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Prepared and filed by St Ives Financial
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<p align="center"><font size="2" face="serif"><b>UNITED STATES<br>SECURITIES AND EXCHANGE COMMISSION<br>Washington, D.C. 20549</b></font></p>
<p align="center"><font size="2" face="serif"><b>_____________________</b></font></p>
<p align="center"><b><font face="serif" size="5">FORM 8-K</font></b></p>
<p align="center"><font size="2" face="serif"><b>CURRENT REPORT<br>Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934</b></font></p>
<p align="center"><font size="2" face="serif">Date of Report (Date of earliest event reported):  August 4, 2006</font></p>
<p align="center"><font size="2" face="serif">_____________________</font></p>
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    <td width="25%" align="center">&nbsp;</td>
    <td width="50%" align="center"><font size="2" face="serif"><b><font face="serif" size="6">Feldman
    Mall Properties, Inc.</font></b></font></td>
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    <td width="50%" align="center"><font size="2" face="serif">(Exact name of
    registrant as specified in its charter)</font></td>
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<td width="32%" align="center" valign="bottom"><font size="2" face="serif">Maryland</font></td>
<td align="left" width="2%">&nbsp;</td>
<td width="32%" align="center" valign="bottom"><font size="2" face="serif">001-32365</font></td>
<td width="2%" align="left">&nbsp;</td>
<td width="32%" align="center" valign="bottom"><font size="2" face="serif">13-4284187</font></td>
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<td width="32%" align="center" valign="bottom"><font size="2" face="serif">(State or other jurisdiction of incorporation)</font></td>
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<td width="32%" align="center" valign="bottom"><font size="2" face="serif">(Commission File Number)</font></td>
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<td width="32%" align="center" valign="bottom"><font size="2" face="serif">(IRS Employer Identification Number)</font></td>
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<td width="32%" align="center" valign="bottom"><font size="2" face="serif"> 1010 Northern Boulevard, Suite 314<br>Great Neck, NY</font></td>
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<td width="32%" align="center" valign="bottom"><font size="2" face="serif">11021</font></td>
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<td width="32%" align="center" valign="bottom"><font size="2" face="serif">(Address of principal executive offices)</font></td>
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<td width="32%" align="center" valign="bottom"><font size="2" face="serif">(Zip Code)</font></td>
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<p align="center"><font size="2" face="serif">Registrant&#146;s telephone number, including area code:  516-684-1239</font></p>  <table width="100%" cellspacing="0" cellpadding="0" border="0">
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  <td width="50%" align="center"><font size="2" face="serif">N/A</font></td>
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  <td width="50%" align="center"><font size="2" face="serif">(Former name or former address,
      if changed since last report.)</font></td>
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<p align="left"><font size="2" face="serif">Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):</font></p>
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    <td><font size="2" face="serif">Written communications pursuant to Rule 425
    under the Securities Act (17 CFR 230.425)</font></td>
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    <td><font size="2" face="serif">Soliciting material pursuant to Rule 14a-12
    under the Exchange Act (17 CFR 240.14a-12)</font></td>
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    <td><font size="2" face="serif">Pre-commencement communications pursuant
    to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))</font></td>
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    <td><font size="2" face="serif">Pre-commencement communications pursuant
    to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))</font></td>
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<p><a href="#contents"><font size="2">Back to Contents</font></a></p>
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<td align="left" width="9%"><font size="2" face="serif"><b>ITEM 1.01</b></font></td>
<td align="left"><font size="2" face="serif"><b>Entry into a Material Definitive Agreement.</b></font></td>
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<p align="left"><font size="2" face="serif"><b>Joint Venture with Heitman Funds.</b></font></p>
