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SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM 8-K

CURRENT REPORT
Pursuant to Section 13 or 15(d) of the
Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): August 8, 2002

New Plan Excel Realty Trust, Inc.
(Exact name of registrant as specified in its charter)

Maryland
(State or other jurisdiction
of incorporation)		   1-12244
(Commission
File Number)		   33-0160389
(IRS Employer
Identification Number)

 
 
 
 
 
1120 Avenue of the Americas, 12th Floor
New York, New York
(Address of principal executive offices)		   10036
(Zip Code)

Registrant's telephone number, including area code:
(212) 869-3000

Not applicable
(Former name or former address, if changed since last report)

Item 9. Regulation FD Disclosure

        Included herein beginning on page A-1 is a copy of a certain Portfolio Assessment of the Registrant concerning its physical characteristics and market analysis as of August 2002.


SIGNATURE

        Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

    NEW PLAN EXCEL REALTY TRUST, INC.

Date: August 8, 2002
 
By:
/s/  STEVEN F. SIEGEL      
Steven F. Siegel
Executive Vice President,
General Counsel and Secretary

LOGO


Portfolio Assessment

Physical Characteristics and Market Analysis

         August 2002

        Certain statements in this presentation that are not historical fact may constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Such forward-looking statements involve known and unknown risks, uncertainties and other factors which may cause the actual results, transactions or achievements of the Company to differ materially from historical results or from any results, transactions or achievements expressed or implied by such forward-looking statements, including without limitation: national and local economic conditions; the ability of tenants to pay rent and the effect of bankruptcy laws; the competitive environment in which the Company operates; financing risks, including possible future downgrades in the Company's credit rating; property management risks; acquisition, disposition, development and joint venture risks, including risks that proposed acquisitions are not consummated, developments and redevelopments are not completed on time or on budget and strategies and actions that the Company may not control; potential environmental and other liabilities; and other factors affecting the real estate industry generally. The Company refers you to the documents filed by the Company from time to time with the Securities and Exchange Commission, specifically the section titled "Business-Risk Factors" in the Company's Annual Report on Form 10-K for the year ended December 31, 2001 which discuss these and other factors that could adversely affect the Company's results.

Portfolio Assessment
Physical Characteristics and Market Analysis		   August 2002

PORTFOLIO BREAKDOWN

 
   NUMBER OF
PROPERTIES
   GLA (SF)
Community and Neighborhood Shopping Centers   300   41,646,755
Joint Venture Projects(1,2)   18   2,903,872
  TOTAL SHOPPING CENTERS   318   44,550,627

Factory Outlet Centers
 
6
 
1,845,735
Single Tenant Properties   36   931,505
Enclosed Malls / Specialty Retail Properties(2,3)   5   1,693,943
Miscellaneous Properties(2)   8   34,760
  TOTAL   373   49,056,570

CHART
 
CHART
 
CHART
(1)
All projects are community and neighborhood shopping centers. Includes 100 percent of property GLA, not pro rata share.

(2)
The remainder of this analysis does not include information on these properties.

(3)
Includes no square footage for Clearwater Mall due to the expected demolition and redevelopment of the property and includes expected GLA when redevelopment is complete for The Mall at 163rd Street.

(4)
Excludes joint venture projects.

A-2

Community and Neighborhood Shopping Centers

TYPES OF SHOPPING CENTERS(1)

 
   NUMBER OF
SHOPPING
CENTERS
   PERCENT OF
SHOPPING
CENTER GLA
   AVERAGE
SHOPPING CENTER
SIZE (SF)
COMMUNITY SHOPPING CENTERS   158   71.4 % 188,190
  Grocery-anchored   89   41.8 % 195,795
  Non-grocery anchored(2)   64   27.3 % 177,764
  Non-anchored(3)   5   2.2 % 186,268

NEIGHBORHOOD SHOPPING CENTERS
 
142
 
28.6
%
83,893
  Grocery-anchored   87   19.1 % 91,210
  Non-grocery anchored(2)   36   6.7 % 77,783
  Non-anchored   19   2.8 % 61,961
    TOTAL   300   100.0 % 138,823
(1)
According to the ICSC: "Neighborhood shopping centers provide convenience shopping for the day-to-day needs of consumers in the immediate neighborhood. These centers are typically anchored by a grocery and average 30,000 to 150,000 square feet. Community shopping centers typically offer a wider range of apparel and other soft goods than the neighborhood shopping center does. Among the more common anchors are grocers, super drugstores and discount department stores. These centers average 100,000 to 350,000 square feet."

