Form 8-K

8-K — InvenTrust Properties Corp.

Accession: 0001307748-26-000191

Filed: 2026-08-03

Period: 2026-08-03

CIK: 0001307748

SIC: 6798 (REAL ESTATE INVESTMENT TRUSTS)

Item: Results of Operations and Financial Condition

Item: Financial Statements and Exhibits

Documents

8-K — ivtp-20260803.htm (Primary)

EX-99.1 (q22026earningsrelease.htm)

EX-99.2 (q22026supplemental.htm)

GRAPHIC (a2026_quarterlysupplementaa.jpg)

GRAPHIC (a4471_inventrustxlogox4cxea.jpg)

GRAPHIC (a4471_inventrustxlogox4cxeb.jpg)

GRAPHIC (a4471_inventrustxlogoxswira.jpg)

GRAPHIC (a4471_inventrustxlogoxswirh.jpg)

GRAPHIC (logo4a.jpg)

XML — IDEA: XBRL DOCUMENT (R1.htm)

8-K

8-K (Primary)

Filename: ivtp-20260803.htm · Sequence: 1

ivtp-20260803

FALSE000130774800013077482026-08-032026-08-03

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

August 3, 2026

Date of Report (Date of earliest event reported)

___________________________________

INVENTRUST PROPERTIES CORP.

(Exact name of registrant as specified in its charter)

___________________________________

Maryland

(State or other jurisdiction of

incorporation)

001-40896

(Commission File Number)

34-2019608

(IRS Employer Identification No.)

3025 Highland Parkway, Suite 350

Downers Grove, Illinois 60515

(Address of principal executive offices and zip code)

(855) 377-0510

(Registrant's telephone number, including area code)

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:

☐

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))

Securities registered pursuant to Section 12(b) of the Act:

Title of each class

Trading Symbol

Name of each exchange on which registered

Common stock, $0.001 par value

IVT

New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Item 2.02 - Results of Operations and Financial Condition.

On August 3, 2026, InvenTrust Properties Corp. (the "Company") issued a press release announcing its results for the quarter ended June 30, 2026. The full text of the press release is attached as Exhibit 99.1 to this Form 8-K and is incorporated herein by reference.

On August 3, 2026, the Company posted on its website, at https://www.inventrustproperties.com/investor-relations/, certain supplemental information for the quarter ended June 30, 2026 (the "Second Quarter Supplemental"). A copy of the Second Quarter Supplemental is attached as Exhibit 99.2 to this Form 8-K and is incorporated herein by reference.

The information furnished under this Item 2.02, including Exhibit 99.1 and Exhibit 99.2, shall not be deemed "filed" for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of that section and shall not be deemed to be incorporated by reference into any filing under the Securities Act of 1933 as amended, or the Exchange Act, except as set forth by specific reference in such filing.

Item 9.01 - Financial Statements and Exhibits.

(d) Exhibits

Exhibit No.

Description

99.1

Earnings Release of InvenTrust Properties Corp., dated as of August 3, 2026 (furnished pursuant to Item 2.02)

99.2

Second Quarter Supplemental (furnished pursuant to Item 2.02)

104

Cover Page Interactive Data File (embedded within the Inline XBRL document)

SIGNATURE

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

Date:

August 3, 2026

INVENTRUST PROPERTIES CORP.

By:

/s/ Christy L. David

Name:

Christy L. David

Title:

Executive Vice President, Chief Operating Officer, General Counsel & Secretary

EX-99.1

Filename: q22026earningsrelease.htm · Sequence: 2

Document

CONTACT:

Dan Lombardo

Vice President of Investor Relations

630-570-0605

dan.lombardo@inventrustproperties.com

InvenTrust Properties Corp. Reports 2026 Second Quarter Results

DOWNERS GROVE, IL – August 3, 2026 – InvenTrust Properties Corp. (“InvenTrust” or the “Company”) (NYSE: IVT) today reported financial and operating results for the quarter ended June 30, 2026. For the three months ended June 30, 2026 and 2025, the Company reported Net Income of $1.4 million, or $0.02 per diluted share, and $95.9 million, or $1.23 per diluted share, respectively. For the six months ended June 30, 2026 and 2025, the Company reported Net Income of $6.6 million, or $0.08 per diluted share, and $102.7 million, or $1.31 per diluted share, respectively.

Second Quarter 2026 Highlights:

•Nareit FFO of $0.50 per diluted share

•Core FFO of $0.48 per diluted share

•Same Property Net Operating Income (“NOI”) growth of 4.1%

•Leased Occupancy as of June 30, 2026 of 96.2%

•Executed 76 leases totaling approximately 464,000 square feet of GLA, of which 377,000 square feet was executed at a blended comparable lease spread of 8.5%

•Acquired three properties, totaling approximately 286,000 square feet, for an aggregate purchase price of $132.6 million

•Completed the private placement of $250.0 million of senior notes

“Our second quarter results reflect the strength of the InvenTrust platform, with Same Property NOI growth accelerating to 4.1% and healthy leasing activity across our markets,” said DJ Busch, President and Chief Executive Officer of InvenTrust. “We also had a very productive first half of 2026 on the acquisition front, closing on five properties for approximately $252 million and expanding our presence in core and complementary emerging Sun Belt markets. These investments enhance the quality of the portfolio, deepen our exposure to attractive growth markets, and support our ability to create long-term value for our shareholders.”

NET INCOME

•Net Income for the three months ended June 30, 2026 was $1.4 million, or $0.02 per diluted share, compared to $95.9 million, or $1.23 per diluted share, for the same period in 2025.

•Net Income for the six months ended June 30, 2026 was $6.6 million, or $0.08 per diluted share, compared to $102.7 million, or $1.31 per diluted share, for the same period in 2025.

NAREIT FFO

•Nareit FFO for the three months ended June 30, 2026 was $39.8 million, or $0.50 per diluted share, compared to $35.5 million, or $0.45 per diluted share, for the same period in 2025.

•Nareit FFO for the six months ended June 30, 2026 was $81.1 million, or $1.03 per diluted share, compared to $72.6 million, or $0.93 per diluted share, for the same period in 2025.

1 Earnings Release - Quarter Ended June 30, 2026

CORE FFO

•Core FFO for the three months ended June 30, 2026 was $38.1 million, or $0.48 per diluted share, compared to $34.3 million, or $0.44 per diluted share, for the same period in 2025.

•Core FFO for the six months ended June 30, 2026 was $76.9 million, or $0.98 per diluted share, compared to $70.6 million, or $0.90 per diluted share, for the same period in 2025.

SAME PROPERTY NOI

•Same Property NOI for the three months ended June 30, 2026 was $48.5 million, a 4.1% increase, compared to the same period in 2025.

•Same Property NOI for the six months ended June 30, 2026 was $97.2 million, a 3.3% increase, compared to the same period in 2025.

DIVIDEND

•For the quarter ended June 30, 2026, the Board of Directors declared a quarterly cash distribution of $0.25 per share, paid on July 15, 2026.

PORTFOLIO PERFORMANCE & INVESTMENT ACTIVITY

•As of June 30, 2026, the Company’s Leased Occupancy was 96.2%.

◦Anchor Leased Occupancy was 98.1% and Small Shop Leased Occupancy was 93.2%. Anchor Leased Occupancy decreased 40 basis points and Small Shop Leased Occupancy increased 30 basis points on a sequential basis compared to the previous quarter.

◦Leased to Economic Occupancy spread of 160 basis points, which equates to approximately $5.6 million of base rent on an annualized basis.

•Blended re-leasing spreads for comparable new and renewal leases signed in the second quarter were 8.5%.

•Annualized Base Rent (“ABR”) per square foot (“PSF”) as of June 30, 2026 was $20.94, an increase of 3.8% compared to the same period in 2025. Anchor Tenant ABR PSF was $13.22 and Small Shop Tenant ABR PSF was $34.26 as of June 30, 2026.

•During the second quarter, the Company completed the following acquisitions using available liquidity:

◦On May 8, 2026, the Company acquired 3609 South, a 29,000 square foot unanchored neighborhood center in Charlotte, North Carolina, for a gross acquisition price of $16.6 million.

◦On June 17, 2026, the Company acquired Sweetgrass Corner, a 95,000 square foot community center anchored by Trader Joe’s in Charleston, South Carolina, for a gross acquisition price of $51.0 million.

◦On June 18, 2026, the Company acquired Western Plaza, a 162,000 square foot community center anchored by The Fresh Market in Knoxville, Tennessee, for a gross acquisition price of $65.0 million.

2 Earnings Release - Quarter Ended June 30, 2026

LIQUIDITY AND CAPITAL STRUCTURE

•On June 29, 2026, the Company issued $250 million of senior notes in a private placement, consisting of $50 million at 5.09% due June 29, 2029, $100 million at 5.32% due June 29, 2031, and $100 million at 5.60% due June 29, 2033.

•InvenTrust had $489.3 million of total liquidity, as of June 30, 2026, comprised of $64.3 million of cash and cash equivalents and $425.0 million of availability under its Revolving Credit Facility.

•InvenTrust has no debt maturing in 2026 and $26.0 million of debt maturing in 2027.

•The Company's weighted average interest rate on its debt as of June 30, 2026 was 4.36% and the weighted average remaining term was 4.3 years.

SUBSEQUENT EVENTS

•On July 1, 2026, the Company acquired New Garden Crossing, a 169,000 square foot community center anchored by Lowes Foods, in Greensboro, North Carolina, for a gross acquisition price of $34.0 million. The Company completed the transaction using available liquidity.

3 Earnings Release - Quarter Ended June 30, 2026

2026 GUIDANCE

InvenTrust has updated its 2026 guidance, as summarized in the following table.

(Unaudited, dollars in thousands, except per share amounts)

Current (1) (2)

Net Income per diluted share $0.12 — $0.18 $0.10 — $0.16

Nareit FFO per diluted share $2.01 — $2.07 $2.00 — $2.06

Core FFO per diluted share (3)

$1.92 — $1.96 $1.92 — $1.96

Same Property NOI (“SPNOI”) Growth 3.25% — 4.25% 3.25% — 4.25%

General and administrative $35,750 — $36,750 $35,750 — $36,750

Interest expense, net (4)

~ $45,000 ~ $44,000

Net investment activity (5)

~ $300,000 ~ $300,000

(1)The Company’s 2026 guidance excludes projections related to gains or losses on dispositions, gains or losses on debt transactions, and depreciation, amortization, and straight-line rent adjustments related to anticipated acquisitions.

(2)The Company’s 2026 guidance includes an expectation of uncollectibility, reflected as 30-70 basis points of expected total revenue.

(3)Core FFO per diluted share excludes amortization of market-lease intangibles and inducements, straight-line rent adjustments, gains or losses on debt transactions, amortization of debt discounts and financing costs, accretion of finance lease liability, depreciation and amortization of corporate assets, and non-operating income and expense.

(4)Interest expense, net, excludes amortization of debt discounts and financing costs, accretion of finance lease liability, and expected interest income of approximately $0.5 million.

(5)Net investment activity represents anticipated acquisition activity less disposition activity.

In addition to the foregoing assumptions, the Company's 2026 guidance incorporates several other assumptions that are subject to change and may be outside the control of the Company. If actual results vary from these assumptions, the Company's expectations may change. There can be no assurances that InvenTrust will achieve these results.

The following table reconciles the range of the Company's 2026 estimated net income per diluted share to estimated Nareit FFO and Core FFO per diluted share:

(Unaudited) Low End High End

Net income per diluted share $ 0.12 $ 0.18

Depreciation and amortization of real estate assets 1.89 1.89

Nareit FFO per diluted share 2.01 2.07

Amortization of market-lease intangibles and inducements, net (0.08) (0.08)

Straight-line rent adjustments, net (0.06) (0.07)

Amortization of debt discounts and financing costs 0.04 0.04

Depreciation and amortization of corporate assets 0.01 0.01

Non-operating income and expense, net — (0.01)

Core FFO per diluted share $ 1.92 $ 1.96

This earnings release does not include a reconciliation of forward-looking SPNOI to forward-looking GAAP Net Income because the Company is unable, without making unreasonable efforts, to provide a meaningful or reasonably accurate calculation or estimation of certain reconciling items which could be significant to the Company’s results.

EARNINGS CALL INFORMATION

Date: Tuesday, August 4, 2026

Time: 10:00 a.m. ET

Dial-in: (833) 461-5787 / Access Code 864388

Webcast & Replay Link: https://events.q4inc.com/attendee/638136477

A webcast replay will be available shortly after the conclusion of the presentation using the webcast link above.

4 Earnings Release - Quarter Ended June 30, 2026

Definitions

NON-GAAP FINANCIAL MEASURES

This Earnings Release includes certain financial measures and other terms that are not in accordance with U.S. Generally Accepted Accounting Principles (“GAAP”) that management believes are helpful in understanding the Company’s business. These measures should not be considered as alternatives to, or more meaningful than, net income (calculated in accordance with GAAP) or other GAAP financial measures, as an indicator of financial performance and are not alternatives to, or more meaningful than, cash flow from operating activities (calculated in accordance with GAAP) as a measure of liquidity. Non-GAAP performance measures have limitations as they do not include all items of income and expense that affect operations, and accordingly, should always be considered as supplemental financial results to those calculated in accordance with GAAP. The Company's computation of these non-GAAP performance measures may differ in certain respects from the methodology utilized by other REITs and, therefore, may not be comparable to similarly titled measures presented by such other REITs. Investors are cautioned that items excluded from these non-GAAP performance measures are relevant to understanding and addressing financial performance. Reconciliations of the Company’s non-GAAP measures to the most directly comparable GAAP financial measures are included herein.

