Form 8-K

8-K — KIMCO REALTY CORP

Accession: 0001193125-26-331498

Filed: 2026-08-04

Period: 2026-08-04

CIK: 0000879101

SIC: 6798 (REAL ESTATE INVESTMENT TRUSTS)

Item: Results of Operations and Financial Condition

Item: Financial Statements and Exhibits

Documents

8-K — kim-20260804.htm (Primary)

EX-99.1 (kim-ex99_1.htm)

XML — IDEA: XBRL DOCUMENT (R1.htm)

8-K

8-K (Primary)

Filename: kim-20260804.htm · Sequence: 1

8-K

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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 8-K

CURRENT REPORT

PURSUANT TO SECTION 13 OR 15(d) OF THE

SECURITIES EXCHANGE ACT OF 1934

Date of Report (Date of earliest event reported) August 4, 2026

KIMCO REALTY CORPORATION

KIMCO REALTY OP, LLC

(Exact Name of registrant as specified in its charter)

Maryland (Kimco Realty Corporation)

1-10899

13-2744380

Delaware (Kimco Realty OP, LLC)

333-269102-01

92-1489725

(State or other jurisdiction

of incorporation)

(Commission File Number)

(IRS Employer

Identification No.)

500 N. Broadway

Suite 201

Jericho, NY 11753

(Address of principal executive offices) (Zip Code)

Registrant’s telephone number, including area code: (516) 869-9000

Not Applicable

(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:

Kimco Realty Corporation

Title of each class

Trading Symbol(s)

Name of each exchange on

which registered

Common Stock, par value $.01 per share.

KIM

New York Stock Exchange

Depositary Shares, each representing one-thousandth of a share of 5.125% Class L Cumulative Redeemable, Preferred Stock, $1.00 par value per share.

KIMprL

New York Stock Exchange

Depositary Shares, each representing one-thousandth of a share of 5.250% Class M Cumulative Redeemable, Preferred Stock, $1.00 par value per share.

KIMprM

New York Stock Exchange

Depositary Shares, each representing one-thousandth of a share of 7.250% Class N Cumulative Convertible, Preferred Stock, $1.00 par value per share.

KIMprN

New York Stock Exchange

Kimco Realty OP, LLC

Title of each class

Trading Symbol(s)

Name of each exchange on

which registered

None

N/A

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

Kimco Realty Corporation Yes ☐ No ☒ Kimco Realty OP, LLC Yes ☐ No ☒

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.

Kimco Realty Corporation ☐ Kimco Realty OP, LLC ☐

Item 2.02. Results of Operations and Financial Condition.

On August 4, 2026, Kimco Realty Corporation (the “Company”) issued a press release announcing its financial results for the quarter ended June 30, 2026. A copy of the press release is furnished as Exhibit 99.1 to this Current Report on Form 8-K.

The information in this Item 2.02 and in Exhibit 99.1 is furnished and shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended. The information in this Item 2.02 and in Exhibit 99.1 shall not be deemed to be incorporated by reference into any filing of the Company whether made before or after the date hereof, regardless of any general incorporation language in such filing.

Item 9.01. Financial Statements and Exhibits.

(d) Exhibits

99.1 Press Release, dated August 4, 2026 issued by Kimco Realty Corporation

104 Cover Page Interactive Data File (formatted as inline XBRL and contained in Exhibit 101)

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrants have duly caused this report to be signed on their behalf by the undersigned hereunto duly authorized.

Date: August 4, 2026

KIMCO REALTY CORPORATION

By:

/s/ Glenn G. Cohen

Name:

Glenn G. Cohen

Title:

Chief Financial Officer

KIMCO REALTY OP, LLC

By: KIMCO REALTY CORPORATION, Managing Member

By:

/s/ Glenn G. Cohen

Name:

Glenn G. Cohen

Title:

Chief Financial Officer

EX-99.1

Filename: kim-ex99_1.htm · Sequence: 2

EX-99.1

Exhibit 99.1

Kimco Realty® Announces Second Quarter 2026 Results

– Strong Leasing Gains Drove Occupancy to All-time Highs –

– Increases Common Dividend 12% Year-over-Year –

– Raises 2026 Outlook –

JERICHO, New York, August 4, 2026 - Kimco Realty® (NYSE: KIM), a real estate investment trust (“REIT”) and leading owner and operator of high-quality, open-air, grocery-anchored shopping centers and mixed-use properties in the United States, today reported results for the second quarter ended June 30, 2026. For the three months ended June 30, 2026 and 2025, Net income available to the company’s common shareholders (“Net income”) per diluted share was $0.22 and $0.23, respectively.