(2)
The non-grocery anchor is either a major discount department store, a tenant with square footage greater than 10,000 square feet if the shopping center GLA is less than 125,000 square feet or a tenant with square footage greater than 25,000 square feet if the shopping center GLA is greater than 125,000 square feet, or a tenant with square footage greater than 10 percent of the shopping center GLA, but not less than 5,000 square feet.

(3)
Four of the five properties are either classified currently as redevelopment properties or are anticipated for redevelopment.

•
176 properties, accounting for approximately 61 percent of New Plan's GLA, are grocery-anchored.

•
100 properties, accounting for approximately 34 percent of New Plan's GLA, are non-grocery anchored.

•
24 properties, accounting for approximately 5 percent of New Plan's GLA, are non-anchored.

A-3

Community and Neighborhood Shopping Centers

GROCER CONCENTRATION

Grocer
   NUMBER OF
STORES
   TOTAL
GLA (SF)
The Kroger Co.(1)   37   2,013,305
Winn-Dixie Stores(2)   16   682,129
Ahold USA(3)   11   501,803
Publix Super Markets   9   391,389
Delhaize America(4)   13   390,497
Albertsons(5)   5   261,556
The Great Atlantic & Pacific Tea Company(6)   6   242,062
Safeway(7)   5   230,608
Brookshire's(8)   3   192,699
H-E-B   6   188,309
ShopRite(9)   3   182,775
Minyard Food Stores(10)   5   164,951
SuperValu(11)   3   120,749
Ingles   3   108,000
Houchens Industries(12)   3   48,133
Wal-Mart Supercenters   3   N/A
Other (includes all grocers with ‹3 stores)(13)   45   1,776,270
  TOTAL   176   7,495,235
(1)
Includes King Soopers, Kroger, Ralphs and Smith's. Includes one operating Kroger subleased from Albertsons. Excludes GLA from non-owned Ralphs.

(2)
Includes Save Rite Grocery Warehouse and Winn-Dixie. Excludes GLA from non-owned Winn-Dixie.

(3)
Includes BI-LO, Food Max, Giant, Martin's, Stop & Shop and Tops Market.

(4)
Includes Food Lion.

(5)
Includes Acme, Albertsons and Max Foods.

(6)
Includes A&P, Farmer Jack and Super Fresh. Excludes GLA from non-owned A&P.

(7)
Includes Dominick's, Randalls and Vons. Excludes GLA from non-owned Vons.

(8)
Includes Super 1 Foods.

(9)
Includes Foodarama Supermarkets and Wakefern Food Corporation.

(10)
Includes Carnival Food Stores and Minyard Food Stores.

(11)
Includes Cub Foods, Save-A-Lot and Scott's Foods.

(12)
Includes Save-A-Lot.

(13)
Excludes GLA from non-owned Trader Joe's.

Includes only open and operating stores. Does not include single tenant properties. As a result, information presented may differ from the Company's Supplemental Disclosure for the Quarter Ended June 30, 2002.

Specialty grocers are accounted for as within the top three grocers in their markets.

Source: 2002 Market Scope, local media and Company estimates.

A-4

Community and Neighborhood Shopping Centers

CHART

(1)
Excludes eight shopping centers that are anchored by either a Wal-Mart Supercenter or non-owned grocer.

•
The average grocer in the New Plan portfolio is 44,614 square feet, as compared with the Food Marketing Institute (FMI) defined "typical" grocery size of 44,000 square feet.

