Lightstone Value Plus REIT I, Inc. - Quarter Report: 2015 March (Form 10-Q)

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D. C. 20549

FORM 10-Q

(Mark One)

x	QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended March 31, 2015

¨	TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from to

Commission file number 000-52610

LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST, INC.

(Exact Name of Registrant as Specified in Its Charter)

Maryland

20-1237795

(State or Other Jurisdiction of

Incorporation or Organization)

(I.R.S. Employer

Identification No.)

1985 Cedar Bridge Avenue, Suite 1
Lakewood, New Jersey		08701
(Address of Principal Executive Offices)		(Zip Code)

(732) 367-0129

(Registrant’s Telephone Number, Including Area Code)

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 þ No ¨

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).

Yes þ No ¨

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 ¨

Non-accelerated filer þ

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Yes ¨ No þ

As of May 10, 2015, there were approximately 25.9 million outstanding shares of common stock of Lightstone Value Plus Real Estate Investment Trust, Inc., including shares issued pursuant to the dividend reinvestment plan.

LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST, INC. AND SUBSIDIARIES

INDEX

		Page
PART I	FINANCIAL INFORMATION

Item 1.	Financial Statements	3

	Consolidated Balance Sheets as of March 31, 2015 (unaudited) and December 31, 2014	3

	Consolidated Statements of Operations (unaudited) for the Three Months Ended March 31, 2015 and 2014	4

	Consolidated Statements of Comprehensive Income (unaudited) for the Three Months Ended March 31, 2015 and 2014	5

	Consolidated Statement of Stockholders’ Equity (unaudited) for the Three Months Ended March 31, 2015	6

	Consolidated Statements of Cash Flows (unaudited) for the Three Months Ended March 31, 2015 and 2014	7

	Notes to Consolidated Financial Statements	9

Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	22

Item 3.	Quantitative and Qualitative Disclosures About Market Risk	36

Item 4.	Controls and Procedures	37

PART II	OTHER INFORMATION

Item 1.	Legal Proceedings	38

Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	38

Item 3.	Defaults Upon Senior Securities	38

Item 4.	Mine Safety Disclosures	38

Item 5.	Other Information	38

Item 6.	Exhibits	38

PART I. FINANCIAL INFORMATION, CONTINUED:

ITEM 1. FINANCIAL STATEMENTS, CONTINUED:

LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST, INC. AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

(Amounts in thousands, except per share data)

	As of March 31, 2015			As of December 31, 2014
*Assets*	(Unaudited)

Land and improvements	$	68,608		$	68,606
Building and improvements		230,000			227,427
Furniture and fixtures		16,638			16,567
Construction in progress		4,997			2,317

Gross investment property		320,243			314,917
Less accumulated depreciation		(42,552	)		(40,166	)

Net investment property		277,691			274,751

Investment in unconsolidated affiliated real estate entity		11,284			9,846
Investment in affiliates		43,750			36,637
Cash and cash equivalents		85,537			54,529
Marketable securities, available for sale		146,270			154,818
Restricted escrows		8,761			8,809
Tenant accounts receivable (net of allowance for doubtful accounts of $275 and $327, respectively)		1,878			1,853
Mortgage receivable		5,144			5,179
Intangible assets, net		1,430			1,546
Prepaid expenses and other assets		13,566			14,366
Assets held for sale		33,268			111,505

Total Assets	$	628,579		$	673,839

*Liabilities and Stockholders' Equity*
Mortgages payable	$	226,645		$	227,189
Notes payable		20,410			38,582
Accounts payable, accrued expenses and other liabilities		12,819			12,293
Due to sponsor		785			802
Tenant allowances and deposits payable		5,847			2,314
Distributions payable		4,480			4,566
Deferred rental income		1,422			1,167
Acquired below market lease intangibles, net		744			793
Liabilities held for sale		22,301			70,130
Total Liabilities		295,453			357,836

Commitments and contingencies (See Note 11)

Stockholders' equity:
Company's Stockholders Equity:
Preferred shares, $0.01 par value, 10,000 shares authorized, none issued and outstanding		-			-
Common stock, $0.01 par value; 60,000 shares authorized, 25,941 and 25,850 shares issued and outstanding, respectively		259			258
Additional paid-in-capital		205,082			204,022
Accumulated other comprehensive income		51,613			50,671
Accumulated surplus		42,491			25,814

Total Company's stockholders' equity		299,445			280,765

Noncontrolling interests		33,681			35,238

Total Stockholders' Equity		333,126			316,003

Total Liabilities and Stockholders' Equity	$	628,579		$	673,839

The accompanying notes are an integral part of these consolidated financial statements.

PART I. FINANCIAL INFORMATION, CONTINUED:

ITEM 1. FINANCIAL STATEMENTS, CONTINUED:

LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF OPERATIONS

(Amounts in thousands, except per share data) (Unaudited)

		Three Months Ended March 31,
		2015			2014

Revenues:
Rental income	$	9,084		$	9,899
Tenant recovery income		1,069			1,240
Other service income		2,678			2,747

Total revenues		12,831			13,886

Expenses:
Property operating expenses		6,521			7,087
Real estate taxes		875			956
General and administrative costs		1,414			1,662
Depreciation and amortization		2,799			3,068

Total operating expenses		11,609			12,773

Operating income		1,222			1,113

Other income, net		233			206
Interest and dividend income		2,628			1,468
Interest expense		(3,793	)		(3,914	)
Gain on sale of marketable securities (includes gain of
$6,317 and $548, respectively, accumulated other
comprehensive income reclassifications)		6,923			1,167
Loss from investment in unconsolidated affiliated real estate entity		(35	)		(135	)

Net income/(loss) from continuing operations		7,178			(95	)

Net income from discontinued operations		14,605			2,157

Net income		21,783			2,062

Less: net income attributable to noncontrolling interests		(627	)		(152	)

Net income attributable to Company's common shares	$	21,156		$	1,910

Basic and diluted net income per Company's common share:
Continuing operations	$	0.26		$	(0.01	)
Discontinued operations		0.56			0.08

Net income per Company’s common share, basic and diluted	$	0.82		$	0.07

Weighted average number of common shares outstanding, basic and diluted		25,938			25,723

The accompanying notes are an integral part of these consolidated financial statements.

PART I. FINANCIAL INFORMATION, CONTINUED:

ITEM 1. FINANCIAL STATEMENTS, CONTINUED:

LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME

(Amounts in thousands) (Unaudited)

	For the Three Months March 31,
	2015			2014

Net income	$	21,783		$	2,062

Other comprehensive income:
Unrealized gain on available for sale securities		7,936			8,383
Reclassification adjustment for gain included in net income		(6,317	)		(548	)

Other comprehensive income		1,619			7,835

Comprehensive income		23,402			9,897

Less: Comprehensive income attributable to noncontrolling interests		(1,305	)		(861	)

Comprehensive income attributable to Company's common shares	$	22,097		$	9,036

The accompanying notes are an integral part of these consolidated financial statements.

PART I. FINANCIAL INFORMATION, CONTINUED:

ITEM 1. FINANCIAL STATEMENTS, CONTINUED:

LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENT OF STOCKHOLDERS’ EQUITY

(Amounts in thousands) (Unaudited)

	Common					Additional			Accumulated Other					Total
	Shares			Amount		Paid-In Capital			Comprehensive Income		Accumulated Surplus			Noncontrolling Interests			Total Equity

BALANCE, December 31, 2014	25,850		$	258	$	204,022		$	50,671	$	25,814		$	35,238		$	316,003
Net income	-			-		-			-		21,156			627			21,783
Other comprehensive income	-			-		-			942		-			677			1,619

Distributions declared	-			-		-			-		(4,479	)		-			(4,479	)
Distributions paid to noncontrolling interests	-			-		-			-		-			(2,576	)		(2,576	)
Contributions received from noncontrolling interests	-			-		-			-		-			3			3
Redemption and cancellation of shares and noncontrolling interests	(39	)		-		(392	)		-		-			(288	)		(680	)
Shares issued from distribution reinvestment program	130			1		1,452			-		-			-			1,453
BALANCE, March 31, 2015	25,941		$	259	$	205,082		$	51,613	$	42,491		$	33,681		$	333,126

The accompanying notes are an integral part of these consolidated financial statements.

PART I. FINANCIAL INFORMATION, CONTINUED:

ITEM 1. FINANCIAL STATEMENTS, CONTINUED:

LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Amounts in thousands)(Unaudited)

	For the Three Months Ended March 31,
	2015			2014
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income	$	21,783		$	2,062
Less net income – discontinued operations		14,605			2,157
Net income/(loss) – continuing operations		7,178			(95	)
Adjustments to reconcile net income/(loss) to net cash provided by operating activities:
Depreciation and amortization		2,799			3,068
Mark to market adjustment on derivative financial instruments		69			36
Gain on sale of marketable securities		(6,923	)		(1,167	)
Loss from investment in unconsolidated affiliated real estate entity		35			135
Other non-cash adjustments		(70	)		(48	)
Changes in assets and liabilities:
Decrease/(increase) in prepaid expenses and other assets		240			(413	)
Decrease in tenant accounts receivable		4			480
Increase in tenant allowance and security deposits payable		159			342
Increase in accounts payable and accrued expenses		128			602
(Decrease)/increase in due to Sponsor		(17	)		(175	)
Increase in deferred rental income		255			511
Net cash provided by operating activities – continuing operations		3,857			3,276
Net cash provided by operating activities – discontinued operations		967			2,210
Net cash provided by operating activities		4,824			5,486

CASH FLOWS FROM INVESTING ACTIVITIES:
Purchase of investment property, net		(1,760	)		(2,496	)
Purchase of marketable securities		(5,113	)		(7,470	)
Contributions to investment in unconsolidated affiliated real estate entities		(1,568	)		-
Collections on mortgage receivable		35			24
Proceeds from sale of marketable securities		22,203			17,778
Investment in affiliate		(7,113	)		-
Distribution from investment in unconsolidated affiliated real estate entities		96			-
Deposit for purchase of real estate, net		-			(3,543	)
Release of restricted escrows		442			7,045
Net cash provided by investing activities – continuing operations		7,222			11,338
Net cash provided by investing activities – discontinued operations		77,994			5,461
Net cash provided by investing activities		85,216			16,799

CASH FLOWS FROM FINANCING ACTIVITIES:
Mortgage payments		(544	)		(662	)
Payment of loan fees and expenses		(2	)		(11	)
Redemption and cancellation of common stock and noncontrolling interests		(392	)		(3,104	)
Proceeds from mortgage financing		-			553
Net payments on notes payable		(18,172	)		(671	)
Contributions received from noncontrolling interests		3			9
Distributions paid to noncontrolling interests		(2,576	)		(710	)
Distributions paid to Company's common stockholders		(3,113	)		(3,076	)
Net cash used in financing activities – continuing operations		(24,796	)		(7,672	)
Net cash used in financing activities – discontinued operations		(34,236	)		(6,020	)
Net cash used in financing activities		(59,032	)		(13,692	)

Net change in cash and cash equivalents		31,008			8,593
Cash and cash equivalents, beginning of year		54,529			52,899
Cash and cash equivalents, end of period	$	85,537		$	61,492

The accompanying notes are an integral part of these consolidated financial statements.

PART I. FINANCIAL INFORMATION, CONTINUED:

ITEM 1. FINANCIAL STATEMENTS, CONTINUED:

LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS - CONTINUED

(Amounts in thousands) (Unaudited )

	For the Three Months Ended March 31,
	2015		2014
Supplemental disclosure of cash flow information:
Cash paid for interest	$	3,359	$	3,884
Distributions declared	$	4,479	$	4,443
Value of shares issued from distribution reinvestment program	$	1,453	$	1,450
Non-cash purchase of investment property	$	4,137	$	250
Debt assumed by purchase on disposition	$	11,539	$	-

The accompanying notes are an integral part of these consolidated financial statements.

LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Dollar amounts in thousands, except per share/unit data and where indicated in millions)(Unaudited)

1. Organization

Lightstone Value Plus Real Estate Investment Trust, Inc., a Maryland corporation (“Lightstone REIT”) was formed on June 8, 2004 (date of inception) and subsequently qualified as a real estate investment trust (“REIT”) during the year ending December 31, 2006. Lightstone REIT was formed primarily for the purpose of engaging in the business of investing in and owning commercial and residential real estate properties located throughout the United States.

Lightstone REIT is structured as an umbrella partnership REIT, or UPREIT, and substantially all of its current and future business is and will be conducted through Lightstone Value Plus REIT, L.P., a Delaware limited partnership formed on July 12, 2004 (the “Operating Partnership”), in which Lightstone REIT as the general partner, held a 98% interest as of March 31, 2015.

The Lightstone REIT and the Operating Partnership and its subsidiaries are collectively referred to as the ‘‘Company’’ and the use of ‘‘we,’’ ‘‘our,’’ ‘‘us’’ or similar pronouns refers to the Lightstone REIT, its Operating Partnership or the Company as required by the context in which such pronoun is used.