Second Quarter Highlights

•

Delivered 4.5% growth in Funds From Operations* ("FFO") per diluted share to $0.46.

•

Achieved pro-rata cash rent spreads of 40.4% on comparable new leases.

•

Matched all-time high portfolio occupancy of 96.4% and achieved a record small-shop occupancy level of 92.9%.

•

Grew same property net operating income* ("NOI") 3.5% year-over-year.

•

Completed the sale of The Milton, a 253-unit multifamily building at Pentagon Centre, for $142.3 million.

•

Issued $600.0 million 3.50% exchangeable senior notes due 2031.

•

Raised the quarterly cash dividend on common shares by 12.0% to $0.28 per share.

"Our operating and financial performance reflect the strength of our platform and the team's disciplined execution throughout the quarter," stated Kimco CEO Conor Flynn. "The combination of limited new shopping center supply, continued consumer demand for the everyday essentials, and strong shopper traffic across our open-air portfolio supported robust leasing activity. Together with our strategic capital allocation activities, we further enhanced our financial flexibility and strengthened our balance sheet. Given our strong cash flow growth this year from the strength of operations, we're raising our common cash dividend by 12%, a quarter ahead of our typical schedule, a reflection of both our higher operating income and confidence in Kimco's long-term outlook. We remain committed to executing our strategy and creating long-term value for our shareholders.”

Financial Results

Net income for the second quarter of 2026 was $145.8 million, or $0.22 per diluted share, compared to $155.4 million, or $0.23 per diluted share, for the second quarter of 2025. The year-over-year change reflects growth in consolidated revenues from rental properties, net, of $25.5 million and increased equity in income of joint ventures, net, of $8.5 million, offset by lower gains on sales of properties of $37.6 million.

FFO was $309.2 million, or $0.46 per diluted share, for the second quarter of 2026, compared to $297.6 million, or $0.44 per diluted share, for the second quarter of 2025. Gains on sales of properties, net of impairments, is excluded from the company's calculation of FFO.

Operating Results

•

Executed 461 leases totaling 2.5 million square feet during the second quarter, generating blended pro-rata cash rent spreads of 13.1% on comparable spaces, including 40.4% on new leases, 6.1% on renewals and 8.0% on options.

•

Pro-rata leased occupancy increased 10 basis points sequentially and 100 basis points year-over-year to 96.4%.

•

Small shop occupancy increased 40 basis points sequentially and 70 basis points year-over-year to a record 92.9%.

* Reconciliations of non-GAAP measures to the most directly comparable GAAP measure are provided in the tables accompanying this press release.

500 North Broadway, Suite 201 | Jericho, NY 11753 | (833) 800-4343 kimcorealty.com

•

Maintained strong pro-rata anchor occupancy, which increased 110 basis points year-over-year to 97.8%.

•

Generated 3.5% growth in same property NOI during the second quarter compared to the same period a year ago, driven by a 2.6% increase in minimum rents. Credit loss, as a percentage of total pro-rata rental revenues, was 57 basis points during the second quarter.

•

The spread between the company's pro-rata leased versus economic occupancy rates was 400 basis points, a 10 basis point sequential compression, representing $75 million in future rents from signed leases that have not yet commenced.

Transactional Activities

•

Sold The Milton, a 253-unit multifamily building at the company's Pentagon Centre mixed-use property in Pentagon City, Virginia, for $142.3 million, marking Kimco's first multifamily asset disposition. The cap rate on this transaction was approximately 4.9%, and the company's pro-rata share of the sales price was $78.2 million.

•

Sold Shoppes at Bears Path, a shopping center totaling 44,000 square feet in Tucson, Arizona, for $7.8 million. The proceeds are intended to be utilized in a future 1031 exchange.

Subsequent to quarter end:

•

Completed the sale of four Costco-anchored assets comprising two entire shopping center properties and two ground lease parcels, for aggregate proceeds of approximately $127 million. The sale reflects Kimco's continued focus on optimizing portfolio growth by recycling capital from assets with lower contractual rent growth into higher-yielding investments. Proceeds are intended to be used for future 1031 exchange investments.