COMPARATIVE GROCER SALES

 
    
   NEW PLAN AVERAGE
   CHAIN-WIDE AVERAGE
 
   NUMBER OF
NEW PLAN
STORES
 
   PER STORE
   PER SF
   PER STORE
   PER SF
TOP FIVE GROCERS BY GLA                            
The Kroger Co.   37   $ 20,799,188   $ 492   $ 19,200,000   $ 529
Winn-Dixie Stores   16     11,748,456     332     11,400,000     293
Ahold USA   11     18,355,927     561     19,400,000     489
Publix Super Markets   9     20,259,239     579     21,300,000     535
Delhaize America   13     8,136,512     352     10,400,000     359
TOTAL GROCERS   176   $ 15,308,028   $ 465            

Grocer sales per square foot includes only properties reporting sales data for 2001 and excludes non-comparable stores. Selling area for the New Plan grocers and chain-wide averages is 77 percent of gross floor area as defined by the Food Marketing Institute.

Source: Food Marketing Institute Key Industry Facts, May 2002.

Source: 69th Annual Report of the Grocery Industry, Progressive Grocer, April 2002.

A-5

Community and Neighborhood Shopping Centers

SHOPPING CENTERS REDEVELOPED / EXPANDED

PERIOD OF MOST
RECENT
REDEVELOPMENT /
EXPANSION
   NUMBER OF
SHOPPING CENTERS
REDEVELOPED /
EXPANDED
   PERCENT OF
SHOPPING
CENTERS
  
2000 - Present   37   12.3 %
1995 - 1999   66   22.0 %
1990 - 1994   31   10.3 %
  TOTAL   134   44.7 %

CHART

Property is considered redeveloped / expanded if significant building improvements are made or GLA is expanded and the investment is expected to have a significant favorable impact on marketability.

A-6

Community and Neighborhood Shopping Centers

EFFECTIVE AGE BY REGION(1)

REGION
   MEDIAN AGE
(YEARS)
   AVERAGE AGE
(YEARS)
East   11   13
Midwest   10   12
South   8   11
West   8   8
  OVERALL   9   11
(1)
Effective age is calculated based on the year of the most recent redevelopment / expansion of the property or by year built if no redevelopment / expansion has occurred.

Source: NCREIF Regions.

CHART

A-7

Community and Neighborhood Shopping Centers

SUMMARY DEMOGRAPHICS

 
   1-MILE
   3-MILE
   5-MILE
  
Average Population Density (2001)     9,424     65,108     151,033  
% Population Growth (2001 - 2006)     4.2 %   5.0 %   5.4 %

Average Household Income (2001)
 
$
52,730
 
$
53,375
 
$
54,034
 
Median Household Income (2001)     43,169     43,452     43,723  
Per Capita Income (2001)     20,605     20,463     20,571  

Source: Applied Geographic Solutions.

Source: NCREIF Regions.


CHART
 
CHART

A-8

Community and Neighborhood Shopping Centers

SHOPPING CENTERS IN MSA / CMSA LOCATIONS(1)

MSA / CMSA POPULATION
   TOTAL MSAs /
CMSAs IN U.S.
   NUMBER OF
SHOPPING
CENTERS
   PERCENT OF
SHOPPING
CENTER GLA
  
5,000,000 Or Greater   9   51   19.8 %
4,000,000 - 4,999,999   2   65   16.9 %
3,000,000 - 3,999,999   3   8   3.2 %
2,000,000 - 2,999,999   9   10   4.7 %
1,000,000 - 1,999,999   27   30   10.3 %
100,000 - 999,999   210   73   25.1 %
50,000 - 99,999   20   1   0.3 %
Non MSA / CMSA   —   62   19.7 %
  TOTAL   280   300   100.0 %
(1)
According to the U.S. Census Bureau "A Metropolitan Statistical Area (MSA) is a geographic entity defined by the federal Office of Management and Budget for use by federal statistical agencies, based on the concept of a core area with a large population nucleus, plus adjacent communities having a high degree of economic and social integration with that core. Qualification of an MSA requires the presence of a city with 50,000 or more inhabitants, or the presence of an Urbanized Area and a total population of at least 100,000 (75,000 in New England). The county or counties containing the largest city and surrounding densely settled territory are central counties of the MSA. Additional outlying counties qualify to be included in the MSA by meeting certain other criteria of metropolitan character, such as a specified minimum population density or percentage of the population that is urban. MSAs in New England are defined in terms of minor civil divisions, following rules concerning commuting and population density. An area becomes a CMSA if it meet s the requirements to qualify as a metropolitan statistical area, has a population of 1,000,000 or more, if component parts are recognized as primary metropolitan statistical areas (PMSAs), and local opinion favors the designation. A PMSA consists of one or more counties (county subdivisions in New England) that have substantial commuting interchange."