The Company is managed by Lightstone Value Plus REIT, LLC (the “Advisor”), an affiliate of the Lightstone Group, LLC (the “Sponsor”), under the terms and conditions of an advisory agreement. Subject to the oversight of the Company’s board of directors (the “Board of Directors”), the Advisor has primary responsibility for making investment decisions and managing the Company’s day-to-day operations. Through his ownership and control of The Lightstone Group, Mr. Lichtenstein is the indirect owner of the Advisor and the indirect owner and manager of Lightstone SLP, LLC, which has subordinated profits interests in the Operating Partnership. Mr. Lichtenstein also acts as the Company’s Chairman and Chief Executive Officer. As a result, he exerts influence over but does not control Lightstone REIT or the Operating Partnership.

The Company’s stock is not currently listed on a national securities exchange. The Company may seek to list its stock for trading on a national securities exchange only if a majority of its independent directors believe listing would be in the best interest of its stockholders. The Company does not intend to list its shares at this time. The Company does not anticipate that there would be any market for its shares of common stock until they are listed for trading. In the event the Company does not obtain listing prior to October 10, 2018 (the tenth anniversary of the completion of its initial public offering,) its charter requires that the Board of Directors must either (i) seek stockholder approval of an extension or amendment of this listing deadline; or (ii) seek stockholder approval to adopt a plan of liquidation of the corporation.

As of March 31, 2015, on a collective basis, the Company (i) wholly or majority owned and consolidates the operating results and financial condition of 3 retail properties containing a total of approximately 0.7 million square feet of retail space, 14 industrial properties containing a total of approximately 1.0 million square feet of industrial space, 5 multi-family residential properties containing a total of 1,216 units, and 5 hotel hospitality properties containing a total of 779 rooms and (ii) owned an interest accounted for under the equity method of accounting in 1 office property containing a total of approximately 1.1 million square feet of office space. All of the Company’s properties are located within the United States. As of March 31, 2015, the retail properties, the industrial properties, the multi-family residential properties and the office property were 82.8%, 76.4%, 95.1% and 82.5% occupied based on a weighted-average basis, respectively. Its hotel hospitality properties’ average revenue per available room (“Rev PAR”) was $60.52 and occupancy was 53.4%, respectively for the three months ended March 31, 2015.

Discontinued Operations

On January 22, 2014 the Company disposed of Crowe’s Crossing Shopping Center, (“Crowe’s Crossing”) a retail shopping center located in Stone Mountain, Georgia. The operating results of Crowe’s Crossing have been classified as discontinued operations in the consolidated statements of operations for all periods presented. We recognized a gain on disposition of approximately $1.6 million, which is included in discontinued operations during the year ended December 31, 2014.

During the first quarter of 2015, a portfolio of 11 of the Company’s hotel hospitality properties’ (the “Hotel Portfolio”) met the criteria to be classified as held for sale. The operating results of the Hotel Portfolio have been classified as discontinued operations in the consolidated statements of operations for all periods presented. Additionally, the associated assets and liabilities of the Hotel Portfolio are classified as held for sale in the consolidated balance sheet as of December 31, 2014. Also, during the first quarter of 2015 the Company completed the disposition of 7 of the 11 hotel hospitality properties contained in the Hotel Portfolio and the remaining 4 hotel hospitality properties are classified as held for sale in the consolidated balance sheet as of March 31, 2015 (See Note 6.).

Noncontrolling Interests

As of March 31, 2015, the noncontrolling interests consist of (i) parties of the Company that hold units in the Operating Partnership and (ii) certain interests in consolidated subsidiaries. The units include SLP units, limited partner units and Common Units. The noncontrolling interests in consolidated subsidiaries include ownership interests in Pro-DFJV Holdings LLC (“PRO”), 50-01 2nd St Associates LLC (the “2nd Street Joint Venture”), and the interests held by minority owners of certain of our hotels.

2. Summary of Significant Accounting Policies

Basis of Presentation

The consolidated financial statements include the accounts of the Lightstone REIT and its Operating Partnership and its subsidiaries (over which the Company exercises financial and operating control). All inter-company balances and transactions have been eliminated in consolidation.

The accompanying unaudited interim consolidated financial statements and related notes should be read in conjunction with the audited Consolidated Financial Statements of the Company and related notes as contained in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014. The unaudited interim consolidated financial statements include all adjustments (consisting only of normal recurring adjustments) and accruals necessary in the judgment of management for a fair statement of the results for the periods presented. The accompanying unaudited consolidated financial statements of Lightstone Value Plus Real Estate Investment Trust, Inc. and its Subsidiaries have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements.

GAAP requires the Company’s management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities and the reported amounts of revenues and expenses during a reporting period. The most significant assumptions and estimates relate to the valuation of real estate, marketable securities, depreciable lives, and revenue recognition. Application of these assumptions requires the exercise of judgment as to future uncertainties and, as a result, actual results could differ from these estimates.

The consolidated balance sheet as of December 31, 2014 included herein has been derived from the consolidated balance sheet included in the Company's Annual Report on Form 10-K.

The unaudited consolidated statements of operations for interim periods are not necessarily indicative of results for the full year or any other period.

Reclassifications

Certain prior period amounts have been reclassified to conform to the current year presentation.

New Accounting Pronouncements

In May 2014, the FASB issued an accounting standards update that completes the joint effort by the FASB and International Accounting Standards Board to improve financial reporting by creating common revenue recognition guidance for GAAP and International Financial Reporting Standards. The update applies to all companies that enter into contracts with customers to transfer goods or services and is effective for us for interim and annual reporting periods beginning after December 15, 2016. Early application is not permitted and companies have the choice to apply the update either retrospectively to each reporting period presented or by recognizing the cumulative effect of applying the update at the date of initial application (January 1, 2017) and not adjusting comparative information. The Company is currently evaluating the requirements and impact of this update on its consolidated financial statements.

In April 2015, the FASB issued an accounting standards update to simplify the presentation of debt issuance costs. This update requires that debt issuance costs related to a recognized debt liability be presented in the balance sheet as a direct deduction from the carrying amount of that debt liability, consistent with debt discounts. This new guidance will be effective for the Company beginning January 1, 2016. The Company is currently evaluating the impact of this standard on our consolidated financial statements.

3. Investment in Unconsolidated Affiliated Real Estate Entity

The entity discussed below was partially owned by the Company. The Company accounted for this investment under the equity method of accounting as the Company exercised significant influence, but did not control this entity. A summary of the Company’s investment in unconsolidated affiliated real estate entity is as follows:

					As of
Real Estate Entity	Date Acquired	Ownership %			March 31, 2015		December 31, 2014
1407 Broadway Mezz II, LLC ("1407 Broadway")	January 4, 2007		49.0	%	$	11,284	$	9,846

1407 Broadway

The Company had a 49.0% ownership in 1407 Broadway, which has a sub-leasehold interest in a ground lease to an office building located at 1407 Broadway in New York, New York.

On April 30, 2015, 1407 Broadway completed the disposition of its sub-leasehold to an unrelated third party for aggregate consideration of approximately $150.0 million. The Company’s share of the net proceeds, after repayment of outstanding mortgage indebtedness and transaction and other closing costs was approximately $14.0 million.

1407 Broadway Financial Information

The following table represents the unaudited condensed income statement for 1407 Broadway:

	For the Three Months Ended March 31,
	2015			2014

Total revenue	$	10,257		$	9,982

Property operating expenses		7,239			8,008
Depreciation and amortization		2,022			1,666
Operating income		996			308

Interest expense and other, net		(1,135	)		(709	)

Net loss	$	(139	)	$	(401	)

Company's equity earnings	$	(35	)	$	(135	)

The following table represents the unaudited condensed balance sheet for 1407 Broadway:

	As of		As of
	March 31, 2015		December 31, 2014

Real estate, at cost (net)	$	122,937	$	121,304
Intangible assets		16		28
Cash and restricted cash		14,101		8,951
Other assets		21,821		22,673

Total assets	$	158,875	$	152,956

Mortgage payable	$	125,917	$	126,000
Other liabilities		16,284		13,342
Member capital		16,674		13,614

Total liabilities and members' capital	$	158,875	$	152,956

4. Marketable Securities and Fair Value Measurements

Marketable Securities:

The following is a summary of the Company’s available for sale securities as of the dates indicated:

	As of March 31, 2015
	Adjusted Cost		Gross Unrealized Gains		Gross Unrealized Losses			Fair Value
Equity Securities, primarily REITs	$	1,405	$	499	$	-		$	1,904
Marco OP Units and Marco II OP Units		47,029		57,088		-			104,117
Corporate Bonds and Preferred Equities		35,880		783		(557	)		36,106
Mortgage Backed Securities ("MBS")		4,430		-		(287	)		4,143
Total	$	88,744	$	58,370	$	(844	)	$	146,270

	As of December 31, 2014
	Adjusted Cost		Gross Unrealized Gains		Gross Unrealized Losses			Fair Value
Equity Securities, primarily REITs	$	1,405	$	367	$	-		$	1,772
Marco OP Units and Marco II OP Units		51,970		55,872		-			107,842
Corporate Bonds and Preferred Equities		40,705		898		(955	)		40,648
Mortgage Backed Securities ("MBS")		4,832		-		(276	)		4,556
Total	$	98,912	$	57,137	$	(1,231	)	$	154,818

The Marco OP Units and the Marco II OP Units are exchangeable for a similar number of common operating partnership units (“Simon OP Units”) of Simon Property Group, L.P., (“Simon OP”), the operating partnership of Simon Property Group, Inc. (“Simon”). Subject to the various conditions, the Company may elect to exchange the Marco OP Units and/or the Marco II OP Units to Simon OP Units which must be immediately delivered to Simon in exchange for cash or similar number of shares of Simon’s common stock (“Simon Stock”).

During the three months ended March 31, 2015, the Company sold 60,000 Marco OP units with a cost basis of approximately $4.9 million for gross proceeds of approximately $11.5 million and realized a gain of approximately $6.6 million, which is included in gain on sale of marketable securities, on the consolidated statements of operations.

The Company considers the declines in market value of certain of its investments to be temporary in nature as the unrealized losses were caused primarily by changes in market interest rates or widening credit spreads. When evaluating these investments for other-than-temporary impairment, the Company reviews factors such as the length of time and extent to which fair value has been below cost basis, the financial condition of the issuer and any changes thereto, and the Company’s intent to sell, or whether it is more likely than not it will be required to sell, the investment before recovery of the investment’s amortized cost basis. During the three months ended March 31, 2015 and 2014, the Company did not recognize any impairment charges. As of March 31, 2015, the Company does not consider any of its investments to be other-than-temporarily impaired.

The Company may sell certain of its investments prior to their stated maturities for strategic purposes, in anticipation of credit deterioration, or for duration management. For the three months ended March 31, 2015 and 2014 the Company realized $0.3 million and $1.2 million of gross gains, related to sales of securities and early redemptions of MBS by the security issuer. The maturities of the Company’s MBS generally ranged from 27 years to 30 years.

Notes Payable

Margin Loan

The Company has access to a margin loan (the “Margin Loan”) from a financial institution that holds custody of certain of the Company’s marketable securities. The Margin Loan, which is due on demand, bears interest at Libor plus 0.85% (1.03% as of March 31, 2015) and is collateralized by the marketable securities in the Company’s account. The amounts available to the Company under the Margin Loan are at the discretion of the financial institution and not limited to the amount of collateral in its account. The amount outstanding under this Margin Loan was $0.5 million and $18.7 million as of March 31, 2015 and December 31, 2014, respectively, and is included in Notes payable on the consolidated balance sheets.

Line of Credit

On September 14, 2012, the Company entered into a non-revolving credit facility (the “Line of Credit”) with a financial institution which permits borrowings up to $25.0 million. The Line of Credit expires on June 19, 2016 and bears interest at Libor plus 3.00% (3.18% as of March 31, 2015). The Line of Credit is collateralized by 440,311 Marco OP Units and PRO guaranteed the Line of Credit. The amount outstanding under the Line of Credit was $19.9 million as of both March 31, 2015 and December 31, 2014 and is included in Notes Payable on the consolidated balance sheets.

Fair Value Measurements

Fair value is defined as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. Valuation techniques used to measure fair value must maximize the use of observable inputs and minimize the use of unobservable inputs.

The standard describes a fair value hierarchy based on three levels of inputs, of which the first two are considered observable and the last unobservable, that may be used to measure fair value:

	•		Level 1 – Quoted prices in active markets for identical assets or liabilities.

	•		Level 2 – Inputs other than Level 1 that are observable, either directly or indirectly, such as quoted prices for similar assets or liabilities; quoted prices in markets that are not active; or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities.

	•		Level 3 – Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets or liabilities.