•

Acquired two centers utilizing 1031 exchange proceeds:

•

Pompano Marketplace, a 239,000-square-foot Walmart-anchored center, located in Pompano Beach, Florida, for $53 million, marking the third acquisition completed through the company's Structured Investment Program; the associated $35 million mezzanine loan was repaid in full at closing; and

•

Sunshine Plaza, a 247,000-square-foot Publix-anchored center, located in a first-ring suburb of Fort Lauderdale, Florida, for $56 million.

•

Through Kimco’s Structured Investment Program, received repayments of $44 million, inclusive of the Pompano Marketplace repayment, partially offset by $19 million of new capital. The company continues to secure rights of first offer or refusal on the underlying shopping centers.

Capital Market Activities

•

Issued $600.0 million aggregate principal amount of 3.50% exchangeable senior notes due 2031. In connection with the offering, the company repurchased approximately 4.1 million shares of common stock totaling $104.7 million at a price of $25.38 per share.

•

Ended the quarter with $2.7 billion of immediate liquidity, including $700 million of cash, cash equivalents and restricted cash, and full availability under the company's $2.0 billion unsecured revolving credit facility.

•

Subsequent to quarter end, repurchased 516,750 shares of the company's 7.25% Class N Convertible Preferred Stock for $33.3 million at a price of $64.50 per share. The company incurred an approximately $3.8 million charge in conjunction with the repurchase that will be recognized in both Net income available to common stockholders and FFO during the third quarter of 2026.

Dividend Declarations

•

The board of directors declared a cash dividend of $0.28 per common share (equivalent to $1.12 per annum), representing a 12.0% increase over the quarterly dividend in the corresponding period of the prior year. The quarterly cash dividend on common shares will be payable on September 17, 2026, to shareholders of record on September 4, 2026.

500 North Broadway, Suite 201 | Jericho, NY 11753 | (833) 800-4343 kimcorealty.com

•

The board of directors also declared quarterly dividends with respect to each of the company’s Class L, Class M, and Class N series of preferred shares. These dividends on the preferred shares will be paid on October 15, 2026 to shareholders of record on October 1, 2026.

2026 Full Year Outlook

The company has raised its 2026 outlook for Net income and FFO per diluted share as follows:

Current

Net income:

$1.00 to $1.03

$0.83 to $0.87

FFO:

$1.83 to $1.84

$1.81 to $1.84

The company’s full year outlook is based on the following assumptions (pro-rata share unless otherwise stated; dollars in millions):

YTD Actual

Through 6.30.26

Current

Same property NOI growth

+2.6%

+3.0% to +3.5%

+2.8% to +3.5%

Credit loss as a % of total pro-rata rental revenues

(54bps)

(55bps) to (75bps)

(65bps) to (90bps)

Lease termination income

Unchanged

$7 to $15

Non-cash GAAP revenues(1)

$35

$48 to $53

$45 to $50

Consolidated G&A expense, net

$67

Unchanged

$128 to $132

Consolidated interest expense and preferred stock dividends

$182

$368 to $372

$369 to $376

Consolidated mortgage and other financing income, net

$24

$45 to $50

$45 to $55

Redevelopment capex(2)

$82

$125 to $150

$100 to $150

Leasing and maintenance capex(3)

$115

Unchanged

$275 to $300

Property acquisitions, net of dispositions(4)

Acquisitions, weighted average cap rate

Dispositions, weighted average cap rate

($133)

N/A

($133); 5.2%

Unchanged

Net neutral; transaction volume of $300 to $500

6.0% to 7.0%

5.0% to 6.0%

Structured investments, net of repayments(4)

Weighted average yield

$34

10.1%

Unchanged

$75 to $125

8.0% to 10.0%

(1)

Includes deferred rents, above and below market rents, and straight-line reimbursement income, and excludes debt mark to market amortization.

(2)

Includes costs associated with a mixed-use development project, The Chester at Westlake Shopping Center.

(3)

Includes tenant improvements and allowances, capitalized external leasing commissions and capitalized building improvements.

(4)

Year-to-date transactions updated to include material activity through July 31, 2026 would reflect approximately $109 million of acquisitions at a 5.7% weighted average cap rate; $261 million of dispositions at a 5.1% weighted average cap rate; and $8 million of structured investments, net of repayments, at a 9.6% weighted average yield.

iii

500 North Broadway, Suite 201 | Jericho, NY 11753 | (833) 800-4343 kimcorealty.com

Conference Call Information

When: 8:30 AM ET, August 4, 2026

Live Webcast: 2Q26 Kimco Realty Earnings Conference Call or on Kimco Realty’s website investors.kimcorealty.com

Dial #: 1-833-461-5787 (International: +1 585-542-9983). Meeting ID: 110761621

Audio from the conference will be available on Kimco Realty’s investor relations website until November 4, 2026.