SAME PROPERTY NOI or SPNOI

Information provided on a same property basis includes the results of properties that were owned and operated for the entirety of both periods presented. NOI excludes general and administrative expenses, depreciation and amortization, other income and expense, net, impairment of real estate assets, gains (losses) from sales of properties, gains (losses) on extinguishment of debt, interest expense, net, lease termination income and expense, and GAAP rent adjustments such as amortization of market-lease intangibles, amortization of lease incentives, and straight-line rent adjustments (“GAAP Rent Adjustments”). The Company bifurcates NOI into Same Property NOI and NOI from other investment properties based on whether the retail properties meet the Company’s Same Property criteria. NOI from other investment properties includes adjustments for the Company’s captive insurance company.

NAREIT FUNDS FROM OPERATIONS (NAREIT FFO) and CORE FFO

The Company’s non-GAAP measure of Nareit Funds from Operations ("Nareit FFO"), based on the National Association of Real Estate Investment Trusts ("Nareit") definition, is net income (or loss) in accordance with GAAP, excluding gains (or losses) resulting from dispositions of properties, plus depreciation and amortization and impairment charges on depreciable real property. Core Funds From Operations (“Core FFO”) is an additional supplemental non-GAAP financial measure of the Company’s operating performance. In particular, Core FFO provides an additional measure to compare the operating performance of different REITs without having to account for certain remaining amortization assumptions within Nareit FFO and other unique revenue and expense items which some may consider not pertinent to measuring a particular company’s ongoing operating performance.

EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION, AND AMORTIZATION (EBITDA) and ADJUSTED EBITDA

The Company’s non-GAAP measure of EBITDA is net income (or loss) in accordance with GAAP, excluding interest expense, net, income tax expense (or benefit), and depreciation and amortization. Adjusted EBITDA is an additional supplemental non-GAAP financial measure of the Company’s operating performance. In particular, Adjusted EBITDA provides an additional measure to compare the operating performance of different REITs without having to account for certain remaining amortization assumptions within EBITDA, certain gains or losses remaining within EBITDA, and other unique revenue and expense items which some may consider not pertinent to measuring a particular company's ongoing operating performance.

NET DEBT-TO-ADJUSTED EBITDA

Net Debt-to-Adjusted EBITDA is Net Debt divided by Adjusted EBITDA.

5 Earnings Release - Quarter Ended June 30, 2026

Financial Statements

Condensed Consolidated Balance Sheets

In thousands, except share amounts

As of June 30 As of December 31

2026 2025

Assets (unaudited)

Investment properties

Land $ 745,227 $ 702,147

Building and other improvements 2,472,966 2,295,852

Construction in progress 12,417 7,473

Total 3,230,610 3,005,472

Less accumulated depreciation (570,912) (525,830)

Net investment properties 2,659,698 2,479,642

Cash, cash equivalents, and restricted cash 74,904 40,518

Intangible assets, net 217,591 193,963

Accounts and rents receivable 39,631 37,471

Deferred costs and other assets, net 42,631 37,053

Total assets $ 3,034,455 $ 2,788,647

Liabilities

Debt, net $ 1,094,796 $ 825,881

Accounts payable and accrued expenses 46,581 48,291

Distributions payable 19,492 18,450

Intangible liabilities, net 75,775 68,475

Other liabilities 32,129 33,288

Total liabilities 1,268,773 994,385

Commitments and contingencies

Stockholders' Equity

Preferred stock, $0.001 par value, 40,000,000 shares authorized, none outstanding

— —

Common stock, $0.001 par value, 146,000,000 shares authorized,

77,966,461 shares issued and outstanding as of June 30, 2026 and

77,691,533 shares issued and outstanding as of December 31, 2025

78 78

Additional paid-in capital 5,735,928 5,736,652

Distributions in excess of accumulated net income (3,979,652) (3,947,229)

Accumulated comprehensive income 9,328 4,761

Total stockholders' equity 1,765,682 1,794,262

Total liabilities and stockholders' equity $ 3,034,455 $ 2,788,647

6 Earnings Release - Quarter Ended June 30, 2026

Financial Statements, continued

Condensed Consolidated Statements of Operations and Comprehensive Income

In thousands, except share and per share amounts, unaudited

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Income

Lease income, net $ 82,343 $ 73,130 $ 164,453 $ 146,519

Other property income 487 421 958 803

Total income 82,830 73,551 165,411 147,322

Operating expenses

Depreciation and amortization 38,660 30,738 75,045 61,352

Property operating 12,653 11,476 24,674 22,223

Real estate taxes 9,907 10,194 19,809 19,550

General and administrative 8,942 8,706 18,261 17,253

Total operating expenses 70,162 61,114 137,789 120,378

Other (expense) income

Interest expense, net (11,328) (8,346) (21,413) (16,668)

Gain on sale of investment properties — 90,909 — 90,909

Other income and expense, net 29 942 344 1,549

Total other (expense) income, net (11,299) 83,505 (21,069) 75,790

Net income $ 1,369 $ 95,942 $ 6,553 $ 102,734

Weighted-average common shares outstanding - basic 77,955,027 77,591,538 77,944,558 77,577,831

Weighted-average common shares outstanding - diluted 78,754,271 78,292,422 78,584,774 78,226,681

Net income per common share - basic $ 0.02 $ 1.24 $ 0.08 $ 1.32

Net income per common share - diluted $ 0.02 $ 1.23 $ 0.08 $ 1.31

Comprehensive income

Net income $ 1,369 $ 95,942 $ 6,553 $ 102,734

Unrealized (loss) gain on derivatives, net (1,483) (43) 1,355 (1,629)

Reclassification to net income 4,818 (2,293) 3,212 (4,535)

Comprehensive income $ 4,704 $ 93,606 $ 11,120 $ 96,570

7 Earnings Release - Quarter Ended June 30, 2026

Reconciliation of Non-GAAP Measures

In thousands

Same Property NOI

The following table presents the components of Same Property NOI:

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Income

Minimum base rent $ 44,901 $ 43,556 $ 89,250 $ 86,740

Real estate tax recoveries 8,028 8,778 16,237 16,690

Common area maintenance, insurance, and other recoveries 8,700 8,450 17,498 17,095

Ground rent income 4,889 4,771 9,761 9,531

Short-term and other lease income 978 866 2,306 2,040

Provision for estimated credit losses (278) (170) (434) (138)

Other property income 433 406 859 754

Total income 67,651 66,657 135,477 132,712

Operating Expenses

Property operating 10,467 10,509 20,750 20,491

Real estate taxes 8,675 9,554 17,532 18,169

Total operating expenses 19,142 20,063 38,282 38,660

Same Property NOI $ 48,509 $ 46,594 $ 97,195 $ 94,052

Net Income to Same Property NOI

The following table reconciles Net Income to Same Property NOI:

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Net income $ 1,369 $ 95,942 $ 6,553 $ 102,734

Adjustments to reconcile to non-GAAP metrics:

Other income and expense, net (29) (942) (344) (1,549)

Interest expense, net 11,328 8,346 21,413 16,668

Gain on sale of investment properties — (90,909) — (90,909)

Depreciation and amortization 38,660 30,738 75,045 61,352

General and administrative 8,942 8,706 18,261 17,253

Adjustments to NOI (a) (2,726) (1,981) (6,964) (3,780)

NOI 57,544 49,900 113,964 101,769

NOI from other investment properties (9,035) (3,306) (16,769) (7,717)

Same Property NOI $ 48,509 $ 46,594 $ 97,195 $ 94,052

(a)Adjustments to NOI include lease termination income and expense and GAAP Rent Adjustments.

8 Earnings Release - Quarter Ended June 30, 2026

Reconciliation of Non-GAAP Measures, continued

in thousands, except share and per share amounts

Nareit FFO and Core FFO

The following table reconciles Net Income to Nareit FFO Applicable to Common Shares and Dilutive Securities and Core FFO Applicable to Common Shares and Dilutive Securities:

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Net income $ 1,369 $ 95,942 $ 6,553 $ 102,734

Depreciation and amortization of real estate assets 38,395 30,451 74,506 60,817

Gain on sale of investment properties — (90,909) — (90,909)

Nareit FFO Applicable to Common Shares and Dilutive Securities 39,764 35,484 81,059 72,642

Amortization of market-lease intangibles and inducements, net (1,693) (1,089) (3,951) (1,984)

Straight-line rent adjustments, net (1,002) (844) (2,180) (1,738)

Amortization of debt discounts and financing costs 877 657 1,709 1,340

Accretion of finance lease liability 51 11 102 11

Depreciation and amortization of corporate assets 265 287 539 535

Non-operating income and expense, net (a) (152) (170) (416) (241)

Core FFO Applicable to Common Shares and Dilutive Securities $ 38,110 $ 34,336 $ 76,862 $ 70,565

Weighted average common shares outstanding - basic 77,955,027 77,591,538 77,944,558 77,577,831

Dilutive effect of unvested restricted shares (b) 799,244 700,884 640,216 648,850

Weighted average common shares outstanding - diluted 78,754,271 78,292,422 78,584,774 78,226,681

Net income per diluted share $ 0.02 $ 1.23 $ 0.08 $ 1.31

Nareit FFO per diluted share $ 0.50 $ 0.45 $ 1.03 $ 0.93

Core FFO per diluted share $ 0.48 $ 0.44 $ 0.98 $ 0.90

(a)Reflects items which are not pertinent to measuring ongoing operating performance, such as miscellaneous and settlement income.

(b)For purposes of calculating non-GAAP per share metrics, the Company applies the same denominator used in calculating diluted earnings per share in accordance with GAAP.

EBITDA and Adjusted EBITDA

The following table reconciles Net Income to EBITDA and Adjusted EBITDA:

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Net income $ 1,369 $ 95,942 $ 6,553 $ 102,734

Interest expense, net 11,328 8,346 21,413 16,668

Income tax expense 144 140 291 276

Depreciation and amortization 38,660 30,738 75,045 61,352

EBITDA 51,501 135,166 103,302 181,030

Gain on sale of investment properties — (90,909) — (90,909)

Amortization of market-lease intangibles and inducements, net (1,693) (1,089) (3,951) (1,984)

Straight-line rent adjustments, net (1,002) (844) (2,180) (1,738)

Non-operating income and expense, net (a) (152) (170) (416) (241)

Adjusted EBITDA $ 48,654 $ 42,154 $ 96,755 $ 86,158

(a)Reflects items which are not pertinent to measuring ongoing operating performance, such as miscellaneous and settlement income.

9 Earnings Release - Quarter Ended June 30, 2026

Financial Leverage Ratios

In thousands

Net Debt and Net Debt-to-Adjusted EBITDA

The following table calculates net debt and Net Debt-to-Adjusted EBITDA:

As of June 30 As of December 31

2026 2025

Net Debt

Outstanding Debt, net $ 1,094,796 $ 825,881

Less: Cash and cash equivalents (64,302) (34,973)

Net Debt $ 1,030,494 $ 790,908

Trailing 12 Months, Net Debt-to-Adjusted EBITDA

Net Debt $ 1,030,494 $ 790,908

Adjusted EBITDA 185,798 175,201

Net Debt-to-Adjusted EBITDA 5.5x 4.5x

Current Quarter Annualized, Net Debt-to-Adjusted EBITDA

Net Debt $ 1,030,494 $ 790,908

Adjusted EBITDA 194,616 176,052

Net Debt-to-Adjusted EBITDA 5.3x 4.5x

10 Earnings Release - Quarter Ended June 30, 2026

About InvenTrust Properties Corp.

InvenTrust Properties Corp. (the “Company,” "IVT," or "InvenTrust") is a premier Sun Belt, multi-tenant essential retail REIT that owns, leases, redevelops, acquires and manages grocery-anchored neighborhood and community centers as well as high-quality power centers that often have a grocery component. Management pursues the Company's business strategy by acquiring retail properties in Sun Belt markets, opportunistically disposing of retail properties, and maintaining a flexible capital structure. A trusted, local operator bringing real estate expertise to its tenant relationships, IVT has built a strong reputation with market participants across its portfolio. For more information, please visit www.inventrustproperties.com.

The enclosed information should be read in conjunction with the Company's filings with the U.S. Securities and Exchange Commission (“SEC”), including, but not limited to, the Company's Form 10-Qs filed quarterly and Form 10-Ks filed annually. Additionally, the enclosed information does not purport to disclose all items required under GAAP. The information provided in this earnings release is unaudited and includes non-GAAP measures (as discussed herein), and there can be no assurance that the information will not vary from the final information in the Company's Form 10-Q for the quarter ended June 30, 2026. The Company may, but assumes no obligation to, update information in this earnings release.

Forward-Looking Statements Disclaimer

Forward-Looking Statements in this earnings release, or made during the earnings call, which are not historical facts, are forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. These statements are based on the current beliefs and expectations of InvenTrust's management and are subject to significant risks and uncertainties. Actual results may differ materially from those described in the forward-looking statements. Any statements made in this earnings release that are not statements of historical fact, including statements about our beliefs and expectations, are forward-looking statements. Forward-looking statements include information concerning possible or assumed future results of operations, including our guidance and descriptions of our business plans and strategies. These statements often include words such as "may," "should," “could,” "would," "expect," "intend," "plan," "seek," "anticipate," "believe," "estimate," "target," "project," "predict," "potential," "continue," "likely," "will," "forecast," "outlook," "guidance," "suggest," and variations of these terms and similar expressions, or the negative of these terms or similar expressions.