Marketable securities, available for sale, measured at fair value on a recurring basis as of the dates indicated are as follows:

	Fair Value Measurement Using
As of March 31, 2015	Level 1		Level 2		Level 3		Total

Marketable Securities:
Equity Securities, primarily REITs	$	1,904	$	-	$	-	$	1,904
Marco OP and OP II Units		-		104,117		-		104,117
Corporate Bonds and Preferred Equities		-		36,106		-		36,106
MBS		-		4,143		-		4,143
Total	$	1,904	$	144,366	$	-	$	146,270

	Fair Value Measurement Using
As of December 31, 2014	Level 1		Level 2		Level 3		Total

Marketable Securities:
Equity Securities, primarily REITs	$	1,772	$	-	$	-	$	1,772
Marco OP and OP II Units		-		107,842		-		107,842
Corporate Bonds and Preferred Equities		-		40,648		-		40,648
MBS		-		4,556		-		4,556
Total	$	1,772	$	153,046	$	-	$	154,818

The Company did not have any other significant financial assets or liabilities, which would require revised valuations that are recognized at fair value.

5. Mortgages Payable

Mortgages payable consists of the following:

										Loan Amount as of
Property	Interest Rate			Weighted Average Interest Rate as of March 31, 2015			Maturity Date	Amount Due at Maturity		March 31, 2015		December 31, 2014

Southeastern Michigan Multi-Family Properties		5.96	%		5.96	%	July 2016	$	38,139	$	38,864	$	39,012

Oakview Plaza		5.49	%		5.49	%	January 2017		25,583		26,319		26,425

Gulf Coast Industrial Portfolio		9.83	%		9.83	%	Due on demand		51,031		51,031		51,142

St. Augustine Outlet Center		6.09	%		6.09	%	April 2016		23,748		24,240		24,364

Gantry Park		4.48	%		4.48	%	November 2024		65,317		74,500		74,500

DePaul Plaza		Libor + 3.00%			3.17	%	September 2017		11,147		11,691		11,746


Total mortgages payable					6.16	%		$	214,965	$	226,645	$	227,189

Libor as of March 31, 2015 and December 31, 2014 was 0.18% and 0.17%, respectively. Our loans are secured by the indicated real estate and are non-recourse to the Company.

The following table shows the contractually scheduled principal maturities during the next five years and thereafter as of March 31, 2015, including the debt of approximately $21.4 million associated with the remaining 4 hotel hospitality properties of the Hotel Portfolio, which is classified within liabilities held for sale in the Consolidated Balance Sheets:

Remainder of 2015				2016				2017				2018				2019				Thereafter				Total
$	52,644			$	63,454			$	43,189			$	15,395			$	1,213			$	72,129			$	248,024

Pursuant to the Company’s loan agreements, escrows in the amount of approximately $8.6 million and $11.7 million were held in restricted escrow accounts as of March 31, 2015 and December 31, 2014, respectively. Such escrows will be released in accordance with the applicable loan agreements for payments of real estate taxes, insurance and capital improvement transactions, as required. Certain of our mortgages payable also contain clauses providing for prepayment penalties.

Certain of the Company’s debt agreements require the maintenance of certain ratios, including debt service coverage. The Company is currently in compliance with all of its debt covenants other than the debt associated with the Gulf Coast Industrial Portfolio which was placed in default during 2012 and is due on demand as discussed below.

As a result of not meeting certain debt service coverage ratios on the non-recourse mortgage indebtedness secured by the Gulf Coast Industrial Portfolio, the lender elected to retain the excess cash flow from these properties beginning in July 2011. During the third quarter of 2012, the loan was transferred to a special servicer, who discontinued scheduled debt service payments and notified us that the loan was in default and due on demand.

Although the lender is currently not charging or being paid interest at the stated default rate of an additional 4.0%, an aggregate $5.6 million of default interest has been accrued through March 31, 2015 pursuant to the terms of the loan agreement. For both the three months ended March 31, 2015 and 2014, $0.5 million of default interest was accrued. As a result, accrued default interest of approximately $5.6 million and $5.0 million is included in accounts payable, accrued expenses and other liabilities on our consolidated balance sheets as of March 31, 2015 and December 31, 2014, respectively. Although we remain in discussions with the special servicer to restructure the terms of the loan, there can be no assurances that we will be successful. However, we do not expect to pay the accrued default interest as this mortgage indebtedness is non-recourse to us. Additionally, we believe the continued loss of excess cash flow from these properties and the placement of the non-recourse mortgage indebtedness in default will not have a material impact on our results of operations or financial position.

6. Dispositions

Disposition of limited service hotels

On January 19, 2015, the Board of Directors of the Company provided approval for the Company to form a joint venture (the “Joint Venture”) with Lightstone Value Plus Real Estate Investment Trust II, Inc. (“Lightstone II”), a real estate investment trust also sponsored by the Company’s Sponsor and for the Joint Venture to acquire the Company’s membership interest in up to 11 limited service hotels (the “Hotel Portfolio”) for an aggregate of approximately $122.4 million, plus closing and other third party transaction costs, with the acquisition of certain of the properties contingent upon obtaining existing lender approvals. As of December 31, 2014, the 11 limited service hotels were encumbered by an aggregate of approximately $67.2 million in debt.

The 11 limited service hotels consist of the following:

a 151-room limited service hotel which operates as a Courtyard by Marriott (the “Courtyard – Parsippany”) located in Parsippany, New Jersey (wholly owned by the Lightstone REIT since July 30, 2012);

a 90-room limited service hotel which operates as a Courtyard by Marriott (the “Courtyard - Willoughby”) located in Willoughby, Ohio (wholly owned by the Lightstone REIT since December 3, 2012);

a 102-room limited service hotel which operates as a Fairfield Inn & Suites by Marriott (the “Fairfield Inn – Des Moines”) located in West Des Moines, Iowa (wholly owned by the Lightstone REIT since December 3, 2012);

a 97-suite limited service hotel which operates as a SpringHill Suites by Marriott (the “SpringHill Suites - Des Moines”) located in West Des Moines, Iowa (wholly owned by the Lightstone REIT since December 3, 2012);

a 82-room, Holiday Inn Express Hotel & Suites (the “Holiday Inn Express - Auburn”) located in Auburn, Alabama (wholly owned by the Lightstone REIT since January 18, 2013);

a 121-room limited service hotel which operates as a Courtyard by Marriott (the “Courtyard - Baton Rouge”) located in Baton Rouge, Louisiana (90% owned by the Lightstone REIT since May 16, 2013);

a 108-room limited service hotel which operates as a Residence Inn by Marriott (the “Residence Inn - Baton Rouge”) located in Baton Rouge, Louisiana (90% owned by the Lightstone REIT since May 16, 2013);

a 130-room select service hotel which operates as a Starwood Hotel Group Aloft Hotel (the “Aloft – Rogers”) located in Rogers, Arkansas (wholly owned by the Lightstone REIT since June 18, 2013);

a 83-room limited service hotel which operates as a Fairfield Inn & Suites by Marriott (the “Fairfield Inn – Jonesboro”) located in Jonesboro, Arkansas (95% owned by the Lightstone REIT since June 18, 2013);

a 127-room limited service hotel which operates as a Hampton Inn (the “Hampton Inn - Miami”) located in Miami, Florida (wholly owned by the Lightstone REIT since August 30, 2013); and

a 104-room limited service hotel which operates as a Hampton Inn & Suites (the “Hampton Inn & Suites - Fort Lauderdale”) located in Fort Lauderdale, Florida (wholly owned by the Lightstone REIT since August 30, 2013).

On January 29, 2015 the Company, through the Operating Partnership, entered into an agreement to form the Joint Venture with Lightstone II whereby the Company and Lightstone II have 2.5% and 97.5% membership interests in the Joint Venture, respectively. Lightstone II is the managing member. Each member may receive distributions and make future capital contributions based upon its respective ownership percentage, as required. As of March 31, 2015, the Company’s 2.5% membership interest in the Joint Venture was approximately $1.5 million, recorded at cost, and is included in investment in affiliates on the consolidated balance sheet.

On January 29, 2015, the Company, through a wholly owned subsidiary of the Operating Partnership, completed the disposition of its memberships interests in a portfolio of 5 of the 11 limited service hotels to be acquired by the Joint Venture previously approved by the Board of Directors for approximately $64.6 million, excluding transaction costs, or approximately $30.5 million, net of $34.1 million of debt which was repaid as part of the transaction, pursuant to five separate contribution agreements entered into with Lightstone II through the Joint Venture.

The 5 limited service hotels are as follows:

Courtyard – Willoughby

Fairfield Inn - Des Moines

SpringHill Suites - Des Moines

Hampton Inn – Miami

Hampton Inn & Suites - Fort Lauderdale

The Revolving Credit Facility was paid off upon completion of the disposition of the Hotel Portfolio.

On February 11, 2015, the Company, through a wholly owned subsidiary of its operating partnership, completed the disposition of its membership interest in the Courtyard – Parsippany and its 90% membership interest in the Residence Inn - Baton Rouge for approximately $23.4 million, excluding transaction costs, or approximately $12.2 million, net of $11.2 million of debt which was assumed by the subsidiaries of the Joint Venture as part of the transaction, pursuant to two separate contribution agreements, each dated as of February 11, 2015, entered into with Lightstone II through the Joint Venture.

The Courtyard – Parsippany Loan and the Residence Inn - Baton Rouge Loan were assumed by the subsidiaries of the Joint Venture as part of the transaction.

The two transactions completed on January 29, 2015 and February 11, 2015 described above represent 7 of the 11 limited service hotels to be disposed of by the Company previously approved by the Board of Directors. The Company is awaiting approval from the holders of the Promissory Note and the Courtyard Baton Rouge Loan for the Joint Venture to assume the Promissory Note and the Courtyard Baton Rouge Loan to complete the disposal of the final 4 of the 11 limited service hotels (Holiday Inn Express – Auburn, the Arkansas Hotel Portfolio and the Courtyard - Baton Rouge) previously approved by the Board of Directors.

In connection with the disposal of its interests in 7 of the 11 limited service hotels, the Company recognized a gain on disposition of approximately $14.4 million, which is included in discontinued operations on the consolidated statements of operations, during the three months ended March 31, 2015.

Disposition of Crowe’s Crossing

During the fourth quarter of 2013, Crowe’s Crossing met the criteria to be classified as held for sale and was subsequently disposed of for approximately $9.3 million on January 22, 2014. The operating results of Crowe’s Crossing through its date of disposition have been classified as discontinued operations in the consolidated statements of operations for all periods presented.

In connection with the disposition, the Company repaid in full the then outstanding mortgage indebtedness of approximately $5.8 million, which was scheduled to mature in September 2015. Additionally, the Company recognized a gain on disposition of approximately $1.6 million, which is included in discontinued operations during the three months ended March 31, 2014.

The following summary presents the operating results of the Hotel Portfolio and Crowe’s Crossing included in discontinued operations in the Consolidated Statements of Operations for the periods indicated.

	For the Three Months Ended
	March 31, 2015			March 31, 2014
Revenues	$	5,168		$	8,432

Operating expenses		4,370			6,874

Operating income		798			1,558

Interest expense and other		(597	)		(1,011	)
Gain on disposition		14,404			1,610

Net income from discontinued operations	$	14,605		$	2,157

Cash flows generated from discontinued operations are presented separately on the Company’s consolidated statements of cash flows.

The following summary presents the major components of assets and liabilities held for sale, of as the date indicated.

	As of		As of
	March 31, 2015		December 31, 2014
Net investment property	$	31,231	$	105,610
Intangible assets, net		102		167
Other assets		1,935		5,728

Total assets held for sale	$	33,268	$	111,505

Mortgages payable	$	21,379	$	67,155
Accounts payable and accrued expenses		859		2,905
Other liabilities		63		70

Total liabilities held for sale	$	22,301	$	70,130

7. Net Earnings Per Share

Basic net earnings per share is calculated by dividing net income attributable to common shareholders by the weighted-average number of shares of common stock outstanding during the applicable period. Diluted net income per share includes the potentially dilutive effect, if any, which would occur if our outstanding options to purchase our common stock were exercised. For all periods presented, the effect of these exercises, if any, was anti-dilutive and, therefore, diluted net income per share is equivalent to basic net income per share.

8. Related Party Transactions

The Company has agreements with the Advisor and Lightstone Value Plus REIT Management LLC (the “Property Manager”) to pay certain fees in exchange for services performed by these entities and other affiliated entities. The Company’s ability to secure financing and subsequent real estate operations are dependent upon its Advisor, Property Manager and their affiliates to perform such services as provided in these agreements.

The Company, pursuant to the related party arrangements, has recorded the following amounts for the periods indicated:

	Three Months Ended March 31,
	2015		2014
Acquisition fees (general and administrative costs)	$	8	$	32
Asset management fees (general and administrative costs)		711		713
Property management fees (property operating expenses)		290		348
Development fees and leasing commissions*		411		164
Total	$	1,420	$	1,257

* Generally, capitalized and amortized over the estimated useful life of the associated asset.

Lightstone SLP, LLC, an affiliate of the Company’s Sponsor, has purchased subordinated profits interests in the Operating Partnership (“SLP units”) which are included in noncontrolling interests in the consolidated balance sheets. These SLP units, the purchase price of which will be repaid only after stockholders receive a stated preferred return and their net investment, entitle Lightstone SLP, LLC to a portion of any regular distributions made by the Operating Partnership.