About Kimco Realty®

Kimco Realty® (NYSE: KIM) is a real estate investment trust (REIT) and leading owner and operator of high-quality, open-air, grocery-anchored shopping centers and mixed-use properties in the United States. The company’s portfolio is strategically concentrated in the first-ring suburbs of the top major metropolitan markets, including high-barrier-to-entry coastal markets and Sun Belt cities. Its tenant mix is focused on essential, necessity-based goods and services that drive multiple shopping trips per week. Publicly traded on the NYSE since 1991 and included in the S&P 500 Index, the company has specialized in shopping center ownership, management, acquisitions, and value-enhancing redevelopment activities for more than 65 years. With a proven commitment to corporate responsibility, Kimco Realty is a recognized industry leader in this area. As of June 30, 2026, the company owned interests in 564 U.S. shopping centers and mixed-use assets comprising 100 million square feet of gross leasable space.

The company announces material information to its investors using the company’s investor relations website (investors.kimcorealty.com), SEC filings, press releases, public conference calls, and webcasts. The company also uses social media to communicate with its investors and the public, and the information the company posts on social media may be deemed material information. Therefore, the company encourages investors, the media, and others interested in the company to review the information that it posts on the social media channels, including Facebook (www.facebook.com/kimcorealty), and LinkedIn (www.linkedin.com/company/kimco-realty-corporation). The list of social media channels that the company uses may be updated on its investor relations website from time to time.

Safe Harbor Statement

This press release contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). The Company intends such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and includes this statement for purposes of complying with the safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe the Company’s future plans, strategies and expectations, are generally identifiable by use of the words “believe,” “expect,” “intend,” “commit,” “anticipate,” “estimate,” “project,” “will,” “target,” “plan,” “forecast” or similar expressions. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors which, in some cases, are beyond the Company’s control and could materially affect actual results, performance or achievements. Factors which may cause actual results to differ materially from current expectations include, but are not limited to, (i) financial disruption, changes in trade policies and tariffs, geopolitical challenges or economic downturn, including general adverse economic and local real estate conditions, (ii) the impact of competition, including the availability of acquisition or development opportunities and the costs associated with purchasing and maintaining assets, (iii) the inability of major tenants to continue paying their rent obligations due to bankruptcy, insolvency or a general downturn in their business, (iv) the reduction in the Company’s income in the event of multiple lease terminations by tenants or a failure of multiple tenants to occupy their premises in a shopping center, (v) the potential impact of e-commerce and other changes in consumer buying practices, and changing trends in the retail industry and perceptions by retailers or shoppers, including safety and convenience, (vi) the availability of suitable acquisition, disposition, development, redevelopment and merger opportunities, and the costs associated with purchasing and maintaining assets and risks related to acquisitions not performing in accordance with our expectations, (vii) the Company’s ability to raise capital by selling its assets, (viii) disruptions and increases in operating costs due to inflation and supply chain disruptions, (ix) risks associated with the development of mixed-use commercial properties,