The following factors, among others, could cause actual results, financial position and timing of certain events to differ materially from those described in the forward-looking statements: interest rate movements; local, regional, national and global economic performance; the impact of inflation on the Company and on its tenants; competitive factors; the impact of e-commerce on the retail industry; future retailer store closings; retailer consolidation; retailers reducing store size; retailer bankruptcies; government policy changes, including the effects of tariffs and changes in global trade policies, on the overall state of the economy and on our and our tenants' business and operations and any material market changes and trends that could affect the Company’s business strategy. For further discussion of factors that could materially affect the outcome of management's forward-looking statements and IVT's future results and financial condition, see the Risk Factors included in the Company's most recent Annual Report on Form 10-K, as updated by any subsequent Quarterly Report on Form 10-Q, in each case as filed with the SEC. InvenTrust intends that such forward-looking statements be subject to the safe harbors created by Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, except as may be required by applicable law.

IVT cautions you not to place undue reliance on any forward-looking statements, which are made as of the date of this earnings release. IVT undertakes no obligation to update publicly any of these forward-looking statements to reflect actual results, new information or future events, changes in assumptions or changes in other factors affecting forward-looking statements, except to the extent required by applicable laws. If IVT updates one or more forward-looking statements, no inference should be drawn that IVT will make additional updates with respect to those or other forward-looking statements.

Availability of Information on InvenTrust Properties Corp.'s Website and Social Media Channels

Investors and others should note that InvenTrust routinely announces material information to investors and the marketplace using U.S. Securities and Exchange Commission filings, press releases, public conference calls, webcasts and the InvenTrust investor relations website. The Company uses these channels as well as social media channels (e.g., the InvenTrust X account, x.com/inventrustprop); and the InvenTrust LinkedIn account (linkedin.com/company/inventrustproperties), as a means of disclosing information about the Company's business to colleagues, investors, and the public. While not all of the information that the Company posts to the InvenTrust investor relations website or on the Company’s social media channels is of a material nature, some information could be deemed to be material. Accordingly, the Company encourages investors, the media and others interested in InvenTrust to review the information that it shares on inventrustproperties.com/investor-relations and on the Company’s social media channels.

11 Earnings Release - Quarter Ended June 30, 2026

EX-99.2

Filename: q22026supplemental.htm · Sequence: 3

Document

Table of Contents

Page No.

Introductory Notes i

Earnings Release iii

Financial Information

Summary Financial Information

Condensed Consolidated Balance Sheets

Condensed Consolidated Statements of Operations and Comprehensive Income

Condensed Consolidated Supplemental Details of Assets and Liabilities

Condensed Consolidated Supplemental Details of Operations

Reconciliation of Non-GAAP Measures

Same Property Net Operating Income

Nareit FFO and Core FFO

EBITDA and Adjusted EBITDA

Debt Allocation, Debt Payments and Maturities by Year, Covenants and

Financial Leverage Ratios

Supplemental Detail of Debt Maturities

Interest Rate Swaps

Portfolio and Leasing Overview

Markets and Tenant Size

Top 25 Tenants by Total ABR and Tenant Merchandise Mix

Comparable & Non-Comparable Lease Statistics

Tenant Lease Expirations

Acquisitions, Capital Investments, and Leasing Costs

Investment Summary

Development Pipeline

Property Summary

Components of Net Asset Value (NAV) as of June 30, 2026

Glossary of Terms

Introductory Notes

About InvenTrust Properties Corp.

The enclosed information should be read in conjunction with the Company's filings with the U.S. Securities and Exchange Commission (“SEC”), including, but not limited to, the Company's Form 10-Qs filed quarterly and Form 10-Ks filed annually. Additionally, the enclosed information does not purport to disclose all items required under U.S. Generally Accepted Accounting Principles (“GAAP”). The information provided in this supplemental is unaudited and includes non-GAAP measures (as discussed herein), and there can be no assurance that the information will not vary from the final information in the Company's Form 10-Q for the quarter ended June 30, 2026. The Company may, but assumes no obligation to, update information in this supplemental.

Forward-Looking Statements Disclaimer

Forward-Looking Statements in this supplemental, which are not historical facts, are forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. These statements are based on the current beliefs and expectations of InvenTrust's management and are subject to significant risks and uncertainties. Actual results may differ materially from those described in the forward-looking statements. Any statements made in this supplemental that are not statements of historical fact, including statements about our beliefs and expectations, are forward-looking statements. Forward-looking statements include information concerning possible or assumed future results of operations, including our guidance and descriptions of our business plans and strategies. These statements often include words such as "may," "should," “could,” "would," "expect," "intend," "plan," "seek," "anticipate," "believe," "estimate," "target," "project," "predict," "potential," "continue," "likely," "will," "forecast," "outlook," "guidance," "suggest," and variations of these terms and similar expressions, or the negative of these terms or similar expressions.

IVT cautions you not to place undue reliance on any forward-looking statements, which are made as of the date of this supplemental. IVT undertakes no obligation to update publicly any of these forward-looking statements to reflect actual results, new information or future events, changes in assumptions or changes in other factors affecting forward-looking statements, except to the extent required by applicable laws. If IVT updates one or more forward-looking statements, no inference should be drawn that IVT will make additional updates with respect to those or other forward-looking statements.

Notice Regarding Non-GAAP Financial Measures

In addition to GAAP measures, this supplemental contains and refers to certain non-GAAP measures. Management does not consider the Company's non-GAAP measures included in the Glossary of Terms to be alternatives to measures required in accordance with GAAP. Certain non-GAAP measures should not be viewed as an alternative measure of IVT's financial performance as they may not reflect the operations of the entire portfolio, and they may not reflect the impact of general and administrative expenses, depreciation and amortization, interest expense, other income (expense), or the level of capital expenditures and leasing costs necessary to maintain the operating performance of IVT's properties that could materially impact IVT's results from operations. Additionally, certain non-GAAP measures should not be considered as an indication of IVT's liquidity, nor as an indication of funds available to cover IVT's cash needs, including IVT's ability to fund distributions, and may not be a useful measure of the impact of long-term operating performance on value if management does not continue to operate the business in the manner currently contemplated. Accordingly, non-GAAP measures should be reviewed in connection with other GAAP measurements, and should not be viewed as more prominent measures of performance than net income (loss) or cash flows from operations prepared in accordance with GAAP. Other REITs may use different methodologies for calculating similar non-GAAP measures, and accordingly, IVT's non-GAAP measures may not be comparable to other REITs. Reconciliations of the Company's non-GAAP measures to the most directly comparable GAAP financial measures are included on pages 6 and 7 and definitions of the Company's non-GAAP measures are included in the Glossary of Terms on page 22.

Supplemental - Quarter Ended June 30, 2026

Introductory Notes

Availability of Information on InvenTrust Properties Corp.'s Website and Social Media Channels

Investors and others should note that InvenTrust routinely announces material information to investors and the marketplace using U.S. Securities and Exchange Commission filings, press releases, public conference calls, webcasts and the InvenTrust investor relations website. The Company uses these channels as well as social media channels (e.g., the InvenTrust X account, x.com/inventrustprop); and the InvenTrust LinkedIn account (linkedin.com/company/inventrustproperties) as a means of disclosing information about the Company's business to colleagues, investors, and the public. While not all of the information that the Company posts to the InvenTrust investor relations website or on the Company’s social media channels is of a material nature, some information could be deemed to be material. Accordingly, the Company encourages investors, the media and others interested in InvenTrust to review the information that it shares on inventrustproperties.com/investor-relations and on the Company’s social media channels.

Supplemental - Quarter Ended June 30, 2026

CONTACT:

Dan Lombardo

Vice President of Investor Relations

630-570-0605

dan.lombardo@inventrustproperties.com

InvenTrust Properties Corp. Reports 2026 Second Quarter Results

Second Quarter 2026 Highlights:

•Nareit FFO of $0.50 per diluted share

•Core FFO of $0.48 per diluted share

•Same Property Net Operating Income (“NOI”) growth of 4.1%

•Leased Occupancy as of June 30, 2026 of 96.2%

•Executed 76 leases totaling approximately 464,000 square feet of GLA, of which 377,000 square feet was executed at a blended comparable lease spread of 8.5%

•Acquired three properties, totaling approximately 286,000 square feet, for an aggregate purchase price of $132.6 million

•Completed the private placement of $250.0 million of senior notes

NET INCOME

•Net Income for the three months ended June 30, 2026 was $1.4 million, or $0.02 per diluted share, compared to $95.9 million, or $1.23 per diluted share, for the same period in 2025.

•Net Income for the six months ended June 30, 2026 was $6.6 million, or $0.08 per diluted share, compared to $102.7 million, or $1.31 per diluted share, for the same period in 2025.

NAREIT FFO

•Nareit FFO for the three months ended June 30, 2026 was $39.8 million, or $0.50 per diluted share, compared to $35.5 million, or $0.45 per diluted share, for the same period in 2025.

•Nareit FFO for the six months ended June 30, 2026 was $81.1 million, or $1.03 per diluted share, compared to $72.6 million, or $0.93 per diluted share, for the same period in 2025.

iii

Supplemental - Quarter Ended June 30, 2026

CORE FFO

•Core FFO for the three months ended June 30, 2026 was $38.1 million, or $0.48 per diluted share, compared to $34.3 million, or $0.44 per diluted share, for the same period in 2025.

•Core FFO for the six months ended June 30, 2026 was $76.9 million, or $0.98 per diluted share, compared to $70.6 million, or $0.90 per diluted share, for the same period in 2025.

SAME PROPERTY NOI

•Same Property NOI for the three months ended June 30, 2026 was $48.5 million, a 4.1% increase, compared to the same period in 2025.

•Same Property NOI for the six months ended June 30, 2026 was $97.2 million, a 3.3% increase, compared to the same period in 2025.

DIVIDEND

•For the quarter ended June 30, 2026, the Board of Directors declared a quarterly cash distribution of $0.25 per share, paid on July 15, 2026.

PORTFOLIO PERFORMANCE & INVESTMENT ACTIVITY

•As of June 30, 2026, the Company’s Leased Occupancy was 96.2%.

◦Leased to Economic Occupancy spread of 160 basis points, which equates to approximately $5.6 million of base rent on an annualized basis.

•Blended re-leasing spreads for comparable new and renewal leases signed in the second quarter were 8.5%.

•During the second quarter, the Company completed the following acquisitions using available liquidity:

◦On May 8, 2026, the Company acquired 3609 South, a 29,000 square foot unanchored neighborhood center in Charlotte, North Carolina, for a gross acquisition price of $16.6 million.

◦On June 18, 2026, the Company acquired Western Plaza, a 162,000 square foot community center anchored by The Fresh Market in Knoxville, Tennessee, for a gross acquisition price of $65.0 million.

Supplemental - Quarter Ended June 30, 2026

LIQUIDITY AND CAPITAL STRUCTURE

•InvenTrust has no debt maturing in 2026 and $26.0 million of debt maturing in 2027.

•The Company's weighted average interest rate on its debt as of June 30, 2026 was 4.36% and the weighted average remaining term was 4.3 years.

SUBSEQUENT EVENTS

Supplemental - Quarter Ended June 30, 2026

2026 GUIDANCE

InvenTrust has updated its 2026 guidance, as summarized in the following table.

(Unaudited, dollars in thousands, except per share amounts)

Current (1) (2)

Net Income per diluted share $0.12 — $0.18 $0.10 — $0.16

Nareit FFO per diluted share $2.01 — $2.07 $2.00 — $2.06

Core FFO per diluted share (3)

$1.92 — $1.96 $1.92 — $1.96

Same Property NOI (“SPNOI”) Growth 3.25% — 4.25% 3.25% — 4.25%

General and administrative $35,750 — $36,750 $35,750 — $36,750

Interest expense, net (4)

~ $45,000 ~ $44,000

Net investment activity (5)

~ $300,000 ~ $300,000

(2)The Company’s 2026 guidance includes an expectation of uncollectibility, reflected as 30-70 basis points of expected total revenue.

(4)Interest expense, net, excludes amortization of debt discounts and financing costs, accretion of finance lease liability, and expected interest income of approximately $0.5 million.

(5)Net investment activity represents anticipated acquisition activity less disposition activity.