During the three months ended March 31, 2015, distributions of $0.5 million were declared and paid on the SLP units and are part of noncontrolling interests. Since inception through March 31, 2015, cumulative distributions declared were $15.5 million, of which $15.0 million were paid.

Preferred Investment

On March 7, 2014, the Company entered into an agreement with various related party entities pursuant to which it committed to make contributions of up to $35.0 million, with an additional contribution of up to $10.0 million subject to the satisfaction of certain conditions, which were subsequently met during October 2014, in an affiliate of its Sponsor which owns a parcel of land located at 365 Bond Street in Brooklyn, New York on which it is constructing a residential apartment project. These contributions are made pursuant to an instrument, the “Preferred Investment,” that is entitled to monthly preferred distributions at a rate of 12% per annum, is redeemable by the Company upon the occurrence of certain events, is classified as a held-to-maturity security and is recorded at cost.

The Company commenced making contributions during the second quarter of 2014 and as of March 31, 2015 and December 31, 2014, the Preferred Investment had a balance of approximately $42.2 million and $36.6 million, respectively and is classified as investment in affiliate on the consolidated balance sheet. During the three months ended March 31, 2015, the Company recorded approximately $1.2 million of dividend income related to the Preferred Investment, which is included in interest and dividend income on the consolidated statements of operations.

9. Financial Instruments

The carrying amounts reported in the consolidated balance sheets for cash and cash equivalents, restricted escrows, tenants’ accounts receivable, accounts payable and accrued expenses and the notes payable approximated their fair values because of the short maturity of these instruments. The carrying amount reported in the consolidated balance sheets for the mortgage receivable approximated its fair value based upon current market information that would have been used by a market participant to estimate the fair value of such loan.

The estimated fair value (in millions) of the Company’s mortgage debt is summarized as follows:

	As of March 31, 2015				As of December 31, 2014
	Carrying Amount		Estimated Fair Value		Carrying Amount		Estimated Fair Value
Mortgages payable	$	226,645	$	229,209	$	227,189	$	228,261

The fair value of the mortgages payable was determined by discounting the future contractual interest and principal payments by estimated current market interest rates.

10. Segment Information

The Company currently operates in four business segments as of March 31, 2015: (i) retail real estate (the “Retail Segment”), (ii) multi-family residential real estate (the “Multi-family Residential Segment”), (iii) industrial real estate (the “Industrial Segment”) and (iv) hospitality (the “Hospitality Segment”). The Company’s Advisor and its affiliates provide leasing, property and facilities management, acquisition, development, construction and tenant-related services for its portfolio. The Company’s revenues for the three months ended March 31, 2015 and 2014 were exclusively derived from activities in the United States. No revenues from foreign countries were received or reported. The Company had no long-lived assets in foreign locations as of March 31, 2015 and December 31, 2014. The accounting policies of the segments are the same as those described in Note 2: Summary of Significant Accounting Policies of the Company’s December 31, 2014 Annual Report on Form 10-K. Unallocated assets, revenues and expenses relate to corporate related accounts.

The Company evaluates performance based upon net operating income/(loss) from the combined properties in each real estate segment.

As discussed in Note 6, the results of operations presented below exclude Crowe’s Crossing and the Hotel Portfolio due to their classification as discontinued operations for all periods presented. The Hotel Portfolio was previously included in the Company’s Hospitality Segment and Crowe’s Crossing was previously included in the Company’s Retail Segment.

Selected results of operations for the three months ended March 31, 2015 and 2014, and total assets as of March 31, 2015 and December 31, 2014 regarding the Company’s operating segments are as follows:

	For the Three Months Ended March 31, 2015
	Retail			Multi-Family		Industrial			Hospitality			Unallocated			Total
Total revenues	$	2,788		$	4,288	$	1,598		$	4,157		$	-		$	12,831

Property operating expenses		914			1,374		445			3,787			1			6,521
Real estate taxes		358			265		173			79			-			875
General and administrative costs		(3	)		58		(46	)		103			1,302			1,414

Net operating income/(loss)		1,519			2,591		1,026			188			(1,303	)		4,021

Depreciation and amortization		1,000			740		404			655			-			2,799

Operating income/(loss)	$	519		$	1,851	$	622		$	(467	)	$	(1,303	)	$	1,222

As of March 31, 2015:
Total Assets	$	109,639		$	123,343	$	50,272		$	63,300		$	282,025		$	628,579

	For the Three Months Ended March 31, 2014
	Retail		Multi-Family		Industrial			Hospitality			Unallocated			Total
Total revenues	$	2,852	$	4,980	$	1,878		$	4,176		$	-		$	13,886

Property operating expenses		767		1,952		512			3,855			1			7,087
Real estate taxes		339		345		209			63			-			956
General and administrative costs		20		94		(56	)		61			1,543			1,662

Net operating income/(loss)		1,726		2,589		1,213			197			(1,544	)		4,181

Depreciation and amortization		962		1,023		459			624			-			3,068

Operating income/(loss)	$	764	$	1,566	$	754		$	(427	)	$	(1,544	)	$	1,113

As of December 31, 2014:
Total Assets	$	105,343	$	127,116	$	50,635		$	147,572		$	243,173		$	673,839

11. Commitments and Contingencies

Legal Proceedings

From time to time in the ordinary course of business, the Company may become subject to legal proceedings, claims or disputes.

In connection with the sale of our indirectly-owned sub-leasehold interest in the office building located at 1407 Broadway, New York, New York, we resolved our previously disclosed litigation with Abraham Kamber Company as sublessor under the sublease, who had served the two notices of default on our predecessor in interest that gave rise to the litigation. Effective March 30, 2015, the litigation was dismissed in its entirety with prejudice. This matter has now been fully disposed of.

On July 13, 2011, JF Capital Advisors, filed a lawsuit against The Lightstone Group, LLC, the Company, and Lightstone Value Plus Real Estate Investment Trust II, Inc. in the Supreme Court of the State of New York seeking payment for services alleged to have been rendered, and to be rendered prospectively, under theories of unjust enrichment and breach of contract. The plaintiff had a limited business arrangement with The Lightstone Group, LLC; that arrangement has been terminated. We filed a motion to dismiss the action and, on January 31, 2012, the Supreme Court dismissed the complaint in its entirety, but granted the plaintiff leave to replead two limited causes of action.

The plaintiff filed an amended complaint on May 18, 2012, bringing limited claims under theories of unjust enrichment and quantum meruit. On November 21, 2012, the court dismissed this second complaint in part, leaving only $164 (plus interest) in potential damages. The plaintiff appealed this decision and Lightstone cross-appealed arguing that the case should have been dismissed in full. The appeals court denied plaintiff’s motion and granted defendants’ motion, as a result of which all claims were dismissed on March 25, 2014. The plaintiff filed a motion requesting the right to re-appeal to the Court of Appeals, which was granted on August 1, 2014.

Plaintiff has appealed to the Court of Appeals. The Court of Appeals is scheduled to hear the case on June 3, 2015. Lightstone continues to believe that these claims to be without merit and will defend the case vigorously.

While any proceeding or litigation has an element of uncertainty, management currently believes that the likelihood of an unfavorable outcome with respect to any of the aforementioned legal proceedings is remote. No provision for loss has been recorded in connection therewith.

As of the date hereof, the Company is not a party to any material pending legal proceedings of which the outcome is probable or reasonably possible to have a material adverse effect on its results of operations or financial condition, which would require accrual or disclosure of the contingency and possible range of loss.

Loan Collection Guaranties

The Operating Partnership and PRO (collectively, the “LVP Parties”) have provided and will continue to have the opportunity to provide guaranties of collection (the “Loan Collection Guaranties”) with respect to draws made under revolving credit facilities (or indebtedness incurred to refinance the revolving credit facilities) by Simon in connection with the closing of certain contribution transactions related to the LVP Parties’ ownership interests in (i) Mill Run LLC (“Mill Run”) and Prime Outlets Acquisition Company (“POAC” and collectively, the “POAC/Mill Run Transaction”) and (ii) GPH and LVH, . The Loan Collection Guaranties are required for at least four years following the closings of POAC/Mill Run Transaction and the Outlet Centers Transaction, which closed on August 30, 2010 and December 4, 2012, respectively. Under the terms of the Loan Collection Guaranties, the LVP Parties are obligated to make payments in respect of principal and interest due under the revolving credit facilities after Simon OP has failed to make payments, the amounts outstanding under the revolving credit facilities have been accelerated, and the lender have failed to collect the full amounts outstanding under the revolving credit facilities after exhausting other remedies. The maximum amounts of the Loan Collection Guaranties will be reduced by the extent of any payments of principal made by Simon OP or other cash proceeds recovered by the lenders.

12. Subsequent Events

Distribution Payment

On April 15, 2015, the distribution for the three-month period ending March 31, 2015 of approximately $4.5 million was paid in cash. The distribution was paid from cash flows provided from operations.

Distribution Declaration

On May 13, 2015, the Board authorized and the Company declared a distribution for the three-month period ending June 30, 2015. The distribution will be calculated based on shareholders of record each day during this three-month period at a rate of $0.0019178 per day, and will equal a daily amount that, if paid each day for a 365-day period, would equal a 7.0% annualized rate based on a share price of $10.00. The distribution will be paid in cash on July 15, 2015 to shareholders of record as of June 30, 2015.

ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS.

The following discussion and analysis should be read in conjunction with the accompanying consolidated financial statements of Lightstone Value Plus Real Estate Investment Trust, Inc. and Subsidiaries and the notes thereto. As used herein, the terms “we,” “our” and “us” refer to Lightstone Value Plus Real Estate Investment Trust, Inc., a Maryland corporation, and, as required by context, Lightstone Value Plus REIT, L.P. and its wholly owned subsidiaries, which we collectively refer to as “the Operating Partnership.” Dollar amounts are presented in thousands, except per share data and where indicated in millions.

As discussed in Notes 1 and 6 of the Notes to Consolidated Financial Statements, the results of operations presented below exclude certain properties due to their classification as discontinued operations.

Forward-Looking Statements

Certain information included in this Quarterly Report on Form 10-Q contains, and other materials filed or to be filed by us with the Securities and Exchange Commission, or the SEC, contain or will contain, forward-looking statements. All statements, other than statements of historical facts, including, among others, statements regarding our possible or assumed future results of our business, financial condition, liquidity, results of operations, plans and objectives, are forward-looking statements. Those statements include statements regarding the intent, belief or current expectations of Lightstone Value Plus Real Estate Investment Trust, Inc. and members of our management team, as well as the assumptions on which such statements are based, and generally are identified by the use of words such as “may,” “will,” “seeks,” “anticipates,” “believes,” “estimates,” “expects,” “plans,” “intends,” “should” or similar expressions. Forward-looking statements are not guarantees of future performance and involve risks and uncertainties that actual results may differ materially from those contemplated by such forward-looking statements.

Such statements are based on assumptions and expectations which may not be realized and are inherently subject to risks and uncertainties, many of which cannot be predicted with accuracy and some of which might not even be anticipated. Future events and actual results, financial and otherwise, may differ from the results discussed in the forward-looking statements.

Risks and other factors that might cause differences, some of which could be material, include, but are not limited to, economic and market conditions, competition, tenant or joint venture partner(s) bankruptcies, changes in governmental, tax, real estate and zoning laws and regulations, failure to increase tenant occupancy and operating income, rejection of leases by tenants in bankruptcy, financing and development risks, construction and lease-up delays, cost overruns, the level and volatility of interest rates, the rate of revenue increases versus expense increases, the financial stability of various tenants and industries, the failure of the Company (defined herein) to make additional investments in real estate properties, the failure to upgrade our tenant mix, restrictions in current financing arrangements, the failure to fully recover tenant obligations for common area maintenance (“CAM”), insurance, taxes and other property expenses, the failure of the Company to continue to qualify as a real estate investment trust (“REIT”), the failure to refinance debt at favorable terms and conditions, an increase in impairment charges, loss of key personnel, failure to achieve earnings/funds from operations targets or estimates, conflicts of interest with the Advisor, Sponsor and their affiliates, failure of joint venture relationships, significant costs related to environmental issues as well as other risks listed from time to time in this Form 10-Q, our Form 10-K and in the Company’s other reports filed with the SEC.

We believe these forward-looking statements are reasonable; however, undue reliance should not be placed on any forward-looking statements, which are based on current expectations. All written and oral forward-looking statements attributable to us, or persons acting on our behalf, are qualified in their entirety by these cautionary statements. Further, forward-looking statements speak only as of the date they are made, and we undertake no obligation to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results over time unless required by law.

Overview

Lightstone Value Plus Real Estate Investment Trust, Inc. (the “Lightstone REIT”) and Lightstone Value Plus REIT, LP, (the “Operating Partnership”) and its subsidiaries are collectively referred to as the ‘‘Company’’ and the use of ‘‘we,’’ ‘‘our,’’ ‘‘us’’ or similar pronouns refers to the Lightstone REIT, its Operating Partnership or the Company as required by the context in which such pronoun is used.