500 North Broadway, Suite 201 | Jericho, NY 11753 | (833) 800-4343 kimcorealty.com

including risks associated with the development, and ownership of non-retail real estate, (x) changes in governmental laws and regulations, including, but not limited to, changes in data privacy, environmental (including climate change), safety and health laws, and management’s ability to estimate the impact of such changes, (xi) valuation and risks related to the Company’s joint venture and preferred equity investments and other investments, (xii) collectability of mortgage and other financing receivables, (xiii) impairment charges, (xiv) criminal cybersecurity attack disruptions, data loss or other security incidents and breaches, (xv) risks related to artificial intelligence, (xvi) impact of natural disasters and weather and climate-related events, (xvii) pandemics or other health crises, (xviii) our ability to attract, retain and motivate key personnel, (xix) financing risks, such as the inability to obtain equity, debt or other sources of financing or refinancing on favorable terms to the Company, (xx) the level and volatility of interest rates and management’s ability to estimate the impact thereof, (xxi) changes in the dividend policy for the Company’s common and preferred stock and the Company’s ability to pay dividends at current levels, (xxii) unanticipated changes in the Company’s intention or ability to prepay certain debt prior to maturity and/or maintain certain debt until maturity, (xxiii) the Company’s ability to continue to maintain its status as a REIT for U.S. federal income tax purposes and potential risks and uncertainties in connection with its UPREIT structure, and (xxiv) other risks and uncertainties identified under Item 1A, “Risk Factors” and elsewhere in our most recent Annual Report on Form 10-K and in the Company’s other filings with the Securities and Exchange Commission (“SEC”). Accordingly, there is no assurance that the Company’s expectations will be realized. The Company disclaims any intention or obligation to update the forward-looking statements, whether as a result of new information, future events or otherwise. You are advised to refer to any further disclosures the Company makes or related subjects in the Company’s quarterly reports on Form 10-Q and current reports on Form 8-K that the Company files with the SEC. Certain forward-looking and other statements in this press release, or other locations, such as our corporate website, contain various corporate responsibility standards and frameworks (including standards for the measurement of underlying data) and the interests of various stakeholders. As such, such information may not be, and should not be interpreted as necessarily being, “material” under the federal securities laws for SEC reporting purposes, even if we use the word “material” or “materiality” in this document. Corporate Responsibility information is also often reliant on third-party information or methodologies that are subject to evolving expectations and best practices, and our approach to and discussion of these matters may continue to evolve as well. For example, our disclosures may change due to revisions in framework requirements, availability of information, changes in our business or applicable governmental policies, or other factors, some of which may be beyond our control.

###

CONTACT:

David F. Bujnicki

Senior Vice President, Investor Relations and Strategy

Kimco Realty Corporation

(833) 800-4343

dbujnicki@kimcorealty.com

500 North Broadway, Suite 201 | Jericho, NY 11753 | (833) 800-4343 kimcorealty.com

Condensed Consolidated Balance Sheets

(in thousands, except share data)

(unaudited)

June 30, 2026

December 31, 2025

Assets:

Real estate, net of accumulated depreciation and amortization

of $4,927,791 and $4,849,564, respectively

16,616,377

16,769,292

Investments in and advances to real estate joint ventures

1,413,914

1,454,051

Other investments

100,139

99,936

Cash, cash equivalents and restricted cash

700,383

212,794

Mortgage and other financing receivables, net

412,730

383,935

Accounts and other receivables, net

371,293

368,964

Operating lease right-of-use assets, net

126,047

127,596

Other assets

290,069

271,682

Total assets

20,030,952

19,688,250

Liabilities:

Notes payable, net

8,308,033

7,718,730

Mortgages payable, net

431,616

467,203

Accounts payable and accrued expenses

283,669

291,537

Intangible liabilities, net

309,888

334,527

Operating lease liabilities

119,173

120,078

Other liabilities

155,532

188,297

Total liabilities

9,607,911

9,120,372

Redeemable noncontrolling interests

24,506

Stockholders' Equity:

Preferred stock, $1.00 par value, authorized 7,054,000 shares;

Issued and outstanding (in series) 20,748 shares;

Aggregate liquidation preference $553,196

Common stock, $.01 par value, authorized 1,500,000,000 shares;

Issued and outstanding 670,245,777 and 674,093,047 shares, respectively

6,702

6,741

Paid-in capital

10,830,383

10,922,596

Cumulative distributions in excess of net income

(576,295

)

(528,730

)

Accumulated other comprehensive income/(loss)

4,790

(8,792

)

Total stockholders' equity

10,265,601

10,391,836

Noncontrolling interests

157,440

151,536

Total equity

10,423,041

10,543,372

Total liabilities and equity

20,030,952

19,688,250

Condensed Consolidated Statements of Income

(in thousands, except per share data)

(unaudited)

Three Months Ended June 30,

Six Months Ended June 30,

2026

2025

2026

2025

Revenues

Revenues from rental properties, net

546,423

520,930

1,099,235

1,052,216

Management and other fee income

4,378

4,245

9,582

9,583

Total revenues

550,801

525,175

1,108,817

1,061,799

Operating expenses

Rent

(4,082

)

(4,242

)

(8,229

)

(8,426

)

Real estate taxes

(71,232

)

(66,559

)

(144,074

)

(136,470

)

Operating and maintenance

(95,131

)

(91,069

)

(190,360

)

(180,622

)

General and administrative

(29,949

)

(32,447

)

(67,136

)

(66,839

)

Impairment charges

(6,616

)

(7,645

)