Source: U.S. Bureau of Economic Analysis

A-9

Community and Neighborhood Shopping Centers

GLA DISTRIBUTION BY PROJECTED FIVE YEAR POPULATION CHANGE

PROJECTED TOTAL CHANGE IN POPULATION
   PERCENT OF
SHOPPING
CENTER GLA
  
10.0% Or Greater Increase   13.8 %
5.0% to 9.9%   35.6 %
1.0% to 4.9%   34.6 %
0.9% to -0.9%   10.6 %
-1.0% to -4.9%   4.7 %
-5.0% to -9.9%   0.7 %
-10.0% Or Greater Decrease   0.0 %
  TOTAL   100.0 %

Source: Applied Geographic Solutions, 5-mile trade area.

A-10

Community and Neighborhood Shopping Centers

2001 MEDIAN HOUSEHOLD INCOMES OF NEW PLAN SHOPPING CENTERS VERSUS STATEWIDE MEDIAN HOUSEHOLD INCOMES

 
   STATE
   MEDIAN HOUSEHOLD
INCOME OF NEW PLAN
SHOPPING CENTERS
   STATEWIDE MEDIAN
HOUSEHOLD INCOME
1   Alabama   $ 34,340   $ 35,056
2   Arizona     42,707     40,357
3   California     54,622     55,059
4   Colorado     56,265     44,075
5   Florida     40,316     42,009
6   Georgia     41,963     44,272
7   Illinois     58,467     47,485
8   Indiana     42,013     42,391
9   Iowa     46,336     37,353
10   Kentucky     40,396     33,165
11   Louisiana     27,194     29,711
12   Maryland     56,684     59,893
13   Michigan     54,280     45,132
14   Mississippi     37,498     30,064
15   Nevada     45,126     45,138
16   New Jersey     62,471     64,212
17   New Mexico     38,847     34,847
18   New York     44,214     52,009
19   North Carolina     37,673     41,155
20   Ohio     40,905     42,090
21   Pennsylvania     51,154     43,252
22   South Carolina     45,788     38,955
23   Tennessee     36,856     36,674
24   Texas     43,089     39,089
25   Virginia     41,009     49,984
26   West Virginia     33,671     28,992
        AVERAGE   $ 43,723   $ 42,401

Source: Applied Geographic Solutions, 5-mile trade area.

A-11

Community and Neighborhood Shopping Centers

KMART EXPOSURE

Number Of Kmart-anchored Shopping Centers(1)     35  
Total GLA (SF)     3,262,673  
Average Store Size     93,219  
Total ABR   $ 13,542,760  
Average ABR Per SF   $ 4.15  
Average Sales Per SF   $ 169  
Average ABR / Sales     2.5 %
ABR + Recoveries / Sales     3.0 %

KMART-ANCHORED SHOPPING CENTERS

Average Occupancy   97 %

Percent Grocery-anchored
 
63
%
Percent Non-grocery Anchored(2)   34 %
Single Tenant Property   3 %
(1)
Includes one single tenant property.

(2)
Properties have a Kmart anchor plus at least one additional non-grocery anchor.

Analysis reflects ABR adjustments effective July 1, 2002.

Sales per square foot includes Company estimates for Kmart stores not reporting sales data for 2001.

Source: NCREIF Regions.