The following table reconciles the range of the Company's 2026 estimated net income per diluted share to estimated Nareit FFO and Core FFO per diluted share:

(Unaudited) Low End High End

Net income per diluted share $ 0.12 $ 0.18

Depreciation and amortization of real estate assets 1.89 1.89

Nareit FFO per diluted share 2.01 2.07

Amortization of market-lease intangibles and inducements, net (0.08) (0.08)

Straight-line rent adjustments, net (0.06) (0.07)

Amortization of debt discounts and financing costs 0.04 0.04

Depreciation and amortization of corporate assets 0.01 0.01

Non-operating income and expense, net — (0.01)

Core FFO per diluted share $ 1.92 $ 1.96

Supplemental - Quarter Ended June 30, 2026

Summary Financial Information

In thousands, except share information and per square foot amounts

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Financial Results

Net income $ 1,369 $ 95,942 $ 6,553 $ 102,734

Net income per common share - basic 0.02 1.24 0.08 1.32

Net income per common share - diluted 0.02 1.23 0.08 1.31

Same Property NOI (page 6) 48,509 46,594 97,195 94,052

Same Property NOI growth 4.1% 3.3%

Nareit FFO (page 7) 39,764 35,484 81,059 72,642

Nareit FFO per diluted share 0.50 0.45 1.03 0.93

Core FFO (page 7) 38,110 34,336 76,862 70,565

Core FFO per diluted share 0.48 0.44 0.98 0.90

Adjusted EBITDA (page 7)

48,654 42,154 96,755 86,158

Distributions declared per common share 0.25 0.24 0.50 0.48

Aggregate distributions declared (as a % of Core FFO) 51.1 % 53.7 % 50.7 % 52.3 %

As of

June 30, 2026

As of

December 31, 2025 As of

December 31, 2024

Capital Information

Shares outstanding 77,966,461 77,691,533 77,450,794

Net Debt $ 1,030,494 $ 790,908 $ 653,020

Debt Metrics (trailing 12 months)

Adjusted EBITDA $ 185,798 $ 175,201 $ 158,009

Net Debt-to-Adjusted EBITDA 5.5x 4.5x 4.1x

Fixed charge coverage 5.3x 5.4x 4.5x

Net debt to real estate assets, excl property acc depr. 31.9% 26.3% 23.0%

Net debt to total assets, excl property acc depr. 28.6% 23.9% 20.7%

Debt Metrics (current quarter annualized)

Adjusted EBITDA $ 194,616 $ 176,052 $ 165,528

Net Debt-to-Adjusted EBITDA 5.3x 4.5x 3.9x

Distributions Paid Per Share Liquidity and Credit Facility

Q2 2026 $0.2500 Cash and cash equivalents $ 64,302

Q1 2026 $0.2377 Available under revolving credit facility 425,000

Q4 2025 $0.2377 Total $ 489,302

Q3 2025 $0.2377

Same Property Same Property Total

Three months ended June 30 Six months ended June 30 Six months ended June 30

2026 2025 2026 2025 2026 2025

Portfolio Metrics

No. of properties 63 63 63 63 78 67

GLA (square feet) 10,243 10,225 10,243 10,225 12,278 10,556

Economic Occupancy 94.7 % 95.5 % 94.7 % 95.5 % 94.6 % 95.5 %

Leased Occupancy 96.0 % 97.3 % 96.0 % 97.3 % 96.2 % 97.3 %

ABR PSF $20.61 $20.14 $20.61 $20.14 $20.94 $20.18

Supplemental - Quarter Ended June 30, 2026

Condensed Consolidated Balance Sheets

In thousands, except share and per share amounts

As of

June 30, 2026 December 31, 2025

Assets (unaudited)

Investment properties

Land $ 745,227 $ 702,147

Building and other improvements 2,472,966 2,295,852

Construction in progress 12,417 7,473

Total 3,230,610 3,005,472

Less accumulated depreciation (570,912) (525,830)

Net investment properties 2,659,698 2,479,642

Cash, cash equivalents, and restricted cash 74,904 40,518

Intangible assets, net 217,591 193,963

Accounts and rents receivable 39,631 37,471

Deferred costs and other assets, net 42,631 37,053

Total assets $ 3,034,455 $ 2,788,647

Liabilities

Debt, net $ 1,094,796 $ 825,881

Accounts payable and accrued expenses 46,581 48,291

Distributions payable 19,492 18,450

Intangible liabilities, net 75,775 68,475

Other liabilities 32,129 33,288

Total liabilities 1,268,773 994,385

Commitments and contingencies

Stockholders' Equity

Preferred stock, $0.001 par value, 40,000,000 shares authorized, none outstanding

— —

Common stock, $0.001 par value, 146,000,000 shares authorized,

77,966,461 shares issued and outstanding as of June 30, 2026 and

77,691,533 shares issued and outstanding as of December 31, 2025

78 78

Additional paid-in capital 5,735,928 5,736,652

Distributions in excess of accumulated net income (3,979,652) (3,947,229)

Accumulated comprehensive income 9,328 4,761

Total stockholders' equity 1,765,682 1,794,262

Total liabilities and stockholders' equity $ 3,034,455 $ 2,788,647

Supplemental - Quarter Ended June 30, 2026

Condensed Consolidated Statements of Operations and Comprehensive Income

In thousands, except share and per share information, unaudited

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Income

Lease income, net $ 82,343 $ 73,130 $ 164,453 $ 146,519

Other property income 487 421 958 803

Total income 82,830 73,551 165,411 147,322

Operating expenses

Depreciation and amortization 38,660 30,738 75,045 61,352

Property operating 12,653 11,476 24,674 22,223

Real estate taxes 9,907 10,194 19,809 19,550

General and administrative 8,942 8,706 18,261 17,253

Total operating expenses 70,162 61,114 137,789 120,378

Other (expense) income

Interest expense, net (11,328) (8,346) (21,413) (16,668)

Gain on sale of investment properties — 90,909 — 90,909

Other income and expense, net 29 942 344 1,549

Total other (expense) income, net (11,299) 83,505 (21,069) 75,790

Net income $ 1,369 $ 95,942 $ 6,553 $ 102,734

Weighted-average common shares outstanding - basic 77,955,027 77,591,538 77,944,558 77,577,831

Weighted-average common shares outstanding - diluted 78,754,271 78,292,422 78,584,774 78,226,681

Net income per common share - basic $ 0.02 $ 1.24 $ 0.08 $ 1.32

Net income per common share - diluted $ 0.02 $ 1.23 $ 0.08 $ 1.31

Comprehensive income

Net income $ 1,369 $ 95,942 $ 6,553 $ 102,734

Unrealized (loss) gain on derivatives, net (1,483) (43) 1,355 (1,629)

Reclassification to net income 4,818 (2,293) 3,212 (4,535)

Comprehensive income $ 4,704 $ 93,606 $ 11,120 $ 96,570

Supplemental - Quarter Ended June 30, 2026

Condensed Consolidated Supplemental Details of Assets and Liabilities

In thousands

As of

June 30, 2026 December 31, 2025

Cash, cash equivalents, and restricted cash

Cash and cash equivalents $ 64,302 $ 34,973

Restricted cash 10,602 5,545

Total $ 74,904 $ 40,518

Accounts and rents receivable

Base rent, recoveries, and other receivables $ 9,605 $ 9,624

Straight-line rent receivables 30,026 27,847

Total $ 39,631 $ 37,471

Deferred costs and other assets, net

Deferred leasing costs, net $ 16,951 $ 16,240

Derivative assets 9,328 5,196

Other assets 3,535 4,741

Financing costs, net 3,220 4,342

Deferred costs, net 5,743 4,995

Operating lease right of use assets, net 1,381 1,539

Prepaid insurance premiums 2,473 —

Total $ 42,631 $ 37,053

Other liabilities

Security deposits $ 8,992 $ 8,661

Deferred revenues 7,248 7,574

Unearned lease income 9,510 10,207

Other liabilities 4,458 4,282

Operating lease liabilities 1,921 2,129

Derivative liabilities — 435

Total $ 32,129 $ 33,288

Supplemental - Quarter Ended June 30, 2026

Condensed Consolidated Supplemental Details of Operations

In thousands

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Income

* Minimum base rent $ 53,465 $ 47,158 $ 104,916 $ 94,224

* Real estate tax recoveries 9,187 9,394 18,391 17,993

* Common area maintenance, insurance, and other recoveries 10,434 9,110 20,772 18,509

* Ground rent income 5,855 5,002 11,660 10,078

Amortization of market-lease intangibles and inducements, net 1,693 1,089 3,951 1,984

* Short-term and other lease income 966 808 2,257 2,225

Termination fee income 31 48 833 58

Straight-line rent adjustments, net 1,002 844 2,180 1,738

* Provision for estimated credit losses (290) (323) (507) (290)

Lease income, net 82,343 73,130 164,453 146,519

* Other property income 487 421 958 803

Total income $ 82,830 $ 73,551 $ 165,411 $ 147,322

Operating expenses

Depreciation and amortization $ 38,660 $ 30,738 $ 75,045 $ 61,352

* Repairs and maintenance 4,919 3,833 9,067 7,208

* Payroll, benefits, and office 2,618 2,610 5,480 5,365

* Utilities and waste removal 2,842 2,527 5,544 4,989

* Property insurance 1,218 1,586 2,551 2,916

* Security, legal, and other 1,056 920 2,032 1,745

Property operating expenses 12,653 11,476 24,674 22,223

* Real estate taxes 9,907 10,194 19,809 19,550

General and administrative 6,831 6,659 14,050 13,102

Stock-based compensation costs 2,812 2,718 5,613 5,484

Capitalized direct development compensation costs (701) (671) (1,402) (1,333)

General and administrative expense 8,942 8,706 18,261 17,253

Total operating expenses $ 70,162 $ 61,114 $ 137,789 $ 120,378

Interest expense, net

Term loans, including impact of derivatives $ 3,291 $ 3,393 $ 6,462 $ 6,713

Senior notes 3,201 3,201 6,402 6,402

Mortgages payable 1,258 925 2,514 1,851

Revolving credit facility, including facility fees 2,558 281 4,166 481

Capitalized interest (46) (154) (217) (162)

Interest on finance lease liability 138 32 275 32

Accretion of finance lease liability 51 11 102 11

Amortization of debt discounts and financing costs 877 657 1,709 1,340

Total interest expense, net $ 11,328 $ 8,346 $ 21,413 $ 16,668

Other income and expense, net

Interest on cash and cash equivalents $ 21 $ 912 $ 219 $ 1,584

Income tax expense (144) (140) (291) (276)

Miscellaneous and settlement income

152 170 416 241

Total other income and expense, net $ 29 $ 942 $ 344 $ 1,549

* Component of Net Operating Income

Supplemental - Quarter Ended June 30, 2026

Reconciliation of Non-GAAP Measures

In thousands

Same Property NOI

The following table presents the components of Same Property NOI:

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Income

Minimum base rent $ 44,901 $ 43,556 $ 89,250 $ 86,740

Real estate tax recoveries 8,028 8,778 16,237 16,690

Common area maintenance, insurance, and other recoveries 8,700 8,450 17,498 17,095

Ground rent income 4,889 4,771 9,761 9,531

Short-term and other lease income 978 866 2,306 2,040

Provision for estimated credit losses (278) (170) (434) (138)

Other property income 433 406 859 754

Total income 67,651 66,657 135,477 132,712

Operating Expenses

Property operating 10,467 10,509 20,750 20,491

Real estate taxes 8,675 9,554 17,532 18,169

Total operating expenses 19,142 20,063 38,282 38,660

Same Property NOI $ 48,509 $ 46,594 $ 97,195 $ 94,052

Same Property NOI Growth 4.1 % 3.3 %

Same Property Count 63 63

Net Income to Same Property NOI

The following table reconciles Net Income to Same Property NOI:

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Net income $ 1,369 $ 95,942 $ 6,553 $ 102,734

Adjustments to reconcile to non-GAAP metrics:

Other income and expense, net (29) (942) (344) (1,549)

Interest expense, net 11,328 8,346 21,413 16,668

Gain on sale of investment properties — (90,909) — (90,909)

Depreciation and amortization 38,660 30,738 75,045 61,352

General and administrative 8,942 8,706 18,261 17,253

Adjustments to NOI (a) (2,726) (1,981) (6,964) (3,780)

NOI 57,544 49,900 113,964 101,769

NOI from other investment properties (9,035) (3,306) (16,769) (7,717)

Same Property NOI $ 48,509 $ 46,594 $ 97,195 $ 94,052

(a)Adjustments to NOI include lease termination income and expense and GAAP Rent Adjustments.

Supplemental - Quarter Ended June 30, 2026

Reconciliation of Non-GAAP Measures, continued

In thousands, except share and per share amounts

Nareit FFO and Core FFO

The following table reconciles Net Income to Nareit FFO Applicable to Common Shares and Dilutive Securities and Core FFO Applicable to Common Shares and Dilutive Securities:

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Net income $ 1,369 $ 95,942 $ 6,553 $ 102,734

Depreciation and amortization of real estate assets 38,395 30,451 74,506 60,817

Gain on sale of investment properties — (90,909) — (90,909)

Nareit FFO Applicable to Common Shares and Dilutive Securities 39,764 35,484 81,059 72,642

Amortization of market-lease intangibles and inducements, net (1,693) (1,089) (3,951) (1,984)

Straight-line rent adjustments, net (1,002) (844) (2,180) (1,738)

Amortization of debt discounts and financing costs 877 657 1,709 1,340

Accretion of finance lease liability 51 11 102 11

Depreciation and amortization of corporate assets 265 287 539 535

Non-operating income and expense, net (a) (152) (170) (416) (241)

Core FFO Applicable to Common Shares and Dilutive Securities $ 38,110 $ 34,336 $ 76,862 $ 70,565

Weighted average common shares outstanding - basic 77,955,027 77,591,538 77,944,558 77,577,831

Dilutive effect of unvested restricted shares (b) 799,244 700,884 640,216 648,850

Weighted average common shares outstanding - diluted 78,754,271 78,292,422 78,584,774 78,226,681

Net income per diluted share $ 0.02 $ 1.23 $ 0.08 $ 1.31

Nareit FFO per diluted share $ 0.50 $ 0.45 $ 1.03 $ 0.93

Core FFO per diluted share $ 0.48 $ 0.44 $ 0.98 $ 0.90

(a)Reflects items which are not pertinent to measuring ongoing operating performance, such as miscellaneous and settlement income.

(b)For purposes of calculating non-GAAP per share metrics, the Company applies the same denominator used in calculating diluted earnings per share in accordance with GAAP.

EBITDA and Adjusted EBITDA

The following table reconciles Net Income to EBITDA and Adjusted EBITDA:

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Net income $ 1,369 $ 95,942 $ 6,553 $ 102,734

Interest expense, net 11,328 8,346 21,413 16,668

Income tax expense 144 140 291 276

Depreciation and amortization 38,660 30,738 75,045 61,352

EBITDA 51,501 135,166 103,302 181,030

Impairment of real estate assets

— — — —

Gain on sale of investment properties — (90,909) — (90,909)

Amortization of market-lease intangibles and inducements, net (1,693) (1,089) (3,951) (1,984)

Straight-line rent adjustments, net (1,002) (844) (2,180) (1,738)

Loss on debt extinguishment — — — —

Non-operating income and expense, net (a) (152) (170) (416) (241)

Adjusted EBITDA $ 48,654 $ 42,154 $ 96,755 $ 86,158

(a)Reflects items which are not pertinent to measuring ongoing operating performance, such as miscellaneous and settlement income.