(6,666

)

(8,179

)

Depreciation and amortization

(149,009

)

(156,323

)

(305,505

)

(314,776

)

Total operating expenses

(356,019

)

(358,285

)

(721,970

)

(715,312

)

Gain on sale of properties

1,362

38,922

17,069

39,809

Operating income

196,144

205,812

403,916

386,296

Other income/(expense)

Other (expense)/income, net

(1,630

)

2,901

(3,249

)

3,108

Mortgage and other financing income, net

11,444

12,062

23,919

23,331

Interest expense

(83,905

)

(81,204

)

(167,030

)

(161,581

)

Income before income taxes, net, equity in income of joint ventures, net,

and equity in (loss)/income from other investments, net

122,053

139,571

257,556

251,154

(Provision)/benefit for income taxes, net

)

(366

)

235

(830

)

Equity in income of joint ventures, net

32,446

23,990

57,257

46,673

Equity in (loss)/income of other investments, net

(532

)

1,747

5,262

2,448

Net income

153,963

164,942

320,310

299,445

Net income attributable to noncontrolling interests

(669

)

(1,956

)

(2,118

)

(3,642

)

Net income attributable to the company

153,294

162,986

318,192

295,803

Preferred dividends, net

(7,536

)

(7,556

)

(15,072

)

(15,239

)

Net income available to the company's common shareholders

145,758

155,430

303,120

280,564

Per common share:

Net income available to the company's common shareholders: (1)

Basic

0.22

0.23

0.45

0.41

Diluted (2)

0.22

0.23

0.45

0.41

Weighted average shares:

Basic

671,216

674,613

671,519

675,837

Diluted (2)

671,961

675,079

672,282

676,244

)

Adjusted for earnings attributable to participating securities of ($587) and ($622) for the three months ended June 30, 2026 and 2025, respectively. Adjusted for earnings attributable to participating securities of ($1,206) and ($1,227) for the six months ended June 30, 2026 and 2025, respectively.

)

Reflects the potential impact if certain units/preferred stock were converted to common stock at the beginning of the period. The impact of the conversion of certain units/preferred shares would have an anti-dilutive effect on net income and therefore have not been included. Adjusted for distributions on convertible units of $9 for both the three months ended June 30, 2026 and 2025. Adjusted for distributions on convertible units of $18 for both the six months ended June 30, 2026 and 2025. Additionally, there were potentially issuable shares related to the Exchangeable Senior Notes that were not dilutive as of June 30, 2026.

Reconciliation of Net Income Available to the Company's Common Shareholders to the FFO Available to the Company's Common Shareholders (1)

(in thousands, except per share data)

(unaudited)

Three Months Ended June 30

Six Months Ended June 30,

2026

2025

2026

2025

Net income available to the company's common shareholders

145,758

155,430

303,120

280,564

Gain on sale of properties

(1,362

)

(38,922

)

(17,069

)

(39,809

)

Gain on sale of joint venture properties

(9,937

)

(9,937

)

(784

)

Depreciation and amortization - real estate related

148,013

155,145

303,501

312,377

Depreciation and amortization - real estate joint ventures

20,103

22,510

39,965

43,865

Impairment charges (including real estate joint ventures)

6,616

7,645

6,666

8,179

Profit participation from other investments, net

809

(630

)

(4,255

)

(846

)

(Gain)/loss on marketable securities/derivative, net

)

(2,773

)

(2,448

)

Provision/(benefit) for income taxes, net (2)

(218

)

(138

)

Noncontrolling interests (2)

(828

)

(632

)

(1,605

)

(1,509

)

FFO available to the company's common shareholders

309,168

297,555

620,418

599,451

Weighted average shares outstanding for FFO calculations:

Basic

671,216

674,613

671,519

675,837

Units

3,798

3,319

3,779

3,317

Convertible preferred shares

3,185

3,186

3,185

3,234

Dilutive effect of equity awards

652

369

664

317

Diluted (3)

678,851

681,487

679,147

682,705

FFO per common share - basic

0.46

0.44

0.92

0.89

FFO per common share - diluted (3)

0.46

0.44

0.92

0.88

(1)

The company considers FFO to be an important supplemental measure of its operating performance and believes it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO when reporting results. Comparison of the company's presentation of FFO to similarly titled measures for other REITs may not necessarily be meaningful due to possible differences in the application of the Nareit definition used by such REITs.