Lightstone REIT has and may continue to acquire and operate in the future commercial, residential and hospitality properties, principally in the United States. Principally through the Operating Partnership, our acquisitions have included both portfolios and individual properties. Our commercial holdings consist of retail (primarily multi-tenant shopping centers), lodging (primarily select service hotels), industrial properties and residential properties comprised of multi-family complexes.

We do not have employees. We have an advisory agreement with Lightstone Value Plus REIT LLC, a Delaware limited liability company, which we refer to as the “Advisor,” pursuant to which the Advisor supervises and manages our day-to-day operations and selects our real estate and real estate related investments, subject to oversight by our board of directors. We pay the Advisor fees for services related to the investment and management of our assets, and we reimburse the Advisor for certain expenses incurred on our behalf.

Current Environment

Our operating results as well as our investment opportunities are impacted by the health of the North American economies. Our business and financial performance may be adversely affected by current and future economic conditions, such as an availability of credit, financial markets volatility and recession.

Our business may be affected by market and economic challenges experienced by the U.S. and global economies. These conditions may materially affect the value and performance of our properties, and may affect our ability to pay distributions, the availability or the terms of financing that we have or may anticipate utilizing, and our ability to make principal and interest payments on, or refinance, any outstanding debt when due.

We are not aware of any other material trends or uncertainties, favorable or unfavorable, other than national economic conditions affecting real estate generally, that may be reasonably anticipated to have a material impact on either capital resources or the revenues or income to be derived from the acquisition and operation of real estate and real estate related investments, other than those referred to in this Form 10-Q.

Portfolio Summary –

	Location	Year Built (Range of years built)	Leasable Square Feet		Percentage Occupied as of March 31, 2015			Annualized Revenues based on rents at March 31, 2015	Annualized Revenues per square foot at March 31, 2015
Wholly Owned and Consolidated Real Estate Properties:

Retail
St. Augustine Outlet Center	St. Augustine, FL	1998		330,596		77.9	%	$3.7 million	$	14.22
Oakview Plaza	Omaha, NE	1999 - 2005		176,774		87.0	%	$2.3 million	$	14.70
DePaul Plaza	Bridgeton, MO	1985		187,090		87.5	%	$1.9 million	$	11.73
		Retail Total		694,460		82.8	%

Industrial
7 Flex/Office/Industrial Buildings within the Gulf Coast Industrial Portfolio	New Orleans, LA	1980-2000		339,700		68.2	%	$2.6 million	$	11.39
4 Flex/Industrial Buildings within the Gulf Coast Industrial Portfolio	San Antonio, TX	1982-1986		484,369		83.5	%	$1.9 million	$	4.72
3 Flex/Industrial Buildings within the Gulf Coast Industrial Portfolio	Baton Rouge, LA	1985-1987		182,792		72.9	%	$0.9 million	$	6.45

		Industrial Total		1,006,861		76.4	%

Multi - Family Residential	Location	Year Built (Range of years built)	Leasable Units		Percentage Occupied as of March 31, 2015			Annualized Revenues based on rents at March 31, 2015	Annualized Revenues per unit at March 31, 2015
Southeastern Michigan Multi-Family Properties (Four Apartment Buildings)	Southeast MI	1965-1972		1,017		94.2	%	$8.2 million	$	8,520
Gantry Park (Multi-Family Apartment Building)	Queens, NY	2013		199		99.5	%	$7.8 million	$	39,350
		Residential Total		1,216		95.1	%

	Location	Year Built		Year to date Available Rooms		Percentage Occupied as of March 31, 2015			Revenue per Available Room for the Three Months Ended March 31, 2015		Average Daily Rate For the Three Months Ended March 31, 2015
Wholly-Owned and Consolidated Hospitality Properties:

DoubleTree - Danvers	Danvers, Massachusetts		1978		32,670		38.2	%	$	45.23	$	118.39

Holiday Inn Express - Auburn (2)	Auburn, Alabama		2002		7,380		74.5	%	$	79.82	$	107.21

Courtyard - Baton Rouge (2)	Baton Rouge, Louisiana		1997		10,890		71.0	%	$	76.18	$	107.30

Aloft - Rogers (2)	Rogers, Arkansas		2008		11,700		55.3	%	$	69.88	$	126.43

Fairfield Inn - Jonesboro (2)	Jonesboro, Arkansas		2009		7,470		70.6	%	$	70.87	$	100.37

			Hospitality Total		70,110		53.4	%	$	60.52	$	118.39

	Location	Year Built		Leasable Square Feet		Percentage Occupied as of March 31, 2015			Annualized Revenues based on rents at March 31, 2015		Annualized Revenues per square foot at March 31, 2015
Unconsolidated Affiliated Real Estate Entities-Office:
1407 Broadway⁽¹⁾	New York, NY		1952		1,114,695		82.5	%	$	40.70	$	44.27

(1)

- Sub-lease interest was indirectly owned by 1407 Broadway Mezz II, LLC, in which we had a 49.0% ownership interest. 1407 Broadway disposed of its sub-lease interest on April 30, 2015.

(2)

Included in discontinued operations.

Annualized revenue is defined as the minimum monthly payments due as of March 31, 2015 annualized, excluding periodic contractual fixed increases and rents calculated based on a percentage of tenants’ sales. The annualized base rent disclosed in the table above includes all concessions, abatements and reimbursements of rent to tenants.

Critical Accounting Policies and Estimates

There were no material changes during the three months ended March 31, 2015 to our critical accounting policies as reported in our Annual Report on Form 10-K, for the year ended December 31, 2014.

Results of Operations

Our primary financial measure for evaluating each of our properties is net operating income (“NOI”). NOI represents revenues less property operating expenses, real estate taxes and general and administrative expenses. We believe that NOI is helpful to investors as a supplemental measure of the operating performance of a real estate company because it is a direct measure of the actual operating results of our properties.

Property Dispositions

In July 2014 we disposed of an industrial property located in Sarasota, Florida (“Sarasota”) and in September 2014 we disposed of 2 multi-family apartment buildings located in Greensboro/Charlotte, North Carolina (the “Camden Multi-Family Properties”). These dispositions did not qualify to be reported as discontinued operations.

For the Three Months Ended March 31, 2015 vs. March 31, 2014

Consolidated

Revenues

Our revenues are comprised of rental revenues, tenant recovery income and other service income. Total revenues decreased by approximately $1.1 million to $12.8 million for the three months ended March 31, 2015 compared to $13.9 million for the same period in 2014. The decrease primarily reflects the property disposition described above offset by an increase in revenue of approximately $0.4 million. See “Segment Results of Operations for the Three Months Ended March 31, 2015 compared to March 31, 2014” for additional information on revenues by segment.

General and administrative expenses

General and administrative expenses decreased by approximately $0.3 million to $1.4 million for the three months ended March 31, 2015 compared to $1.7 million the same period in 2014. The decrease is primarily attributable to the property disposition described above.

Depreciation and Amortization

Depreciation and amortization expense decreased by approximately $0.3 million to $2.8 million for the three months ended March 31, 2015 compared to $3.1 million the same period in 2014. The decrease is primarily attributable to the property disposition described above.

Interest and dividend income

Interest and dividend income increased by approximately $1.1 million to $2.6 million for the three months ended March 31, 2014 compared to $1.5 million the same period in 2014. The increase was primarily attributable to the $1.2 million in dividend income from our Preferred Investment.

Gain on sale of marketable securities

Gain on sale of marketable securities increased by approximately $5.7 million to a gain of $6.9 million for the three months ended March 31, 2015 compared to a gain of $1.2 million for the same period in 2014. During the three months ended March 31, 2015 we recognized a gain on sale of marketable securities of approximately $6.6 million primarily attributable to the sale of 60,000 Marco OP Units.

Loss from investment in unconsolidated affiliated real estate entity

This account represents our portion of the earnings associated with our ownership interest in an investment in an unconsolidated affiliated real estate entity, which we accounted for under the equity method of accounting. Our loss from investment in unconsolidated affiliated real estate entity was $35 during the three months ended March 31, 2015 compared to a loss of $135 during the same period in 2014.

Noncontrolling interests

The net earnings allocated to noncontrolling interests relates to (i) the interests in the Operating Partnership held by our Sponsor as well as common units held by our limited partners (ii) the interest in PRO-DFJV Holdings LLC (“PRO”) held by our Sponsor, (iii) the ownership interests in 50-01 2^nd St Associates LLC (the “2nd Street Joint Venture”) held by our Sponsor and other affiliates and (iv) the interests held by minority owners of certain of our hotels.

Segment Results of Operations for the Three Months Ended March 31, 2015 compared to March 31, 2014

Retail Segment

	For the Three Months Ended March 31,						Variance Increase/(Decrease)
	2015			2014			$			%
	(unaudited)
Revenues	$	2,788		$	2,852		$	(64	)		-2.2	%
NOI		1,519			1,726			(207	)		-12.0	%
Average Occupancy Rate for period		82.4	%		83.3	%					-0.9	%

The following table represents lease expirations for the Retail Segment as of March 31, 2015:

Lease Expiration Year	Number of Expiring Leases		Gross Leaseable Area "GLA" of Expiring Leases (Sq. Ft.)		Annualized Base Rent of Expiring Leases ($)		Percent of Total GLA			Percent of Total Annualized Base Rent
2015		5		19,839		268,639		3.70	%		3.50	%
2016		15		63,083		822,664		11.90	%		10.90	%
2017		5		10,854		167,495		2.00	%		2.20	%
2018		10		78,021		1,374,039		14.70	%		18.10	%
2019		17		74,989		1,470,456		14.10	%		19.40	%
2020		10		191,333		2,070,796		36.20	%		27.40	%
2021		2		18,764		254,032		3.50	%		3.40	%
2022		1		4,800		75,600		0.90	%		1.00	%
2023		1		28,000		479,920		5.30	%		6.30	%
2024		1		1,163		48,846		0.20	%		0.60	%
Thereafter		3		39,784		546,181		7.50	%		7.20	%
		70		530,630		7,578,668		100.0	%		100.0	%

Revenues and NOI decreased slightly for the three months ended March 31, 2015 compared to the same period in 2014 primarily as a result of the slight decrease in the average occupancy rate during the 2015 period.

Multi-Family Residential Segment

	For the Three Months Ended March 31,						Variance Increase/(Decrease)
	2015			2014			$			%
	(unaudited)
Revenues	$	4,288		$	4,980		$	(692	)		-13.9	%
NOI		2,591			2,589			2			0.1	%
Average Occupancy Rate for period		94.9	%		94.0	%					0.9	%

Revenues decreased for the three months ended March 31, 2015 compared to the same period in 2014 primarily as a result of the disposal of 2 multi-family apartment buildings located in Greensboro/Charlotte, North Carolina (the “Camden Multi-Family Properties”) on September 30, 2014. NOI remained flat due the higher average occupancy rate of the remaining apartments.

Industrial Segment

	For the Three Months Ended March 31,						Variance Increase/(Decrease)
	2015			2014			$			%
	(unaudited)
Revenues	$	1,598		$	1,878		$	(280	)		-14.9	%
NOI		1,026			1,213			(187	)		-15.4	%
Average Occupancy Rate for period		77.5	%		85.8	%					-8.3	%

The following table represents lease expirations for our Industrial Segment as of March 31, 2015:

Industrial Segment

Lease Expiration Year	Number of Expiring Leases	GLA of Expiring Leases (Sq. Ft.)	Annualized Base Rent of Expiring Leases ($)	Percent of Total GLA		Percent of Total Annualized Base Rent
2015	29	303,421	824,881	39.4	%	19.4	%
2016	33	212,147	1,280,878	27.6	%	30.1	%
2017	20	99,906	621,802	13.0	%	14.6	%
2018	12	80,906	807,882	10.5	%	19.0	%
2019	3	20,448	105,435	2.7	%	2.5	%
2020	4	52,516	614,200	6.8	%	14.4	%
Thereafter	-	-	-	-		-
	101	769,344	4,255,078	100.0	%	100.0	%

Revenues and NOI decreased for the three months ended March 31, 2015 compared to the same period in 2014 primarily as a result of the disposal of an industrial property located in Sarasota, Florida (“Sarasota”) on July 31, 2014 and the lower average occupancy rate of the remaining properties.

Hospitality Segment

	For the Three Months Ended March 31,						Variance Increase/(Decrease)
	2015			2014			$			%
	(unaudited)
Revenues	$	4,157		$	4,176		$	(19	)		-0.5	%
NOI		188			197			(9	)		-4.6	%
Average Occupancy Rate for period		38.2	%		36.3	%					1.9	%
Rev PAR	$	45.23		$	43.75		$	1.48			3.4	%

Revenue and NOI remained flat the three months ended March 31, 2015 compared to the same period in 2014.

Financial Condition, Liquidity and Capital Resources

Overview:

Rental revenue and borrowings are our principal source of funds to pay operating expenses, scheduled debt service, capital expenditures and distributions, excluding non-recurring capital expenditures.