Supplemental - Quarter Ended June 30, 2026

Debt Allocation, Debt Payments and Maturities by Year, Covenants and

Financial Leverage Ratios

In thousands

Debt Allocation

Balance as of

June 30, 2026

Weighted Average

Interest Rate Weighted Average

Years to Maturity

Fixed rate secured debt $ 117,222 4.28% 2.5

Fixed rate unsecured debt 900,000 4.34% 4.7

Variable rate revolving credit facility 75,000 4.70% 2.5

Total secured and unsecured debt 1,092,222 4.36% 4.3

Finance lease liability 11,184

Debt discounts and financing costs, net (8,610)

Total Debt, net $ 1,094,796

Debt Payments and Maturities by Year

Maturity Year Mortgage Payments Mortgage Maturities Term Loan &

Senior Notes Revolving

Credit Facility Total

Remaining 2026 $ 390 $ — $ — $ — $ 390

2027 810 26,000 — — 26,810

2028 495 21,321 — — 21,816

2029 449 61,750 200,000 75,000 337,199

2030 154 5,853 200,000 — 206,007

Thereafter — — 500,000 — 500,000

Total 2,298 114,924 900,000 75,000 1,092,222

Finance lease liability 11,184

Debt discounts and financing costs, net (8,610)

Total $ 1,094,796

Debt Covenants

For the quarter ended

Description Unsecured Debt Covenants Q2 2026 Q1 2026 Q4 2025 Q3 2025

Leverage Ratio < 60.0% 29.2% 26.8% 24.2% 23.0%

Fixed Charge Coverage Ratio > 1.50 5.0 5.1 5.2 5.1

Maximum Secured Recourse Debt < 10% of Total Asset Value —% —% —% —%

Unsecured Interest Coverage Ratio > 1.75 6.0 6.6 6.9 6.5

Unsecured Leverage Ratio < 60% 28.9% 25.8% 23.0% 21.8%

Financial Leverage Ratios

The following table calculates net debt and Net Debt-to-Adjusted EBITDA:

As of June 30 As of December 31

2026 2025

Net Debt:

Outstanding Debt, net $ 1,094,796 $ 825,881

Less: Cash and cash equivalents (64,302) (34,973)

Net Debt $ 1,030,494 $ 790,908

Trailing 12 Months, Net Debt-to-Adjusted EBITDA

Net Debt $ 1,030,494 $ 790,908

Adjusted EBITDA 185,798 175,201

Net Debt-to-Adjusted EBITDA 5.5x 4.5x

Current Quarter Annualized, Net Debt-to-Adjusted EBITDA

Net Debt $ 1,030,494 $ 790,908

Adjusted EBITDA 194,616 176,052

Net Debt-to-Adjusted EBITDA 5.3x 4.5x

Supplemental - Quarter Ended June 30, 2026

Supplemental Detail of Debt Maturities

Unaudited, Dollars in thousands

Supplemental Detail of Debt Maturities

Maturity Interest Rate Balance

Mortgages Payable

Escarpment Village Jul-27 3.86% $ 26,000

Asheville Market Mar-28 4.92% 21,972

Daniels Marketplace Jul-29 4.34% 30,250

Shops at Arbor Trails Dec-29 4.12% 31,500

Plaza Escondida May-30 4.24% 7,500

Total 117,222

Term Loan

$200.0 million 5 years Aug-30 2.66% (a) 100,000

$200.0 million 5.5 years Feb-31 2.63% (b) 50,000

$200.0 million 5.5 years Feb-31 2.69% (b) 50,000

$200.0 million 5.5 years Feb-31 4.84% (b) 100,000

Total 400,000

Senior Notes

2022 Senior Notes

$150.0 million Series A Notes Aug-29 5.07% 150,000

$100.0 million Series B Notes Aug-32 5.20% 100,000

2026 Senior Notes

$50.0 million Series A Notes Jun-29 5.09% 50,000

$100.0 million Series B Notes Jun-31 5.32% 100,000

$100.0 million Series C Notes Jun-33 5.60% 100,000

Total 500,000

Revolving Credit Facility

$500.0 million total capacity Jan-29 1M SOFR + 1.05% (c) 75,000

Total secured and unsecured debt 4.36% $ 1,092,222

Finance Lease Liability

West Ashley Station Ground Lease Jan-92 11,184

Total Debt $ 1,103,406

(a)Interest rates reflect the fixed rates achieved through the Company's effective interest rate swaps terminating on September 22, 2026, at which point the fixed interest rate will become 4.50%.

(b)Interest rates reflect the fixed rates achieved through the Company's effective interest rate swaps terminating on March 22, 2027, at which point the weighted average fixed interest rate will become 4.58%.

(c)As of June 30, 2026, 1-Month Term SOFR was 3.65%. An additional annual facility fee of 0.15% applies to entire revolving credit facility capacity.

Supplemental - Quarter Ended June 30, 2026

Interest Rate Swaps

Unaudited, Dollars in thousands

Interest Rate Swaps

As of June 30, 2026, the Company is party to five effective interest rate swap agreements:

Effective

Interest Rate Swaps Effective Date Termination Date InvenTrust Receives InvenTrust Pays Fixed Rate of Fixed Rate

Achieved (a) Notional

Amount

5.5 year Term Loan 4/3/23 3/22/27 1-Month SOFR 3.69% 4.84% $ 100,000

5 year Term Loan 12/21/23 9/22/26 1-Month SOFR 1.51% 2.66% 100,000

5.5 year Term Loan 6/21/24 3/22/27 1-Month SOFR 1.54% 2.69% 50,000

5.5 year Term Loan 6/21/24 3/22/27 1-Month SOFR 1.48% 2.63% 50,000

$ 400,000

(a)Interest rates reflect the Company's current credit spread of 1.15%.

As of June 30, 2026, the Company is party to four forward-starting interest rate swap agreements:

Forward-Starting

Interest Rate Swaps Effective Date Termination Date InvenTrust

Receives InvenTrust Pays

Fixed Rate of Fixed Rate

Achieved (a) Notional

Amount

5 year Term Loan 9/22/26 8/26/30 Daily SOFR 3.35% 4.50% $ 100,000

5 year Term Loan 9/22/26 8/26/30 Daily SOFR 3.35% 4.50% 100,000

5.5 year Term Loan 3/22/27 2/24/31 Daily SOFR 3.42% 4.57% 100,000

5.5 year Term Loan 3/22/27 2/24/31 Daily SOFR 3.43% 4.58% 100,000

$ 400,000

(a)Interest rates reflect the Company's current credit spread of 1.15%.

Supplemental - Quarter Ended June 30, 2026

Markets and Tenant Size

GLA and dollar amounts in thousands, except per square foot amounts

Market No. of Properties Leased Occupancy ABR ABR PSF ABR as

% of Total GLA GLA as

% of Total

Austin-Round Rock, TX 8 98.0 % $ 34,567 $ 17.35 14.2 % 2,094 17.1 %

Atlanta, GA 10 98.1 % 22,766 21.92 9.4 % 1,076 8.8 %

Houston-Sugar Land-Baytown, TX 6 94.8 % 22,134 17.09 9.1 % 1,378 11.2 %

Miami-Fort Lauderdale-Miami Beach, FL 3 99.0 % 21,108 24.93 8.7 % 859 7.0 %

Dallas-Fort Worth-Arlington, TX 7 96.9 % 19,124 21.13 7.9 % 941 7.7 %

Charlotte-Gastonia-Concord, NC 7 97.6 % 17,554 23.46 7.2 % 781 6.4 %

Raleigh-Cary-Durham, NC 5 96.7 % 13,597 20.81 5.6 % 688 5.6 %

Richmond, VA 3 94.6 % 12,738 17.52 5.2 % 774 6.3 %

Orlando-Kissimmee, FL 4 97.4 % 10,633 26.87 4.4 % 417 3.4 %

Tampa-St. Petersburg, FL 3 86.5 % 10,511 16.35 4.3 % 744 6.1 %

Charleston-Berkeley-Dorchester, SC 4 99.0 % 10,334 27.41 4.3 % 388 3.2 %

San Antonio, TX 3 95.6 % 9,665 28.60 4.0 % 353 2.9 %

Cape Coral-Fort Myers, FL 3 98.2 % 7,983 21.68 3.3 % 380 3.1 %

Phoenix, AZ 4 98.5 % 7,426 25.91 3.1 % 294 2.4 %

Washington D.C., MD 2 93.0 % 6,249 38.16 2.6 % 181 1.5 %

Nashville, TN 1 98.0 % 6,003 18.90 2.5 % 324 2.6 %

Knoxville, TN 1 98.6 % 2,931 26.02 1.2 % 162 1.3 %

Asheville, NC 1 91.8 % 2,437 20.36 0.9 % 130 1.0 %

Savannah, GA 1 99.2 % 2,093 19.90 0.8 % 106 0.8 %

Los Angeles, CA 1 76.0 % 1,751 19.70 0.7 % 117 0.9 %

Tucson, AZ 1 97.4 % 1,458 16.81 0.6 % 91 0.7 %

Total 78 96.2 % $ 243,062 $ 20.94 100 % 12,278 100 %

Market No. of Properties Leased Occupancy ABR ABR PSF ABR as

% of Total GLA GLA as

% of Total

Texas 24 96.7 % $ 85,490 $ 18.87 35.2 % 4,766 38.9 %

Florida 13 94.7 % 50,235 22.29 20.7 % 2,400 19.6 %

North Carolina 13 96.7 % 33,588 22.08 13.7 % 1,599 13.0 %

Georgia 11 98.2 % 24,859 21.73 10.2 % 1,182 9.6 %

Virginia 3 94.6 % 12,738 17.52 5.2 % 774 6.3 %

South Carolina 4 99.0 % 10,334 27.41 4.3 % 388 3.2 %

Tennessee 2 98.2 % 8,934 20.77 3.7 % 486 3.9 %

Arizona 5 98.2 % 8,884 23.79 3.7 % 385 3.1 %

Maryland 2 93.0 % 6,249 38.16 2.6 % 181 1.5 %

California 1 76.0 % 1,751 19.70 0.7 % 117 0.9 %

78 96.2 % $ 243,062 $ 20.94 100 % 12,278 100 %

Tenant type Economic Occupancy Leased Occupancy ABR ABR PSF GLA

20,000 SF+ (a)

97.2 % 98.6 % $ 74,158 $ 11.93 6,396

10,000 - 19,999 SF (a)

95.6 % 95.6 % 23,011 20.27 1,187

5,000 - 9,999 SF (b)

91.2 % 94.8 % 26,140 28.15 1,018

1 - 4,999 SF (b)

90.7 % 92.8 % 119,753 35.96 3,677

Total 94.6 % 96.2 % $ 243,062 $ 20.94 12,278

Anchor Tenants (a)

96.9 % 98.1 % $ 97,169 $ 13.22 7,583

Small Shop Tenants (b)

90.8 % 93.2 % $ 145,893 $ 34.26 4,695

(a)Tenants with square footage greater than or equal to 10,000 square feet are considered Anchor Tenants.

(b)Tenants with square footage less than 10,000 square feet are considered Small Shop Tenants.

Supplemental - Quarter Ended June 30, 2026

Top 25 Tenants by Total ABR and Tenant Merchandise Mix

In thousands

Parent Name Tenant Name/Count Credit Rating (a) No. of Leases ABR % of Total ABR GLA % of Total Occ.GLA

1 Kroger Kroger 7 / Kroger Fuel 1 / Harris Teeter 5 BBB 13 $ 8,079 3.3 % 787 6.4 %

2 Publix Super Markets, Inc. Publix 13 / Publix Liquor 3 N/A 16 7,381 3.0 % 629 5.1 %

3 TJX Companies Marshalls 9 / HomeGoods 5 /

TJ Maxx 3 / Homesense 1 A 18 6,289 2.6 % 505 4.1 %

4 Amazon, Inc. Whole Foods Market 8 AA 8 5,023 2.1 % 320 2.6 %

5 Albertsons Tom Thumb 2 / Market Street 2 /

Safeway 1 / Albertsons 1 BB+ 6 4,400 1.8 % 365 3.0 %

6 H-E-B H-E-B 4 / H-E-B Staff Office 1 N/A 5 4,385 1.8 % 481 3.9 %

7 Trader Joe's N/A 8 3,197 1.3 % 102 0.8 %

8 Dick's Sporting Goods, Inc. Dick's Sporting Goods 3 /

Going, Going, Gone! 1 / Golf Galaxy 1 BBB 5 3,156 1.3 % 237 1.9 %

9 Apollo Global Management, Inc. Michaels 9 B- 9 2,973 1.2 % 211 1.7 %

10 Nordstrom Inc. Nordstrom Rack 4 / Nordstrom 1 BB 5 2,718 1.1 % 146 1.2 %

11 Ross Dress For Less Ross Dress for Less 6 / dd's Discounts 1 A- 7 2,717 1.1 % 201 1.6 %

12 BC Partners PetSmart 7 B+ 7 2,521 1.0 % 145 1.2 %

13 Wegmans N/A 2 2,502 1.0 % 242 2.0 %

14 Best Buy BBB+ 4 2,420 1.0 % 138 1.1 %

15 Ulta Beauty Inc. N/A 8 2,086 0.9 % 82 0.7 %

16 Petco Health and Wellness Company, Inc. B 8 2,026 0.8 % 106 0.9 %

17 Kingswood Capital Management World Market 7 N/A 7 1,853 0.8 % 128 1.0 %

18 EOS Fitness N/A 3 1,770 0.7 % 102 0.8 %

19 Costco Wholesale AA 2 1,735 0.7 % 298 2.4 %

20 Bank of America A- 6 1,729 0.7 % 34 0.3 %

21 Burlington BB+ 4 1,724 0.7 % 127 1.0 %

22 The Gap, Inc. Old Navy 6 BB+ 6 1,569 0.6 % 93 0.8 %

23 Five Below, Inc. N/A 8 1,537 0.6 % 74 0.6 %

24 Sprouts Farmers Market N/A 3 1,517 0.6 % 84 0.7 %

25 DSW N/A 5 1,506 0.6 % 88 0.7 %

Totals 173 $ 76,813 31.3 % 5,725 46.5 %

(a) Reflects the most recently available S&P credit rating.