(2)

Related to gains, impairments, depreciation on properties and gains/(losses) on marketable securities and derivatives, where applicable.

(3)

Reflects the potential impact if convertible preferred shares and certain units were converted to common stock at the beginning of the period. FFO available to the company’s common shareholders would be increased by $2,297 and $2,075 for the three months ended June 30, 2026 and 2025, respectively. FFO available to the company's common shareholders would be increased by $4,556 and $4,158 for the six months ended June 30, 2026 and 2025, respectively. The effect of other certain convertible units would have an anti-dilutive effect upon the calculation of FFO available to the company’s common shareholders per share. Accordingly, the impact of such conversion has not been included in the determination of diluted FFO per share calculations. Additionally, there were potentially issuable shares related to the Exchangeable Senior Notes that were not dilutive as of June 30, 2026.

Reconciliation of Net Income Available to the Company's Common Shareholders

to Same Property NOI (1)(2)

(in thousands)

(unaudited)

Three Months Ended June 30,

Six Months Ended June 30,

2026

2025

2026

2025

Net income available to the company's common shareholders

145,758

155,430

303,120

280,564

Adjustments:

Management and other fee income

(4,378

)

(4,245

)

(9,582

)

(9,583

)

General and administrative

29,949

32,447

67,136

66,839

Impairment charges

6,616

7,645

6,666

8,179

Depreciation and amortization

149,009

156,323

305,505

314,776

Gain on sale of properties

(1,362

)

(38,922

)

(17,069

)

(39,809

)

Other expense/(income), net

1,630

(2,901

)

3,249

(3,108

)

Mortgage and other financing income, net

(11,444

)

(12,062

)

(23,919

)

(23,331

)

Interest expense

83,905

81,204

167,030

161,581

Provision/(benefit) for income taxes, net

366

(235

)

830

Equity in loss/(income) of other investments, net

532

(1,747

)

(5,262

)

(2,448

)

Net income attributable to noncontrolling interests

669

1,956

2,118

3,642

Preferred dividends, net

7,536

7,556

15,072

15,239

Non same property net operating income

(23,044

)

(19,057

)

(53,555

)

(43,038

)

Non-operational expense from joint ventures, net

17,780

25,596

44,023

53,912

Same property NOI

403,160

389,589

804,297

784,245

(1)

Same property Net Operating Income (“NOI”) is a supplemental non-GAAP financial measure of real estate companies' operating performance and should not be considered an alternative to net income in accordance with GAAP or as a measure of liquidity. Same property NOI is considered by management to be an important operating performance measure frequently used by analysts and investors because it includes only the NOI of operating properties that have been owned and stabilized for the entire current and prior year reporting periods. Same property NOI assists in eliminating disparities due to the development, redevelopment, acquisition and disposition of properties during the periods presented and thus provides a more consistent performance measure for the comparison of the Company's properties. Same property NOI is calculated using rental property revenues (excluding straight-line rent adjustments, lease termination income, net, and amortization of above/below market rents), less charges for credit losses, operating and maintenance expenses, real estate taxes, and rent expenses, plus the Company's proportionate share of same property NOI from unconsolidated real estate joint ventures, calculated on the same basis. The Company's method of calculating same property NOI, which may differ from methods used by other REITs and may not be comparable to them, discloses with and without the impact from redevelopment projects.

(2)

Amounts represent the company's pro-rata share.

Reconciliation of the Projected Range of Net Income Available to the Company's Common Shareholders

to Funds From Operations Available to the Company's Common Shareholders

(unaudited, all amounts shown are per diluted share)

Projected Range

Full Year 2026

Low

High

Net income available to the company's common shareholders

1.00

1.03

Gain on sale of properties

(0.15

)

(0.17

)

Gain on sale of joint venture properties

(0.01

)

(0.04

)

Depreciation & amortization - real estate related

0.89

0.91

Depreciation & amortization - real estate joint ventures

0.11

0.12

Profit participation from other investments, net

(0.01

)

(0.01

)

FFO available to the company's common shareholders

1.83

1.84

Projections involve numerous assumptions such as rental income (including assumptions on percentage rent), interest rates, tenant defaults, occupancy rates, international tariffs, selling prices of properties held for disposition, expenses (including salaries and employee costs), insurance costs and numerous other factors. Not all of these factors are determinable at this time and actual results may vary from the projected results, and may be above or below the range indicated. The above range represents management’s estimate of results based upon these assumptions as of the date of this press release.

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