i).1 Rule 13a-14(a) Certification of Chief Financial Officer. (a)
31(i).2 Rule 13a-14(a) Certification of Chief Executive Officer. (a)
32.1 Section 1350 Certification of Chief Executive Officer. (a)
32.2 Section 1350 Certification of Chief Financial Officer. (a)
(a) Filed herewith.
(b) With the exception of information expressly incorporated herein by direct
reference thereto, the Annual Report to Shareholders for the fiscal year
ended December 31, 2006 is not deemed to be filed as part of this Annual
Report on Form 10-K or incorporated therein.
(c) Furnished herewith. These certifications are being furnished solely to
accompany the Report pursuant to 18 U.S.C. Section. 1350, and are not being
filed for purposes of Section 18 of the Securities Exchange Act of 1934, as
amended, and are not to be incorporated by reference into any filing of the
Company, whether made before or after the date hereof, regardless of any
general incorporation language in such filing.
* Management contract or compensatory plan or arrangement.
** Confidential treatment requested for certain portions of this Exhibit
pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended,
which portions are omitted and filed separately with the Securities and
Exchange Commission.
38
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, as amended, the Registrant has duly caused this Annual
Report on Form 10-K to be signed on its behalf by the undersigned, thereunto
duly authorized.
Getty Realty Corp.
(Registrant)
By: /s/ Thomas J. Stirnweis
------------------------------------
Thomas J. Stirnweis,
Vice President, Treasurer and
Chief Financial Officer
March 15, 2007
Pursuant to the requirements of the Securities Exchange Act of 1934, as
amended, this Annual Report on Form 10-K has been signed below by the following
persons on behalf of the Registrant and in the capacities and on the dates
indicated.
By: /s/ Leo Liebowitz By: /s/ Thomas J. Stirnweis
--------------------------------- ------------------------------------
Leo Liebowitz Thomas J. Stirnweis
Chairman, Chief Executive Officer Vice President, Treasurer and
and Director Chief Financial Officer
(Principal Executive Officer) (Principal Financial and
March 15, 2007 Accounting Officer)
March 15, 2007
By: /s/ Milton Cooper By: /s/ Philip E. Coviello
--------------------------------- ------------------------------------
Milton Cooper Philip E. Coviello
Director Director
March 15, 2007 March 15, 2007
By: /s/ Howard Safenowitz
---------------------------------
Howard Safenowitz
Director
March 15, 2007
39