Tenant Merchandise Mix

Tenant Category ABR % of Total ABR

Grocery / Drug $ 42,423 17.4 %

Quick Service Restaurants 28,652 11.8 %

Personal Health and Beauty Services 26,325 10.8 %

Medical 23,597 9.7 %

Full Service Restaurants 22,505 9.3 %

Off Price 14,740 6.1 %

Apparel / Accessories 14,509 6.0 %

Fitness 10,902 4.5 %

Banks 9,509 3.9 %

Pets 9,429 3.9 %

Hobby / Sports 9,108 3.7 %

Other 6,900 2.8 %

Office / Communications 6,079 2.5 %

Home 5,794 2.4 %

Other Essential Retail / Services 4,853 2.0 %

Office (Non-Financial, Non-Medical) 3,346 1.4 %

Entertainment 2,410 1.0 %

Hardware / Auto 1,981 0.8 %

Total $ 243,062 100 %

Supplemental - Quarter Ended June 30, 2026

Comparable and Non-Comparable Lease Statistics

GLA in thousands

The Company's portfolio had 780 thousand square feet expiring during the six months ended June 30, 2026, of which 686 thousand square feet was re-leased. This achieved a retention rate of approximately 88%. The following table summarizes the activity for leases that were executed during the six months ended June 30, 2026.

No. of Leases Executed GLA New Contractual Rent

($PSF) (a) Prior Contractual Rent

($PSF) (a) % Change over Prior Lease Rent (a) Weighted Average Lease Term (Years) Tenant Improvement Allowance

($ PSF) Lease

Commissions

($ PSF)

All Tenants

Comparable

Renewal Leases (b) 105 600 $23.40 $21.52 8.7% 5.5 $0.08 —

Comparable

New Leases (b) 12 25 38.61 32.40 19.2% 9.0 23.19 $17.69

Non-Comparable

Renewal and New Leases 23 167 23.80 N/A N/A 13.0 53.73 3.97

Total 140 792 $24.02 $21.96 9.4% 7.2 $12.13 $1.40

Anchor Tenants

Comparable

Renewal Leases (b) 11 349 $15.30 $14.43 6.0% 5.7 — —

Comparable

New Leases (b) — — — — — — — —

Non-Comparable

Renewal and New

Leases 2 116 19.58 N/A N/A 14.8 $65.07 —

Total 13 465 $15.30 $14.43 6.0% 8.0 $16.27 —

Small Shop Tenants

Comparable

Renewal Leases (b) 94 251 $34.68 $31.39 10.5% 5.2 $0.19 —

Comparable

New Leases (b) 12 25 38.61 32.40 19.2% 9.0 23.19 $17.69

Non-Comparable

Renewal and New Leases 21 51 33.51 N/A N/A 8.8 27.64 13.11

Total 127 327 $35.04 $31.48 11.3% 6.1 $6.23 $3.40

(a)Non-comparable leases are not included in totals.

(b)Comparable leases are leases that meet all of the following criteria: terms greater than or equal to one year, unit was vacant less than one year prior to executed lease, square footage of unit remains unchanged or within 10% of prior unit square footage, and has a rent structure consistent with the previous tenant.

Supplemental - Quarter Ended June 30, 2026

Comparable and Non-Comparable Lease Statistics, continued

GLA in thousands

The following table summarizes the activity for leases that were executed during the trailing four quarters ended June 30, 2026.

No. of Leases Executed GLA New Contractual Rent

($PSF) Prior Contractual Rent

($PSF) % Change over Prior Lease Rent Weighted Average Lease Term (Years) Tenant Improvement Allowance

($ PSF) Lease

Commissions

($ PSF)

Comparable Leases

Total Renewals and New Leases

Q2 2026 62 377 $22.89 $21.09 8.5% 5.7 $1.03 $0.81

Q1 2026 55 248 25.73 23.29 10.5% 5.6 1.00 0.58

Q4 2025 60 314 25.28 22.16 14.1% 5.7 3.01 1.32

Q3 2025 49 360 16.53 14.82 11.5% 5.5 1.05 0.65

Total 226 1,299 $22.25 $20.03 11.1% 5.6 $1.51 $0.84

Renewals

Q2 2026 56 361 $22.25 $20.63 7.9% 5.5 $0.09 —

Q1 2026 49 239 25.14 22.87 9.9% 5.5 0.06 —

Q4 2025 49 291 23.80 20.88 14.0% 5.4 0.44 —

Q3 2025 44 345 15.75 14.27 10.4% 5.3 0.02 —

Total 198 1,236 $21.36 $19.35 10.4% 5.4 $0.15 —

New Leases

Q2 2026 6 16 $37.16 $31.30 18.7% 9.6 $21.87 $18.76

Q1 2026 6 9 41.19 34.37 19.8% 7.9 25.54 15.79

Q4 2025 11 23 43.95 38.18 15.1% 9.9 35.28 17.85

Q3 2025 5 15 34.45 27.43 25.6% 10.5 24.80 15.59

Total 28 63 $39.57 $33.33 18.7% 9.7 $27.98 $17.25

Non-Comparable Leases

Q2 2026 14 87 $26.35 16.0 $53.53 $5.80

Q1 2026 9 80 21.02 9.8 53.94 1.98

Q4 2025 19 36 35.39 6.8 21.53 10.92

Q3 2025 7 49 23.88 17.7 67.30 3.60

Total 49 252 $25.48 13.0 $51.71 $4.90

Supplemental - Quarter Ended June 30, 2026

Tenant Lease Expirations

GLA and ABR in thousands, except per square foot amounts

Lease

Expiration Year No. of

Expiring

Leases GLA of

Expiring Leases Percent of

Total GLA of

Expiring Leases ABR of

Expiring Leases (a) Percent of

Total ABR Expiring

ABR PSF (a)

Anchor Tenants

2026 2 31 0.4 % $ 641 0.6 % $20.68

2027 28 853 11.5 % 11,279 11.0 % 13.22

2028 27 680 9.2 % 10,161 9.9 % 14.94

2029 32 964 13.1 % 12,246 12.0 % 12.70

2030 29 954 13.0 % 11,933 11.7 % 12.51

2031 20 700 9.5 % 8,811 8.6 % 12.59

2032 18 645 8.8 % 8,947 8.7 % 13.87

2033 9 260 3.5 % 3,445 3.4 % 13.25

2034 15 624 8.5 % 8,666 8.5 % 13.89

2035 8 366 5.0 % 5,210 5.1 % 14.23

Thereafter 31 1,257 17.1 % 20,431 20.0 % 16.25

Other (b)

2 28 0.4 % 535 0.5 % 19.11

Totals 221 7,362 100 % $ 102,305 100 % $13.90

Vacant space 221

Total 7,583

Small Shop Tenants

2026 64 139 3.3 % $ 4,649 2.9 % $33.39

2027 223 523 12.3 % 17,781 11.0 % 34.00

2028 246 606 14.2 % 20,785 12.9 % 34.30

2029 243 641 15.0 % 23,246 14.4 % 36.24

2030 210 517 12.1 % 19,093 11.9 % 36.95

2031 201 565 13.3 % 20,603 12.8 % 36.45

2032 112 320 7.5 % 11,739 7.3 % 36.66

2033 73 210 4.9 % 8,840 5.5 % 42.02

2034 92 256 6.0 % 10,997 6.8 % 43.02

2035 93 259 6.1 % 11,879 7.4 % 45.83

Thereafter 70 207 4.9 % 10,733 6.7 % 51.89

Other (b)

6 19 0.4 % 588 0.4 % 32.71

Totals 1,633 4,262 100 % $ 160,933 100 % $37.76

Vacant space 433

Total 4,695

Total

2026 66 170 1.5 % $ 5,290 2.0 % $31.12

2027 251 1,376 11.8 % 29,060 11.0 % 21.12

2028 273 1,286 11.1 % 30,946 11.8 % 24.06

2029 275 1,605 13.8 % 35,492 13.5 % 22.11

2030 239 1,471 12.7 % 31,026 11.8 % 21.09

2031 221 1,265 10.8 % 29,414 11.1 % 23.25

2032 130 965 8.3 % 20,686 7.9 % 21.44

2033 82 470 4.0 % 12,285 4.7 % 26.14

2034 107 880 7.6 % 19,663 7.5 % 22.34

2035 101 625 5.4 % 17,089 6.5 % 27.34

Thereafter 101 1,464 12.6 % 31,164 11.8 % 21.29

Other (b)

8 47 0.4 % 1,123 0.4 % 23.89

Totals 1,854 11,624 100 % $ 263,238 100 % $22.65

Vacant space 654

Total 12,278

(a)Expiring ABR and ABR PSF reflects ABR at the time of lease expiration.

(b)Other lease expirations include the GLA, ABR and ABR PSF of month-to-month leases.

Supplemental - Quarter Ended June 30, 2026

Acquisitions, Capital Investments, and Leasing Costs

Dollars and GLA in thousands

Acquisitions

Month Property Market GLA Acquisition Price Leased Occ. Major Anchors (a)

Feb-26 Marketplace at Hudson Station Phoenix, AZ 60 $ 31,250 100%

Fry's Marketplace*, EOS Fitness

Feb-26 Nashville West Nashville, TN 324 88,000 98.0%

Costco Wholesale*, Publix*, Target*, Best Buy, Books-A-Million, Boot Barn Western and Work Wear, Dick's Sporting Goods, Dollar Tree, DSW, Marshalls, Old Navy, PetSmart, Ross Dress for Less, The Tile Shop, World Market

Mar-26 The Centre on Hugh Howell -

Outparcel (b) Atlanta, GA 7 3,731 100% N/A

May-26 3609 South Charlotte, NC 29 16,600 100% N/A

Jun-26 Sweetgrass Corner Charleston, SC 95 50,995 100%

Trader Joe's, Golf Galaxy, Homesense

Jun-26 Western Plaza Knoxville, TN 162 65,000 98.6%

The Fresh Market, Crunch Fitness,

e|spaces

Total 677 $ 255,576

(a)Grocers listed first and bolded, remaining anchor tenants are shown alphabetically. Shadow-anchors are noted with an asterisk.

(b)The Company acquired a single-tenant outparcel adjacent to this retail property. The assets, liabilities, and operations of the outparcel acquired are combined for presentation purposes with the retail property already owned by the Company.

Capital Investments and Leasing Costs

Three months ended June 30 Six months ended June 30

2026 2025 2026 2025

Tenant improvements $ 1,883 $ 1,370 $ 2,431 $ 2,257

Leasing costs 699 1,042 1,276 1,851

Property improvements 2,872 3,975 4,491 7,187

Capitalized indirect costs (a) 513 386 847 814

Total capital expenditures and leasing costs 5,967 6,773 9,045 12,109

Development and redevelopment direct costs 1,536 3,518 4,178 5,312

Development and redevelopment indirect costs (a) 420 440 787 683

Capital investments and leasing costs (b) $ 7,923 $ 10,731 $ 14,010 $ 18,104

(a)Indirect costs include capitalized interest, real estate taxes, insurance, and payroll costs.

(b)As of June 30, 2026 and 2025, total accrued capital investments and leasing costs were $5,346 and $5,240, respectively.

Supplemental - Quarter Ended June 30, 2026

Development Pipeline

In thousands

Active Redevelopments

Estimated Completion Quarter (a)

Projected Incremental Costs Costs to Date Estimated Incremental Yield on Cost

Property Market Project Description

Westpark Shopping Center Richmond, VA Development of an 8,400 square foot multi-tenant building. 1Q - 2027 $ 4,500 $ 1,700

The Parke Austin - Round Rock, TX Anchor space repositioning, including an 8,000 square foot expansion of the existing grocer and repositioning of small shop space. 3Q - 2027 9,700 3,300

Plantation Grove Orlando - Kissimmee, FL Demolition and rebuild of the existing grocer to accommodate a larger, 54,000 square foot prototype. 4Q - 2027 7,400 400

Total Redevelopment Costs $ 21,600 $ 5,400 7-10%

(a) The Company's estimated timing of completion may be impacted by factors outside of management's control, including global supply constraints or government restrictions.

Recently Completed Redevelopments

Property Market Project Description Completion Quarter Completed Costs

Bay Colony Houston - Sugar Land-Baytown, TX Redevelopment of an existing outparcel building. 2Q - 2026 $ 1,400

Sarasota Pavilion Tampa - St. Petersburg, FL Anchor space repositioning and remerchandising into new tenant spaces, including a 27,000 square foot anchor space and a 5,000 square foot small shop space. 1Q - 2026 5,900

Shops at Arbor Trails Austin - Round Rock, TX Redevelopment of a pre-existing single-tenant building to a multi-tenant building. 1Q - 2026 2,600

Buckhead Crossing Atlanta, GA Anchor space repositioning and remerchandising into new tenant spaces, including a 10,000 square foot anchor space and a 7,000 square foot small shop space. 1Q - 2026 4,200

Sandy Plains Centre Atlanta, GA Redevelopment and expansion to accommodate a 10,000 square foot swim school and additional small shop space. 3Q - 2025 2,800

Potential Developments and Redevelopments

Projects shown below are listed alphabetically, are in various stages of planning, and may or may not commence due to a number of factors.