<p align="left"><font size="2" face="serif">On August 4, 2006, FMP Colonie Center LLC (the &#147;Owner&#148;), a subsidiary of Feldman Mall Properties, Inc. (the &#147;Company&#148;) entered into a contribution agreement (the &#147;Contribution Agreement&#148;) with an affiliate of Heitman LLC (&#147;Heitman&#148;), in connection with the Colonie Center Mall (the &#147;Mall&#148;), located in the suburbs of Albany, New York.  Under the terms of the Contribution Agreement, the Owner will contribute the Mall to a limited liability company at an agreed value of $101.5 million, plus certain closing costs.  The Company will initially retain an estimated $12.7 million interest in the Mall, or 25% of the total equity in the Mall.  Upon closing of the transaction, the Company expects to
contribute up to an additional $2.8 million, which will bring its total equity investment in the Mall to approximately $15.5 million.  The closing date of the transaction is anticipated to be in September of 2006 and is subject to the limited liability company&#146;s ability to obtain new construction financing in the amount of approximately $108.0 million as well as certain limited and customary due diligence approvals by Heitman.  Additionally, a subsidiary of the Company will serve as the managing member of the limited liability company and will be responsible for primary management, leasing and construction oversight.</font></p>
<p align="center"><font face="serif" size="2">2</font></p>
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<p><a href="#contents"><font size="2">Back to Contents</font></a></p>
<p align="center"><font size="2" face="serif"><b>SIGNATURES</b></font></p>
<p align="left"><font size="2" face="serif">Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.</font></p>  <table width="100%" cellspacing="0" cellpadding="0" border="0">
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<td colspan="2" align="left"><font size="2" face="serif">FELDMAN MALL PROPERTIES, INC.</font></td>
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<td>&nbsp;</td> </tr>
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<td width="3%" align="left"><font size="2" face="serif">By:</font></td>
<td align="left"><font size="2" face="serif">  /s/ Thomas Wirth</font></td>
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<td align="left"><font size="2" face="serif">Name:  Thomas Wirth</font></td>
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<td align="left"><font size="2" face="serif">Title:   Chief Financial Officer</font></td>
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<p align="left"><font size="2" face="serif">Date: August 10, 2006</font></p>
<p align="center"><font face="serif" size="2">3</font></p>
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Prepared and filed by St Ives Financial
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
_____________________
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
Date of Report (Date of earliest event reported):  August 4, 2006
_____________________
Feldman
    Mall Properties, Inc.
(Exact name of
    registrant as specified in its charter)
Maryland
001-32365
13-4284187
(State or other jurisdiction of incorporation)
(Commission File Number)
(IRS Employer Identification Number)
1010 Northern Boulevard, Suite 314
Great Neck, NY
11021
(Address of principal executive offices)
(Zip Code)
Registrant's telephone number, including area code:  516-684-1239
N/A
(Former name or former address,
      if changed since last report.)
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):
Written communications pursuant to Rule 425
    under the Securities Act (17 CFR 230.425)
Soliciting material pursuant to Rule 14a-12
    under the Exchange Act (17 CFR 240.14a-12)
Pre-commencement communications pursuant
    to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
Pre-commencement communications pursuant
    to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
Back to Contents
ITEM 1.01
Entry into a Material Definitive Agreement.
Joint Venture with Heitman Funds.
On August 4, 2006, FMP Colonie Center LLC (the "Owner"), a subsidiary of Feldman Mall Properties, Inc. (the "Company") entered into a contribution agreement (the "Contribution Agreement") with an affiliate of Heitman LLC ("Heitman"), in connection with the Colonie Center Mall (the "Mall"), located in the suburbs of Albany, New York.  Under the terms of the Contribution Agreement, the Owner will contribute the Mall to a limited liability company at an agreed value of $101.5 million, plus certain closing costs.  The Company will initially retain an estimated $12.7 million interest in the Mall, or 25% of the total equity in the Mall.  Upon closing of the transaction, the Company expects to
contribute up to an additional $2.8 million, which will bring its total equity investment in the Mall to approximately $15.5 million.  The closing date of the transaction is anticipated to be in September of 2006 and is subject to the limited liability company's ability to obtain new construction financing in the amount of approximately $108.0 million as well as certain limited and customary due diligence approvals by Heitman.  Additionally, a subsidiary of the Company will serve as the managing member of the limited liability company and will be responsible for primary management, leasing and construction oversight.
2
Back to Contents
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 hereunto duly authorized.
FELDMAN MALL PROPERTIES, INC.
By:
/s/ Thomas Wirth
Name:  Thomas Wirth
Title:   Chief Financial Officer
Date: August 10, 2006
3