We expect to meet our short-term liquidity requirements generally through working capital and proceeds from our distribution reinvestment plan and borrowings. We believe that these cash resources will be sufficient to satisfy our cash requirements for the foreseeable future, and we do not anticipate a need to raise funds from other than these sources within the next twelve months.

We currently have $226.6 million of outstanding mortgage debt, $21.4 million of the Hotel Portfolio’s outstanding mortgage debt classified as liabilities held for sale, a $19.9 million line of credit and a $0.5 million margin loan. We have and intend to continue to limit our aggregate long-term permanent borrowings to 75% of the aggregate fair market value of all properties unless any excess borrowing is approved by a majority of the independent directors and is disclosed to our stockholders. We may also incur short-term indebtedness, having a maturity of two years or less.

Our charter provides that the aggregate amount of borrowing, both secured and unsecured, may not exceed 300% of net assets in the absence of a satisfactory showing that a higher level is appropriate, the approval of our Board of Directors and disclosure to stockholders. Net assets means our total assets, other than intangibles, at cost before deducting depreciation or other non-cash reserves less our total liabilities, calculated at least quarterly on a basis consistently applied. Any excess in borrowing over such 300% of net assets level must be approved by a majority of our independent directors and disclosed to our stockholders in our next quarterly report to stockholders, along with justification for such excess. As of March 31, 2015, our total borrowings of $268.4 million represented 71% of net assets.

Our borrowings consist of single-property mortgages as well as mortgages cross-collateralized by a pool of properties. We typically have obtained level payment financing, meaning that the amount of debt service payable would be substantially the same each year. As such, most of the mortgages on our properties provide for a so-called “balloon” payment and are at a fixed interest rate.

Additionally, in order to leverage our investments in marketable securities and seek a higher rate of return, we borrowed using a margin loan collateralized by the securities held with the financial institution that provided the margin loan. This loan is due on demand and will be paid upon the liquidation of securities.

Any future properties that we may acquire may be funded through a combination of borrowings, proceeds generated from the sale of our marketable securities, available for sale, and proceeds received from the disposition of certain of our retail assets. These borrowings may consist of single-property mortgages as well as mortgages cross-collateralized by a pool of properties. Such mortgages may be put in place either at the time we acquire a property or subsequent to our purchasing a property for cash. In addition, we may acquire properties that are subject to existing indebtedness where we choose to assume the existing mortgages. Generally, though not exclusively, we intend to seek to encumber our properties with debt, which will be on a non-recourse basis. This means that a lender’s rights on default will generally be limited to foreclosing on the property. However, we may, at our discretion, secure recourse financing or provide a guarantee to lenders if we believe this may result in more favorable terms. When we give a guaranty for a property owning entity, we will be responsible to the lender for the satisfaction of the indebtedness if it is not paid by the property owning entity.

We may also obtain lines of credit to be used to acquire properties or real estate-related assets. These lines of credit will be at prevailing market terms and will be repaid from proceeds from the sale or refinancing of properties, working capital or permanent financing. Our Sponsor or its affiliates may guarantee the lines of credit although they will not be obligated to do so.

In addition to meeting working capital needs and distributions to our stockholders, our capital resources are used to make certain payments to our Advisor and our Property Manager, included payments related to asset acquisition fees and asset management fees, the reimbursement of acquisition related expenses to our Advisor and property management fees. We also reimburse our Advisor and its affiliates for actual expenses it incurs for administrative and other services provided to us. Additionally, the Operating Partnership may be required to make distributions to Lightstone SLP, LLC, an affiliate of the Advisor.

The following table represents the fees incurred associated with the payments to our Advisor, our Dealer Manager, and our Property Manager for the periods indicated:

	Three Months Ended March 31,
	2015		2014
Acquisition fees (general and administrative costs)	$	8	$	32
Asset management fees (general and administrative costs)		711		713
Property management fees (property operating expenses)		290		348
Development fees and leasing commissions*		411		164
Total	$	1,420	$	1,257

* Generally, capitalized and amortized over the estimated useful life of the associated asset.

As of March 31, 2015, we had approximately $85.5 million of cash and cash equivalents on hand and $146.3 million of marketable securities, available for sale.

Summary of Cash Flows

The following summary discussion of our cash flows is based on the consolidated statements of cash flows and is not meant to be an all-inclusive discussion of the changes in our cash flows for the periods presented below:

	For the Three Months Ended March 31,
		2015			2014
	(unaudited)
Cash flows provided by operating activities	$	4,824		$	5,486
Cash flows provided by investing activities		85,216			16,799
Cash flows used in financing activities		(59,032	)		(13,692	)
Net change in cash and cash equivalents		31,008			8,593

Cash and cash equivalents, beginning of the period		54,529			52,899
Cash and cash equivalents, end of the period	$	85,537		$	61,492

Our principal demands for liquidity are (i) our property operating expenses, (ii) real estate taxes, (iii) insurance costs, (iv) leasing costs and related tenant improvements, (v) capital expenditures, (vi) acquisition, investment and development activities, (vii) scheduled debt service and (viii) distributions to our stockholders and noncontrolling interests. The principal sources of funding for our operations are operating cash flows and proceeds from (i) the sale of marketable securities, (ii) the selective disposition of properties or interests in properties, (iii) the issuance of equity and debt securities and (iv) the placement of mortgage loans or other indebtedness.

Operating activities

Net cash flows provided by operating activities of $4.8 million for the three months ended March 31, 2015 consists of the following:

cash inflows of approximately $3.1 million from our net income from continuing operations after adjustment for non-cash items;

cash inflows of approximately $0.7 million associated with the net changes in operating assets and liabilities and

cash inflows of approximately $1.0 million from discontinued operations.

Investing activities

The net cash provided by investing activities from of $85.2 million for the three months ended March 31, 2015 consists primarily of the following:

purchases of investment property of approximately $1.8 million;

funds released from restricted escrows of approximately $0.4 million;

aggregate preferred equity contributions in our affiliate 365 Bond Street of $7.1 million;

net proceeds from the sale and purchase of marketable securities of $17.1 million;

contributions of $1.6 million to our Joint Venture with Lightstone II and

cash inflows of approximately $78.0 million from discontinued operations, consisting primarily of net proceeds from the disposition of the Hotel Portfolio.

Financing activities

The net cash used by financing activities of approximately $59.0 million for the three months ended March 31, 2015 is primarily related to the following:

distributions to our common shareholders of $3.1 million;

redemptions and cancellation of common stock and noncontrolling interests of $0.4 million;

distributions to our noncontrolling interests of $2.6 million;

net payments on our notes payable of $18.2 million and mortgage payments of $0.5 million and

cash outflows of approximately $34.2 million from discontinued operations, consisting primarily of repayment of mortgage indebtedness in connection with the disposition of the Hotel Portfolio.

The following summarizes our mortgage indebtedness maturing in the next year and our current intentions:

Our non-recourse mortgage of approximately $51.0 million, secured by the Gulf Coast Industrial Portfolio, which was originally due in February 2017, is in default and therefore, due on demand. We are in discussions with the lender to potentially modify or restructure the loan. No assurance can be made that we will be successful in such efforts. See “Contractual Obligations” below for additional information. We have no other mortgage indebtedness maturing in the next year.

Disposition of limited service hotels

The Company is awaiting approval from the holders of the Promissory Note and the Courtyard Baton Rouge Loan for the Joint Venture to assume the Promissory Note and the Courtyard Baton Rouge Loan to complete the disposal of the final 4 of the 11 limited service hotels (Holiday Inn Express – Auburn, the Arkansas Hotel Portfolio and the Courtyard - Baton Rouge) previously approved by the Board of Directors.

Preferred Investment

On March 7, 2014, the Company entered into an agreement with various related party entities pursuant to which it committed to make contributions of up to $35.0 million, with an additional investment of up to $10.0 million subject to the satisfaction of certain conditions, which were subsequently met during October 2014, in an affiliate of its Sponsor which owns a parcel of land located at 365 Bond Street in Brooklyn, New York on which it is constructing a residential apartment project. These contributions are made pursuant to an instrument, the “Preferred Investment,” that is entitled to monthly preferred distributions at a rate of 12% per annum, is redeemable by the Company upon the occurrence of certain events, is classified as a held-to-maturity security and is recorded at cost. The Company commenced making contributions during the second quarter of 2014 and as of March 31, 2015, the Preferred Investment had a balance of approximately $42.2 million and is classified as investment in affiliate on the consolidated balance sheet

Distribution Reinvestment Plan and Share Repurchase Program

Our DRIP provides our stockholders with an opportunity to purchase additional shares of our common stock at a discount by reinvesting distributions. On January 19, 2015, the Board of Directors suspended the Company’s DRIP effective April 15, 2015. For so long as the DRIP remains suspended, all future distributions will be in the form of cash.

Our share repurchase program may provide our stockholders with limited, interim liquidity by enabling them to sell their shares of common stock back to us, subject to restrictions. We redeemed redemption requests at an average price per share of common stock of $9.00.

Our Board of Directors reserves the right to terminate either program for any reason without cause by providing written notice of termination of the DRIP to all participants or written notice of termination of the share repurchase program to all stockholders.

Contractual Obligations

The following is a summary of our contractual obligations outstanding over the next five years and thereafter as of March 31, 2015.

Contractual Obligations	Remainder of 2015		2016		2017		2018		2019		Thereafter		Total
Mortgage Payable	$	52,644	$	63,454		43,189	$	15,395	$	1,213	$	72,129	$	248,024
Interest Payments^1,2		7,640		8,127		4,663		3,831		3,306		15,564		43,131

Total Contractual Obligations	$	60,284	$	71,581	$	47,852	$	19,226	$	4,519	$	87,693	$	291,155

These amounts represent mortgage payable obligations outstanding as of March 31, 2015, including the debt of approximately $21.4 million associated with the remaining 4 of the hotel hospitality properties of the Hotel Portfolio, which is classified within liabilities held for sale on our consolidated balance sheet.

These amounts represent future interest payments related to mortgage payable obligations based on the fixed and variable interest rates specified in the associated debt agreements including $3.2 million related to the debt associated with the remaining 4 of the hotel hospitality properties of the Hotel Portfolio, which is classified as held for sale and discontinued operations as of March 31, 2015. All variable rate debt agreements are based on the one-month rate. For purposes of calculating future interest amounts on variable interest rate debt the one-month rate as of March 31, 2015 was used.

The debt associated with the Gulf Coast Industrial Portfolio is in default and due on demand and therefore no future interest payments on this debt are included in these amounts.

Certain of our debt agreements require the maintenance of certain ratios, including debt service coverage. We are currently in compliance with all of our debt covenants; however, the debt associated with our Gulf Coast Industrial Portfolio was placed in default during 2012 and is due on demand as discussed below.

Although the lender is currently not charging or being paid interest at the stated default rate, an aggregate $5.6 million of default interest has been accrued through March 31, 2015 pursuant to the terms of the loan agreement. Default interest of $0.5 million and was accrued for both the three months ended March 31, 2015 and 2014. As a result, accrued default interest of approximately $5.6 million and $5.0 million is included in accounts payable, accrued expenses and other liabilities on our consolidated balance sheets as of March 31, 2015 and December 31, 2014, respectively. Although we remain in discussions with the special servicer to restructure the terms of the loan, there can be no assurances that we will be successful. However, we do not expect to pay the default interest as this mortgage indebtedness is non-recourse to us. Additionally, we believe the continued loss of excess cash flow from these properties and the placement of the non-recourse mortgage indebtedness in default will not have a material impact on our results of operations or financial position.

Notes Payable

Margin Loan

We have access to a margin loan (the “Margin Loan”) from a financial institution that holds custody of certain of our marketable securities. The Margin Loan, which is due on demand, bears interest at Libor plus 0.85% (1.03% as of March 31, 2014) and is collateralized by the marketable securities in our account. The amounts available to us under the Margin Loan are at the discretion of the financial institution and not limited to the amount of collateral in our account. The amount outstanding under this Margin Loan was $0.5 million as of March 31, 2015 and is included in Notes Payable on the consolidated balance sheets.

Line of Credit

On September 14, 2012, we entered into a non-revolving credit facility (the “Line of Credit”) with a financial institution which permits borrowings up to $25.0 million. The Line of Credit expires on June 19, 2016 and bears interest at Libor plus 3.00% (3.18% as of March 31, 2015). The Line of Credit is collateralized by 440,311 Marco OP Units and PRO guaranteed the Line of Credit. The amount outstanding under the Line of Credit was $19.9 million as of March 31, 2015 and is included in Notes Payable on the consolidated balance sheets.

Funds from Operations and Modified Funds from Operations

Due to certain unique operating characteristics of real estate companies, as discussed below, the National Association of Real Estate Investment Trusts, Inc., or NAREIT, an industry trade group, has promulgated a measure known as funds from operations, or FFO, which we believe to be an appropriate supplemental measure to reflect the operating performance of a REIT. The use of FFO is recommended by the REIT industry as a supplemental performance measure. FFO is not equivalent to net income or loss as determined under generally accepted accounting principles in the United States, or GAAP.