Property Market Project Description

Bay Landing Cape Coral - Fort Myers, FL New development of building area adjacent to existing stores.

Buckhead Crossing Atlanta, GA New development, including addition of an outparcel building.

Carmel Village Charlotte, NC New development, including addition of an outparcel building.

Gateway Market Center Tampa - St. Petersburg, FL Extensive repositioning and reconfiguration of the center to right size anchor space, add freestanding buildings and improve vehicular access.

Kyle Marketplace Austin - Round Rock, TX New development, including addition of outparcel buildings.

Sarasota Pavilion Tampa - St. Petersburg, FL New development, including anchor repositioning and the addition of new outparcel building.

The Centre on Hugh Howell Atlanta, GA New development, including addition of outparcel building.

Twelve Oaks Shopping Center Savannah, GA Anchor repositioning and site improvements.

Supplemental - Quarter Ended June 30, 2026

Property Summary, by Total Market GLA

GLA in thousands

Property Market State Center

Type (a) GLA Leased Occupancy ABR

PSF Grocery

Anchor (b) Major Anchors (c)

1 Escarpment Village Austin-Round Rock TX C 170 100% $24.08 Yes H-E-B

2 Kyle Marketplace Austin-Round Rock TX C 260 98.5% $15.53 Yes H-E-B

3 Market at Westlake Austin-Round Rock TX N 30 100% $22.26 No Walgreens

4 Scofield Crossing Austin-Round Rock TX N 95 98.7% $28.08 No Crunch Fitness, Goodwill

5 Shops at Arbor Trails Austin-Round Rock TX C 357 100% $14.90 Yes

Costco Wholesale, Whole Foods Market, Haverty's Furniture, Marshalls

6 Shops at the Galleria Austin-Round Rock TX P 537 94.8% $15.20 Yes

Trader Joe's, Best Buy, Five Below, Home Consignment Center, HomeGoods, Lowe's, Marshalls, Michaels, Old Navy, PetSmart, Signature Bridal Salon and Bestow Bridal, Spec's Wine Spirits & Finer Foods, World Market

7 The Parke Austin-Round Rock TX P 409 98.8% $17.03 Yes

Whole Foods Market, Cavender's Boot City, Dick's Sporting Goods, DSW, Five Below, La-Z-Boy Furniture Galleries, Marshalls, Michaels, Nordstrom, Old Navy, Petco, Ulta, World Market

8 University Oaks Shopping Center Austin-Round Rock TX P 236 98.3% $20.46 No Burlington, Crunch Fitness, DSW, IKEA*, JC Penney*, PetSmart, Ross Dress for Less, Spec's Wine Spirits & Finer Foods

9 Custer Creek Village Dallas-Fort Worth-Arlington TX N 96 95.5% $16.21 Yes Tom Thumb

10 Eldorado Marketplace Dallas-Fort Worth-Arlington TX C 189 100% $25.43 Yes

Market Street, PetSmart, Phenix Salon Suites

11 Prestonwood Town Center Dallas-Fort Worth-Arlington TX P 236 99.4% $21.59 Yes

Walmart*, Barnes & Noble, Burlington, DSW, HomeGoods, Michaels, Petco, Ulta

12 Riverview Village Dallas-Fort Worth-Arlington TX N 89 100% $13.59 Yes

Tom Thumb, Petco

13 Riverwalk Market Dallas-Fort Worth-Arlington TX N 90 95.6% $22.23 Yes Market Street

14 Shops at Fairview Town Center Dallas-Fort Worth-Arlington TX N 66 100% $26.15 Yes Whole Foods Market

15 The Highlands of Flower Mound Dallas-Fort Worth-Arlington TX P 175 89.0% $19.60 Yes

Target*, Michaels, Nordstrom Rack, Skechers, World Market

16 Antoine Town Center Houston-Sugar Land-Baytown TX N 110 92.4% $15.14 Yes Kroger

17 Bay Colony Houston-Sugar Land-Baytown TX C 415 97.7% $17.52 Yes

H-E-B, Kohl's, EOS Fitness, Petco, Social Security Administration, The University of Texas Medical Branch, Walgreens

18 Blackhawk Town Center Houston-Sugar Land-Baytown TX N 127 99.1% $14.38 Yes

H-E-B, Walgreens

19 Cyfair Town Center Houston-Sugar Land-Baytown TX C 434 91.8% $17.49 Yes

Kroger, Cinemark USA, Crunch Fitness, JC Penney

20 Eldridge Town Center Houston-Sugar Land-Baytown TX C 144 95.4% $17.68 Yes

Kroger, Kohl's*, Petco

21 Stables Town Center Houston-Sugar Land-Baytown TX C 148 93.0% $17.96 Yes Kroger

22 Sonterra Village San Antonio TX N 42 86.9% $37.95 Yes Trader Joe's

23 Stone Ridge Market San Antonio TX C 219 99.0% $26.90 Yes

H-E-B Plus*, Burlington, PetSmart

24 The Marketplace at Encino Park (d) San Antonio TX N 92 91.4% $28.89 Yes Sprouts Farmers Market

Total Texas 4,766 96.7% $18.87

25 Bay Landing Cape Coral - Fort Myers FL N 63 98.1% $11.12 Yes

The Fresh Market, HomeGoods

26 Daniels Marketplace (d) Cape Coral - Fort Myers FL C 131 100% $32.12 Yes Whole Foods Market

27 The Forum Cape Coral - Fort Myers FL P 186 97.1% $17.74 Yes

Target*, dd's Discounts, Home Depot*, Michaels, Petco, Ross Dress for Less, Sky Zone, Staples

28 PGA Plaza Miami-Ft Lauderdale-Miami Beach FL N 121 100% $38.14 Yes

Trader Joe's, Marshalls, Ulta

29 Southern Palm Crossing Miami-Ft Lauderdale-Miami Beach FL C 345 99.1% $18.04 Yes

Costco Wholesale, Going, Going, Gone!, Marshalls

30 Westfork Plaza & Paraiso Parc Miami-Ft Lauderdale-Miami Beach FL C 393 98.7% $26.88 Yes

Costco Wholesale*, Publix, Baptist Outpatient Services, Dollar Tree, Pembroke Pink Imaging, Petco, Regal Bistro, Ross Dress for Less, Skechers, TJ Maxx, Ulta

31 Lakeside & Lakeside Crossing Orlando - Kissimmee FL N 76 98.5% $50.40 Yes Trader Joe's

Supplemental - Quarter Ended June 30, 2026

Property Summary, by Total Market GLA, continued

GLA in thousands

Property Market State Center

Type (a) GLA Leased Occupancy ABR

PSF Grocery

Anchor (b) Major Anchors (c)

32 Plantation Grove Orlando - Kissimmee FL N 113 98.6% $21.87 Yes Publix

33 Rio Pinar Plaza Orlando - Kissimmee FL N 131 96.3% $20.53 Yes

Publix, Planet Fitness

34 Suncrest Village Orlando - Kissimmee FL N 97 96.8% $22.71 Yes

Publix, Orange County Tax Collector

35 Gateway Market Center Tampa - St. Petersburg FL P 231 64.0% $14.41 Yes

Publix, Target*, HomeGoods, PetSmart, TJ Maxx

36 Peachland Promenade Tampa - St. Petersburg FL C 177 97.0% $15.52 Yes

Publix, Goodwill, My Salon Suite, Planet Fitness

37 Sarasota Pavilion Tampa - St. Petersburg FL P 336 96.4% $17.68 Yes

Publix, Bank of America, Bealls, Marshalls, Michaels, Nordstrom Rack, Old Navy, PetSmart, Ross Dress for Less, Truist Bank, World Market

Total Florida 2,400 94.7% $22.29

38 Asheville Market (d) Asheville NC C 130 91.8% $20.36 Yes

Whole Foods Market, DSW, Fifth Season Gardening, Guitar Center

39 3609 South (d) Charlotte-Gastonia-Concord NC N 29 100% $29.67 No N/A

40 Carmel Village (d) Charlotte-Gastonia-Concord NC N 54 93.3% $28.57 No N/A

41 Eastfield Village Charlotte-Gastonia-Concord NC N 96 98.8% $19.61 Yes

Food Lion, Gold's Gym

42 Northcross Commons Charlotte-Gastonia-Concord NC N 63 100% $29.70 Yes Whole Foods Market

43 Rea Farms (d) Charlotte-Gastonia-Concord NC C 183 95.3% $25.82 Yes Harris Teeter

44 Sycamore Commons Charlotte-Gastonia-Concord NC P 265 98.8% $21.55 Yes

Costco Wholesale*, Best Buy, Dick's Sporting Goods, Lowe's*, Michaels, Nordstrom Rack, Old Navy, Ulta, World Market

45 The Shoppes at Davis Lake Charlotte-Gastonia-Concord NC N 91 97.4% $19.26 Yes Harris Teeter

46 Bent Tree Plaza Raleigh-Cary-Durham NC N 80 100% $16.25 Yes Food Lion

47 Cary Park Town Center Raleigh-Cary-Durham NC N 93 95.8% $17.70 Yes Harris Teeter, CVS

48 Commons at University Place Raleigh-Cary-Durham NC N 92 100% $17.64 Yes Harris Teeter, CVS

49 Renaissance Center Raleigh-Cary-Durham NC C 363 94.9% $24.22 No Ashley HomeStore, Best Buy, Nordstrom Rack, Old Navy, Popshelf, REI, Ulta, UNC Health Care, World Market

50 The Pointe at Creedmoor Raleigh-Cary-Durham NC N 60 100% $17.28 Yes Harris Teeter

Total North Carolina 1,599 96.7% $22.08

51 Buckhead Crossing Atlanta GA C 221 96.2% $25.08 No HomeGoods, Marshalls, Michaels, Ross Dress for Less, The Tile Shop, Ulta

52 Coweta Crossing Atlanta GA N 68 100% $11.56 Yes Publix

53 Kennesaw Marketplace Atlanta GA C 130 100% $36.99 Yes

Whole Foods Market, Academy Sports + Outdoors*, Guitar Center*, Hobby Lobby*, Petco*

54 Moores Mill Atlanta GA N 70 100% $25.51 Yes Publix

55 Plaza Midtown Atlanta GA N 70 100% $28.95 Yes Publix

56 Rose Creek Atlanta GA N 70 100% $12.13 Yes Publix

57 Sandy Plains Centre Atlanta GA C 135 98.0% $24.68 Yes

Kroger, Pet Supplies Plus, Walgreens*

58 The Centre on Hugh Howell Atlanta GA N 90 96.7% $15.57 No Crunch Fitness

59 Thomas Crossroads Atlanta GA N 105 97.5% $10.54 Yes Kroger

60 Windward Commons Atlanta GA N 117 96.3% $16.31 Yes Kroger

61 Twelve Oaks Shopping Center (d) Savannah GA N 106 99.2% $19.90 Yes Publix

Total Georgia 1,182 98.2% $21.73

Supplemental - Quarter Ended June 30, 2026

Property Summary, by Total Market GLA, continued

GLA in thousands

Property Market State Center

Type (a) GLA Leased Occupancy ABR

PSF Grocery

Anchor (b) Major Anchors (c)

62 Stonehenge Village Richmond VA C 214 100% $19.71 Yes

Wegmans, La-Z-Boy, Party City, Petco

63 West Broad Marketplace (d) Richmond VA P 386 97.5% $16.13 Yes

Wegmans, Burlington, Cabela's, Duluth Trading Company, Michaels, TJ Maxx

64 Westpark Shopping Center Richmond VA C 174 81.3% $17.94 Yes

Publix, Planet Fitness, The Tile Shop

Total Virginia 774 94.6% $17.52

65 Nashville West (d) Nashville TN P 324 98.0% $18.90 Yes

66 Western Plaza (d) Knoxville TN C 162 98.6% $26.02 Yes

The Fresh Market, Crunch Fitness, e|spaces

Total Tennessee 486 98.2% $20.77

67 Market at Mill Creek Charleston-Berkeley-Dorchester SC N 80 100% $24.65 Yes Lowes Foods

68 Nexton Square Charleston-Berkeley-Dorchester SC L 134 97.0% $28.19 No N/A

Sweetgrass Corner (d)

Charleston-Berkeley-Dorchester SC C 95 100% $26.68 Yes

Trader Joe's, Golf Galaxy, Homesense

70 West Ashley Station (d) Charleston-Berkeley-Dorchester SC N 79 100% $29.78 Yes Whole Foods Market

Total South Carolina 388 99.0% $27.41

71 Marketplace at Hudson Station (d) Phoenix AZ N 60 100% $34.93 Yes

Fry's Marketplace*, EOS Fitness

72 Mesa Shores (d) Phoenix AZ N 111 97.5% $20.22 Yes

Sprouts Farmers Market, Trader Joe's, EOS Fitness

73 Scottsdale North Marketplace Phoenix AZ N 66 100% $24.43 Yes AJ's Fine Foods

74 The Plant Phoenix AZ N 57 96.9% $28.92 Yes Sprouts Farmers Market

75 Plaza Escondida (d) Tucson AZ N 91 97.4% $16.81 Yes

Trader Joe's, Marshalls

Total Arizona 385 98.2% $23.79

76 The Shops at Town Center Washington D.C MD N 125 97.0% $32.79 Yes Safeway

77 Travilah Square Shopping Center Washington D.C MD N 56 84.1% $51.38 Yes Trader Joe's

Total Maryland 181 93.0% $38.16

78 Garden Village Los Angeles CA N 117 76.0% $19.70 Yes Albertsons

Total California 117 76.0% $19.70

Grand Totals 12,278 96.2% $20.94

(a)N = Neighborhood Center, P = Power Center, C = Community Center, L = Lifestyle Center

(b)Grocers may be leased or shadow-anchors and includes traditional, specialty grocers, and large format retailers (i.e. Walmart, Target, and Costco Wholesale).