SUMMARY DEMOGRAPHICS FOR KMART-ANCHORED SHOPPING CENTERS

 
   1-MILE
   3-5-MILE
   5-MILE
  
Average Population Density (2001)     7,185     45,528     100,418  
% Population Growth (2001 - 2006)     3.8 %   4.2 %   4.7 %

Average Household Income (2001)
 
$
52,142
 
$
49,859
 
$
50,842
 
Median Household Income (2001)     42,896     41,851     42,402  
Per Capita Income (2001)     20,388     19,141     19,317  

CHART

A-12

Community and Neighborhood Shopping Centers

WAL-MART-ANCHORED SHOPPING CENTERS

 
   NUMBER OF
SHOPPING
CENTERS
   PERCENT OF
SHOPPING
CENTERS
   AVERAGE
OCCUPANCY
  
NUMBER OF WAL-MART-ANCHORED SHOPPING CENTERS   29   9.7 % 95 %
  SUPERCENTERS   8   2.7 % 96 %
  DISCOUNT STORES   21   7.0 % 95 %
    Grocery-anchored   13          
    Non-grocery anchored(1)   2          
    Wal-Mart-anchored only   6          
(1)
Properties have a Wal-Mart anchor plus at least one additional non-grocery anchor.

•
Eight of New Plan's 29 Wal-Mart anchors are Wal-Mart Supercenters.

•
Of the 29 New Plan shopping centers anchored by Wal-Mart, 22 of the Wal-Mart anchors are owned by New Plan and leased to Wal-Mart.

•
Of the 21 New Plan shopping centers anchored by Wal-Mart Discount Stores, 13 are also anchored by a grocer (ten of which are the #1, #2 or #3 grocer in their market) and two are also anchored by another non-grocery anchor.

NON-WAL-MART ANCHORED SHOPPING CENTERS

 
   NUMBER OF
SHOPPING
CENTERS
   PERCENT OF
SHOPPING
CENTERS
   AVERAGE
OCCUPANCY(2)
  
NUMBER OF NON-WAL-MART ANCHORED SHOPPING CENTERS   271   90.3 % 89 %
  WAL-MART SUPERCENTER IN MARKET AREA   123   41.0 % 88 %
    Grocery-anchored   74          
    Non-grocery anchored   37          
    Non-anchored   12          
  NO WAL-MART SUPERCENTER IN MARKET AREA   148   49.3 % 90 %
    Grocery-anchored   86          
    Non-grocery anchored   50          
    Non-anchored   12          
(2)
Excludes redevelopment properties.

Market area is defined as 3 miles for shopping centers located in the top 25 MSAs / CMSAs; 5 miles for shopping centers located in non-top 25 MSAs / CMSAs; and 20 miles for shopping centers located in non-metropolitan markets.

A-13

Factory Outlet Centers

GLA BY CENTER

 
   GLA (SF)
Factory Merchants Barstow   330,310
Factory Merchants Branson   317,494
Factory Merchants Ft. Chiswell   175,578
Factory Outlet Village Osage Beach   400,428
Jackson Outlet Village   292,563
St. Augustine Outlet Center   329,362
  TOTAL   1,845,735

AGE CHARACTERISTICS

 
   YEAR
BUILT(1)
Factory Merchants Barstow   1994
Factory Merchants Branson   1994
Factory Merchants Ft. Chiswell   1989
Factory Outlet Village Osage Beach   1994
Jackson Outlet Village   1999
St. Augustine Outlet Center   1994
(1)
Represents the date of completion of the final phase of construction of the factory outlet center.

Source: VRN, March 2000, May 2002 and August 2002.

A-14

Single Tenant Properties

TENANT DIVERSIFICATION

TENANT
   GLA (SF)
   NUMBER OF
LEASES
   CREDIT
RATING
The Kroger Co.   234,776   7   BBB- / Baa3
24 Hour Fitness   88,748   2   N/R
Mad Butcher   60,842   1   N/R
Winn-Dixie Stores   43,848   1   BB+ / Ba2
Safeway   41,293   1   BBB / Baa2
Kmart   40,318   1   WR / Ca
Gold's Gym   36,750   1   N/R
Lucky stores   30,000   1   BBB+ / Baa1
Kindercare   28,228   6   B+ / Ba3
Rite Aid   10,069   1   B- / B2
Northern Automotive   9,671   2   N/R
Hardees   3,800   1   B / B2
Pizza Hut   3,384   1   BB / Ba1
Other   299,778   10   N/R
  TOTAL   931,505   36    

CHART

N/R: No rating available.

Source: NCREIF Regions.

A-15



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Portfolio Assessment Physical Characteristics and Market Analysis