We define FFO, a non-GAAP measure, consistent with the standards established by the White Paper on FFO approved by the Board of Governors of NAREIT, as revised in February 2004, or the White Paper. The White Paper defines FFO as net income or loss computed in accordance with GAAP, excluding gains or losses from sales of property and asset impairment write-downs, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect FFO. Our FFO calculation complies with NAREIT’s policy described above.

The historical accounting convention used for real estate assets requires depreciation of buildings and improvements, which implies that the value of real estate assets diminishes predictably over time, especially if such assets are not adequately maintained or repaired and renovated as required by relevant circumstances or as requested or required by lessees for operational purposes in order to maintain the value disclosed. We believe that, since real estate values historically rise and fall with market conditions, including inflation, interest rates, the business cycle, unemployment and consumer spending, presentations of operating results for a REIT using historical accounting for depreciation may be less informative. Additionally, we believe it is appropriate to disregard impairment charges, as this is a fair value adjustment that is largely based on market fluctuations and assessments regarding general market conditions which can change over time. An asset will only be evaluated for impairment if certain impairment indicators exist and if the carrying, or book value, exceeds the total estimated undiscounted future cash flows (including net rental and lease revenues, net proceeds on the sale of the property, and any other ancillary cash flows at a property or group level under GAAP) from such asset. Investors should note, however, that determinations of whether impairment charges have been incurred are based partly on anticipated operating performance, because estimated undiscounted future cash flows from a property, including estimated future net rental and lease revenues, net proceeds on the sale of the property, and certain other ancillary cash flows, are taken into account in determining whether an impairment charge has been incurred. While impairment charges are excluded from the calculation of FFO as described above, investors are cautioned that due to the fact that impairments are based on estimated undiscounted future cash flows and the relatively limited term of our operations, it could be difficult to recover any impairment charges. Historical accounting for real estate involves the use of GAAP. Any other method of accounting for real estate such as the fair value method cannot be construed to be any more accurate or relevant than the comparable methodologies of real estate valuation found in GAAP. Nevertheless, we believe that the use of FFO, which excludes the impact of real estate-related depreciation and amortization and impairments, provides a more complete understanding of our performance to investors and to management, and when compared year over year, reflects the impact on our operations from trends in occupancy rates, rental rates, operating costs, general and administrative expenses, and interest costs, which may not be immediately apparent from net income. However, FFO and MFFO, as described below, should not be construed to be more relevant or accurate than the current GAAP methodology in calculating net income or in its applicability in evaluating our operating performance. The method utilized to evaluate the value and performance of real estate under GAAP should be construed as a more relevant measure of operational performance and considered more prominently than the non-GAAP FFO and MFFO measures and the adjustments to GAAP in calculating FFO and MFFO.

Changes in the accounting and reporting promulgations under GAAP (for acquisition fees and expenses from a capitalization/depreciation model to an expensed-as-incurred model) that were put into effect in 2009 and other changes to GAAP accounting for real estate subsequent to the establishment of NAREIT’s definition of FFO have prompted an increase in cash-settled expenses, specifically acquisition fees and expenses for all industries as items that are expensed under GAAP, that are typically accounted for as operating expenses.

Management believes these fees and expenses do not affect our overall long-term operating performance. Publicly registered, non-listed REITs typically have a significant amount of acquisition activity and are substantially more dynamic during their initial years of investment and operation. While other start up entities may also experience significant acquisition activity during their initial years, we believe that non-listed REITs are unique in that they have a limited life with targeted exit strategies within a relatively limited time frame after the acquisition activity ceases. We will use the proceeds raised in our offering to acquire properties, and we intend to begin the process of achieving a liquidity event (i.e., listing of our common stock on a national exchange, a merger or sale of the company or another similar transaction) within seven to ten years after the proceeds from the primary offering are fully invested. Thus, we will not continuously purchase assets and will have a limited life. Due to the above factors and other unique features of publicly registered, non-listed REITs, the Investment Program Association, or IPA, an industry trade group, has standardized a measure known as modified funds from operations, or MFFO, which the IPA has recommended as a supplemental measure for publicly registered non-listed REITs and which we believe to be another appropriate supplemental measure to reflect the operating performance of a non-listed REIT having the characteristics described above. MFFO is not equivalent to our net income or loss as determined under GAAP, and MFFO may not be a useful measure of the impact of long-term operating performance on value if we do not continue to operate with a limited life and targeted exit strategy, as currently intended. We believe that, because MFFO excludes costs that we consider more reflective of investing activities and other non-operating items included in FFO and also excludes acquisition fees and expenses that affect our operations only in periods in which properties are acquired, MFFO can provide, on a going forward basis, an indication of the sustainability (that is, the capacity to continue to be maintained) of our operating performance after the period in which we are acquiring our properties and once our portfolio is in place. By providing MFFO, we believe we are presenting useful information that assists investors and analysts to better assess the sustainability of our operating performance after our offering has been completed and our properties have been acquired. We also believe that MFFO is a recognized measure of sustainable operating performance by the non-listed REIT industry. Further, we believe MFFO is useful in comparing the sustainability of our operating performance after our offering and acquisitions are completed with the sustainability of the operating performance of other real estate companies that are not as involved in acquisition activities. Investors are cautioned that MFFO should only be used to assess the sustainability of our operating performance after our offering has been completed and properties have been acquired, as it excludes acquisition costs that have a negative effect on our operating performance during the periods in which properties are acquired.

We define MFFO, a non-GAAP measure, consistent with the IPA’s Guideline 2010-01, Supplemental Performance Measure for Publicly Registered, Non-Listed REITs: Modified Funds from Operations, or the Practice Guideline, issued by the IPA in November 2010. The Practice Guideline defines MFFO as FFO further adjusted for the following items, as applicable, included in the determination of GAAP net income: acquisition fees and expenses; amounts relating to deferred rent receivables and amortization of above and below market leases and liabilities (which are adjusted in order to reflect such payments from a GAAP accrual basis to a cash basis of disclosing the rent and lease payments); accretion of discounts and amortization of premiums on debt investments; mark-to-market adjustments included in net income; gains or losses included in net income from the extinguishment or sale of debt, hedges, foreign exchange, derivatives or securities holdings where trading of such holdings is not a fundamental attribute of the business plan, unrealized gains or losses resulting from consolidation from, or deconsolidation to, equity accounting, and after adjustments for consolidated and unconsolidated partnerships and joint ventures, with such adjustments calculated to reflect MFFO on the same basis. The accretion of discounts and amortization of premiums on debt investments, unrealized gains and losses on hedges, foreign exchange, derivatives or securities holdings, unrealized gains and losses resulting from consolidations, as well as other listed cash flow adjustments are adjustments made to net income in calculating the cash flows provided by operating activities and, in some cases, reflect gains or losses which are unrealized and may not ultimately be realized. While we are responsible for managing interest rate, hedge and foreign exchange risk, we do retain an outside consultant to review all our hedging agreements. Inasmuch as interest rate hedges are not a fundamental part of our operations, we believe it is appropriate to exclude such gains and losses in calculating MFFO, as such gains and losses are not reflective of ongoing operations.

Our MFFO calculation complies with the IPA’s Practice Guideline described above. In calculating MFFO, we exclude acquisition related expenses, amortization of above and below market leases, fair value adjustments of derivative financial instruments, deferred rent receivables and the adjustments of such items related to noncontrolling interests. Under GAAP, acquisition fees and expenses are characterized as operating expenses in determining operating net income. These expenses are paid in cash by us, and therefore such funds will not be available to distribute to investors. All paid and accrued acquisition fees and expenses negatively impact our operating performance during the period in which properties are acquired and will have negative effects on returns to investors, the potential for future distributions, and cash flows generated by us, unless earnings from operations or net sales proceeds from the disposition of other properties are generated to cover the purchase price of the property, these fees and expenses and other costs related to such property. Therefore, MFFO may not be an accurate indicator of our operating performance, especially during periods in which properties are being acquired. MFFO that excludes such costs and expenses would only be comparable to that of non-listed REITs that have completed their acquisition activities and have similar operating characteristics as us. Further, under GAAP, certain contemplated non-cash fair value and other non-cash adjustments are considered operating non-cash adjustments to net income in determining cash flow from operating activities. In addition, we view fair value adjustments of derivatives as items which are unrealized and may not ultimately be realized. We view both gains and losses from dispositions of assets and fair value adjustments of derivatives as items which are not reflective of ongoing operations and are therefore typically adjusted for when assessing operating performance. The purchase of properties, and the corresponding expenses associated with that process, is a key operational feature of our business plan to generate operational income and cash flows in order to make distributions to investors. Acquisition fees and expenses will not be reimbursed by the advisor if there are no further proceeds from the sale of shares in our offering, and therefore such fees and expenses will need to be paid from either additional debt, operational earnings or cash flows, net proceeds from the sale of properties or from ancillary cash flows.

Our management uses MFFO and the adjustments used to calculate it in order to evaluate our performance against other non-listed REITs which have limited lives with short and defined acquisition periods and targeted exit strategies shortly thereafter. As noted above, MFFO may not be a useful measure of the impact of long-term operating performance on value if we do not continue to operate in this manner. We believe that our use of MFFO and the adjustments used to calculate it allow us to present our performance in a manner that reflects certain characteristics that are unique to non-listed REITs, such as their limited life, limited and defined acquisition period and targeted exit strategy, and hence that the use of such measures is useful to investors. For example, acquisition costs are funded from the proceeds of our offering and other financing sources and not from operations. By excluding expensed acquisition costs, the use of MFFO provides information consistent with management’s analysis of the operating performance of the properties. Additionally, fair value adjustments, which are based on the impact of current market fluctuations and underlying assessments of general market conditions, but can also result from operational factors such as rental and occupancy rates, may not be directly related or attributable to our current operating performance. By excluding such changes that may reflect anticipated and unrealized gains or losses, we believe MFFO provides useful supplemental information.

Presentation of this information is intended to provide useful information to investors as they compare the operating performance of different REITs, although it should be noted that not all REITs calculate FFO and MFFO the same way. Accordingly, comparisons with other REITs may not be meaningful. Furthermore, FFO and MFFO are not necessarily indicative of cash flow available to fund cash needs and should not be considered as an alternative to net income (loss) or income (loss) from continuing operations as an indication of our performance, as an alternative to cash flows from operations as an indication of our liquidity, or indicative of funds available to fund our cash needs including our ability to make distributions to our stockholders. FFO and MFFO should be reviewed in conjunction with GAAP measurements as an indication of our performance. MFFO has limitations as a performance measure in an offering such as ours where the price of a share of common stock is a stated value and there is no net asset value determination during the offering stage and for a period thereafter. MFFO is useful in assisting management and investors in assessing the sustainability of operating performance in future operating periods, and in particular, after the offering and acquisition stages are complete and net asset value is disclosed. FFO and MFFO are not useful measures in evaluating net asset value because impairments are taken into account in determining net asset value but not in determining FFO or MFFO.

Neither the SEC, NAREIT nor any other regulatory body has passed judgment on the acceptability of the adjustments that we use to calculate FFO or MFFO. In the future, the SEC, NAREIT or another regulatory body may decide to standardize the allowable adjustments across the non-listed REIT industry and we would have to adjust our calculation and characterization of FFO or MFFO.

The below table illustrates the items deducted from or added to net income in the calculation of FFO and MFFO during the periods presented. The table discloses MFFO in the IPA recommended format and MFFO without the straight-line rent adjustment which management also uses as a performance measure. Items are presented net of noncontrolling interest portions where applicable.

	For the Three Months Ended
	March 31, 2015			March 31, 2014
Net income	$	21,783		$	2,062
FFO adjustments:
Depreciation and amortization:
Depreciation and amortization of real estate assets		2,799			3,068
Equity in depreciation and amortization for
unconsolidated affiliated real estate entity		991			816
Discontinued operations:
Depreciation and amortization of real estate assets		620			902
Gain on disposal of investment property		(14,629	)		(1,722	)

FFO		11,564			5,126
MFFO adjustments:
Other Adjustment
Acquisition and other transaction related costs
expensed⁽¹⁾		(45	)		93
Amortization of above or below market leases and
liabilities⁽²⁾		(74	)		(35	)
Accretion of discounts and amortization of premiums
on debt investments		-			-
Mark-to-market adjustments⁽³⁾		381			97
Non-recurring losses/(gains) from extinguishment/sale
of debt, derivatives or securities holdings⁽⁴⁾		224			112
Gain on sale of marketable securities		(6,923	)		(1,167	)

MFFO		5,127			4,226
Straight-line rent⁽⁵⁾	$	(233	)	$	63
MFFO - IPA recommended format⁽⁶⁾	$	4,894		$	4,289



Net income	$	21,783		$	2,062
Less: income attributable to noncontrolling
interests		(627	)		(152	)
Net income applicable to company's common shares	$	21,156		$	1,910
Net income per common share, basic and diluted	$	0.82		$	0.07

FFO	$	11,564		$	5,126
Less: FFO attributable to noncontrolling
interests		(625	)		(451	)
FFO attributable to company's common shares	$	10,939		$	4,675
FFO per common share, basic and diluted	$	0.42		$	0.18

MFFO - IPA recommended format	$	4,894		$	4,289
Less: MFFO attributable to noncontrolling
interests		(498	)		(464	)
MFFO attributable to company's common shares	$	4,396		$	3,825

Weighted average number of common shares
outstanding, basic and diluted		25,938			25,723

Notes:

(1)

The purchase of properties, and the corresponding expenses associated with that process, is a key operational feature of our business plan to generate operational income and cash flows in order to make distributions to investors. In evaluating investments in real estate, management differentiates the costs to acquire the investment from the operations derived from the investment. Such information would be comparable only for non-listed REITs that have completed their acquisition activity and have other similar operating characteristics. By excluding expensed acquisition costs, management believes MFFO provides useful supplemental information that is comparable for each type of real estate investment and is consistent with management’s analysis of the investing and operating performance of our properties. Acquisition fees and expenses include payments to our advisor or third parties. Acquisition fees and expenses under GAAP are considered operating expenses and as expenses included in the determination of net income and income from continuing operations, both of which are performance measures under GAAP. Such fees and expenses are paid in cash, and therefore such funds will not be available to distribute to investors. Such fees and expenses negatively impact our operating performance during the period in which properties are being acquired. Therefore, MFFO may not be an accurate indicator of our operating performance, especially during periods in which properties are being acquired. All paid and accrued acquisition fees and expenses will have negative effects on returns to investors, the potential for future distributions, and cash flows generated by us, unless earnings from operations or net sales proceeds from the disposition of properties are generated to cover the purchase price of the property, these fees and expenses and other costs related to the property. Acquisition fees and expenses will not be paid or reimbursed, as applicable, to our advisor even if there are no further proceeds from the sale of shares in our offering, and therefore such fees and expenses would need to be paid from either additional debt, operational earnings or cash flows, net proceeds from the sale of properties or from ancillary cash flows.

(2)

Under GAAP, certain intangibles are accounted for at cost and reviewed at least annually for impairment, and certain intangibles are assumed to diminish predictably in value over time and amortized, similar to depreciation and amortization of other real estate related assets that are excluded from FFO. However, because real estate values and market lease rates historically rise or fall with market conditions, management believes that by excluding charges relating to amortization of these intangibles, MFFO provides useful supplemental information on the performance of the real estate.

(3)

Management believes that adjusting for mark-to-market adjustments is appropriate because they are nonrecurring items that may not be reflective of ongoing operations and reflects unrealized impacts on value based only on then current market conditions, although they may be based upon current operational issues related to an individual property or industry or general market conditions. Mark-to-market adjustments are made for items such as ineffective derivative instruments, certain marketable securities and any other items that GAAP requires we make a mark-to-market adjustment for. The need to reflect mark-to-market adjustments is a continuous process and is analyzed on a quarterly and/or annual basis in accordance with GAAP.

(4)

Management believes that adjusting for gains or losses related to extinguishment/sale of debt, derivatives or securities holdings is appropriate because they are items that may not be reflective of ongoing operations. By excluding these items, management believes that MFFO provides supplemental information related to sustainable operations that will be more comparable between other reporting periods.

(5)

Under GAAP, rental receipts are allocated to periods using various methodologies. This may result in income recognition that is significantly different than underlying contract terms. By adjusting for these items (to reflect such payments from a GAAP accrual basis to a cash basis of disclosing the rent and lease payments), MFFO provides useful supplemental information on the realized economic impact of lease terms and debt investments, providing insight on the contractual cash flows of such lease terms and debt investments, and aligns results with management’s analysis of operating performance.

(6)

Our MFFO results include certain unusual items as set forth in the table below. We believe it is helpful to our investors in understanding our operating results to both highlight them and present adjusted MFFO excluding their impact (as shown below).

	For the Three Months Ended
	March 31, 2015			March 31, 2014
Gulf Coast Industrial Portfolio - Default interest expense^(a)	$	(511	)	$	(518	)
Allocations to noncontrolling interests		10			10
Total after allocations to noncontrolling interests	$	(501	)	$	(508	)

(a)

Represents default interest expense on our non-recourse mortgage loan collateralized by our Gulf Coast Industrial Portfolio. Although the lender is currently not charging us or being paid interest at the stated default rate, we have accrued interest at the default rate pursuant to the terms of the loan agreement. Additionally, we remain in discussions with the lender to restructure the terms of the non-recourse mortgage loan and do not expect to pay the default interest.

Excluding the impact of this unusual item from our MFFO, after taking into consideration allocations to noncontrolling interests, our adjusted MFFO would have been $4,897 and $4,333 for the three months ended March 31, 2015 and 2014, respectively.

The table below presents our cumulative distributions paid and cumulative FFO attributable to the Company’s common shares:

	From inception through
	March 31, 2015

FFO attributable to Company’s common shares	$	117,799
Distributions	$	149,609

Sources of Distribution

The amount of distributions paid to our stockholders in the future will be determined by our Board and is dependent on a number of factors, including funds available for payment of dividends, our financial condition, capital expenditure requirements and annual distribution requirements needed to maintain our status as a REIT under the Internal Revenue Code.

The following table provides a summary of the quarterly distribution declared and the source of distribution based upon cash flows provided by operations:

	Three Months Ended March 31, 2015					Three Months Ended March 31, 2014
Distribution period:	Q1 2015		Percentage of Distributions			Q1 2014		Percentage of Distributions

Date distribution declared		March 27, 2015					March 28, 2014

Date distribution paid		April 15, 2015					April 15, 2014

Distributions paid	$	4,479				$	3,033
Distributions reinvested		-					1,410
Total Distributions	$	4,479				$	4,443

Source of distributions:
Cash flows provided by operations	$	4,479		100	%	$	3,033		68	%
Cash other than cash flows provided by operations		-		0	%		-		0	%
Proceeds from issuance of common
stock through DRIP		-		0	%		1,410		32	%
Total Sources	$	4,479		100	%	$	4,443		100	%

Cash flows provided by
operations (GAAP basis)	$	4,824				$	5,486

Number of shares (in thousands)
of common stock issued pursuant
to the Company's DRIP		-					126

New Accounting Pronouncements

See Note 2 to the Notes to Consolidated Financial Statements for further information of certain accounting standards that have been adopted during 2015 and certain accounting standards that we have not yet been required to implement and may be applicable to our future operations.

Subsequent Events

See Note 12 of the Notes to Consolidated Financial Statements for further information related to subsequent events during the period from April 1, 2015 through the date of this filing.

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

Market risk includes risks that arise from changes in interest rates, foreign currency exchange rates, commodity prices, equity prices and other market changes that affect market sensitive instruments. In pursuing our business plan, we expect that the primary market risk to which we will be exposed is interest rate risk.

We may be exposed to the effects of interest rate changes primarily as a result of borrowings used to maintain liquidity and fund the expansion and refinancing of our real estate investment portfolio and operations. Our interest rate risk management objectives will be to limit the impact of interest rate changes on earnings, prepayment penalties and cash flows and to lower overall borrowing costs while taking into account variable interest rate risk. To achieve our objectives, we may borrow at fixed rates or variable rates. We may also enter into derivative financial instruments such as interest rate swaps and caps in order to mitigate our interest rate risk on a related financial instrument. We will not enter into derivative or interest rate transactions for speculative purposes. As of March 31, 2015, we had one interest rate swap with an insignificant intrinsic value.

As of March 31, 2015, we held various marketable securities with a fair value of approximately $146.3 million, which are available for sale for general investment return purposes. We regularly review the market prices of these investments for impairment purposes. As of March 31, 2015, a hypothetical adverse 10% movement in market values would result in a hypothetical loss in fair value of approximately $14.6 million.

The following table shows the contractually scheduled principal maturities during the next five years and thereafter as of March 31, 2015 including, the Hotel Portfolio ‘s debt of approximately $21.4 million classified within liabilities held for sale in the Consolidated Balance Sheets:

Remainder of 2015				2016				2017				2018				2019				Thereafter				Total
$	52,644			$	63,454			$	43,189			$	15,395			$	1,213			$	72,129			$	248,024

As of March 31, 2015, approximately $32.1 million, or 13%, of our debt has variable interest rates and our interest expense associated with these instruments is, therefore, subject to changes in market interest rates. Based on rates as of March 31, 2015, a 1% adverse movement (increase in Libor) would increase our annual interest expense by approximately $0.2 million.

The estimated fair value of the Company’s mortgage debt is summarized as follows:

	As of March 31, 2015				As of December 31, 2014
	Carrying Amount		Estimated Fair Value		Carrying Amount		Estimated Fair Value
Mortgages payable	$	226,645	$	229,209	$	227,189	$	228,261

The fair value of the mortgage payable was determined by discounting the future contractual interest and principal payments by estimated current market interest rates.

In addition to changes in interest rates, the value of our real estate and real estate related investments is subject to fluctuations based on changes in local and regional economic conditions and changes in the creditworthiness of lessees, which may affect our ability to refinance our debt if necessary.

We cannot predict the effect of adverse changes in interest rates on our debt and, therefore, our exposure to market risk, nor can we provide any assurance that long-term debt will be available at advantageous pricing. Consequently, future results may differ materially from the estimated adverse changes discussed above.

ITEM 4. CONTROLS AND PROCEDURES.

As of the end of the period covered by this report, management, including our chief executive officer and chief financial officer, evaluated the effectiveness of the design and operation of our disclosure controls and procedures. Based upon, and as of the date of, the evaluation, our chief executive officer and chief financial officer concluded that the disclosure controls and procedures were effective to ensure that information required to be disclosed in the reports we file and submit under the Exchange Act is recorded, processed, summarized and reported as and when required.

There have been no changes in our internal control over financial reporting that occurred during our last fiscal quarter that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting. There were no significant deficiencies or material weaknesses identified in the evaluation, and therefore, no corrective actions were taken.

PART II. OTHER INFORMATION:

ITEM 1. LEGAL PROCEEDINGS

From time to time in the ordinary course of business, we may become subject to legal proceedings, claims or disputes.

On July 13, 2011, JF Capital Advisors, filed a lawsuit against The Lightstone Group, LLC, us and Lightstone Value Plus Real Estate Investment Trust II, Inc. in the Supreme Court of the State of New York seeking payment for services alleged to have been rendered, and to be rendered prospectively, under theories of unjust enrichment and breach of contract. The plaintiff had a limited business arrangement with The Lightstone Group, LLC; that arrangement has been terminated. We filed a motion to dismiss the action and, on January 31, 2012, the Supreme Court dismissed the complaint in its entirety, but granted the plaintiff leave to replead two limited causes of action.

As of the date hereof, we are not a party to any material pending legal proceedings of which the outcome is probable or reasonably possible to have a material adverse effect on its results of operations or financial condition, which would require accrual or disclosure of the contingency and possible range of loss.

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS

During the period covered by this Form 10-Q, we did not sell any equity securities that were not registered under the Securities Act of 1933.

ITEM 3. DEFAULTS UPON SENIOR SECURITIES

None.

ITEM 4. MINE SAFETY DISCLOSURES

Not applicable.

ITEM 5. OTHER INFORMATION.

None.

ITEM 6. EXHIBITS

Exhibit Number		Description

31.1*		Certification of Chief Executive Officer pursuant to Rule 13a-14(a) and Rule 15d-14(a) of the Securities Exchange Act, as amended.
31.2*		Certification of Chief Financial Officer pursuant to Rule 13a-14(a) and Rule 15 d-14(a) of the Securities Exchange Act, as amended.
32.1*		Certification of Chief Executive Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. Pursuant to SEC Release 34-47551 this Exhibit is furnished to the SEC and shall not be deemed to be “filed.”
32.2*		Certification of Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. Pursuant to SEC Release 34-47551 this Exhibit is furnished to the SEC and shall not be deemed to be “filed.”
101*		XBRL (eXtensible Business Reporting Language). The following financial information from Lightstone Value Plus Real Estate Investment Trust, Inc. on Form 10-Q for the quarter ended March 31, 2015, filed with the SEC on May 14, 2015, formatted in XBRL includes: (1) Consolidated Balance Sheets, (2) Consolidated Statements of Operations, (3) Consolidated Statements of Comprehensive Income, (4) Consolidated Statements of Stockholders’ Equity, (5) Consolidated Statements of Cash Flows and (6) the Notes to the Consolidated Financial Statement.

*Filed herewith

SIGNATURES

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 thereunto duly authorized.

	LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST, INC.

Date: May 14, 2015	By:	/s/ David Lichtenstein
		David Lichtenstein
		Chairman and Chief Executive Officer (Principal Executive Officer)

Date: May 14, 2015

By:

/s/ Donna Brandin

Donna Brandin

Chief Financial Officer and Treasurer

(Duly Authorized Officer and Principal Financial and Accounting Officer)