(c)Grocers listed first and bolded, remaining anchor tenants are shown alphabetically. Shadow-anchors are noted with an asterisk.

(d)Properties are excluded from Same Property for the three and six months ended June 30, 2026.

Supplemental - Quarter Ended June 30, 2026

Components of Net Asset Value (NAV) as of June 30, 2026

In thousands, except share information

Page No.

NOI Excluding Lease Termination Income and Expense, and GAAP Rent Adjustments, Most Recent Quarter

NOI, excluding ground rent income $ 51,689

Ground rent income 5,855

NOI 57,544

Annualized NOI, excluding ground rent income $ 206,756

Annualized ground rent income 23,420

Projected remaining development

Net project costs $ 16,200

Estimated range for incremental yield 7-10%

Assets

Cash, cash equivalents, and restricted cash $ 74,904

Base rent, recoveries, and other receivables 9,605

Undeveloped land —

Land held for development —

Liabilities

Debt $ 1,103,406

Discounts and financing costs, net (8,610)

Accounts payable and accrued expenses 46,581

Distributions payable 19,492

Other liabilities 32,129

Common Shares Outstanding 77,966,461

Supplemental - Quarter Ended June 30, 2026

Glossary of Terms

Terms Definitions

ABR Per Square Foot (ABR PSF) ABR PSF is the ABR divided by the occupied square footage as of the end of the period.

Adjusted EBITDA

Adjusted EBITDA is an additional supplemental non-GAAP financial measure of the Company’s operating performance. In particular, Adjusted EBITDA provides an additional measure to compare the operating performance of different REITs without having to account for certain remaining amortization assumptions within EBITDA, certain gains or losses remaining within EBITDA, and other unique revenue and expense items which some may consider not pertinent to measuring a particular company's ongoing operating performance.

Annualized Base Rent (ABR) Annualized Base Rent (ABR) is the base rent for the last month of the period multiplied by twelve. Base rent is inclusive of ground rent and any abatement concessions and exclusive of Specialty Lease rent.

Anchor Tenant

Tenants with square footage greater than or equal to 10,000 square feet are considered Anchor Tenants.

Community Center Community Centers are generally open air and designed for tenants that offer a larger array of apparel and other soft goods. Typically, community centers contain anchor stores and other national retail tenants.

Comparable Lease A Comparable Lease meets all of the following criteria: terms greater than or equal to one year, unit was vacant less than one year prior to executed lease, square footage of unit remains unchanged or within 10% of prior unit square footage, and has a rent structure consistent with the previous tenant.

Earnings Before Interest, Taxes, Depreciation, and Amortization

(EBITDA)

The Company's non-GAAP measure of Earnings Before Interest, Taxes, Depreciation, and Amortization (EBITDA) is net income (or loss) in accordance with GAAP, excluding interest expense, net, income tax expense (or benefit), and depreciation and amortization.

Economic Occupancy Upon Rent Commencement Date, the percentage of occupied GLA divided by total GLA. For purposes of calculating occupancy, Specialty Lease GLA is deemed vacant.

GAAP Rent Adjustments GAAP Rent Adjustments consist of amortization of market-lease intangibles, amortization of lease incentives, and straight-line rent adjustments.

Gross Leasable Area (GLA) Measure of the total amount of leasable space at a property in square feet.

Leased Occupancy Economic Occupancy plus the percentage of signed and not yet commenced GLA divided by total GLA.

Lifestyle Center Lifestyle Centers consist of upscale national-chain specialty stores with dining and entertainment in an outdoor setting.

Nareit Funds From Operations (Nareit FFO) and Core FFO

The Company's non-GAAP measure of Nareit Funds from Operations ("Nareit FFO"), based on the National Association of Real Estate Investment Trusts ("Nareit") definition, is net income (or loss) in accordance with GAAP, excluding gains (or losses) resulting from dispositions of properties, plus depreciation and amortization and impairment charges on depreciable real property. Core Funds From Operations (“Core FFO”) is an additional supplemental non-GAAP financial measure of the Company's operating performance. In particular, Core FFO provides an additional measure to compare the operating performance of different REITs without having to account for certain remaining amortization assumptions within Nareit FFO and other unique revenue and expense items which some may consider not pertinent to measuring a particular company’s ongoing operating performance.

Neighborhood Center Neighborhood Centers are convenience oriented with tenants such as a grocery store anchor, a drugstore, and other small retailers.

Net Debt Net Debt is outstanding debt, net, less cash and cash equivalents.

Net Debt-to-Adjusted EBITDA Net Debt-to-Adjusted EBITDA is net debt divided by Adjusted EBITDA.

Net Operating Income (NOI) NOI excludes general and administrative expenses, depreciation and amortization, other income and expense, net, impairment of real estate assets, gains (losses) from sales of properties, gains (losses) on extinguishment of debt, interest expense, net, lease termination income and expense, and GAAP Rent Adjustments.

New Lease New Leases are leases where a new tenant will be occupying a unit or an existing tenant is relocating from one unit to another (unless the tenant is moving from a temporary space back to the original unit).

NOI from other investment properties

NOI from other investment properties consists of properties which do not meet the Company's Same Property criteria and includes adjustments for the Company's captive insurance company.

Power Center Power Centers consist of category-dominant anchors, such as discount department stores, off-price stores, or wholesale clubs, with only a few small shop tenants.

Prior Contractual Rent Base rent charged for a particular unit, prior to the current term’s first year rent. If the prior lease terminated prior to the contractual expiration date, the prior contractual rent amount is the rent charged in the final month of occupancy.

Renewal Lease Terms have been extended on an existing lease in the same unit. This may happen via an amendment, extension agreement or exercised option.

Same Property Information provided on a same property basis includes the results of properties that were owned and operated for the entirety of both periods presented.

Shadow Anchor Tenant Shadow Anchor Tenant represents tenants that are situated on parcels which are owned by unrelated third parties, but, due to their location within or immediately adjacent to a property, appear to the consumer as a retail tenant of the property and, as a result, attract additional consumer traffic to the property.

Small Shop Tenant

Tenants with square footage less than 10,000 square feet are considered Small Shop Tenants.

Specialty Lease Specialty leasing represents leases of less than one year in duration for inline space and includes any term length for a common area space, and is excluded from the ABR and leased square footage figures when computing the ABR per square foot.

Supplemental - Quarter Ended June 30, 2026

InvenTrust Properties Corp.

CORPORATE OFFICE

3025 Highland Pkwy | Ste 350

Downers Grove, IL 60515

630.570.0700

InvestorRelations@InvenTrustProperties.com

GRAPHIC

Filename: a2026_quarterlysupplementaa.jpg · Sequence: 7

Binary file (1114091 bytes)

Download a2026_quarterlysupplementaa.jpg

GRAPHIC

Filename: a4471_inventrustxlogox4cxea.jpg · Sequence: 8

Binary file (126734 bytes)

Download a4471_inventrustxlogox4cxea.jpg

GRAPHIC

Filename: a4471_inventrustxlogox4cxeb.jpg · Sequence: 9

Binary file (126734 bytes)

Download a4471_inventrustxlogox4cxeb.jpg

GRAPHIC

Filename: a4471_inventrustxlogoxswira.jpg · Sequence: 10

Binary file (74489 bytes)

Download a4471_inventrustxlogoxswira.jpg

GRAPHIC

Filename: a4471_inventrustxlogoxswirh.jpg · Sequence: 11

Binary file (74489 bytes)

Download a4471_inventrustxlogoxswirh.jpg

GRAPHIC

Filename: logo4a.jpg · Sequence: 12

Binary file (50496 bytes)

Download logo4a.jpg

XML — IDEA: XBRL DOCUMENT

XML

Filename: R1.htm · Sequence: 14

v3.26.1

Cover

Aug. 03, 2026

Cover [Abstract]

Document Type

8-K

Document Period End Date

Aug. 03, 2026

Entity Registrant Name

INVENTRUST PROPERTIES CORP.

Entity Incorporation, State or Country Code

Entity File Number

001-40896

Entity Tax Identification Number

34-2019608

Entity Address, Address Line One

3025 Highland Parkway

Entity Address, Address Line Two

Suite 350

Entity Address, City or Town

Downers Grove

Entity Address, State or Province

Entity Address, Postal Zip Code

60515

City Area Code

(855)

Local Phone Number

377-0510

Written Communications

false

Soliciting Material

false

Pre-commencement Tender Offer

false

Pre-commencement Issuer Tender Offer

false

Title of 12(b) Security

Common stock, $0.001 par value

Trading Symbol

IVT

Security Exchange Name

NYSE

Entity Emerging Growth Company

false

Amendment Flag

false

Entity Central Index Key

0001307748

- Definition

Boolean flag that is true when the XBRL content amends previously-filed or accepted submission.

+ References

No definition available.

+ Details

Name:

dei_AmendmentFlag

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Area code of city

+ References

No definition available.

+ Details

Name:

dei_CityAreaCode

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Cover page.

+ References

No definition available.

+ Details

Name:

dei_CoverAbstract

Namespace Prefix:

dei_

Data Type:

xbrli:stringItemType

Balance Type:

Period Type:

duration

- Definition

For the EDGAR submission types of Form 8-K: the date of the report, the date of the earliest event reported; for the EDGAR submission types of Form N-1A: the filing date; for all other submission types: the end of the reporting or transition period. The format of the date is YYYY-MM-DD.

+ References

No definition available.

+ Details

Name:

dei_DocumentPeriodEndDate

Namespace Prefix:

dei_

Data Type:

xbrli:dateItemType

Balance Type:

Period Type:

duration

- Definition

The type of document being provided (such as 10-K, 10-Q, 485BPOS, etc). The document type is limited to the same value as the supporting SEC submission type, or the word 'Other'.

+ References

No definition available.

+ Details

Name:

dei_DocumentType

Namespace Prefix:

dei_

Data Type:

dei:submissionTypeItemType

Balance Type:

Period Type:

duration

- Definition

Address Line 1 such as Attn, Building Name, Street Name

+ References

No definition available.

+ Details

Name:

dei_EntityAddressAddressLine1

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Address Line 2 such as Street or Suite number

+ References

No definition available.

+ Details

Name:

dei_EntityAddressAddressLine2

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Name of the City or Town

+ References

No definition available.

+ Details

Name:

dei_EntityAddressCityOrTown

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Code for the postal or zip code

+ References

No definition available.

+ Details

Name:

dei_EntityAddressPostalZipCode

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Name of the state or province.

+ References

No definition available.

+ Details

Name:

dei_EntityAddressStateOrProvince

Namespace Prefix:

dei_

Data Type:

dei:stateOrProvinceItemType

Balance Type:

Period Type:

duration

- Definition

A unique 10-digit SEC-issued value to identify entities that have filed disclosures with the SEC. It is commonly abbreviated as CIK.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

+ Details

Name:

dei_EntityCentralIndexKey

Namespace Prefix:

dei_

Data Type:

dei:centralIndexKeyItemType

Balance Type:

Period Type:

duration

- Definition

Indicate if registrant meets the emerging growth company criteria.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

+ Details

Name:

dei_EntityEmergingGrowthCompany

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Commission file number. The field allows up to 17 characters. The prefix may contain 1-3 digits, the sequence number may contain 1-8 digits, the optional suffix may contain 1-4 characters, and the fields are separated with a hyphen.

+ References

No definition available.

+ Details

Name:

dei_EntityFileNumber

Namespace Prefix:

dei_

Data Type:

dei:fileNumberItemType

Balance Type:

Period Type:

duration

- Definition

Two-character EDGAR code representing the state or country of incorporation.

+ References

No definition available.

+ Details

Name:

dei_EntityIncorporationStateCountryCode

Namespace Prefix:

dei_

Data Type:

dei:edgarStateCountryItemType

Balance Type:

Period Type:

duration

- Definition

The exact name of the entity filing the report as specified in its charter, which is required by forms filed with the SEC.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

+ Details

Name:

dei_EntityRegistrantName

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

The Tax Identification Number (TIN), also known as an Employer Identification Number (EIN), is a unique 9-digit value assigned by the IRS.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

+ Details

Name:

dei_EntityTaxIdentificationNumber

Namespace Prefix:

dei_

Data Type:

dei:employerIdItemType

Balance Type:

Period Type:

duration

- Definition

Local phone number for entity.

+ References

No definition available.

+ Details

Name:

dei_LocalPhoneNumber

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 13e

-Subsection 4c

+ Details

Name:

dei_PreCommencementIssuerTenderOffer

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 14d

-Subsection 2b

+ Details

Name:

dei_PreCommencementTenderOffer

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Title of a 12(b) registered security.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b

+ Details

Name:

dei_Security12bTitle

Namespace Prefix:

dei_

Data Type:

dei:securityTitleItemType

Balance Type:

Period Type:

duration

- Definition

Name of the Exchange on which a security is registered.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection d1-1

+ Details

Name:

dei_SecurityExchangeName

Namespace Prefix:

dei_

Data Type:

dei:edgarExchangeCodeItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as soliciting material pursuant to Rule 14a-12 under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 14a

-Subsection 12

+ Details

Name:

dei_SolicitingMaterial

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Trading symbol of an instrument as listed on an exchange.

+ References

No definition available.

+ Details

Name:

dei_TradingSymbol

Namespace Prefix:

dei_

Data Type:

dei:tradingSymbolItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as written communications pursuant to Rule 425 under the Securities Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Securities Act

-Number 230

-Section 425

+ Details

Name:

dei_WrittenCommunications

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration