reg-8k_20200507.htm
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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

 

FORM 8-K

CURRENT REPORT

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

May 7, 2020

Date of Report (Date of earliest event reported)

 

REGENCY CENTERS CORPORATION

REGENCY CENTERS, L.P.

(Exact name of registrant as specified in its charter)

 

 

 

 

 

Florida (Regency Centers Corporation)

Delaware (Regency Centers, L. P.)

 

001-12298 (Regency Centers Corporation)

0-24763 (Regency Centers, L.P.)

 

59-3191743 (Regency Centers Corporation)

59-3429602 (Regency Centers, L.P.)

(State or other jurisdiction of incorporation)

 

 Commission File Number)

 

(IRS Employer Identification No.)

 

One Independent Drive, Suite 114

Jacksonville, Florida 32202

(Address of principal executive offices) (Zip Code)

 

(904) 598-7000

(Registrant's telephone number, including area code)

 

Not Applicable

(Former name or former address, if changed since last report)

 

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

Regency Centers Corporation

 

Title of each class

 

Trading Symbol

 

Name of each exchange on which registered

Common Stock, $.01 par value

 

REG

 

The Nasdaq Stock Market LLC

 

Regency Centers, L.P.

 

Title of each class

 

Trading Symbol

 

Name of each exchange on which registered

None

 

N/A

 

N/A

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))

 

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

Disclosure of Results of Operations and Financial Condition

On May 7, 2020, Regency issued an earnings release for the three months ended March 31, 2020, which is attached as Exhibit 99.1.

On May 7, 2020, Regency posted on its website, at www.regencycenters.com, the supplemental information for the three months ended March 31, 2020, which is attached as Exhibit 99.2 and Exhibit 99.3.

Item 7.01

Regulation FD Disclosures

On May 7, 2020, Regency posted on its website, at www.regencycenters.com, a presentation deck which is attached as Exhibit 99.4.

Item 9.01

Financial Statements and Exhibits

(d) Exhibits

Exhibit 99.1

Earnings release issued by Regency on May 7, 2020, for the three months ended March 31, 2020.

Exhibit 99.2

Supplemental information posted on its website on May 7, 2020, for the three months ended March 31, 2020.

Exhibit 99.3

Fixed income supplemental information posted on its website on May 7, 2020, for the three months ended March 31, 2020.

Exhibit 99.4

Regency Centers Business Update Presentation Deck.

104

Cover Page Interactive Data File (the cover page XBRL tags are embedded within the inline XBRL documents)

 


SIGNATURES

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

 

 

 

REGENCY CENTERS CORPORATION

 

 

 

 

 

May 7, 2020

 

By:

 

/s/ J. Christian Leavitt

 

 

 

 

J. Christian Leavitt, Senior Vice President and Treasurer

(Principal Accounting Officer)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

REGENCY CENTERS, L.P.

 

 

 

 

 

 

 

By: Regency Centers Corporation, its general partner

 

 

 

 

 

May 7, 2020

 

By:

 

/s/ J. Christian Leavitt

 

 

 

 

J. Christian Leavitt, Senior Vice President and Treasurer

(Principal Accounting Officer)

 

reg-ex991_121.htm

Exhibit 99.1

 

 

 

NEWS RELEASE

For immediate release

 

Laura Clark

904 598 7831

LauraClark@RegencyCenters.com

 

Regency Centers Reports First Quarter 2020 Results and Provides Business Update Related to COVID-19

JACKSONVILLE, FL (May 7, 2020) – Regency Centers Corporation (“Regency” or the “Company”) today reported financial and operating results for the period ended March 31, 2020, and provided a  business update related to COVID-19.

First Quarter 2020 Highlights

 

For the three months ended March 31, 2020, Net (Loss) Income Attributable to Common Stockholders (“Net Loss”) of ($0.15) per diluted share.

 

First quarter NAREIT Funds From Operations (“NAREIT FFO”) of $0.98 per diluted share.

 

Same property Net Operating Income (“NOI”), excluding termination fees, declined by 0.7%, as compared to the same period in 2019 driven by known bankruptcy moveouts and a higher rate of uncollectible lease income related to the COVID-19 pandemic.  

 

As of March 31, 2020, the same property portfolio was 95.0% leased.

 

Total comparable leasing volume of 1.5 million square feet of new and renewal leases, with trailing twelve month rent spreads of 7.4%.

 

In January, Regency sold two properties for a gross sales price of $98.4 million.  The Company also purchased additional interests in two joint venture properties for a total of $60.5 million.  

 

The Company further strengthened its liquidity position through the settlement of its 2019 forward equity sales under its at-the-market program (“ATM”) at a weighted average sale prices of $67.99 per share, generating $125.8 million in net proceeds together with a line draw of $500 million on its existing revolving credit facility, bringing total liquidity to $1.3 billion.

 

At March 31, 2020, net debt-to-operating EBITDAre ratio on a pro-rata basis was 5.3x.

 

On May 4, 2020, Regency’s Board of Directors (the “Board”) declared a quarterly cash dividend on the Company’s common stock of $0.595 per share.

COVID-19 Business Update Highlights

 

The Company’s 416 properties have remained open and operating during the entirety of the COVID-19 pandemic.

 

As of the end of April, approximately 40% of Regency’s tenants were closed based on pro-rata Annual Base Rent (“ABR”).

 

62% of April 2020 pro-rata base rent was collected through May 5, 2020.

“Throughout this challenging time, Regency has continued to focus on the well-being of our team members, tenants, and the people in the neighborhoods that our properties serve. We are very proud of our dedicated teams throughout the country, as they have worked closely with tenants and vendors to ensure our properties are operating safely and our tenants are able to continue to seamlessly provide essential goods and services to our communities during this critical time,” said Lisa Palmer, President and Chief Executive Officer. “While there are still many challenges in front of us, we are confident that Regency is well-positioned to succeed over the long term due to our high-quality portfolio with a focus on necessity, convenience, and value retailers, our healthy balance sheet, the long term value creation opportunities in our development and redevelopment pipeline, and most importantly, our phenomenal team,” continued Palmer.

 

1

 


First Quarter 2020 Results

Regency reported Net Loss for the first quarter of ($25.3) million, or ($0.15) per diluted share, compared to Net Income Attributable to Common Stockholders of $90.4 million, or $0.54 per diluted share, for the same period in 2019. Net Loss in the first quarter of 2020 included a non-cash goodwill impairment charge of $132.1 million, or $0.78 per diluted share. The market disruptions related to the significant economic impacts of the COVID-19 pandemic triggered evaluation of reporting unit fair values for goodwill recoverability. The Company reported NAREIT FFO for the first quarter of $166.1 million, or $0.98 per diluted share, compared to $159.8 million, or $0.95 per diluted share, for the same period in 2019. The Company reported Core Operating Earnings for the first quarter of $153.7 million, or $0.91 per diluted share, compared to $152.7 million, or $0.91 per diluted share, for the same period in 2019.

First quarter same property NOI, excluding termination fees, declined by 0.7% compared to the same period in 2019. Same property NOI in the first quarter of 2020 was negatively impacted by known bankruptcy related moveouts and a higher rate of uncollectible lease income driven by changes in expectations of collectability for certain tenants given the COVID-19 pandemic. For operating leases in which collectability of lease income is considered less than probable, lease income is recognized on a cash basis and all previously recognized lease income that has not been collected is reversed in the period in which the lease income is determined not to be probable of collection.

As of March 31, 2020, Regency’s wholly-owned portfolio plus its pro-rata share of co-investment partnerships, was 94.5% leased. The same property portfolio was 95.0% leased. Within the same property portfolio, anchor percent leased, which includes spaces greater than 10,000 square feet, was 97.1%, a decline of 10 basis points sequentially, primarily driven by the known bankruptcy-related moveout of Barneys New York at 101 7th Avenue. Same property shop percent leased, which includes spaces less than 10,000 square feet, was 91.4%. For the three months ended March 31, 2020, Regency executed 1.5 million square feet of comparable new and renewal leases at blended rent spreads of 4.1%. For the trailing twelve months, the Company executed 6.8 million square feet of comparable new and renewal leases at blended rents spreads of 7.4%.

As previously disclosed, in January of 2020, the Company closed on the acquisition of additional interests in two properties. These acquisitions include a joint venture partner’s 70% interest in Country Walk Plaza in Miami for $27.7 million and an additional 16.6% interest in Town & Country Center in Los Angeles for $32.8 million, bringing Regency’s total interest in Town & Country Center to 35%. In January, the Company sold Young Circle Shopping Center in Hollywood, FL, and Stonewall Shopping Center in Gainesville, VA, for a combined gross sales price of $98.4 million. Subsequent to quarter end, Regency closed on the sale of its joint venture interest in Kent Place, located in Denver, CO, to its joint venture partner for $9.8 million.

Business Update Related to COVID-19

During the quarter, the Company successfully managed the transition of all team members to working remotely. Regency’s property and asset management teams continue to respond appropriately to any onsite, tenant and property management requests, while following all applicable safety and social distancing guidelines. Regency’s 416 shopping centers have remained open and operating throughout the pandemic and in compliance with government-imposed COVID-19 guidelines and mandates.

Regency has made direct contact with its 8,000+ tenants to assess each individual tenant’s current status and COVID-19 related impacts. The Company continues to provide an extensive support system for its tenants including a COVID-19 Tenant Resources webpage available on the Company’s website, hosting tenant webinars, and the creation of its “Social Distancing, Made Easier” campaign which offers tenants support and resources to help navigate the current environment and generate awareness through digital and social media channels. As of the end of April 2020, approximately 40% of the Company’s tenants were closed due to COVID-19 related mandated restrictions or had voluntarily closed. Tenants have since begun to reopen in states where closure mandates have been partially lifted.

A presentation providing additional information regarding COVID-19 business updates and impacts is posted on the Company’s website at investors.regencycenters.com.  

 

2

 


Rent Collections

As of May 5, 2020, the Company collected 62% of April pro-rata base rent.

 

April Rent Collections

 

 

 

 

 

 

 

 

 

Type*

Tenant Categories

% of Total ABR

 

April Base Rent Collected

 

Essential - Retail/Services

Grocers, drugstores, mass merchandisers, banks, pet stores, office supplies, medical, etc.

43%

 

93%

 

Essential - Restaurants

 

19%

 

41%

 

 

 

 

 

 

 

 

 

Quick Service

Fast food, QSRs, limited service

12%

 

45%

 

 

 

 

 

 

 

 

 

Full Service

Casual dining, table service, fine dining

7%

 

34%

 

 

 

 

 

 

 

 

 

Other Retail/Services

Soft goods, Personal Service, professional service, fitness, other

38%

 

37%

 

Total Portfolio

 

100%

 

62%

 

*

Essential retailers defined as those that supply or provide consumers and essential businesses with any basic necessary goods and services; definition varies across municipalities.

Investments

In light of the COVID-19 pandemic, the Company continues to evaluate the impacts to scope, investment, tenancy, timing, and return on investment on all in-process and future pipeline projects to determine the most appropriate direction of each project. As of the end of 2019, the Company had approximately $350 million of in-process developments and redevelopments, with nearly $225 million remaining to be invested.  As of the date of this release, the Company now expects to invest approximately $80 million to meet its lease obligations, municipal requirements, and life safety matters related to in-process projects and has selectively deferred investment of approximately $145 million of in-process projects through phasing of its investment or by pausing construction as it continues its assessment of the pandemic impacts. The Company is also reviewing its extensive pipeline of value-add redevelopments that are currently in pre-development and has flexibility to defer future capital commitments. The Company will provide further details on the status of its projects in subsequence announcements, as warranted.

The Company has terminated the purchase agreement for the acquisition in Southern California that had been previously referenced and has no further investments under contract at this time.

Liquidity

Regency has taken additional steps to further strengthen its financial position and balance sheet, to enhance its financial liquidity, and to provide financial flexibility amid the evolving effects of the COVID-19 pandemic. During the quarter, the Company settled its forward equity sales under its ATM program of approximately $125 million and drew an additional $500 million from its existing $1.25 billion revolving credit facility. As of March 31, 2020, Regency had a cash balance of approximately $735 million and $545 million available under its revolving credit facility, which together represent total liquidity of $1.3 billion. Regency has no unsecured debt maturities until 2022, and features a low debt to EBITDAre ratio of 5.3x as of March 31, 2020. Subsequent to March 31, 2020, Regency’s co-investment partnerships refinanced $225.5 million of their 2020 maturing mortgage loans. Regency’s pro-rata share of remaining 2020 maturities is approximately $48 million.

 

3

 


ATM Equity Program

Regency’s ATM equity program expired on March 31, 2020, together with the expiration of its shelf registration statement. As a matter of due course, and following the previously announced filing of its shelf registration statement, the Company intends to renew its ATM equity program in the second quarter of 2020. The terms and size of the program are expected to be consistent with its previous ATM equity program.

Dividend

On May 4, 2020, Regency’s Board declared a quarterly cash dividend on the Company’s common stock of $0.595 per share. The dividend is payable on May 26, 2020, to shareholders of record as of May 18, 2020.  

Guidance

Due to the continued uncertainty and disruption from COVID-19, on March 30, 2020, the Company withdrew its 2020 guidance that had been provided on February 12, 2020. The Company will evaluate resumption of guidance in the future as the impact of COVID-19 on its tenants’ business and the Company’s business is better understood.

Conference Call Information

To discuss Regency’s first quarter results and provide further business updates related to COVID-19, management will host a conference call on Friday, May 8, 2020, at 11:00 a.m. ET. Dial-in and webcast information is listed below.

First Quarter 2020 Earnings Conference Call

Date:Friday, May 8, 2020

Time:11:00 a.m. ET

Dial#:877-407-0789 or 201-689-8562

Webcast:investors.regencycenters.com

Replay

Webcast Archive: Investor Relations page under Events & Webcasts

Non-GAAP Disclosure

We believe these non-GAAP measures provide useful information to our Board of Directors, management and investors regarding certain trends relating to our financial condition and results of operations. Our management uses these non-GAAP measures to compare our performance to that of prior periods for trend analyses, purposes of determining management incentive compensation and budgeting, forecasting and planning purposes.

We do not consider non-GAAP measures an alternative to financial measures determined in accordance with GAAP. The principal limitation of these non-GAAP financial measures is they may exclude significant expense and income items that are required by GAAP to be recognized in our consolidated financial statements. In addition, they reflect the exercise of management’s judgment about which expense and income items are excluded or included in determining these non-GAAP financial measures. In order to compensate for these limitations, reconciliations of the non-GAAP financial measures we use to their most directly comparable GAAP measures are provided. Non-GAAP financial measures should not be relied upon in evaluating the financial condition, results of operations or future prospects of the Company.

NAREIT FFO is a commonly used measure of REIT performance, which the National Association of Real Estate Investment Trusts (“NAREIT”) defines as net income, computed in accordance with GAAP, excluding gains on sale and impairments of real estate, net of tax, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Regency computes NAREIT FFO for all periods presented in accordance with NAREIT's definition. Since NAREIT FFO excludes depreciation and amortization and gains on sales and impairments of real estate, it provides a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, acquisition and development activities, and financing costs. This provides a perspective of the Company’s financial performance not immediately apparent from net income determined in accordance with GAAP. Thus, NAREIT FFO is a supplemental non-GAAP financial measure of the Company's operating performance, which does not represent cash generated from operating activities in accordance with GAAP; and, therefore, should not

 

4

 


be considered a substitute measure of cash flows from operations. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO.

Core Operating Earnings is an additional performance measure that excludes from NAREIT FFO: (i) transaction related income or expenses; (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from above and below market rent amortization, straight-line rents, and amortization of mark-to-market of debt adjustments; and (iv) other amounts as they occur. The Company provides a reconciliation of Net Income to NAREIT FFO to Core Operating Earnings.  

Reconciliation of Net (Loss) Income Attributable to Common Stockholders to NAREIT FFO and Core Operating

Earnings - Actual (in thousands)

 

For the Periods Ended March 31, 2020 and 2019

 

Three Months Ended

 

 

Year to Date

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

Reconciliation of Net Income to NAREIT FFO:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net (Loss) Income Attributable to Common Stockholders

 

$

(25,332

)

 

 

90,446

 

 

$

(25,332

)

 

 

90,446

 

Adjustments to reconcile to NAREIT Funds From Operations (1):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization (excluding FF&E)

 

 

96,632

 

 

 

104,498

 

 

 

96,632

 

 

 

104,498

 

Goodwill impairment

 

 

132,128

 

 

 

-

 

 

 

132,128

 

 

 

-

 

Gain on sale of real estate

 

 

(37,952

)

 

 

(37,052

)

 

 

(37,952

)

 

 

(37,052

)

Provision for impairment of real estate

 

 

784

 

 

 

1,672

 

 

 

784

 

 

 

1,672

 

Exchangeable operating partnership units

 

 

(115

)

 

 

190

 

 

 

(115

)

 

 

190

 

NAREIT Funds From Operations

 

$

166,145

 

 

 

159,754

 

 

$

166,145

 

 

 

159,754

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Reconciliation of NAREIT FFO to Core Operating Earnings:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NAREIT Funds From Operations

 

$

166,145

 

 

 

159,754

 

 

$

166,145

 

 

 

159,754

 

Adjustments to reconcile to Core Operating Earnings (1):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Early extinguishment of debt

 

 

-

 

 

 

10,591

 

 

 

-

 

 

 

10,591

 

Interest on bonds for period from notice to redemption

 

 

-

 

 

 

367

 

 

 

-

 

 

 

367

 

Straight line rent, net

 

 

676

 

 

 

(4,168

)

 

 

676

 

 

 

(4,168

)

Above/below market rent amortization, net

 

 

(12,729

)

 

 

(13,336

)

 

 

(12,729

)

 

 

(13,336

)

Debt premium/discount amortization

 

 

(410

)

 

 

(527

)

 

 

(410

)

 

 

(527

)

Core Operating Earnings

 

$

153,682

 

 

 

152,681

 

 

$

153,682

 

 

 

152,681

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted Average Shares For Diluted Earnings per Share

 

 

167,908

 

 

 

167,717

 

 

 

167,908

 

 

 

167,717

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted Average Shares For Diluted FFO and Core Operating Earnings per Share

 

 

169,039

 

 

 

168,067

 

 

 

169,039

 

 

 

168,067

 

(1)

Includes Regency's consolidated entities and its pro-rata share of unconsolidated co-investment partnerships, net of pro-rata share attributable to noncontrolling interests.

Same property NOI is a key non-GAAP measure used by management in evaluating the operating performance of Regency’s properties. The Company provides a reconciliation of net income to pro-rata same property NOI.

 

5

 


Reconciliation of Net (Loss) Income Attributable to Common Stockholders to Pro-Rata Same

Property NOI – Actual (in thousands)

 

For the Periods Ended March 31, 2020 and 2019

 

Three Months Ended

 

 

Year to Date

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

Net (Loss) Income Attributable to Common Stockholders

 

$

(25,332

)

 

 

90,446

 

 

$

(25,332

)

 

 

90,446

 

Less:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Management, transaction, and other fees

 

 

(6,816

)

 

 

(6,972

)

 

 

(6,816

)

 

 

(6,972

)

Other(1)

 

 

(13,810

)

 

 

(18,967

)

 

 

(13,810

)

 

 

(18,967

)

Plus:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

 

89,295

 

 

 

97,194

 

 

 

89,295

 

 

 

97,194

 

General and administrative

 

 

13,705

 

 

 

21,300

 

 

 

13,705

 

 

 

21,300

 

Other operating expense

 

 

1,337

 

 

 

1,134

 

 

 

1,337

 

 

 

1,134

 

Other expense

 

 

137,266

 

 

 

31,171

 

 

 

137,266

 

 

 

31,171

 

Equity in income (loss) of investments in real estate excluded from NOI (2)

 

 

15,483

 

 

 

(5,630

)

 

 

15,483

 

 

 

(5,630

)

Net income attributable to noncontrolling interests

 

 

549

 

 

 

1,047

 

 

 

549

 

 

 

1,047

 

NOI

 

 

211,677

 

 

 

210,723

 

 

 

211,677

 

 

 

210,723

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Less non-same property NOI (3)

 

 

(8,360

)

 

 

(7,740

)

 

 

(8,360

)

 

 

(7,740

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same Property NOI

 

$

203,317

 

 

 

202,983

 

 

$

203,317

 

 

 

202,983

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same Property NOI without Termination Fees

 

$

201,179

 

 

 

202,525

 

 

$

201,179

 

 

 

202,525

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same Property NOI without Termination Fees or Redevelopments

 

$

181,157

 

 

 

182,749

 

 

$

181,157

 

 

 

182,749

 

(1)

Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.

(2)

Includes non-NOI expenses incurred at our unconsolidated real estate partnerships, such as, but not limited to, straight-line rental income, above and below market rent amortization, depreciation and amortization, interest expense, and real estate gains and impairments.

(3)

Includes revenues and expenses attributable to Non-Same Property, Projects in Development, corporate activities, and noncontrolling interests.

Reported results are preliminary and not final until the filing of the Company’s Form 10-Q with the SEC and, therefore, remain subject to adjustment.

The Company has published forward-looking statements and additional financial information in its first quarter 2020 supplemental information package that may help investors estimate earnings for 2020. A copy of the Company’s first quarter 2020 supplemental information will be available on the Company's website at https://investors.regencycenters.com/ or by written request to: Investor Relations, Regency Centers Corporation, One Independent Drive, Suite 114, Jacksonville, Florida, 32202. The supplemental information package contains more detailed financial and property results including financial statements, an outstanding debt summary, acquisition and development activity, investments in partnerships, information pertaining to securities issued other than common stock, property details, a significant tenant rent report and a lease expiration table in addition to earnings and valuation guidance assumptions. The information provided in the supplemental package is unaudited 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 March 31, 2020. Regency may, but assumes no obligation to, update information in the supplemental package from time to time.

About Regency Centers Corporation (NASDAQ: REG)

Regency Centers is the preeminent national owner, operator, and developer of shopping centers located in affluent and densely populated trade areas. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust (REIT) that is self-administered, self-managed, and an S&P 500 Index member. For more information, please visit RegencyCenters.com.

###

 

6

 


Forward-Looking Statements

Certain statements in this document regarding anticipated financial, business, legal or other outcomes including business and market conditions, outlook and other similar statements relating to Regency’s future events, developments, or financial or operational performance or results, are “forward-looking statements” made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are identified by the use of words such as “may,” “will,” “should,” “expect,” “estimate,” “believe,” “intend,” “forecast,” “anticipate,” “guidance,” and other similar language. However, the absence of these or similar words or expressions does not mean a statement is not forward-looking. While we believe these forward-looking statements are reasonable when made, forward-looking statements are not guarantees of future performance or events and undue reliance should not be placed on these statements. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance these expectations will be attained, and it is possible actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks and uncertainties.

Our operations are subject to a number of risks and uncertainties including, but not limited to, those listed below. When considering an investment in our securities, you should carefully read and consider these risks, together with all other information in our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q and our other filings and submissions to the SEC, which provide much more information and detail on the risks described below. If any of the events described in the following risk factors actually occur, our business, financial condition or operating results, as well as the market price of our securities, could be materially adversely affected. Forward-looking statements are only as of the date they are made, and Regency undertakes no duty to update its forward-looking statements except as required by law. These risks and events include, without limitation:

Risk Related to the COVID-19 Pandemic

Pandemics or other health crises may adversely affect our tenants’ financial condition, the profitability of our properties, our access to the capital markets and could have a material adverse effect on our business, results of operations, cash flows and financial condition.

Risk Factors Related to the Retail Industry

Economic and market conditions may adversely affect the retail industry and consequently reduce our revenues and cash flow, and increase our operating expenses; Shifts in retail sales and delivery methods between brick and mortar stores, e-commerce, home delivery, and curbside pick-up may adversely impact our revenues and cash flows; Changing economic and detail market conditions in geographic areas where our properties are concentrated may reduce our revenues and cash flow; Our success depends on the success and continued presence of “anchor” tenants; A significant percentage of our revenues are derived from smaller “shop space” tenants and our net income may be adversely impacted if our smaller shop tenants are not successful; We may be unable to collect balances due from tenants in bankruptcy.

Risk Factors Related to Real Estate Investments and Operations

We are subject to numerous laws and regulations that may adversely affect our operations or expose us to liability; Our real estate assets may decline in value and be subject to impairment losses which may reduce our net income; We face risks associated with development, redevelopment and expansion of properties; We face risks associated with the development of mixed-use commercial properties; We face risks associated with the acquisition of properties; We face risks if we expand into new markets; We may be unable to sell properties when desired because of market conditions; Certain of the properties in our portfolio are subject to ground leases; if we are unable to renew a ground lease, purchase the fee simple interest, or are found to be in breach of a ground lease, we may be adversely affected; Climate change may adversely impact our properties directly and may lead to additional compliance obligations and costs as well as additional taxes and fees; Geographic concentration of our properties makes our business more vulnerable to natural disasters, severe weather conditions and climate change; An uninsured loss or a loss that exceeds the insurance coverage on our properties may subject us to loss of capital and revenue on those properties; Loss of our key personnel may adversely affect our business and operations; We face competition from numerous sources, including other REITs and other real estate owners; Costs of environmental remediation may reduce our cash flow available for distribution to stock and unit holders; Compliance with the Americans with Disabilities Act and fire, safety and other regulations may require us to make unexpected expenditures; The unauthorized access, use, theft or destruction of tenant or employee personal, financial or other data or of Regency’s proprietary or confidential information stored in our information systems

 

7

 


or by third parties on our behalf could impact our reputation and brand and expose us to potential liability and loss of revenues.

Risk Factors Related to Our Partnership and Joint Ventures

We do not have voting control over all of the properties owned in our co-investment partnerships and joint ventures, so we are unable to ensure that our objectives will be pursued; The termination of our partnerships may adversely affect our cash flow, operating results, and our ability to make distributions to stock and unit holders.

Risk Factors Related to Funding Strategies and Capital Structure

Our ability to sell properties and fund acquisitions and developments may be adversely impacted by higher market capitalization rates and lower NOI at our properties which may dilute earnings; We may acquire properties or portfolios of properties through tax-deferred contribution transactions, which may result in stockholder dilution and limit our ability to sell such assets; We depend on external sources of capital, which may not be available in the future on favorable terms or at all; Our debt financing may adversely affect our business and financial condition; Covenants in our debt agreements may restrict our operating activities and adversely affect our financial condition; Increases in interest rates would cause our borrowing costs to rise and negatively impact our results of operations; Hedging activity may expose us to risks, including the risks that a counterparty will not perform and that the hedge will not perform and that the hedge will not yield the economic benefits we anticipate, which may adversely affect us; The interest rates on our Unsecured Credit facilities as well as on our variable rate mortgages and interest rate swaps might change based on changes to the method in which LIBOR or its replacement rate is determined.

Risk Factors Related to our Company and the Market Price for Our Securities

Changes in economic and market conditions may adversely affect the market price of our securities; There is no assurance that we will continue to pay dividends at historical rates; Enhanced focus on corporate responsibility and sustainability, specifically related to environmental, social and governance matters, may impose additional costs and expose us to new risks.

Risk Factors Related to Laws and Regulations

If the Parent Company fails to qualify as a REIT for federal income tax purposes, it would be subject to federal income tax at regular corporate rates; Recent changes to the U.S. tax laws may have a significant negative impact on the overall economy, our tenants, our investors, and our business; Dividends paid by REITs generally do not qualify for reduced tax rates; Certain foreign stockholders may be subject to U.S. federal income tax on gain recognized on a disposition of our common stock if we do not qualify as a “domestically controlled” REIT; Legislative or other actions affecting REITs may have a negative effect on us; Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities; Restrictions on the ownership of the Parent Company's capital stock to preserve its REIT status may delay or prevent a change in control; The issuance of the Parent Company's capital stock may delay or prevent a change in control.

 

8

 

reg-ex992_6.htm

 

Exhibit 99.2

 


 

Table of Contents

March 31, 2020

 

Forward-Looking Statements and Non-GAAP Measures Disclosures

i

 

 

Earnings Press Release

v

 

 

Summary Information:

 

 

 

Summary Financial Information

1

 

 

Summary Real Estate Information

2

 

 

Financial Information:

 

 

 

Consolidated Balance Sheets

3

 

 

Consolidated Statements of Operations

4

 

 

Supplemental Details of Operations (Consolidated Only)

5

 

 

Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only)

6

 

 

Supplemental Details of Operations (Real Estate Partnerships Only)

7

 

 

Supplemental Details of Same Property NOI (Pro-Rata)

8

 

 

Reconciliations of Non-GAAP Financial Measures and Additional Disclosures

9

 

 

Summary of Consolidated Debt

11

 

 

Summary of Consolidated Debt Detail

12

 

 

Summary of Unsecured Debt Covenants and Leverage Ratios

13

 

 

Summary of Unconsolidated Debt

14

 

 

Unconsolidated Investments

15

 

 

Investment Activity:

 

 

 

Property Transactions

16

 

 

Summary of Development and Redevelopment

17

 

 

Major Redevelopment Pipeline

19

 

 

Real Estate Information:

 

 

 

Leasing Statistics

20

 

 

Average Base Rent by CBSA

21

 

 

Significant Tenant Rents

22

 

 

Tenant Lease Expirations

23

 

 

Portfolio Summary Report by State

24

 

 

Components of NAV

40

 

 

Glossary of Terms

42

 

 


 

Forward-Looking Statements and Non-GAAP Measures Disclosures

March 31, 2020

 

Forward-Looking Statements

 

Certain statements in this document regarding anticipated financial, business, legal or other outcomes including business and market conditions, outlook and other similar statements relating to Regency’s future events, developments, or financial or operational performance or results, are “forward-looking statements” made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are identified by the use of words such as “may,” “will,” “should,” “expect,” “estimate,” “believe,” “intend,” “forecast,” “anticipate,” “guidance,” and other similar language. However, the absence of these or similar words or expressions does not mean a statement is not forward-looking. While we believe these forward-looking statements are reasonable when made, forward-looking statements are not guarantees of future performance or events and undue reliance should not be placed on these statements. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance these expectations will be attained, and it is possible actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks and uncertainties.

 

Our operations are subject to a number of risks and uncertainties including, but not limited to, those listed below. When considering an investment in our securities, you should carefully read and consider these risks, together with all other information in our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q  and our other filings and submissions to the SEC, which provide much more information and detail on the risks described below. If any of the events described in the following risk factors actually occur, our business, financial condition or operating results, as well as the market price of our securities, could be materially adversely affected. Forward-looking statements are only as of the date they are made, and Regency undertakes no duty to update its forward-looking statements except as required by law. These risks and events include, without limitation:

 

Risk Factors Relating to the COVID-19 Pandemic

 

 

Pandemics or other health crises may adversely affect our tenants’ financial condition, the profitability of our properties, our access to the capital markets, and could have a material adverse effect on our business, results of operations, cash flows and financial condition.

 

Risk Factors Related to the Retail Industry

 

 

Economic and market conditions may adversely affect the retail industry and consequently reduce our revenues and cash flow, and increase our operating expenses.

 

Shifts in retail sales and delivery methods between brick and mortar stores, e-commerce, home delivery, and curbside pick-up may adversely impact our revenues and cash flows.

 

Changing economic and detail market conditions in geographic areas where our properties are concentrated may reduce our revenues and cash flow.

 

Our success depends on the success and continued presence of “anchor” tenants.

 

A significant percentage of our revenues are derived from smaller “shop space” tenants and our net income may be adversely impacted if our smaller shop tenants are not successful.

 

We may be unable to collect balances due from tenants in bankruptcy.

 

Risk Factors Related to Real Estate Investments and Operations

 

 

We are subject to numerous laws and regulations that may adversely affect our operations or expose us to liability.

 

Our real estate assets may decline in value and be subject to impairment losses which may reduce our net income.

 

We face risks associated with development, redevelopment and expansion of properties.

 

We face risks associated with the development of mixed-use commercial properties.

 

We face risks associated with the acquisition of properties.

 

We face risks if we expand into new markets.

 

We may be unable to sell properties when desired because of market conditions.

 

Supplemental Information

i

 


 

 

Certain of the properties in our portfolio are subject to ground leases; if we are unable to renew a ground lease, purchase the fee simple interest, or are found to be in breach of a ground lease, we may be adversely affected.

 

Climate change may adversely impact our properties directly and may lead to additional compliance obligations and costs as well as additional taxes and fees.

 

Geographic concentration of our properties makes our business more vulnerable to natural disasters, severe weather conditions and climate change.

 

An uninsured loss or a loss that exceeds the insurance coverage on our properties may subject us to loss of capital and revenue on those properties

 

Loss of our key personnel may adversely affect our business and operations.

 

We face competition from numerous sources, including other REITs and other real estate owners.

 

Costs of environmental remediation may reduce our cash flow available for distribution to stock and unit holders.

 

Compliance with the Americans with Disabilities Act and fire, safety and other regulations may require us to make unexpected expenditures.

 

The unauthorized access, use, theft or destruction of tenant or employee personal, financial or other data or of Regency’s proprietary or confidential information stored in our information systems or by third parties on our behalf could impact our reputation and brand and expose us to potential liability and loss of revenues.

 

Risk Factors Related to Our Partnership and Joint Ventures

 

 

We do not have voting control over all of the properties owned in our co-investment partnerships and joint ventures, so we are unable to ensure that our objectives will be pursued.

 

The termination of our partnerships may adversely affect our cash flow, operating results, and our ability to make distributions to stock and unit holders.

 

Risk Factors Related to Funding Strategies and Capital Structure

 

 

Our ability to sell properties and fund acquisitions and developments may be adversely impacted by higher market capitalization rates and lower NOI at our properties which may dilute earnings.

 

We may acquire properties or portfolios of properties through tax-deferred contribution transactions, which may result in stockholder dilution and limit our ability to sell such assets.

 

We depend on external sources of capital, which may not be available in the future on favorable terms or at all.

 

Our debt financing may adversely affect our business and financial condition.

 

Covenants in our debt agreements may restrict our operating activities and adversely affect our financial condition.

 

Increases in interest rates would cause our borrowing costs to rise and negatively impact our results of operations.

 

Hedging activity may expose us to risks, including the risks that a counterparty will not perform and that the hedge will not perform and that the hedge will not yield the economic benefits we anticipate, which may adversely affect us.

 

The interest rates on our Unsecured Credit facilities as well as on our variable rate mortgages and interest rate swaps might change based on changes to the method in which LIBOR or its replacement rate is determined.

 

Risk Factors Related to our Company and the Market Price for Our Securities

 

 

Changes in economic and market conditions may adversely affect the market price of our securities.

 

There is no assurance that we will continue to pay dividends at historical rates.

 

Enhanced focus on corporate responsibility and sustainability, specifically related to environmental, social and governance matters, may impose additional costs and expose us to new risks.

 

Risk Factors Related to Laws and Regulations

 

 

If the Parent Company fails to qualify as a REIT for federal income tax purposes, it would be subject to federal income tax at regular corporate rates.

 

Recent changes to the U.S. tax laws may have a significant negative impact on the overall economy, our tenants, our investors, and our business.

 

Dividends paid by REITs generally do not qualify for reduced tax rates.

 

Certain foreign stockholders may be subject to U.S. federal income tax on gain recognized on a disposition of our common stock if we do not qualify as a “domestically controlled” REIT.

 

Supplemental Information

ii

 


 

 

Legislative or other actions affecting REITs may have a negative effect on us.

 

Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities.

 

Restrictions on the ownership of the Parent Company's capital stock to preserve its REIT status may delay or prevent a change in control.

 

The issuance of the Parent Company's capital stock may delay or prevent a change in control.

 

Non-GAAP Measures Disclosures

 

We believe these non-GAAP measures provide useful information to our Board of Directors, management and investors regarding certain trends relating to our financial condition and results of operations. Our management uses these non-GAAP measures to compare our performance to that of prior periods for trend analyses, purposes of determining management incentive compensation and budgeting, forecasting and planning purposes.

 

We do not consider non-GAAP measures an alternative to financial measures determined in accordance with GAAP. The principal limitation of these non-GAAP financial measures is they may exclude significant expense and income items that are required by GAAP to be recognized in our consolidated financial statements. In addition, they reflect the exercise of management’s judgment about which expense and income items are excluded or included in determining these non-GAAP financial measures. In order to compensate for these limitations, reconciliations of the non-GAAP financial measures we use to their most directly comparable GAAP measures are provided. Non-GAAP financial measures should not be relied upon in evaluating the financial condition, results of operations or future prospects of the Company.

 

The pro-rata information provided is not, and is not intended to be, presented in accordance with GAAP.  The pro-rata supplemental details of assets and liabilities and supplemental details of operations reflect our proportionate economic ownership of the assets, liabilities and operating results of the properties in our portfolio.

 

 

The items labeled as "Consolidated" are prepared on a basis consistent with the Company's consolidated financial statements as filed with the SEC on the most recent Form 10-Q or 10-K, as applicable.

 

 

The columns labeled "Share of JVs" represent our ownership interest in our unconsolidated (equity method) investments in real estate partnerships, and was derived on a partnership by partnership basis by applying to each financial statement line item our ownership percentage interest used to arrive at our share of investments in real estate partnerships and equity in income or loss of investments in real estate partnerships during the period when applying the equity method of accounting to each of our unconsolidated partnerships.

 

 

A similar calculation was performed for the amounts in columns labeled ''Noncontrolling Interests”, which represent the limited partners’ interests in consolidated partnerships attributable to each financial statement line item.  

 

We do not control the unconsolidated partnerships, and the presentations of the assets and liabilities and revenues and expenses do not necessarily represent our legal claim to such items.  The partners are entitled to profit or loss allocations and distributions of cash flows according to the operating agreements, which generally provide for such allocations according to their invested capital.  Our share of invested capital establishes the ownership interest we use to prepare our pro-rata share.  

 

The presentation of pro-rata financial information has limitations as an analytical tool. Some of these limitations include, but are not limited to the following:

 

 

The amounts shown on the individual line items were derived by applying our overall economic ownership interest percentage determined when applying the equity method of accounting or allocating noncontrolling interests, and do not necessarily represent our legal claim to the assets and liabilities, or the revenues and expenses; and

 

 

Other companies in our industry may calculate their pro-rata interests differently, limiting the comparability of pro-rata information.

 

Because of these limitations, the supplemental details of assets and liabilities and supplemental details of operations should not be considered independently or as a substitute for our financial statements as reported under GAAP. We compensate for these limitations by relying primarily on our GAAP results and using the pro-rata details as a supplement.

 

 

Supplemental Information

iii

 


 

The following non-GAAP measures, as defined in the Glossary of Terms, are commonly used by management and the investing public to understand and evaluate our operating results and performance:

 

 

NAREIT Funds From Operations (NAREIT FFO):  The Company believes NAREIT FFO provides a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, acquisition and development activities, and financing costs.  The Company provides a reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO.

 

 

Net Operating Income (NOI):  The Company believes NOI provides useful information to investors to measure the operating performance of its portfolio of properties.  The Company provides a reconciliation of Net Income Attributable to Common Stockholders to pro-rata NOI.

 

 

Core Operating Earnings:  The Company believes Core Operating Earnings, which excludes certain non-cash and non-comparable items from the computation of NAREIT FFO that affect the Company's period-over-period performance, is useful to investors because it is more reflective of the core operating performance of its portfolio of properties.  The Company provides a reconciliation of NAREIT FFO to Core Operating Earnings.

 

 

Same Property NOI:  The Company provides disclosure of NOI on a same property basis because it believes the measure provides investors with additional information regarding the operating performances of comparable assets.  Same Property NOI excludes all development, non-same property and corporate level revenue and expenses.  The Company also provides disclosure of NOI excluding termination fees, which excludes both termination fee income and expenses.  

 

 

 

Supplemental Information

iv

 


 

 

 

NEWS RELEASE

For immediate release

 

Laura Clark

904 598 7831

LauraClark@RegencyCenters.com

 

Regency Centers Reports First Quarter 2020 Results and Provides Business Update Related to COVID-19

JACKSONVILLE, FL (May 7, 2020) – Regency Centers Corporation (“Regency” or the “Company”) today reported financial and operating results for the period ended March 31, 2020, and provided a  business update related to COVID-19.

First Quarter 2020 Highlights

 

For the three months ended March 31, 2020, Net (Loss) Income Attributable to Common Stockholders (“Net Loss”) of ($0.15) per diluted share.

 

First quarter NAREIT Funds From Operations (“NAREIT FFO”) of $0.98 per diluted share.

 

Same property Net Operating Income (“NOI”), excluding termination fees, declined by 0.7%, as compared to the same period in 2019 driven by known bankruptcy moveouts and a higher rate of uncollectible lease income related to the COVID-19 pandemic.  

 

As of March 31, 2020, the same property portfolio was 95.0% leased.

 

Total comparable leasing volume of 1.5 million square feet of new and renewal leases, with trailing twelve month rent spreads of 7.4%.

 

In January, Regency sold two properties for a gross sales price of $98.4 million.  The Company also purchased additional interests in two joint venture properties for a total of $60.5 million.  

 

The Company further strengthened its liquidity position through the settlement of its 2019 forward equity sales under its at-the-market program (“ATM”) at a weighted average sale prices of $67.99 per share, generating $125.8 million in net proceeds together with a line draw of $500 million on its existing revolving credit facility, bringing total liquidity to $1.3 billion.

 

At March 31, 2020, net debt-to-operating EBITDAre ratio on a pro-rata basis was 5.3x.

 

On May 4, 2020, Regency’s Board of Directors (the “Board”) declared a quarterly cash dividend on the Company’s common stock of $0.595 per share.

COVID-19 Business Update Highlights

 

The Company’s 416 properties have remained open and operating during the entirety of the COVID-19 pandemic.

 

As of the end of April, approximately 40% of Regency’s tenants were closed based on pro-rata Annual Base Rent (“ABR”).

 

62% of April 2020 pro-rata base rent was collected through May 5, 2020.

“Throughout this challenging time, Regency has continued to focus on the well-being of our team members, tenants, and the people in the neighborhoods that our properties serve. We are very proud of our dedicated teams throughout the country, as they have worked closely with tenants and vendors to ensure our properties are operating safely and our tenants are able to continue to seamlessly provide essential goods and services to our communities during this critical time,” said Lisa Palmer, President and Chief Executive Officer. “While there are still many challenges in front of us, we are confident that Regency is well-positioned to succeed over the long term due to our high-quality portfolio with a focus on necessity, convenience, and value retailers, our healthy balance sheet, the long term value creation opportunities in our development and redevelopment pipeline, and most importantly, our phenomenal team,” continued Palmer.

 

Supplemental Information

v

 


 

First Quarter 2020 Results

Regency reported Net Loss for the first quarter of ($25.3) million, or ($0.15) per diluted share, compared to Net Income Attributable to Common Stockholders of $90.4 million, or $0.54 per diluted share, for the same period in 2019. Net Loss in the first quarter of 2020 included a non-cash goodwill impairment charge of $132.1 million, or $0.78 per diluted share. The market disruptions related to the significant economic impacts of the COVID-19 pandemic triggered evaluation of reporting unit fair values for goodwill recoverability. The Company reported NAREIT FFO for the first quarter of $166.1 million, or $0.98 per diluted share, compared to $159.8 million, or $0.95 per diluted share, for the same period in 2019. The Company reported Core Operating Earnings for the first quarter of $153.7 million, or $0.91 per diluted share, compared to $152.7 million, or $0.91 per diluted share, for the same period in 2019.

First quarter same property NOI, excluding termination fees, declined by 0.7% compared to the same period in 2019. Same property NOI in the first quarter of 2020 was negatively impacted by known bankruptcy related moveouts and a higher rate of uncollectible lease income driven by changes in expectations of collectability for certain tenants given the COVID-19 pandemic. For operating leases in which collectability of lease income is considered less than probable, lease income is recognized on a cash basis and all previously recognized lease income that has not been collected is reversed in the period in which the lease income is determined not to be probable of collection.

As of March 31, 2020, Regency’s wholly-owned portfolio plus its pro-rata share of co-investment partnerships, was 94.5% leased. The same property portfolio was 95.0% leased. Within the same property portfolio, anchor percent leased, which includes spaces greater than 10,000 square feet, was 97.1%, a decline of 10 basis points sequentially, primarily driven by the known bankruptcy-related moveout of Barneys New York at 101 7th Avenue. Same property shop percent leased, which includes spaces less than 10,000 square feet, was 91.4%. For the three months ended March 31, 2020, Regency executed 1.5 million square feet of comparable new and renewal leases at blended rent spreads of 4.1%. For the trailing twelve months, the Company executed 6.8 million square feet of comparable new and renewal leases at blended rents spreads of 7.4%.

As previously disclosed, in January of 2020, the Company closed on the acquisition of additional interests in two properties. These acquisitions include a joint venture partner’s 70% interest in Country Walk Plaza in Miami for $27.7 million and an additional 16.6% interest in Town & Country Center in Los Angeles for $32.8 million, bringing Regency’s total interest in Town & Country Center to 35%. In January, the Company sold Young Circle Shopping Center in Hollywood, FL, and Stonewall Shopping Center in Gainesville, VA, for a combined gross sales price of $98.4 million. Subsequent to quarter end, Regency closed on the sale of its joint venture interest in Kent Place, located in Denver, CO, to its joint venture partner for $9.8 million.

Business Update Related to COVID-19

During the quarter, the Company successfully managed the transition of all team members to working remotely. Regency’s property and asset management teams continue to respond appropriately to any onsite, tenant and property management requests, while following all applicable safety and social distancing guidelines. Regency’s 416 shopping centers have remained open and operating throughout the pandemic and in compliance with government-imposed COVID-19 guidelines and mandates.

Regency has made direct contact with its 8,000+ tenants to assess each individual tenant’s current status and COVID-19 related impacts. The Company continues to provide an extensive support system for its tenants including a COVID-19 Tenant Resources webpage available on the Company’s website, hosting tenant webinars, and the creation of its “Social Distancing, Made Easier” campaign which offers tenants support and resources to help navigate the current environment and generate awareness through digital and social media channels. As of the end of April 2020, approximately 40% of the Company’s tenants were closed due to COVID-19 related mandated restrictions or had voluntarily closed. Tenants have since begun to reopen in states where closure mandates have been partially lifted.

A presentation providing additional information regarding COVID-19 business updates and impacts is posted on the Company’s website at investors.regencycenters.com.  

 

Supplemental Information

vi

 


 

Rent Collections

As of May 5, 2020, the Company collected 62% of April pro-rata base rent.

 

April Rent Collections

 

 

 

 

 

 

 

 

 

Type*

Tenant Categories

% of Total ABR

 

April Base Rent Collected

 

Essential - Retail/Services

Grocers, drugstores, mass merchandisers, banks, pet stores, office supplies, medical, etc.

43%

 

93%

 

Essential - Restaurants

 

19%

 

41%

 

 

 

 

 

 

 

 

 

Quick Service

Fast food, QSRs, limited service

12%

 

45%

 

 

 

 

 

 

 

 

 

Full Service

Casual dining, table service, fine dining

7%

 

34%

 

 

 

 

 

 

 

 

 

Other Retail/Services

Soft goods, Personal Service, professional service, fitness, other

38%

 

37%

 

Total Portfolio

 

100%

 

62%

 

*

Essential retailers defined as those that supply or provide consumers and essential businesses with any basic necessary goods and services; definition varies across municipalities.

Investments

In light of the COVID-19 pandemic, the Company continues to evaluate the impacts to scope, investment, tenancy, timing, and return on investment on all in-process and future pipeline projects to determine the most appropriate direction of each project. As of the end of 2019, the Company had approximately $350 million of in-process developments and redevelopments, with nearly $225 million remaining to be invested.  As of the date of this release, the Company now expects to invest approximately $80 million to meet its lease obligations, municipal requirements, and life safety matters related to in-process projects and has selectively deferred investment of approximately $145 million of in-process projects through phasing of its investment or by pausing construction as it continues its assessment of the pandemic impacts. The Company is also reviewing its extensive pipeline of value-add redevelopments that are currently in pre-development and has flexibility to defer future capital commitments. The Company will provide further details on the status of its projects in subsequence announcements, as warranted.

The Company has terminated the purchase agreement for the acquisition in Southern California that had been previously referenced and has no further investments under contract at this time.

Liquidity

Regency has taken additional steps to further strengthen its financial position and balance sheet, to enhance its financial liquidity, and to provide financial flexibility amid the evolving effects of the COVID-19 pandemic. During the quarter, the Company settled its forward equity sales under its ATM program of approximately $125 million and drew an additional $500 million from its existing $1.25 billion revolving credit facility. As of March 31, 2020, Regency had a cash balance of approximately $735 million and $545 million available under its revolving credit facility, which together represent total liquidity of $1.3 billion. Regency has no unsecured debt maturities until 2022, and features a low debt to EBITDAre ratio of 5.3x as of March 31, 2020. Subsequent to March 31, 2020, Regency’s co-investment partnerships refinanced $225.5 million of their 2020 maturing mortgage loans. Regency’s pro-rata share of remaining 2020 maturities is approximately $48 million.

 

Supplemental Information

vii

 


 

ATM Equity Program

Regency’s ATM equity program expired on March 31, 2020, together with the expiration of its shelf registration statement. As a matter of due course, and following the previously announced filing of its shelf registration statement, the Company intends to renew its ATM equity program in the second quarter of 2020. The terms and size of the program are expected to be consistent with its previous ATM equity program.

Dividend

On May 4, 2020, Regency’s Board declared a quarterly cash dividend on the Company’s common stock of $0.595 per share. The dividend is payable on May 26, 2020, to shareholders of record as of May 18, 2020.  

Guidance

Due to the continued uncertainty and disruption from COVID-19, on March 30, 2020, the Company withdrew its 2020 guidance that had been provided on February 12, 2020. The Company will evaluate resumption of guidance in the future as the impact of COVID-19 on its tenants’ business and the Company’s business is better understood.

Conference Call Information

To discuss Regency’s first quarter results and provide further business updates related to COVID-19, management will host a conference call on Friday, May 8, 2020, at 11:00 a.m. ET. Dial-in and webcast information is listed below.

First Quarter 2020 Earnings Conference Call

Date:Friday, May 8, 2020

Time:11:00 a.m. ET

Dial#:877-407-0789 or 201-689-8562

Webcast:investors.regencycenters.com

Replay

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Non-GAAP Disclosure

We believe these non-GAAP measures provide useful information to our Board of Directors, management and investors regarding certain trends relating to our financial condition and results of operations. Our management uses these non-GAAP measures to compare our performance to that of prior periods for trend analyses, purposes of determining management incentive compensation and budgeting, forecasting and planning purposes.

We do not consider non-GAAP measures an alternative to financial measures determined in accordance with GAAP. The principal limitation of these non-GAAP financial measures is they may exclude significant expense and income items that are required by GAAP to be recognized in our consolidated financial statements. In addition, they reflect the exercise of management’s judgment about which expense and income items are excluded or included in determining these non-GAAP financial measures. In order to compensate for these limitations, reconciliations of the non-GAAP financial measures we use to their most directly comparable GAAP measures are provided. Non-GAAP financial measures should not be relied upon in evaluating the financial condition, results of operations or future prospects of the Company.

NAREIT FFO is a commonly used measure of REIT performance, which the National Association of Real Estate Investment Trusts (“NAREIT”) defines as net income, computed in accordance with GAAP, excluding gains on sale and impairments of real estate, net of tax, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Regency computes NAREIT FFO for all periods presented in accordance with NAREIT's definition. Since NAREIT FFO excludes depreciation and amortization and gains on sales and impairments of real estate, it provides a performance measure that, when compared year over year, reflects the impact on operations from trends in

 

Supplemental Information

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occupancy rates, rental rates, operating costs, acquisition and development activities, and financing costs. This provides a perspective of the Company’s financial performance not immediately apparent from net income determined in accordance with GAAP. Thus, NAREIT FFO is a supplemental non-GAAP financial measure of the Company's operating performance, which does not represent cash generated from operating activities in accordance with GAAP; and, therefore, should not be considered a substitute measure of cash flows from operations. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO.

Core Operating Earnings is an additional performance measure that excludes from NAREIT FFO: (i) transaction related income or expenses; (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from above and below market rent amortization, straight-line rents, and amortization of mark-to-market of debt adjustments; and (iv) other amounts as they occur. The Company provides a reconciliation of Net Income to NAREIT FFO to Core Operating Earnings.  

Reconciliation of Net (Loss) Income Attributable to Common Stockholders to NAREIT FFO and Core Operating

Earnings - Actual (in thousands)

 

For the Periods Ended March 31, 2020 and 2019

 

Three Months Ended

 

 

Year to Date

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

Reconciliation of Net Income to NAREIT FFO:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net (Loss) Income Attributable to Common Stockholders

 

$

(25,332

)

 

 

90,446

 

 

$

(25,332

)

 

 

90,446

 

Adjustments to reconcile to NAREIT Funds From Operations (1):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization (excluding FF&E)

 

 

96,632

 

 

 

104,498

 

 

 

96,632

 

 

 

104,498

 

Goodwill impairment

 

 

132,128

 

 

 

-

 

 

 

132,128

 

 

 

-

 

Gain on sale of real estate

 

 

(37,952

)

 

 

(37,052

)

 

 

(37,952

)

 

 

(37,052

)

Provision for impairment of real estate

 

 

784

 

 

 

1,672

 

 

 

784

 

 

 

1,672

 

Exchangeable operating partnership units

 

 

(115

)

 

 

190

 

 

 

(115

)

 

 

190

 

NAREIT Funds From Operations

 

$

166,145

 

 

 

159,754

 

 

$

166,145

 

 

 

159,754

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Reconciliation of NAREIT FFO to Core Operating Earnings:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NAREIT Funds From Operations

 

$

166,145

 

 

 

159,754

 

 

$

166,145

 

 

 

159,754

 

Adjustments to reconcile to Core Operating Earnings (1):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Early extinguishment of debt

 

 

-

 

 

 

10,591

 

 

 

-

 

 

 

10,591

 

Interest on bonds for period from notice to redemption

 

 

-

 

 

 

367

 

 

 

-

 

 

 

367

 

Straight line rent, net

 

 

676

 

 

 

(4,168

)

 

 

676

 

 

 

(4,168

)

Above/below market rent amortization, net

 

 

(12,729

)

 

 

(13,336

)

 

 

(12,729

)

 

 

(13,336

)

Debt premium/discount amortization

 

 

(410

)

 

 

(527

)

 

 

(410

)

 

 

(527

)

Core Operating Earnings

 

$

153,682

 

 

 

152,681

 

 

$

153,682

 

 

 

152,681

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted Average Shares For Diluted Earnings per Share

 

 

167,908

 

 

 

167,717

 

 

 

167,908

 

 

 

167,717

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted Average Shares For Diluted FFO and Core Operating Earnings per Share

 

 

169,039

 

 

 

168,067

 

 

 

169,039

 

 

 

168,067

 

(1)

Includes Regency's consolidated entities and its pro-rata share of unconsolidated co-investment partnerships, net of pro-rata share attributable to noncontrolling interests.

Same property NOI is a key non-GAAP measure used by management in evaluating the operating performance of Regency’s properties. The Company provides a reconciliation of net income to pro-rata same property NOI.

 

Supplemental Information

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Reconciliation of Net (Loss) Income Attributable to Common Stockholders to Pro-Rata Same

Property NOI – Actual (in thousands)

 

For the Periods Ended March 31, 2020 and 2019

 

Three Months Ended

 

 

Year to Date

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

Net (Loss) Income Attributable to Common Stockholders

 

$

(25,332

)

 

 

90,446

 

 

$

(25,332

)

 

 

90,446

 

Less:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Management, transaction, and other fees

 

 

(6,816

)

 

 

(6,972

)

 

 

(6,816

)

 

 

(6,972

)

Other(1)

 

 

(13,810

)

 

 

(18,967

)

 

 

(13,810

)

 

 

(18,967

)

Plus:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

 

89,295

 

 

 

97,194

 

 

 

89,295

 

 

 

97,194

 

General and administrative

 

 

13,705

 

 

 

21,300

 

 

 

13,705

 

 

 

21,300

 

Other operating expense

 

 

1,337

 

 

 

1,134

 

 

 

1,337

 

 

 

1,134

 

Other expense

 

 

137,266

 

 

 

31,171

 

 

 

137,266

 

 

 

31,171

 

Equity in income (loss) of investments in real estate excluded from NOI (2)

 

 

15,483

 

 

 

(5,630

)

 

 

15,483

 

 

 

(5,630

)

Net income attributable to noncontrolling interests

 

 

549

 

 

 

1,047

 

 

 

549

 

 

 

1,047

 

NOI

 

 

211,677

 

 

 

210,723

 

 

 

211,677

 

 

 

210,723

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Less non-same property NOI (3)

 

 

(8,360

)

 

 

(7,740

)

 

 

(8,360

)

 

 

(7,740

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same Property NOI

 

$

203,317

 

 

 

202,983

 

 

$

203,317

 

 

 

202,983

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same Property NOI without Termination Fees

 

$

201,179

 

 

 

202,525

 

 

$

201,179

 

 

 

202,525

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same Property NOI without Termination Fees or Redevelopments

 

$

181,157

 

 

 

182,749

 

 

$

181,157

 

 

 

182,749

 

(1)

Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.

(2)

Includes non-NOI expenses incurred at our unconsolidated real estate partnerships, such as, but not limited to, straight-line rental income, above and below market rent amortization, depreciation and amortization, interest expense, and real estate gains and impairments.

(3)

Includes revenues and expenses attributable to Non-Same Property, Projects in Development, corporate activities, and noncontrolling interests.

Reported results are preliminary and not final until the filing of the Company’s Form 10-Q with the SEC and, therefore, remain subject to adjustment.

The Company has published forward-looking statements and additional financial information in its first quarter 2020 supplemental information package that may help investors estimate earnings for 2020. A copy of the Company’s first quarter 2020 supplemental information will be available on the Company's website at https://investors.regencycenters.com/ or by written request to: Investor Relations, Regency Centers Corporation, One Independent Drive, Suite 114, Jacksonville, Florida, 32202. The supplemental information package contains more detailed financial and property results including financial statements, an outstanding debt summary, acquisition and development activity, investments in partnerships, information pertaining to securities issued other than common stock, property details, a significant tenant rent report and a lease expiration table in addition to earnings and valuation guidance assumptions. The information provided in the supplemental package is unaudited 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 March 31, 2020. Regency may, but assumes no obligation to, update information in the supplemental package from time to time.

About Regency Centers Corporation (NASDAQ: REG)

Regency Centers is the preeminent national owner, operator, and developer of shopping centers located in affluent and densely populated trade areas. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust (REIT) that is self-administered, self-managed, and an S&P 500 Index member. For more information, please visit RegencyCenters.com.

###

 

Supplemental Information

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Forward-Looking Statements

Certain statements in this document regarding anticipated financial, business, legal or other outcomes including business and market conditions, outlook and other similar statements relating to Regency’s future events, developments, or financial or operational performance or results, are “forward-looking statements” made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are identified by the use of words such as “may,” “will,” “should,” “expect,” “estimate,” “believe,” “intend,” “forecast,” “anticipate,” “guidance,” and other similar language. However, the absence of these or similar words or expressions does not mean a statement is not forward-looking. While we believe these forward-looking statements are reasonable when made, forward-looking statements are not guarantees of future performance or events and undue reliance should not be placed on these statements. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance these expectations will be attained, and it is possible actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks and uncertainties.

Our operations are subject to a number of risks and uncertainties including, but not limited to, those listed below. When considering an investment in our securities, you should carefully read and consider these risks, together with all other information in our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q and our other filings and submissions to the SEC, which provide much more information and detail on the risks described below. If any of the events described in the following risk factors actually occur, our business, financial condition or operating results, as well as the market price of our securities, could be materially adversely affected. Forward-looking statements are only as of the date they are made, and Regency undertakes no duty to update its forward-looking statements except as required by law. These risks and events include, without limitation:

Risk Factors Related to the COVID-19 Pandemic

Pandemics or other health crises may adversely affect our tenants’ financial condition, the profitability of our properties, our access to the capital markets and could have a material adverse effect on our business, results of operations, cash flows and financial condition.

Risk Factors Related to the Retail Industry

Economic and market conditions may adversely affect the retail industry and consequently reduce our revenues and cash flow, and increase our operating expenses; Shifts in retail sales and delivery methods between brick and mortar stores, e-commerce, home delivery, and curbside pick-up may adversely impact our revenues and cash flows; Changing economic and detail market conditions in geographic areas where our properties are concentrated may reduce our revenues and cash flow; Our success depends on the success and continued presence of “anchor” tenants; A significant percentage of our revenues are derived from smaller “shop space” tenants and our net income may be adversely impacted if our smaller shop tenants are not successful; We may be unable to collect balances due from tenants in bankruptcy.

Risk Factors Related to Real Estate Investments and Operations

We are subject to numerous laws and regulations that may adversely affect our operations or expose us to liability; Our real estate assets may decline in value and be subject to impairment losses which may reduce our net income; We face risks associated with development, redevelopment and expansion of properties; We face risks associated with the development of mixed-use commercial properties; We face risks associated with the acquisition of properties; We face risks if we expand into new markets; We may be unable to sell properties when desired because of market conditions; Certain of the properties in our portfolio are subject to ground leases; if we are unable to renew a ground lease, purchase the fee simple interest, or are found to be in breach of a ground lease, we may be adversely affected; Climate change may adversely impact our properties directly and may lead to additional compliance obligations and costs as well as additional taxes and fees; Geographic concentration of our properties makes our business more vulnerable to natural disasters, severe weather conditions and climate change; An uninsured loss or a loss that exceeds the insurance coverage on our properties may subject us to loss of capital and revenue on those properties; Loss of our key personnel may adversely affect our business and operations; We face competition from numerous sources, including other REITs and other real estate owners; Costs of environmental remediation may reduce our cash flow available for distribution to

 

Supplemental Information

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stock and unit holders; Compliance with the Americans with Disabilities Act and fire, safety and other regulations may require us to make unexpected expenditures; The unauthorized access, use, theft or destruction of tenant or employee personal, financial or other data or of Regency’s proprietary or confidential information stored in our information systems or by third parties on our behalf could impact our reputation and brand and expose us to potential liability and loss of revenues.

Risk Factors Related to Our Partnership and Joint Ventures

We do not have voting control over all of the properties owned in our co-investment partnerships and joint ventures, so we are unable to ensure that our objectives will be pursued; The termination of our partnerships may adversely affect our cash flow, operating results, and our ability to make distributions to stock and unit holders.

Risk Factors Related to Funding Strategies and Capital Structure

Our ability to sell properties and fund acquisitions and developments may be adversely impacted by higher market capitalization rates and lower NOI at our properties which may dilute earnings; We may acquire properties or portfolios of properties through tax-deferred contribution transactions, which may result in stockholder dilution and limit our ability to sell such assets; We depend on external sources of capital, which may not be available in the future on favorable terms or at all; Our debt financing may adversely affect our business and financial condition; Covenants in our debt agreements may restrict our operating activities and adversely affect our financial condition; Increases in interest rates would cause our borrowing costs to rise and negatively impact our results of operations; Hedging activity may expose us to risks, including the risks that a counterparty will not perform and that the hedge will not perform and that the hedge will not yield the economic benefits we anticipate, which may adversely affect us; The interest rates on our Unsecured Credit facilities as well as on our variable rate mortgages and interest rate swaps might change based on changes to the method in which LIBOR or its replacement rate is determined.

Risk Factors Related to our Company and the Market Price for Our Securities

Changes in economic and market conditions may adversely affect the market price of our securities; There is no assurance that we will continue to pay dividends at historical rates; Enhanced focus on corporate responsibility and sustainability, specifically related to environmental, social and governance matters, may impose additional costs and expose us to new risks.

Risk Factors Related to Laws and Regulations

If the Parent Company fails to qualify as a REIT for federal income tax purposes, it would be subject to federal income tax at regular corporate rates; Recent changes to the U.S. tax laws may have a significant negative impact on the overall economy, our tenants, our investors, and our business; Dividends paid by REITs generally do not qualify for reduced tax rates; Certain foreign stockholders may be subject to U.S. federal income tax on gain recognized on a disposition of our common stock if we do not qualify as a “domestically controlled” REIT; Legislative or other actions affecting REITs may have a negative effect on us; Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities; Restrictions on the ownership of the Parent Company's capital stock to preserve its REIT status may delay or prevent a change in control; The issuance of the Parent Company's capital stock may delay or prevent a change in control.

 

 

 

 

Supplemental Information

xii

 


 

Summary Financial Information

March 31, 2020

(in thousands, except per share data)

 

 

Three Months Ended

 

Year to Date

 

 

2020

 

2019

 

2020

 

2019

Financial Results

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net (loss) income attributable to common stockholders (page 4)

 

($25,332)

 

$90,446

 

($25,332)

 

$90,446

Net (loss) income per diluted share

 

($0.15)

 

$0.54

 

($0.15)

 

$0.54

 

 

 

 

 

 

 

 

 

NAREIT Funds From Operations (NAREIT FFO) (page 9)

 

$166,145

 

$159,754

 

$166,145

 

$159,754

NAREIT FFO per diluted share

 

$0.98

 

$0.95

 

$0.98

 

$0.95

 

 

 

 

 

 

 

 

 

Core Operating Earnings (previously Operating FFO) (page 9)

 

$153,682

 

$152,681

 

$153,682

 

$152,681

Core Operating Earnings per diluted share

 

$0.91

 

$0.91

 

$0.91

 

$0.91

 

 

 

 

 

 

 

 

 

Same Property NOI without termination fees (page 8)

 

$201,179

 

$202,525

 

$201,179

 

$202,525

% growth

 

-0.7%

 

 

 

-0.7%

 

 

 

 

 

 

 

 

 

 

 

Operating EBITDAre (page 10)

 

$200,172

 

$199,479

 

$200,172

 

$199,479

 

 

 

 

 

 

 

 

 

Dividends paid per share and unit

 

$0.595

 

$0.585

 

$0.595

 

$0.585

Payout ratio of Core Operating Earnings per share (diluted)

 

65.4%

 

64.3%

 

65.4%

 

64.3%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Diluted share and unit count

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted average shares (diluted) - Net (loss) income

 

167,908

 

167,717

 

167,908

 

167,717

Weighted average shares (diluted) - NAREIT FFO and Core Operating Earnings

 

169,039

 

168,067

 

169,039

 

168,067

_________________________________________________________________________________________________

 

 

 

As of

 

As of

 

As of

 

As of

 

 

3/31/20

 

12/31/19

 

12/31/18

 

12/31/17

Capital Information

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Market price per common share

 

$38.43

 

$63.09

 

$58.47

 

$69.18

 

 

 

 

 

 

 

 

 

Common shares outstanding

 

169,621

 

167,571

 

167,905

 

171,365

Exchangeable units held by noncontrolling interests

 

765

 

746

 

350

 

350

Common shares and equivalents issued and outstanding

 

170,386

 

168,317

 

168,255

 

171,715

Market equity value of common and convertible shares

 

$6,547,921

 

$10,619,161

 

$9,837,840

 

$11,879,231

 

 

 

 

 

 

 

 

 

Outstanding debt

 

$4,945,484

 

$4,445,591

 

$4,241,758

 

$4,115,588

Less: cash

 

(736,845)

 

(115,562)

 

(45,190)

 

(49,381)

Net debt

 

$4,208,639

 

$4,330,029

 

$4,196,568

 

$4,066,207

 

 

 

 

 

 

 

 

 

Total market capitalization

 

$10,756,560

 

$14,949,190

 

$14,034,408

 

$15,945,438

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Debt metrics (pro-rata; trailing 12 months "TTM")

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net Debt-to-Operating EBITDAre

 

5.3x

 

5.4x

 

5.3x

 

5.4x

Fixed charge coverage

 

4.3x

 

4.3x

 

4.2x

 

4.1x

 

 

Supplemental Information

1

 


 

Summary Real Estate Information

March 31, 2020

(GLA in thousands)

 

Wholly Owned and 100% of Co-investment Partnerships

 

3/31/2020

 

 

12/31/2019

 

 

9/30/2019

 

 

6/30/2019

 

 

3/31/2019

 

Number of properties

 

416

 

 

419

 

 

422

 

 

421

 

 

419

 

Number of retail operating properties

 

408

 

 

412

 

 

412

 

 

410

 

 

408

 

Number of same properties (1)

 

399

 

 

396

 

 

400

 

 

401

 

 

401

 

Number of properties in redevelopment

 

16

 

 

19

 

 

17

 

 

15

 

 

13

 

Number of properties in development

 

3

 

 

3

 

 

7

 

 

8

 

 

8

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Gross Leasable Area (GLA) - All properties

 

 

52,226

 

 

 

52,607

 

 

 

52,988

 

 

 

52,693

 

 

 

52,604

 

GLA including retailer-owned stores - All properties

 

 

56,314

 

 

 

56,695

 

 

 

57,076

 

 

 

56,781

 

 

 

56,692

 

GLA - Retail operating properties

 

 

51,284

 

 

 

52,109

 

 

 

51,952

 

 

 

51,498

 

 

 

51,370

 

GLA - Same properties (1)

 

 

50,089

 

 

 

49,892

 

 

 

50,344

 

 

 

50,426

 

 

 

50,357

 

GLA - Properties in redevelopment (2)

 

 

3,736

 

 

 

4,515

 

 

 

3,279

 

 

 

2,759

 

 

 

2,399

 

GLA - Properties in development

 

 

215

 

 

 

215

 

 

 

816

 

 

 

975

 

 

 

1,014

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Wholly Owned and Pro-Rata Share of Co-investment Partnerships

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

GLA - All properties

 

 

42,496

 

 

 

42,769

 

 

 

43,046

 

 

 

42,761

 

 

 

42,672

 

GLA including retailer-owned stores - All properties

 

 

46,584

 

 

 

46,857

 

 

 

47,134

 

 

 

46,849

 

 

 

46,760

 

GLA - Retail operating properties

 

 

41,626

 

 

 

42,334

 

 

 

42,140

 

 

 

41,776

 

 

 

41,655

 

GLA - Same properties (1) (3)

 

 

40,568

 

 

 

40,569

 

 

 

40,519

 

 

 

40,517

 

 

 

40,447

 

Spaces > 10,000 sf (1) (3)

 

 

25,600

 

 

 

25,614

 

 

 

25,603

 

 

 

25,598

 

 

 

25,559

 

Spaces < 10,000 sf (1) (3)

 

 

14,968

 

 

 

14,955

 

 

 

14,916

 

 

 

14,919

 

 

 

14,888

 

GLA - Properties in redevelopment (2)

 

 

3,384

 

 

 

3,976

 

 

 

2,742

 

 

 

2,176

 

 

 

1,826

 

GLA - Properties in development

 

 

136

 

 

 

134

 

 

 

668

 

 

 

838

 

 

 

870

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

% leased - All properties

 

94.5%

 

 

94.8%

 

 

94.8%

 

 

94.7%

 

 

94.6%

 

% leased - Retail operating properties

 

95.0%

 

 

95.0%

 

 

95.1%

 

 

95.0%

 

 

95.0%

 

% leased - Same properties (1) (3)

 

95.0%

 

 

95.1%

 

 

95.1%

 

 

95.0%

 

 

95.0%

 

Spaces > 10,000 sf (1) (3)

 

97.1%

 

 

97.2%

 

 

97.1%

 

 

96.9%

 

 

96.9%

 

Spaces < 10,000 sf (1) (3)

 

91.4%

 

 

91.5%

 

 

91.8%

 

 

91.7%

 

 

91.6%

 

Average % leased - Same properties (3)

 

95.1%

 

 

95.2%

 

 

95.2%

 

 

95.3%

 

 

95.6%

 

% commenced - Same properties (3)(4)

 

92.9%

 

 

92.9%

 

 

93.1%

 

 

93.1%

 

 

93.3%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same property NOI growth - YTD (see page 8)

 

0.2%

 

 

2.3%

 

 

2.3%

 

 

2.5%

 

 

2.5%

 

Same property NOI growth without termination fees - YTD (see page 8)

 

(0.7%)

 

 

2.1%

 

 

2.1%

 

 

2.1%

 

 

2.9%

 

Same property NOI growth without termination fees or redevelopments - YTD (see page 8)

 

(0.9%)

 

 

2.0%

 

 

2.0%

 

 

2.1%

 

 

2.6%

 

Rent spreads - Trailing 12 months (5) (see page 22)

 

7.4%

 

 

8.5%

 

 

7.9%

 

 

8.9%

 

 

8.4%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(1)

Non-Same Property: During either calendar year period being compared, a property acquired, sold, a Property in Development, a Development Completion, or a property under, or being positioned for, significant redevelopment that distorts comparability between periods.  Non-retail properties and corporate activities, including the captive insurance program, are part of Non-Same Property. Effective 1Q20, Costa Verde Center, Sequoia Station and Pleasanton Plaza were moved out of the same property pool. Costa Verde Center is being positioned for significant redevelopment. Sequoia Station and Pleasanton Plaza are being repositioned to operate as non-retail assets.

(2)

Represents entire center GLA rather than redevelopment portion only. Included in Same Property pool unless noted otherwise.

(3)

Prior periods adjusted for current same property pool.

(4)

Excludes leases that are signed but have not yet commenced.

(5)

Retail operating properties only. Rent spreads are calculated on a comparable-space, cash basis for new and renewal leases executed.

 

Supplemental Information

2

 


 

Consolidated Balance Sheets

March 31, 2020 and December 31, 2019

(in thousands)

 

 

 

2020

 

 

2019

 

 

 

(unaudited)

 

 

 

 

 

Assets

 

 

 

 

 

 

 

 

Net real estate investments:

 

 

 

 

 

 

 

 

Real estate assets at cost

 

$

11,137,612

 

 

$

11,095,294

 

Less: accumulated depreciation

 

 

1,829,005

 

 

 

1,766,162

 

 

 

 

9,308,607

 

 

 

9,329,132

 

Investments in real estate partnerships

 

 

489,500

 

 

 

469,522

 

Net real estate investments

 

 

9,798,107

 

 

 

9,798,654

 

 

 

 

 

 

 

 

 

 

Properties held for sale

 

 

27,889

 

 

 

45,565

 

Cash, cash equivalents, and restricted cash

 

 

736,845

 

 

 

115,562

 

Tenant and other receivables

 

 

148,058

 

 

 

169,337

 

Deferred leasing costs, net

 

 

77,100

 

 

 

76,798

 

Acquired lease intangible assets, net

 

 

228,819

 

 

 

242,822

 

Right of use assets

 

 

290,993

 

 

 

292,786

 

Other assets

 

 

260,500

 

 

 

390,729

 

 

 

 

 

 

 

 

 

 

Total assets

 

$

11,568,311

 

 

$

11,132,253

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Liabilities and Equity

 

 

 

 

 

 

 

 

Liabilities:

 

 

 

 

 

 

 

 

Notes payable

 

$

3,445,400

 

 

$

3,435,161

 

Unsecured credit facilities

 

 

969,457

 

 

 

484,383

 

Total notes payable

 

 

4,414,857

 

 

 

3,919,544

 

 

 

 

 

 

 

 

 

 

Accounts payable and other liabilities

 

 

194,835

 

 

 

213,705

 

Acquired lease intangible liabilities, net

 

 

413,108

 

 

 

427,260

 

Lease liabilities

 

 

221,703

 

 

 

222,918

 

Tenants' security, escrow deposits, and prepaid rent

 

 

48,573

 

 

 

58,865

 

Total liabilities

 

 

5,293,076

 

 

 

4,842,292

 

 

 

 

 

 

 

 

 

 

Equity:

 

 

 

 

 

 

 

 

Stockholders' Equity:

 

 

 

 

 

 

 

 

Common stock, $.01 par

 

 

1,696

 

 

 

1,676

 

Additional paid in capital

 

 

7,756,439

 

 

 

7,631,731

 

Accumulated other comprehensive income (loss)

 

 

(25,531

)

 

 

(11,997

)

Distributions in excess of net income

 

 

(1,533,182

)

 

 

(1,408,062

)

Total stockholders' equity

 

 

6,199,422

 

 

 

6,213,348

 

Noncontrolling Interests:

 

 

 

 

 

 

 

 

Exchangeable operating partnership units

 

 

36,744

 

 

 

36,100

 

Limited partners' interest

 

 

39,069

 

 

 

40,513

 

Total noncontrolling interests

 

 

75,813

 

 

 

76,613

 

Total equity

 

 

6,275,235

 

 

 

6,289,961

 

 

 

 

 

 

 

 

 

 

Total liabilities and equity

 

$

11,568,311

 

 

$

11,132,253

 

 

These consolidated balance sheets should be read in conjunction with the Company's most recent Form 10-Q and Form 10-K filed with the Securities and Exchange Commission.

 

Supplemental Information

3

 


 

Consolidated Statements of Operations

For the Periods Ended March 31, 2020 and 2019

(in thousands)

(unaudited)

 

 

 

Three Months Ended

 

 

Year to Date

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

Revenues:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lease income

 

$

274,537

 

 

 

277,303

 

 

$

274,537

 

 

 

277,303

 

Other property income

 

 

2,305

 

 

 

1,982

 

 

 

2,305

 

 

 

1,982

 

Management, transaction, and other fees

 

 

6,816

 

 

 

6,972

 

 

 

6,816

 

 

 

6,972

 

Total revenues

 

 

283,658

 

 

 

286,257

 

 

 

283,658

 

 

 

286,257

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating Expenses:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

 

89,295

 

 

 

97,194

 

 

 

89,295

 

 

 

97,194

 

Operating and maintenance

 

 

42,369

 

 

 

40,638

 

 

 

42,369

 

 

 

40,638

 

General and administrative

 

 

13,705

 

 

 

21,300

 

 

 

13,705

 

 

 

21,300

 

Real estate taxes

 

 

35,887

 

 

 

34,155

 

 

 

35,887

 

 

 

34,155

 

Other operating expense

 

 

1,337

 

 

 

1,134

 

 

 

1,337

 

 

 

1,134

 

Total operating expenses

 

 

182,593

 

 

 

194,421

 

 

 

182,593

 

 

 

194,421

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other Expense (Income):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest expense, net

 

 

37,436

 

 

 

37,752

 

 

 

37,436

 

 

 

37,752

 

Goodwill impairment

 

 

132,128

 

 

 

-

 

 

 

132,128

 

 

 

-

 

Provision for impairment of real estate, net of tax

 

 

784

 

 

 

1,672

 

 

 

784

 

 

 

1,672

 

Gain on sale of real estate, net of tax

 

 

(38,005

)

 

 

(16,490

)

 

 

(38,005

)

 

 

(16,490

)

Early extinguishment of debt

 

 

-

 

 

 

10,591

 

 

 

-

 

 

 

10,591

 

Net investment loss (income)

 

 

4,923

 

 

 

(2,354

)

 

 

4,923

 

 

 

(2,354

)

Total other expense (income)

 

 

137,266

 

 

 

31,171

 

 

 

137,266

 

 

 

31,171

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(Loss) income from operations before equity in income of

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

investments in real estate partnerships

 

 

(36,201

)

 

 

60,665

 

 

 

(36,201

)

 

 

60,665

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Equity in income of investments in real estate partnerships

 

 

11,418

 

 

 

30,828

 

 

 

11,418

 

 

 

30,828

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net (loss) income

 

 

(24,783

)

 

 

91,493

 

 

 

(24,783

)

 

 

91,493

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Noncontrolling Interests:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exchangeable operating partnership units

 

 

115

 

 

 

(190

)

 

 

115

 

 

 

(190

)

Limited partners' interests in consolidated partnerships

 

 

(664

)

 

 

(857

)

 

 

(664

)

 

 

(857

)

Income attributable to noncontrolling interests

 

 

(549

)

 

 

(1,047

)

 

 

(549

)

 

 

(1,047

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net (loss) income attributable to common stockholders

 

$

(25,332

)

 

 

90,446

 

 

$

(25,332

)

 

 

90,446

 

 

These consolidated statements of operations should be read in conjunction with the Company's most recent Form 10-Q and Form 10-K filed with the Securities and Exchange Commission.

 

Supplemental Information

4

 


 

Supplemental Details of Operations (Consolidated Only)

For the Periods Ended March 31, 2020 and 2019

(in thousands)

 

 

 

 

Three Months Ended

 

 

Year to Date

 

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

 

Revenues:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

*

Base rent

 

$

196,124

 

 

 

193,326

 

 

$

196,124

 

 

 

193,326

 

*

Recoveries from tenants

 

 

63,316

 

 

 

61,133

 

 

 

63,316

 

 

 

61,133

 

*

Percentage rent

 

 

3,488

 

 

 

3,241

 

 

 

3,488

 

 

 

3,241

 

*

Termination Fees

 

 

544

 

 

 

380

 

 

 

544

 

 

 

380

 

*

Uncollectible lease income

 

 

(4,052

)

 

 

(864

)

 

 

(4,052

)

 

 

(864

)

*

Other lease income

 

 

2,163

 

 

 

2,019

 

 

 

2,163

 

 

 

2,019

 

 

Straight line rent on lease income

 

 

74

 

 

 

4,615

 

 

 

74

 

 

 

4,615

 

 

Above/below market rent amortization

 

 

12,880

 

 

 

13,453

 

 

 

12,880

 

 

 

13,453

 

 

Lease income

 

 

274,537

 

 

 

277,303

 

 

 

274,537

 

 

 

277,303

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

*

Other property income

 

 

2,305

 

 

 

1,982

 

 

 

2,305

 

 

 

1,982

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Property management fees

 

 

3,878

 

 

 

3,764

 

 

 

3,878

 

 

 

3,764

 

 

Asset management fees

 

 

1,838

 

 

 

1,777

 

 

 

1,838

 

 

 

1,777

 

 

Leasing commissions and other fees

 

 

1,100

 

 

 

1,431

 

 

 

1,100

 

 

 

1,431

 

 

Management, transaction, and other fees

 

 

6,816

 

 

 

6,972

 

 

 

6,816

 

 

 

6,972

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total revenues

 

 

283,658

 

 

 

286,257

 

 

 

283,658

 

 

 

286,257

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating Expenses:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization (including FF&E)

 

 

89,295

 

 

 

97,194

 

 

 

89,295

 

 

 

97,194

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

*

Operating and maintenance

 

 

38,517

 

 

 

36,537

 

 

 

38,517

 

 

 

36,537

 

*

Ground rent

 

 

2,792

 

 

 

3,091

 

 

 

2,792

 

 

 

3,091

 

*

Termination expense

 

 

200

 

 

 

-

 

 

 

200

 

 

 

-

 

 

Straight line rent on ground rent

 

 

440

 

 

 

646

 

 

 

440

 

 

 

646

 

 

Above/below market ground rent amortization

 

 

420

 

 

 

364

 

 

 

420

 

 

 

364

 

 

Operating and maintenance

 

 

42,369

 

 

 

40,638

 

 

 

42,369

 

 

 

40,638

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Gross general & administrative

 

 

17,639

 

 

 

18,772

 

 

 

17,639

 

 

 

18,772

 

 

Stock-based compensation

 

 

3,764

 

 

 

3,951

 

 

 

3,764

 

 

 

3,951

 

 

Capitalized direct development compensation costs

 

 

(3,412

)

 

 

(3,762

)

 

 

(3,412

)

 

 

(3,762

)

 

General & administrative, net

 

 

17,991

 

 

 

18,961

 

 

 

17,991

 

 

 

18,961

 

 

Loss on deferred compensation plan(1)

 

 

(4,286

)

 

 

2,339

 

 

 

(4,286

)

 

 

2,339

 

 

General & administrative

 

 

13,705

 

 

 

21,300

 

 

 

13,705

 

 

 

21,300

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

*

Real estate taxes

 

 

35,887

 

 

 

34,155

 

 

 

35,887

 

 

 

34,155

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other expenses

 

 

588

 

 

 

962

 

 

 

588

 

 

 

962

 

 

Development pursuit costs

 

 

749

 

 

 

172

 

 

 

749

 

 

 

172

 

 

Other operating expenses

 

 

1,337

 

 

 

1,134

 

 

 

1,337

 

 

 

1,134

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total operating expenses

 

 

182,593

 

 

 

194,421

 

 

 

182,593

 

 

 

194,421

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other Expense (Income):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Gross interest expense

 

 

36,571

 

 

 

36,301

 

 

 

36,571

 

 

 

36,301

 

 

Derivative amortization

 

 

1,650

 

 

 

2,115

 

 

 

1,650

 

 

 

2,115

 

 

Debt cost amortization

 

 

1,353

 

 

 

1,287

 

 

 

1,353

 

 

 

1,287

 

 

Debt premium/discount amortization

 

 

(420

)

 

 

(531

)

 

 

(420

)

 

 

(531

)

 

Capitalized interest

 

 

(1,175

)

 

 

(1,016

)

 

 

(1,175

)

 

 

(1,016

)

 

Interest income

 

 

(543

)

 

 

(404

)

 

 

(543

)

 

 

(404

)

 

Interest expense, net

 

 

37,436

 

 

 

37,752

 

 

 

37,436

 

 

 

37,752

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Provision for impairment of real estate, net of tax

 

 

784

 

 

 

1,672

 

 

 

784

 

 

 

1,672

 

 

Goodwill impairment

 

 

132,128

 

 

 

-

 

 

 

132,128

 

 

 

-

 

 

Gain on sale of real estate, net of tax

 

 

(38,005

)

 

 

(16,490

)

 

 

(38,005

)

 

 

(16,490

)

 

Early extinguishment of debt

 

 

-

 

 

 

10,591

 

 

 

-

 

 

 

10,591

 

 

Net investment loss (income) (1)

 

 

4,923

 

 

 

(2,354

)

 

 

4,923

 

 

 

(2,354

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total other expense (income)

 

 

137,266

 

 

 

31,171

 

 

 

137,266

 

 

 

31,171

 

 

 

*

Component of Net Operating Income

 

 

(1)

The change in value of participant obligations within Regency’s non-qualified deferred compensation plan is included in General and administrative expense. The expense is offset by unrealized gains of assets held in the pain which is included in Net investment income.

 

 

These consolidated supplemental details of operations should be read in conjunction with the Company’s most recent Form 10-Q and Form 10-K filed with the Securities and Exchange Commission.

 

Supplemental Information

5

 


 

Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only)

March 31, 2020 and December 31, 2019

(in thousands)

 

 

 

Noncontrolling Interests

 

 

Share of JVs

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

Assets

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Real estate assets at cost

 

$

(94,660

)

 

 

(93,476

)

 

$

1,392,550

 

 

 

1,366,504

 

Less: accumulated depreciation

 

 

(14,715

)

 

 

(14,264

)

 

 

419,993

 

 

 

413,833

 

Net real estate investments

 

 

(79,945

)

 

 

(79,212

)

 

 

972,557

 

 

 

952,671

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cash, cash equivalents, and restricted cash

 

 

(2,845

)

 

 

(2,941

)

 

 

22,589

 

 

 

12,202

 

Tenant and other receivables

 

 

(2,143

)

 

 

(2,333

)

 

 

22,222

 

 

 

25,224

 

Deferred leasing costs, net

 

 

(1,179

)

 

 

(1,157

)

 

 

15,334

 

 

 

15,436

 

Acquired lease intangible assets, net

 

 

(695

)

 

 

(747

)

 

 

11,121

 

 

 

11,230

 

Right of use assets

 

 

(1,674

)

 

 

(1,699

)

 

 

5,651

 

 

 

5,705

 

Other assets

 

 

(62

)

 

 

(147

)

 

 

18,408

 

 

 

17,545

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total assets

 

$

(88,543

)

 

 

(88,236

)

 

$

1,067,882

 

 

 

1,040,013

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Liabilities

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Notes payable

 

$

(42,804

)

 

 

(42,803

)

 

$

530,626

 

 

 

526,047

 

Accounts payable and other liabilities

 

 

(4,237

)

 

 

(2,359

)

 

 

28,202

 

 

 

24,129

 

Acquired lease intangible liabilities, net

 

 

(239

)

 

 

(290

)

 

 

11,635

 

 

 

11,606

 

Lease liabilities

 

 

(1,894

)

 

 

(1,909

)

 

 

4,433

 

 

 

4,447

 

Tenants' security, escrow deposits, and prepaid rent

 

 

(300

)

 

 

(362

)

 

 

3,486

 

 

 

4,262

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total liabilities

 

$

(49,474

)

 

 

(47,723

)

 

$

578,382

 

 

 

570,491

 

 

Note

Noncontrolling interests represent limited partners' interests in consolidated partnerships' activities and Share of JVs represents the Company's share of co-investment partnerships' activities, of which each are included on a single line presentation in the Company's consolidated financial statements in accordance with GAAP.

 

Supplemental Information

6

 


 

Supplemental Details of Operations (Real Estate Partnerships Only)

For the Periods Ended March 31, 2020 and 2019

(in thousands)

 

 

 

 

Noncontrolling Interests

 

 

Share of JVs

 

 

 

 

Three Months Ended

 

 

Year to Date

 

 

Three Months Ended

 

 

Year to Date

 

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

 

Revenues:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

*

Base rent

 

$

(1,906

)

 

 

(2,067

)

 

$

(1,906

)

 

 

(2,067

)

 

$

26,612

 

 

 

26,104

 

 

$

26,612

 

 

 

26,104

 

*

Recoveries from tenants

 

 

(567

)

 

 

(645

)

 

 

(567

)

 

 

(645

)

 

 

8,667

 

 

 

8,597

 

 

 

8,667

 

 

 

8,597

 

*

Percentage rent

 

 

(3

)

 

 

(4

)

 

 

(3

)

 

 

(4

)

 

 

475

 

 

 

698

 

 

 

475

 

 

 

698

 

*

Termination Fees

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

 

 

1,604

 

 

 

106

 

 

 

1,604

 

 

 

106

 

*

Uncollectible lease income

 

 

22

 

 

 

14

 

 

 

22

 

 

 

14

 

 

 

(469

)

 

 

(104

)

 

 

(469

)

 

 

(104

)

*

 Other lease income

 

 

(29

)

 

 

(32

)

 

 

(29

)

 

 

(32

)

 

 

436

 

 

 

301

 

 

 

436

 

 

 

301

 

 

Straight line rent on lease income

 

 

(20

)

 

 

(95

)

 

 

(20

)

 

 

(95

)

 

 

(293

)

 

 

515

 

 

 

(293

)

 

 

515

 

 

Above/below market rent amortization

 

 

(54

)

 

 

(9

)

 

 

(54

)

 

 

(9

)

 

 

333

 

 

 

259

 

 

 

333

 

 

 

259

 

 

Lease income

 

 

(2,557

)

 

 

(2,838

)

 

 

(2,557

)

 

 

(2,838

)

 

 

37,365

 

 

 

36,476

 

 

 

37,365

 

 

 

36,476

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

*

Other property income

 

 

(2

)

 

 

(3

)

 

 

(2

)

 

 

(3

)

 

 

140

 

 

 

84

 

 

 

140

 

 

 

84

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Asset management fees

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

 

 

(304

)

 

 

(282

)

 

 

(304

)

 

 

(282

)

 

Management, transaction, and other fees

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

 

 

(304

)

 

 

(282

)

 

 

(304

)

 

 

(282

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total revenues

 

 

(2,559

)

 

 

(2,841

)

 

 

(2,559

)

 

 

(2,841

)

 

 

37,201

 

 

 

36,278

 

 

 

37,201

 

 

 

36,278

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating Expenses:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization (including FF&E)

 

 

(669

)

 

 

(696

)

 

 

(669

)

 

 

(696

)

 

 

8,498

 

 

 

8,489

 

 

 

8,498

 

 

 

8,489

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

*

Operating and maintenance

 

 

(375

)

 

 

(389

)

 

 

(375

)

 

 

(389

)

 

 

5,765

 

 

 

5,687

 

 

 

5,765

 

 

 

5,687

 

*

Ground rent

 

 

(28

)

 

 

(28

)

 

 

(28

)

 

 

(28

)

 

 

88

 

 

 

87

 

 

 

88

 

 

 

87

 

 

Straight line rent on ground rent

 

 

(16

)

 

 

(16

)

 

 

(16

)

 

 

(16

)

 

 

30

 

 

 

217

 

 

 

30

 

 

 

217

 

 

Above/below market ground rent amortization

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

 

 

10

 

 

 

4

 

 

 

10

 

 

 

4

 

 

Operating and maintenance

 

 

(419

)

 

 

(433

)

 

 

(419

)

 

 

(433

)

 

 

5,893

 

 

 

5,995

 

 

 

5,893

 

 

 

5,995

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Gross general & administrative

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

 

 

109

 

 

 

108

 

 

 

109

 

 

 

108

 

 

General & administrative, net

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

 

 

109

 

 

 

108

 

 

 

109

 

 

 

108

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

*

Real estate taxes

 

 

(366

)

 

 

(411

)

 

 

(366

)

 

 

(411

)

 

 

4,711

 

 

 

4,814

 

 

 

4,711

 

 

 

4,814

 

 

Other expenses

 

 

(19

)

 

 

(19

)

 

 

(19

)

 

 

(19

)

 

 

276

 

 

 

224

 

 

 

276

 

 

 

224

 

 

Development pursuit costs

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

 

 

6

 

 

 

6

 

 

 

6

 

 

 

6

 

 

Other operating expenses

 

 

(19

)

 

 

(19

)

 

 

(19

)

 

 

(19

)

 

 

282

 

 

 

230

 

 

 

282

 

 

 

230

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total operating expenses

 

 

(1,473

)

 

 

(1,559

)

 

 

(1,473

)

 

 

(1,559

)

 

 

19,493

 

 

 

19,636

 

 

 

19,493

 

 

 

19,636

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other Expense (Income):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Gross interest expense

 

 

(404

)

 

 

(407

)

 

 

(404

)

 

 

(407

)

 

 

5,997

 

 

 

6,187

 

 

 

5,997

 

 

 

6,187

 

 

Debt cost amortization

 

 

(18

)

 

 

(18

)

 

 

(18

)

 

 

(18

)

 

 

230

 

 

 

185

 

 

 

230

 

 

 

185

 

 

Debt premium/discount amortization

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

 

 

10

 

 

 

4

 

 

 

10

 

 

 

4

 

 

Interest expense, net

 

 

(422

)

 

 

(425

)

 

 

(422

)

 

 

(425

)

 

 

6,237

 

 

 

6,376

 

 

 

6,237

 

 

 

6,376

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(Gain) loss on sale of real estate

 

 

-

 

 

 

-

 

 

 

-

 

 

 

-

 

 

 

53

 

 

 

(20,562

)

 

 

53

 

 

 

(20,562

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total other expense (income)

 

 

(422

)

 

 

(425

)

 

 

(422

)

 

 

(425

)

 

 

6,290

 

 

 

(14,186

)

 

 

6,290

 

 

 

(14,186

)

 

*

Component of Net Operating Income

Note

Noncontrolling interests represent limited partners’ interests in consolidated partnerships’ activities and Share of JVs represents the Company’s share of co-investment partnerships’ activities, of which each are included on a single line presentation in the Company’s consolidated financial statements in accordance with GAAP.

 

Supplemental Information

7

 


 

Supplemental Details of Same Property NOI (Pro-Rata)

For the Periods Ended March 31, 2020 and 2019

(in thousands)

 

 

 

Three Months Ended

 

 

Year to Date

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

Same Property NOI Detail:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Real Estate Revenues:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Base rent

 

$

211,345

 

 

 

209,182

 

 

$

211,345

 

 

 

209,182

 

Recoveries from tenants

 

 

68,595

 

 

 

67,022

 

 

 

68,595

 

 

 

67,022

 

Percentage rent

 

 

3,776

 

 

 

3,788

 

 

 

3,776

 

 

 

3,788

 

Termination fees

 

 

2,138

 

 

 

458

 

 

 

2,138

 

 

 

458

 

Uncollectible lease income

 

 

(3,593

)

 

 

(618

)

 

 

(3,593

)

 

 

(618

)

Other lease income

 

 

2,505

 

 

 

2,197

 

 

 

2,505

 

 

 

2,197

 

Other property income

 

 

1,588

 

 

 

1,543

 

 

 

1,588

 

 

 

1,543

 

Total real estate revenues

 

 

286,354

 

 

 

283,572

 

 

 

286,354

 

 

 

283,572

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Real Estate Operating Expenses:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating and maintenance

 

 

42,051

 

 

 

40,740

 

 

 

42,051

 

 

 

40,740

 

Real estate taxes

 

 

38,387

 

 

 

37,101

 

 

 

38,387

 

 

 

37,101

 

Ground rent

 

 

2,599

 

 

 

2,748

 

 

 

2,599

 

 

 

2,748

 

Total real estate operating expenses

 

 

83,037

 

 

 

80,589

 

 

 

83,037

 

 

 

80,589

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same Property NOI

 

$

203,317

 

 

 

202,983

 

 

$

203,317

 

 

 

202,983

 

% change

 

 

0.2

%

 

 

-

 

 

 

0.2

%

 

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same Property NOI without Termination Fees

 

$

201,179

 

 

 

202,525

 

 

$

201,179

 

 

 

202,525

 

% change

 

 

-0.7

%

 

 

 

 

 

 

-0.7

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same Property NOI without Termination Fees or Redevelopments

 

$

181,157

 

 

 

182,749

 

 

$

181,157

 

 

 

182,749

 

% change

 

 

-0.9

%

 

 

 

 

 

 

-0.9

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Reconciliation of Net Income Attributable to Common Stockholders to Same Property NOI:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net (loss) income attributable to common stockholders

 

$

(25,332

)

 

 

90,446

 

 

$

(25,332

)

 

 

90,446

 

Less:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Management, transaction, and other fees

 

 

(6,816

)

 

 

(6,972

)

 

 

(6,816

)

 

 

(6,972

)

Other (1)

 

 

(13,810

)

 

 

(18,967

)

 

 

(13,810

)

 

 

(18,967

)

Plus:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

 

89,295

 

 

 

97,194

 

 

 

89,295

 

 

 

97,194

 

General and administrative

 

 

13,705

 

 

 

21,300

 

 

 

13,705

 

 

 

21,300

 

Other operating expense

 

 

1,337

 

 

 

1,134

 

 

 

1,337

 

 

 

1,134

 

Other expense

 

 

137,266

 

 

 

31,171

 

 

 

137,266

 

 

 

31,171

 

Equity in income (loss) of investments in real estate excluded from NOI (2)

 

 

15,483

 

 

 

(5,630

)

 

 

15,483

 

 

 

(5,630

)

Net income attributable to noncontrolling interests

 

 

549

 

 

 

1,047

 

 

 

549

 

 

 

1,047

 

NOI

 

 

211,677

 

 

 

210,723

 

 

 

211,677

 

 

 

210,723

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Less non-same property NOI (3)

 

 

(8,360

)

 

 

(7,740

)

 

 

(8,360

)

 

 

(7,740

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same Property NOI

 

$

203,317

 

 

 

202,983

 

 

$

203,317

 

 

 

202,983

 

 

(1)

Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.

(2)

Includes non-NOI income and expenses incurred at our unconsolidated real estate partnerships, such as, but not limited to, straight-line rental income, above and below market rent amortization, depreciation and amortization, interest expense, and real estate gains and impairments.

(3)

Includes revenues and expenses attributable to Non-Same Property, Projects in Development, corporate activities, and noncontrolling interests.

 

Supplemental Information

8

 


 

Reconciliations of Non-GAAP Financial Measures and Additional Disclosures

Wholly Owned and Regency's Pro-rata Share of Co-investment Partnerships

For the Periods Ended March 31, 2020 and 2019

(in thousands, except per share data)

 

 

 

Three Months Ended

 

 

Year to Date

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Reconciliation of Net Income to NAREIT FFO:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net (Loss) Income Attributable to Common Stockholders

 

$

(25,332

)

 

 

90,446

 

 

$

(25,332

)

 

 

90,446

 

Adjustments to reconcile to NAREIT Funds From Operations(1):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization (excluding FF&E)

 

 

96,632

 

 

 

104,498

 

 

 

96,632

 

 

 

104,498

 

Goodwill impairment

 

 

132,128

 

 

 

-

 

 

 

132,128

 

 

 

-

 

Gain on sale of real estate

 

 

(37,952

)

 

 

(37,052

)

 

 

(37,952

)

 

 

(37,052

)

Provision for impairment to real estate

 

 

784

 

 

 

1,672

 

 

 

784

 

 

 

1,672

 

Exchangeable operating partnership units

 

 

(115

)

 

 

190

 

 

 

(115

)

 

 

190

 

NAREIT Funds From Operations

 

$

166,145

 

 

 

159,754

 

 

$

166,145

 

 

 

159,754

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NAREIT FFO per share (diluted)

 

$

0.98

 

 

 

0.95

 

 

$

0.98

 

 

 

0.95

 

Weighted average shares (diluted)

 

 

169,039

 

 

 

168,067

 

 

 

169,039

 

 

 

168,067

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Reconciliation of NAREIT FFO to Core Operating Earnings:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NAREIT Funds From Operations

 

$

166,145

 

 

 

159,754

 

 

$

166,145

 

 

 

159,754

 

Adjustments to reconcile to Core Operating Earnings(1):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Non Comparable Items

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Early extinguishment of debt

 

 

-

 

 

 

10,591

 

 

 

-

 

 

 

10,591

 

Interest on bonds for period from notice to redemption

 

 

-

 

 

 

367

 

 

 

-

 

 

 

367

 

Certain Non Cash Items

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Straight line rent, net

 

 

676

 

 

 

(4,168

)

 

 

676

 

 

 

(4,168

)

Above/below market rent amortization, net

 

 

(12,729

)

 

 

(13,336

)

 

 

(12,729

)

 

 

(13,336

)

Debt premium/discount amortization

 

 

(410

)

 

 

(527

)

 

 

(410

)

 

 

(527

)

Core Operating Earnings

 

$

153,682

 

 

 

152,681

 

 

$

153,682

 

 

 

152,681

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Core Operating Earnings per share (diluted)

 

$

0.91

 

 

 

0.91

 

 

$

0.91

 

 

 

1

 

Weighted average shares (diluted)

 

 

169,039

 

 

 

168,067

 

 

 

169,039

 

 

 

168,067

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Additional Disclosures:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other Non Cash Expense(1)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Derivative amortization

 

$

1,650

 

 

 

2,115

 

 

$

1,650

 

 

 

2,115

 

Debt cost amortization

 

 

1,565

 

 

 

1,454

 

 

 

1,565

 

 

 

1,454

 

Stock-based compensation

 

 

3,764

 

 

 

3,951

 

 

 

3,764

 

 

 

3,951

 

Other Non Cash Expense

 

$

6,979

 

 

 

7,520

 

 

$

6,979

 

 

 

7,520

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maintenance and Leasing Capital Expenditures(3)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant allowance and landlord work

 

$

7,622

 

 

 

8,859

 

 

$

7,622

 

 

 

8,859

 

Building improvements

 

 

4,570

 

 

 

1,646

 

 

 

4,570

 

 

 

1,646

 

Leasing commissions(4)

 

 

2,618

 

 

 

1,294

 

 

 

2,618

 

 

 

1,294

 

Capital Expenditures

 

$

14,810

 

 

 

11,799

 

 

$

14,810

 

 

 

11,799

 

 

 

(1)

Includes Regency’s consolidated entities and its pro-rata share of unconsolidated co-investment partnerships, net of pro-rata share attributable to noncontrolling interests, which can be found of page 7.

 

 

(2)

Includes Regency’s consolidated entities and its pro-rata share of unconsolidated co-investment partnerships.

 

 

Supplemental Information

9

 


 

Reconciliations of Non-GAAP Financial Measures and Additional Disclosures (continued)

For the Periods Ended March 31, 2020 and 2019

(in thousands)

 

 

 

Three Months Ended

 

 

Year to Date

 

 

 

2020

 

 

2019

 

 

2020

 

 

2019

 

Reconciliation of Net Income to NAREIT EBITDAre:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net Income

 

$

(24,783

)

 

 

91,493

 

 

$

(24,783

)

 

 

91,493

 

Adjustments to reconcile to NAREIT EBITDAre(1):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest expense

 

 

44,216

 

 

 

44,532

 

 

 

44,216

 

 

 

44,532

 

Income tax expense

 

 

97

 

 

 

152

 

 

 

97

 

 

 

152

 

Depreciation and amortization

 

 

97,793

 

 

 

105,683

 

 

 

97,793

 

 

 

105,683

 

Gain on sale of real estate

 

 

(37,952

)

 

 

(37,052

)

 

 

(37,952

)

 

 

(37,052

)

Provision from impairment to real estate

 

 

784

 

 

 

1,672

 

 

 

784

 

 

 

1,672

 

Provision for impairment to goodwill

 

 

132,128

 

 

 

-

 

 

 

132,128

 

 

 

-

 

NAREIT EBITDAre

 

$

212,283

 

 

 

206,480

 

 

$

212,283

 

 

 

206,480

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Reconciliation of NAREIT EBITDAre to Operating EBITDAre:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NAREIT EBITDAre

 

$

212,283

 

 

 

206,480

 

 

$

212,283

 

 

 

206,480

 

Adjustments to reconcile to Operating EBITDAre(1):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Early extinguishment of debt

 

 

-

 

 

 

10,591

 

 

 

-

 

 

 

10,591

 

Straight line rent, net

 

 

672

 

 

 

(4,248

)

 

 

672

 

 

 

(4,248

)

Above/below market rent amortization, net

 

 

(12,783

)

 

 

(13,344

)

 

 

(12,783

)

 

 

(13,344

)

Operating EBITDAre

 

$

200,172

 

 

 

199,479

 

 

$

200,172

 

 

 

199,479

 

 

 

(1)

Includes Regency's consolidated entities and its pro-rata share of unconsolidated co-investment partnerships.

 

 

Supplemental Information

10

 


 

Summary of Consolidated Debt

March 31, 2020 and December 31, 2019

(in thousands)

 

Total Debt Outstanding:

 

3/31/2020

 

 

12/31/2019

 

Notes Payable:

 

 

 

 

 

 

 

 

Fixed rate mortgage loans

 

$

464,957

 

 

$

455,411

 

Variable-rate mortgage loans

 

 

35,014

 

 

 

34,998

 

Fixed rate unsecured public debt

 

 

2,754,633

 

 

 

2,754,322

 

Fixed rate unsecured private debt

 

 

190,796

 

 

 

190,430

 

Unsecured credit facilities:

 

 

 

 

 

 

 

 

Revolving line of credit

 

 

705,000

 

 

 

220,000

 

Term Loans

 

 

264,457

 

 

 

264,383

 

Total

 

$

4,414,857

 

 

$

3,919,544

 

 

Schedule of Maturities by Year:

 

Scheduled Principal Payments

 

 

Mortgage Loan Maturities

 

 

Unsecured Maturities (1)

 

 

Total

 

 

Weighted Average

Contractual

Interest Rate

on Maturities

 

2021

 

$

8,671

 

 

 

35,250

 

(2)

 

-

 

 

 

43,921

 

 

3.68%

 

2022

 

 

11,598

 

 

 

74,101

 

 

 

-

 

 

 

85,699

 

 

4.24%

 

2023

 

 

11,797

 

 

 

5,848

 

 

 

1,270,000

 

 

 

1,287,645

 

 

2.65%

 

2024

 

 

10,124

 

 

 

59,374

 

 

 

-

 

 

 

69,498

 

 

3.35%

 

2025

 

 

5,301

 

 

 

90,742

 

 

 

250,000

 

 

 

346,043

 

 

3.70%

 

2026

 

 

4,207

 

 

 

40,000

 

 

 

250,000

 

 

 

294,207

 

 

3.79%

 

2027

 

 

4,420

 

 

 

88,000

 

 

 

200,000

 

 

 

292,420

 

 

3.83%

 

2028

 

 

4,312

 

 

 

32,915

 

 

 

525,000

 

 

 

562,227

 

 

3.63%

 

2029

 

 

3,350

 

 

 

170

 

 

 

300,000

 

 

 

303,520

 

 

4.13%

 

2030

 

 

602

 

 

 

146

 

 

 

425,000

 

 

 

425,748

 

 

2.95%

 

>10 years

 

 

4,821

 

 

 

72

 

 

 

725,000

 

 

 

729,893

 

 

4.44%

 

Unamortized debt premium/(discount), net of issuance costs

 

 

-

 

 

 

4,150

 

 

 

(30,114

)

 

 

(25,964

)

 

 

 

 

 

 

$

69,203

 

 

 

430,768

 

 

 

3,914,886

 

 

 

4,414,857

 

 

3.44%

 

 

Percentage of Total Debt:

 

3/31/2020

 

 

12/31/2019

 

Fixed

 

83.2%

 

 

93.5%

 

Variable

 

16.8%

 

 

6.5%

 

 

 

 

 

 

 

 

 

 

Current Weighted Average Contractual Interest Rates:(2)

 

 

 

 

 

 

 

 

Fixed

 

3.7%

 

 

3.8%

 

Variable

 

2.5%

 

 

2.7%

 

Combined

 

3.4%

 

 

3.5%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Current Weighted Average Effective Interest Rate:(3)

 

 

 

 

 

 

 

 

Combined

 

3.6%

 

 

3.7%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Average Years to Maturity:

 

 

 

 

 

 

 

 

Fixed

 

 

10.0

 

 

10.3

 

Variable

 

 

2.0

 

 

2.2

 

 

(1)

Includes unsecured public and private placement debt, unsecured term loan, and unsecured revolving line of credit.

 

(2)

Subsequent to quarter end, a property with an $8.3 million maturing mortgage loan was sold with the mortgage assumed by the buyer.

 

(3)

Interest rates are calculated as of the quarter end.

 

(4)

Effective interest rates are calculated in accordance with US GAAP, as of the quarter end, and include the impact of debt premium/(discount) amortization, issuance cost amortization, interest rate swaps, and facility fees.

 

 

 

Supplemental Information

11

 


 

Summary of Consolidated Debt

March 31, 2020 and December 31, 2019

(in thousands)

 

  

 

 

 

Contractual

 

 

 

Effective

 

 

 

 

 

 

 

 

 

 

 

Lender

 

Collateral

 

Rate

 

 

 

Rate(1)

 

 

Maturity

 

3/31/2020

 

 

12/31/2019

 

Secured Debt - Fixed Rate Mortqaqe Loans

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Nationwide Bank

 

Kent Place (2)

(2)

3.30%

 

 

 

 

 

 

 

04/01/20

 

$

8,250

 

 

$

8,250

 

New York Life Insurance Company

 

Scripps Ranch Marketplace

 

3.80%

 

 

 

 

 

 

 

11/10/20

 

 

27,000

 

 

 

27,000

 

Wells Fargo

 

University Commons

 

5.50%

 

 

 

 

 

 

 

01/10/21

 

 

35,669

 

 

 

35,824

 

Jefferson Pilot

 

BridgeMill

 

7.94%

 

 

 

 

 

 

 

05/05/21

 

 

4,444

 

 

 

4,582

 

John Hancock Life Insurance Company

 

Kirkwood Commons

 

7.68%

 

 

 

 

 

 

 

10/01/22

 

 

7,868

 

 

 

8,050

 

Wells Fargo

 

Hewlett I

 

4.41%

 

 

 

 

 

 

 

01/06/23

 

 

9,359

 

 

 

9,400

 

TD Bank

 

Black Rock Shopping Center

 

2.80%

 

 

 

 

 

 

 

04/01/23

 

 

19,678

 

 

 

19,767

 

State Farm Life Insurance Company

 

Tech Ridge Center

 

5.83%

 

 

 

 

 

 

 

06/01/23

 

 

4,259

 

 

 

4,554

 

American United Life Insurance Company

 

Westport Plaza

 

7.49%

 

 

 

 

 

 

 

08/01/23

 

 

2,315

 

 

 

2,385

 

TD Bank

 

Brickwalk Shopping Center

 

3.19%

 

 

 

 

 

 

 

11/01/23

 

 

32,809

 

 

 

32,952

 

Genworth Life Insurance Company

 

Aventura, Oakbrook & Treasure Coast

 

6.50%

 

 

 

 

 

 

 

02/28/24

 

 

11,445

 

 

 

12,067

 

Prudential Insurance Company of America

 

4S Commons Town Center

 

3.50%

 

 

 

 

 

 

 

06/05/24

 

 

85,000

 

 

 

85,000

 

Ellis Partners

 

Pruneyard

 

4.00%

 

 

 

 

 

 

 

06/30/24

 

 

2,200

 

 

 

2,200

 

Great-West Life & Annuity Insurance Co

 

Erwin Square

 

3.78%

 

 

 

 

 

 

 

09/01/24

 

 

10,000

 

 

 

10,000

 

Prudential Insurance Company of America

 

Country Walk Plaza

 

3.91%

 

 

 

 

 

 

 

11/05/25

 

 

16,000

 

 

 

 

PNC Bank

 

Circle Marina Center

 

2.54%

 

 

 

 

 

 

 

03/17/25

 

 

24,000

 

 

 

24,000

 

Metropolitan Life Insurance Company

 

Westbury Plaza

 

3.76%

 

 

 

 

 

 

 

02/01/26

 

 

88,000

 

 

 

88,000

 

PNC Bank

 

Fellsway Plaza

 

4.07%

 

 

 

 

 

 

 

06/02/27

 

 

37,022

 

 

 

37,166

 

New York Life Insurance

 

Oak Shade Town Center

 

6.05%

 

 

 

 

 

 

 

05/10/28

 

 

6,795

 

 

 

6,954

 

New York Life Insurance

 

Von's Circle Center

 

5.20%

 

 

 

 

 

 

 

10/10/28

 

 

6,924

 

 

 

7,083

 

Connecticut General Life Insurance Company

 

Copps Hill Plaza

 

6.06%

 

 

 

 

 

 

 

01/01/29

 

 

12,050

 

 

 

12,306

 

City of Rollingwood

 

Shops at Mira Vista

 

8.00%

 

 

 

 

 

 

 

03/01/32

 

 

212

 

 

 

215

 

Reliastar Life Insurance Company

 

Circle Center West

 

5.01%

 

 

 

 

 

 

 

10/01/36

 

 

9,422

 

 

 

9,513

 

CUNA Mutual Insurance Society

 

Ocala Corners

 

6.45%

 

 

 

 

 

 

 

04/01/20

 

 

-

 

 

 

3,891

 

Unamortized premiums on assumed debt of acquired properties, net of issuance costs

 

 

 

 

 

 

 

 

 

 

 

 

 

4,236

 

 

 

4,252

 

Total Fixed Rate Mortgage Loans

 

4.10%

 

 

 

3.78%

 

 

 

 

$

464,957

 

 

$

455,411

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Unsecured Debt

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Debt Offering (10/22/12)

 

Fixed-rate unsecured

 

3.75%

 

 

 

 

 

 

 

11/15/22

 

$

300,000

 

 

$

300,000

 

Debt Offering (5/16/14)

 

Fixed-rate unsecured

 

3.75%

 

 

 

 

 

 

 

06/15/24

 

 

250,000

 

 

 

250,000

 

Debt Offering (8/17/15)

 

Fixed-rate unsecured

 

3.90%

 

 

 

 

 

 

 

11/01/25

 

 

250,000

 

 

 

250,000

 

Debt Placement (5/11/2016)

 

Fixed-rate unsecured

 

3.81%

 

 

 

 

 

 

 

05/11/26

 

 

100,000

 

 

 

100,000

 

Debt Placement (8/11/2016)

 

Fixed-rate unsecured

 

3.91%

 

 

 

 

 

 

 

08/11/26

 

 

100,000

 

 

 

100,000

 

Debt Offering (1/17/17)

 

Fixed-rate unsecured

 

3.60%

 

 

 

 

 

 

 

02/01/27

 

 

525,000

 

 

 

525,000

 

Debt Offering (3/9/18)

 

Fixed-rate unsecured

 

4.13%

 

 

 

 

 

 

 

03/15/28

 

 

300,000

 

 

 

300,000

 

Debt Offering (8/13/19)

 

Fixed-rate unsecured

 

2.95%

 

 

 

 

 

 

 

09/15/29

 

 

425,000

 

 

 

425,000

 

Debt Offering (1/17/17)

 

Fixed-rate unsecured

 

4.40%

 

 

 

 

 

 

 

02/01/47

 

 

425,000

 

 

 

425,000

 

Debt Offering (3/6/19)

 

Fixed-rate unsecured

 

4.65%

 

 

 

 

 

 

 

03/15/49

 

 

300,000

 

 

 

300,000

 

Term Loan

 

Fixed-rate unsecured

 

2.00%

 

(3)

 

 

 

 

 

01/05/22

 

 

265,000

 

 

 

265,000

 

Revolving Line of Credit

 

Variable-rate unsecured

 

LIBOR + 0.875%

 

(4)

 

 

 

 

 

03/23/22

 

 

705,000

 

 

 

220,000

 

Unamortized debt discount and issuance costs

 

 

 

 

 

 

 

 

 

 

 

 

 

(30,114

)

 

 

(30,865

)

Total Unsecured Debt, Net of Discounts

 

3.70%

 

 

 

3.88%

 

 

 

 

$

3,914,886

 

 

$

3,429,135

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Variable Rate Mortgage Loans

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PNC Bank

 

Market at Springwoods Village

 

LIBOR + 1.50%

 

 

 

 

 

 

 

03/28/21

 

$

7,350

 

 

$

7,350

 

TD Bank, N.A.

 

Concord Shopping Plaza

 

LIBOR + 0.95%

 

 

 

 

 

 

 

12/21/21

 

 

27,750

 

 

 

27,750

 

Unamortized debt discount and issuance costs

 

 

 

 

 

 

 

 

 

 

 

 

 

(86

)

 

 

(102

)

Total Variable Rate Mortgage Loans

 

2.58%

 

 

 

2.76%

 

 

 

 

$

35,014

 

 

$

34,998

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total

 

 

 

3.44%

 

 

 

3.57%

 

 

 

 

$

4,414,857

 

 

$

3,919,544

 

 

(1)

Effective interest rates are calculated in accordance with US GAAP, as of the quarter end, and include the impact of debt premium/(discount) amortization, issuance cost amortization, interest rate swaps, and facility and unused fees.

(2)

Subsequent to quarter end, the property was sold with the debt assumed by the buyer.

(3)

The interest rate on the underlying debt is LIBOR + 0.95%, with an interest rate swap in place to fix the interest rate on the entire $265 million balance at 2.00% through maturity.

(4)

Rate applies to drawn balance only. Additional annual facility fee of 0.15% applies to entire $1.25 billion line of credit. Maturity is subject to two additional six-month periods at the Company’s option.

 

Supplemental Information

12

 


 

Summary of Unsecured Debt Covenants and Leverage Ratios

March 31, 2020

(in thousands)

 

Outstanding Unsecured Public Debt:

 

Origination

 

Maturity

 

Rate

 

 

Balance

 

 

 

10/25/12

 

11/15/22

 

3.750%

 

 

$

300,000

 

 

 

05/16/14

 

06/15/24

 

3.750%

 

 

$

250,000

 

 

 

08/17/15

 

11/01/25

 

3.900%

 

 

$

250,000

 

 

 

01/17/17

 

02/01/27

 

3.600%

 

 

$

525,000

 

 

 

03/09/18

 

03/15/28

 

4.125%

 

 

$

300,000

 

 

 

08/20/19

 

09/15/29

 

2.950%

 

 

$

425,000

 

 

 

01/17/17

 

02/01/47

 

4.400%

 

 

$

425,000

 

 

 

03/06/19

 

03/15/49

 

4.650%

 

 

$

300,000

 

 

Unsecured Public Debt Covenants:

 

Required

 

3/31/20

 

12/31/19

 

9/30/19

 

6/30/19

 

3/31/19

Fair Market Value Calculation Method Covenants (1) (2)

 

 

 

 

 

 

 

 

 

 

 

 

Total Consolidated Debt to Total Consolidated Assets

 

≤ 65%

 

31%

 

29%

 

29%

 

28%

 

28%

Secured Consolidated Debt to Total Consolidated Assets

 

≤ 40%

 

4%

 

4%

 

4%

 

4%

 

4%

Consolidated Income for Debt Service to Consolidated Debt Service

 

≥ 1.5x

 

5.1x

 

5.4x

 

5.3x

 

5.5x

 

5.4x

Unencumbered Consolidated Assets to Unsecured Consolidated Debt

 

>150%

 

327%

 

356%

 

358%

 

372%

 

371%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ratios:

 

 

 

3/31/20

 

12/31/19

 

9/30/19

 

6/30/19

 

3/31/19

Consolidated only

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net debt to total market capitalization

 

 

 

36.0%

 

26.4%

 

24.7%

 

24.5%

 

24.3%

Net debt to real estate assets, before depreciation

 

 

 

31.6%

 

32.7%

 

33.0%

 

32.1%

 

32.1%

Net debt to total assets, before depreciation

 

 

 

29.0%

 

29.7%

 

29.9%

 

29.0%

 

28.9%

 

 

 

 

 

 

 

 

 

 

 

 

 

Net debt to Operating EBITDAre - TTM

 

 

 

4.8x

 

4.9x

 

5.0x

 

4.8x

 

4.7x

Fixed charge coverage

 

 

 

5.0x

 

5.0x

 

5.0x

 

5.0x

 

4.9x

Interest coverage

 

 

 

5.3x

 

5.3x

 

5.4x

 

5.4x

 

5.3x

 

 

 

 

 

 

 

 

 

 

 

 

 

Unsecured assets to total real estate assets

 

 

 

88.6%

 

88.6%

 

88.7%

 

88.9%

 

87.7%

Unsecured NOI to total NOI - TTM

 

 

 

90.0%

 

90.0%

 

90.0%

 

90.0%

 

89.1%

Unencumbered assets to unsecured debt

 

 

 

247%

 

287%

 

291%

 

301%

 

298%

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Pro-Rata Share

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net debt to total market capitalization

 

 

 

39.1%

 

29.0%

 

27.2%

 

27.1%

 

26.9%

Net debt to real estate assets, before depreciation

 

 

 

33.5%

 

34.6%

 

34.8%

 

34.0%

 

34.0%

Net debt to total assets, before depreciation

 

 

 

30.8%

 

31.4%

 

31.6%

 

30.8%

 

30.7%

 

 

 

 

 

 

 

 

 

 

 

 

 

Net debt to Operating EBITDAre - TTM

 

 

 

5.3x

 

5.4x

 

5.5x

 

5.3x

 

5.3x

Fixed charge coverage

 

 

 

4.3x

 

4.3x

 

4.3x

 

4.3x

 

4.2x

Interest coverage

 

 

 

4.7x

 

4.7x

 

4.7x

 

4.7x

 

4.6x

 

(1)

For a complete listing of all Debt Covenants related to the Company’s Senior Unsecured Notes, as well as definitions of the above terms, please refer to the Company’s filings with the Securities and Exchange Commission.

(2)

Current period debt covenants are finalized and submitted after the Company’s most recent Form 10-Q or Form 10-K filing.

 

Supplemental Information

13

 


 

Summary of Unconsolidated Debt

March 31, 2020 and December 31, 2019

(in thousands)

 

Total Debt Outstanding:

 

3/31/20

 

 

12/31/19

 

Mortgage loans payable:

 

 

 

 

 

 

 

 

Fixed rate secured loans

 

$

1,415,483

 

 

$

1,441,840

 

Variable rate secured loans

 

 

116,337

 

 

 

115,992

 

Unsecured credit facilities variable rate

 

 

15,635

 

 

 

19,635

 

Total

 

$

1,547,455

 

 

$

1,577,467

 

 

Schedule of Maturities by Year:

 

Scheduled Principal Payments

 

 

Mortgage Loan Maturities

 

 

Unsecured Maturities

 

 

Total

 

 

Regency's Pro Rata Share

 

 

Weighted Average

Contractual

Interest Rate

on Maturities

 

2020

 

$

12,049

 

 

 

289,418

 

(3)

 

-

 

 

 

301,467

 

 

 

110,951

 

(3)

5.04%

 

2021

 

 

11,048

 

 

 

269,942

 

 

 

15,635

 

 

 

296,625

 

 

 

103,575

 

 

4.42%

 

2022

 

 

7,811

 

 

 

170,702

 

 

 

-

 

 

 

178,513

 

 

 

68,417

 

 

4.39%

 

2023

 

 

3,196

 

 

 

171,608

 

 

 

-

 

 

 

174,804

 

 

 

65,137

 

 

4.76%

 

2024

 

 

1,796

 

 

 

33,690

 

 

 

-

 

 

 

35,486

 

 

 

14,217

 

 

3.90%

 

2025

 

 

1,632

 

 

 

146,000

 

 

 

-

 

 

 

147,632

 

 

 

44,639

 

 

3.59%

 

2026

 

 

1,447

 

 

 

79,286

 

 

 

-

 

 

 

80,733

 

 

 

32,174

 

 

3.83%

 

2027

 

 

1,390

 

 

 

115,000

 

 

 

-

 

 

 

116,390

 

 

 

23,441

 

 

3.80%

 

2028

 

 

1,250

 

 

 

62,450

 

 

 

-

 

 

 

63,700

 

 

 

22,152

 

 

4.26%

 

2029

 

 

668

 

 

 

60,000

 

 

 

-

 

 

 

60,668

 

 

 

12,134

 

 

4.34%

 

>10 Years

 

 

1,782

 

 

 

97,042

 

 

 

-

 

 

 

98,824

 

 

 

36,095

 

 

3.70%

 

Unamortized debt premium/(discount) and issuance costs (2)

 

 

-

 

 

 

(7,387

)

 

 

-

 

 

 

(7,387

)

 

 

(2,306

)

 

 

 

 

 

 

$

44,069

 

 

 

1,487,751

 

 

 

15,635

 

 

 

1,547,455

 

 

 

530,626

 

 

4.35%

 

 

Percentage of Total Debt:

 

3/31/20

 

 

12/31/19

 

Fixed

 

91.47%

 

 

91.40%

 

Variable

 

8.53%

 

 

8.60%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Current Weighted Average Contractual Interest Rates:(1)

 

 

 

 

 

 

 

 

Fixed

 

4.4%

 

 

4.5%

 

Variable

 

3.7%

 

 

3.9%

 

Combined

 

4.3%

 

 

4.4%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Current Weighted Average Effective Interest Rates:(2)

 

 

 

 

 

 

 

 

Combined

 

4.5%

 

 

4.6%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Average Years to Maturity:

 

 

 

 

 

 

 

 

Fixed

 

 

4.1

 

 

 

4.1

 

Variable

 

 

0.3

 

 

 

0.6

 

 

(1)

Interest rates are calculated as of the quarter end.

(2)

Effective interest rates are calculated in accordance with US GAAP, as of the quarter end, and include the impact of debt premium/(discount) amortization, issuance cost, amortization, interest rate swaps, and facility and unused fees.

(3)

Subsequent to quarter end, refinancing proceeds of $232.6M were received, which were used to repay $225.8M of maturing loans in full. Subsequent to these refinancing activities, Regency's pro-rata share of remaining 2020 secured debt is $25.1M.

 

 

 

Supplemental Information

14

 


 

Unconsolidated Investments

March 31, 2020

(in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Regency

 

Investment Partner and

 

Number of

 

 

Total

 

 

Total

 

 

Total

 

 

Ownership

 

 

Share

 

 

Investment

 

 

Equity

 

Portfolio Summary Abbreviation

 

Properties

 

 

GLA

 

 

Assets

 

 

Debt

 

 

Interest

 

 

of Debt

 

 

1/0/1900

 

 

Pick-up

 

State of Oregon

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(JV-C, JV-C2)

 

 

20

 

 

 

2,219

 

 

$

522,113

 

 

$

245,079

 

 

20.00%

 

 

$

49,016

 

 

$

47,850

 

 

$

863

 

(JV-CCV)

 

 

1

 

 

 

558

 

 

 

95,716

 

 

 

59,905

 

 

30.00%

 

 

 

17,971

 

 

 

10,471

 

 

 

310

 

 

 

 

21

 

 

 

2,777

 

 

 

617,829

 

 

 

304,984

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

GRI

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(JV-GRI)

 

 

68

 

 

 

8,749

 

 

 

1,623,935

 

 

 

898,456

 

 

40.00%

 

 

 

359,382

 

 

 

195,852

 

 

 

8,769

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CalSTRS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(JV-RC)

 

 

6

 

 

 

611

 

 

 

108,778

 

 

 

-

 

 

25.00%

 

 

 

-

 

 

 

26,145

 

 

 

338

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NYSCRF

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(JV-NYC)

 

 

5

 

 

 

1,052

 

 

 

233,857

 

 

 

115,211

 

 

30.00%

 

 

 

34,563

 

 

 

34,888

 

 

 

174

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

USAA (1)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(JV-USA)

 

 

7

 

 

 

683

 

 

 

86,304

 

 

 

104,058

 

 

20.01%

 

 

 

20,820

 

 

 

(4,052

)

 

 

282

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Publix

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(JV-O)

 

 

2

 

 

 

211

 

 

 

26,472

 

 

 

-

 

 

50.00%

 

 

 

-

 

 

 

12,988

 

 

 

397

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Individual Investors (2)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(JV-O)

 

 

6

 

 

 

869

 

 

 

443,275

 

 

 

124,746

 

 

35.00% - 50.00%

 

 

 

48,874

 

 

 

161,306

 

 

 

285

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

115

 

 

 

14,952

 

 

$

3,140,450

 

 

$

1,547,455

 

 

 

 

 

 

$

530,626

 

 

$

485,448

 

 

$

11,418

 

 

(1)

The USAA partnership has distributed proceeds from debt refinancing and real estate sales in excess of Regency’s carrying value of its investment resulting in a negative investment balance, which is classified within Accounts Payable and Other Liabilities in the Consolidated Balance Sheets.

(2)

Includes investment in the Town and Country shopping center.  In January 2020, Regency purchased an additional 16.6% interest, bringing total ownership interest to 35%.

 

 

Supplemental Information

15

 


 

Property Transactions

March 31, 2020

(in thousands)

 

 

Acquisitions:

 

Date

Property Name

Co-investment Partner (REG %)

Market

Total

GLA

Regency's

Share of

Purchase Price

Weighted Average

Cap Rate

Anchor(s)(1)

Jan-20

Country Walk Plaza (2)

 

Miami, FL

101

$27,740

 

Publix, CVS

Total

 

 

101

$27,740

4.8%

 

 

 

Dispositions:

 

Date

Property Name

Co-investment Partner (REG %)

Market

Total

GLA

 

Regency's

Share of

Purchase Price

 

Weighted Average

Cap Rate

 

Anchor(s)(1)

Jan-20

Young Circle Shopping Center

 

Hollywood, FL

65

 

$

15,750

 

 

 

 

Walgreens

Jan-20

Stonewall Shopping Center

 

Gainesville, VA

315

 

$

82,650

 

 

 

 

Wegmans, Michael's, Staples, Dick's Sporting Goods, Bed Bath & Beyond, Ross Dress For Less

Total

 

 

 

380

 

$

98,400

 

6.2%

 

 

 

(1)

Retailers in parenthesis are shadow anchors and not a part of the owned property.

(2)

REG closed on the purchase of its partner’s New York Common Retirement Fund (“NYCRF”), 70% interest.  Upon closing this asset became 100% REG owned.

 

 

 

 

Supplemental Information

16

 


 

Summary of In-Process Developments and Redevelopments

March 31, 2020 (in thousands)

 

In light of the COVID-19 pandemic, management is currently reviewing the impacts to project scope, investment, tenancy, timing, and return on investments on all in-process and pipeline projects to determine the most appropriate future direction of each project. Some projects and investment have been phased or placed under further review as management assesses the impacts of the pandemic. For more detail of our commitments on in-process and phased projects, see project description on following page.

 

In-Process Developments and Redevelopments

Shopping Center Name

 

Market

 

Grocer/Anchor Tenant

 

GLA

 

 

% Leased

 

 

Project

Start

 

Estimated Initial

Rent

Commencement(a)

 

Estimated

Stabilization

Year(b)

 

REG'S

Estimated Net

Project Costs

 

 

% of Costs

Incurred

 

 

Stabilized

Yield +/-

 

 

Project Status

Culver Public Market*

 

Los Angeles, CA

 

Urbanspace

 

 

27

 

 

49%

 

 

Q2-2019

 

TBD

 

TBD

 

$

27,313

 

 

22%

 

 

TBD

 

 

Under Review

Carytown Exchange* (1)

 

Richmond, VA

 

Publix

 

 

116

 

 

50%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Phase 1

 

 

 

 

 

 

 

 

 

 

 

 

 

Q4-2018

 

1H-2021

 

2022

 

 

17,611

 

 

40%

 

 

TBD

 

 

In Construction

Phase 2

 

 

 

 

 

 

 

 

 

 

 

 

 

TBD

 

TBD

 

TBD

 

 

9,326

 

 

0%

 

 

TBD

 

 

Under Review

The Village at Hunter's Lake*

 

Tampa, FL

 

Sprouts

 

 

72

 

 

95%

 

 

Q4-2018

 

2H-2020

 

2021

 

 

22,056

 

 

64%

 

 

8.0%

 

 

In Construction

West Bird Plaza

 

Miami, FL

 

Publix

 

 

99

 

 

99%

 

 

Q4-2019

 

2H-2021

 

2022

 

 

10,338

 

 

6%

 

 

7.0%

 

 

In Construction

Point 50

 

Metro, DC

 

Whole Foods

 

 

48

 

 

82%

 

 

Q4-2018

 

2H-2020

 

2022

 

 

17,522

 

 

59%

 

 

8.0%

 

 

In Construction

Pablo Plaza Ph II

 

Jacksonville, FL

 

Whole Foods

 

 

161

 

 

98%

 

 

Q4-2018

 

1H-2021

 

2022

 

 

14,627

 

 

81%

 

 

6.2%

 

 

In Construction

Bloomingdale Square

 

Tampa, FL

 

Publix, LA Fitness

 

 

252

 

 

92%

 

 

Q3-2018

 

2H-2019

 

2022

 

 

19,904

 

 

84%

 

 

9.1%

 

 

In Construction

Serramonte Center

 

San Francisco, CA

 

Target, Dick's Sporting Goods, Nordstrom Rack

 

 

1,140

 

 

98%

 

 

Q4-2019

 

TBD

 

TBD

 

+/- 130000

 

 

7%

 

 

TBD

 

 

Under Review

The Abbot

 

Boston, MA

 

Retail/Office users

 

 

65

 

 

4%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Phase 1

 

 

 

 

 

 

 

 

 

 

 

 

 

Q2-2019

 

TBD

 

TBD

 

 

21,732

 

 

72%

 

 

TBD

 

 

In Construction

Phase 2

 

 

 

 

 

 

 

 

 

 

 

 

 

TBD

 

TBD

 

TBD

 

 

30,610

 

 

0%

 

 

TBD

 

 

Under Review

Market Common Clarendon Office (3)

 

Metro, DC

 

Equinox

 

 

130

 

 

23%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Phase 1

 

 

 

 

 

 

 

 

 

 

 

 

 

Q4-2018

 

TBD

 

TBD

 

 

32,933

 

 

57%

 

 

TBD

 

 

In Construction

Phase 2

 

 

 

 

 

 

 

 

 

 

 

 

 

TBD

 

TBD

 

TBD

 

 

21,308

 

 

0%

 

 

TBD

 

 

Under Review

Various Redevelopment Properties (est costs are less than $10 Million) (2)

 

 

 

 

 

 

1,550

 

 

93%

 

 

 

 

 

 

 

 

 

32,373

 

 

43%

 

 

9.0%

 

 

In Construction

Total In-Process (In Construction)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

189,096

 

 

58%

 

 

 

 

 

 

 

 

Current Year Completions*

Shopping Center Name

 

Market

 

Grocer/Anchor Tenant

 

GLA

 

 

% Leased

 

 

Project

Start

 

Estimated Initial

Rent

Commencement(a)

 

Estimated

Stabilization

Year(b)

 

REG'S

Estimated Net

Project Costs

 

 

% of Costs

Incurred

 

 

Incremental

Stabilized

Yield

 

 

 

Various Redevelopment Properties (est costs are less than $10 Million)

 

Various

 

Various

 

 

944

 

 

93%

 

 

Various

 

 

 

Various

 

$

15,539

 

 

93%

 

 

6.3%

 

 

 

Total Completions

 

 

944

 

 

93%

 

 

 

 

 

 

 

 

$

15,539

 

 

93%

 

 

6.3%

 

 

 

 

*

Ground up development or redevelopment that is not included in the Same Property NOI pool.

**

Regency's Estimated Net GAAP Project Costs, after additional interest and overhead capitalization, are $81,332 for ground up Developments In-Process and $350,756 for Redevelopments In-Process. Percent of costs incurred is 36% for Developments and 29% for Redevelopments in Process.

(1)

Reflects Regency's share of Estimated Net Development Costs is 55% controlling interest for Phase I and 92% for Phase II, resulting in a blended pro-rata share of 64%.

(2)

Sheridan Plaza project is now phased, the incremental costs associated with the in process project is less than $10M.

(3)

Represents GLA and % leased on office building only. Does not include retail portion of the property.

 

NOI from Properties in Development and NOI adjustment for Development Completions not yet stabilized have been relocated to Components of NAV on page 41.

(a)

Estimated Initial Rent Commencement represents the estimated date that the anchor or first tenants at each project will rent commence.

(b)

Estimated Stabilization Year represents the estimated first full calendar year that the project will reach the stated stabilized yield.

(c)

A stabilized yield for a redevelopment property represents the incremental NOI (estimated stabilized NOI less NOI prior to project commencement) over the total project costs.

 

 

Supplemental Information

17

 


 

Summary of In-Process Developments and Redevelopments

March 31, 2020

(in thousands)

 

In Process Ground Up Developments

 

 

 

 

 

 

 

Shopping Center Name

 

Market

 

Grocer / Anchor Tenant

 

Description

Culver Public Market

 

Los Angeles, CA

 

Urbanspace

 

Ground up development located in West LA's high barrier-to-entry trade area, dynamic city retail to be anchored by a market hall operator with additional inline retail shops. Underground utility work completed in anticipation of vertical construction, however, project is on pause as economics and timing are being studied in light of COVID-19 pandemic to determine the most appropriate future direction of the project.

Carytown Exchange

 

Richmond, VA

 

Publix

 

Located in Richmond's most desirable retail corridor, Carytown is a ground up development anchored by Publix and complemented by street retail and unparalleled structured parking. Construction on Phase I (Publix, Shop Bldg E and structured parking) shall continue as planned and the remaining 3 shop buildings will be constructed at a later date (Phase II).

The Village at Hunter's Lake

 

Tampa, FL

 

Sprouts

 

Located in the growing submarket of New Tampa, Hunter's Lake is a horizontal mixed-use ground up development featuring a Sprouts anchored retail center, a County owned community center, and 250 multifamily units (N.A.P.).

West Bird Plaza

 

Miami, FL

 

Publix

 

Redevelopment includes the demolition of Publix and adjacent CVS space and construct new 48K SF Publix; update façade and additional sitework improvements.

Point 50

 

Metro, DC

 

Whole Foods

 

Redevelopment includes the demolition of a deteriorated center and develop new 30K SF Whole Foods, and 18K SF of shop space.

Pablo Plaza Ph II

 

Jacksonville, FL

 

Whole Foods

 

Redevelop former Office Depot box for Whole Foods; relocate Office Depot (completed in 2019); acquire and release restaurant pad; acquire convenience store parcel to renovate/release; façade renovations and site enhancements to center.

Bloomingdale Square

 

Tampa, FL

 

Publix, LA Fitness

 

Reconfiguration of the former Walmart box for the relocation and expansion of Publix and HOME centric; backfilling the former Publix box with LA Fitness; construction of an additional 14K SF retail shop building; facade renovations and enhancements to remaining center.

Serramonte Center

 

San Francisco, CA

 

Target,

Dick's Sporting Goods,

Nordstrom Rack

 

Multi-phased redevelopment with plans of 3 projects including new retail as well as other uses to continue to augment this Class A mall.  The project is currently under review as Management reassess the scope, merchandising, project costs, and return on investment in light of the COVID-19 pandemic to determine the most appropriate future direction.

PH I: Addition of New theater and relocation of Crunch Fitness to a new OP building, plus stand-alone restaurant pads and a new hotel by a best-in-class developer on a ground lease.

PH II: Renovation and modernization of the interior common area of the mall.

PH III: Redevelopment of the former JCPenney box (paying rent through 5/2020), where Management is evaluating various configurations for the right merchandising mix.

The Abbot

 

Boston, MA

 

Retail/Office users

 

Generational redevelopment and modernization of 3 historic buildings in the heart of Harvard Square into mixed-use project with retail and office. Construction in Cambridge was halted in late March. Once the Cambridge ban is lifted, construction will restart on Phase I which includes the completion of 1 ground up building.  Phase II includes interior building completion and tenant buildouts. Entire $1.1M of the property NOI came offline in early 2019 with no anticipated NOI in 2020.

Market Common Clarendon Office

 

Metro, DC

 

Equinox

 

Redevelopment of vacant 1960's era office building into a 130K SF modern, mixed-use building anchored by a Equinox, two floors of creative office, and ground floor retail to complement the existing dominant, high street, mixed-use center in Arlington, VA. Current construction plan is to complete the shell building as well as the delivery to Equinox (Phase I), and to pause on the remainder of the building as Management reviews the impact to this project in light of the COVID-19 pandemic to determine the most appropriate future direction of the project.

Various redevelopment properties

 

Various

 

Various

 

Various redevelopment properties where estimated incremental costs are less than $10 Million.

 

 

Supplemental Information

18

 


 

Major Redevelopment Pipeline

March 31, 2020

(in thousands)

 

Select Operating Properties with Near Term Redevelopment*

Shopping Center Name

 

Market

 

GLA

 

% Leased

 

 

Estimated

Project Start

 

REG’s Estimated

Incremental

Project Costs

 

Current Description

Gateway Plaza at Aventura

 

Miami, FL

 

30

 

0%

 

 

TBD

 

$10,000 - $15,000

 

Located on Biscayne Boulevard in a vibrant sub-market of Miami, project will redevelop existing building (prior Babies R Us) with potential to bring a specialty grocer to the center and densify with additional retail GLA. Lease negotiations continuing with specialty grocer as economics and timing of the project currently under review, including consideration of potentially phased shop retail buildings.

Westbard Square

 

Bethesda, MD

 

213

 

90%

 

 

TBD

 

$110,000 - $125,000

 

Converting dated multi-parcel retail project which includes a Giant anchored shopping center; a 3 level garden office building, 2 gas stations, and a vacant senior housing building, into a vibrant mixed-use project consisting of 170K SF of new retail anchored by Giant, 200 units of apartments, 100 units of assisted living, and 100 for-sale townhomes. Estimated incremental project costs include Regency's non-retail co-investment. While entitlements proceed, the project's timing, stabilization and economics are being re-studied.

Hancock Center

 

Austin, TX

 

410

 

55%

 

 

TBD

 

$55,000 - $65,000

 

Transformative adaptive reuse of former Sears building (REG received Sears rent through 2/2019) into creative office, in addition to potential expansion of retail anchor. Project has intrinsic demand for varous commerical uses in this desirable infill market. Office component redevelopment represents the majority of TPC estimated range.

Costa Verde Center

 

San Diego, CA

 

179

 

83%

 

 

TBD

 

$175,000 - $200,000

 

Large-scale redevelopment of existing Shopping Center with new retail, office, hotel (on a ground lease) and structured parking, adjacent to new transit station.  Office component is contemplated to in partnership with a best-in-class office owner.  As we continue to advance entitlements and position this redevelopment to start, economics and timing of project are being re-studied.

Town and Country Center

 

Los Angeles, CA

 

230

 

38%

 

 

2021

 

$20,000 - $30,000

 

Committed to redevelopment of vacant former K-Mart box with new retail below 325 mid-rise apartments on a ground lease. Effective January 2020, Regency purchased an additional 16.6% interest, bringing our total ownership interest to 35%. As we continue to advance entitlements and position this redevelopment to start, economics and timing of project currently are being re-studied.

 

*Selection reflects material under earning operating properties. Selection does not incorporate all pipeline opportunities.

Note: Scope, economics and timing of development and redevelopment program and projects could change materially from estimates provided.

 

 

 

Supplemental Information

19

 


 

Leasing Statistics - Wholly Owned and Regency's Pro-Rata Share of Co-investment Partnerships

March 31, 2020

(Retail Operating Properties Only)

 

 

Leasing Statistics - Comparable

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total

 

Leasing

Transactions

 

 

GLA

(in 000s)

 

 

New Base

Rent/Sq. Ft

 

 

Rent Spread %

 

 

Weighted Avg.

Lease Term

 

 

Tenant

Allowance

and Landlord

Work/Sq. Ft.

 

1st Quarter 2020

 

 

313

 

 

 

1,471

 

 

$

22.16

 

 

4.1%

 

 

 

5.4

 

 

$

2.42

 

4th Quarter 2019

 

 

393

 

 

 

1,764

 

 

 

25.05

 

 

11.3%

 

 

 

6.7

 

 

 

11.02

 

3rd Quarter 2019

 

 

403

 

 

 

1,684

 

 

 

23.53

 

 

6.6%

 

 

 

5.3

 

 

 

5.62

 

2nd Quarter 2019

 

 

371

 

 

 

1,891

 

 

 

19.44

 

 

7.0%

 

 

 

5.3

 

 

 

3.95

 

Total - 12 months

 

 

1,480

 

 

 

6,810

 

 

$

22.49

 

 

7.4%

 

 

 

5.7

 

 

$

5.85

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Leases

 

Leasing

Transactions

 

 

GLA

(in 000s)

 

 

New Base

Rent/Sq. Ft

 

 

Rent Spread %

 

 

Weighted Avg.

Lease Term

 

 

Tenant

Allowance

and Landlord

Work/Sq. Ft.

 

1st Quarter 2020

 

61

 

 

 

144

 

 

$

32.93

 

 

-0.9%

 

 

 

7.7

 

 

$

19.81

 

4th Quarter 2019

 

97

 

 

 

492

 

 

 

23.35

 

 

19.6%

 

 

 

11.0

 

 

 

39.25

 

3rd Quarter 2019

 

97

 

 

 

260

 

 

 

30.52

 

 

10.0%

 

 

 

8.0

 

 

 

32.37

 

2nd Quarter 2019

 

92

 

 

 

227

 

 

 

26.93

 

 

6.9%

 

 

 

6.8

 

 

 

24.12

 

Total - 12 months

 

 

347

 

 

 

1,123

 

 

$

27.06

 

 

10.6%

 

 

 

9.0

 

 

$

31.89

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Renewals

 

Leasing

Transactions

 

 

GLA

(in 000s)

 

 

New Base

Rent/Sq. Ft

 

 

Rent Spread %

 

 

Weighted Avg.

Lease Term

 

 

Tenant

Allowance

and Landlord

Work/Sq. Ft.

 

1st Quarter 2020

 

 

252

 

 

 

1,327

 

 

$

21.01

 

 

4.9%

 

 

 

5.1

 

 

$

0.56

 

4th Quarter 2019

 

 

296

 

 

 

1,273

 

 

 

25.67

 

 

8.8%

 

 

 

5.2

 

 

 

0.85

 

3rd Quarter 2019

 

 

306

 

 

 

1,424

 

 

 

22.14

 

 

5.7%

 

 

 

4.7

 

 

 

0.29

 

2nd Quarter 2019

 

 

279

 

 

 

1,663

 

 

 

18.37

 

 

7.0%

 

 

 

5.1

 

 

 

1.09

 

Total - 12 months

 

 

1,133

 

 

 

5,687

 

 

$

21.59

 

 

6.7%

 

 

 

5.0

 

 

$

0.72

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leasing Statistics - Comparable and Non-comparable

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total

 

Leasing

Transactions

 

 

GLA

(in 000s)

 

 

New Base

Rent/Sq. Ft

 

 

 

 

 

 

Weighted Avg.

Lease Term

 

 

Tenant

Allowance

and Landlord

Work/Sq. Ft.

 

1st Quarter 2020

 

 

370

 

 

 

1,651

 

 

$

22.64

 

 

 

 

 

 

 

5.5

 

 

$

5.28

 

4th Quarter 2019

 

 

458

 

 

 

2,045

 

 

 

25.79

 

 

 

 

 

 

 

6.9

 

 

 

12.77

 

3rd Quarter 2019

 

 

483

 

 

 

1,948

 

 

 

24.04

 

 

 

 

 

 

 

5.3

 

 

 

8.39

 

2nd Quarter 2019

 

 

435

 

 

 

2,234

 

 

 

20.22

 

 

 

 

 

 

 

5.4

 

 

 

6.60

 

Total - 12 months

 

 

1,746

 

 

 

7,878

 

 

$

23.13

 

 

 

 

 

 

 

5.8

 

 

$

8.37

 

 

Notes:

All amounts reported at execution.

Number of leasing transactions and GLA leased reported at 100%; All other statistics reported at pro-rata share.

Rent spreads are calculated on a comparable-space, cash basis for new and renewal leases executed and include all teasing transactions, including spaces vacant > 12 months.

Tenant Allowance & Landlord Work are costs required to make the space leasable and include improvements of a space as it relates to a specific lease. These costs include tenant improvements and inducements.

Excludes Non-Retail Properties

 

 

 

 

Supplemental Information

20

 


 

Average Base Rent by CBSA - Wholly Owned and Regency's Pro-Rata Share of Co-investment Partnerships

March 31, 2020

(in thousands)

 

Largest CBSAs by Population (1)

 

Number of

Properties

 

 

GLA

 

 

% Leased(2)

 

 

ABR

 

 

ABR/Sq. Ft.

 

 

% of Number

of Properties

 

 

% of GLA

 

 

% of ABR

 

New York-Newark-Jersey City

 

16

 

 

 

1,736

 

 

 

92.0

%

 

$

60,499

 

 

$

37.89

 

 

 

3.8

%

 

 

4.1

%

 

 

6.6

%

Los Angeles-Long Beach-Anaheim

 

27

 

 

 

2,587

 

 

 

96.6

%

 

 

70,958

 

 

 

28.40

 

 

 

6.5

%

 

 

6.1

%

 

 

7.7

%

Chicago-Naperville-Elgin

 

11

 

 

 

1,628

 

 

 

96.4

%

 

 

30,002

 

 

 

19.12

 

 

 

2.6

%

 

 

3.8

%

 

 

3.3

%

Dallas-Fort Worth-Arlington

 

12

 

 

 

775

 

 

 

96.1

%

 

 

16,958

 

 

 

22.77

 

 

 

2.9

%

 

 

1.8

%

 

 

1.8

%

Houston-Woodlands-Sugar Land

 

13

 

 

 

1,589

 

 

 

97.7

%

 

 

29,977

 

 

 

19.32

 

 

 

3.1

%

 

 

3.7

%

 

 

3.3

%

Washington-Arlington-Alexandri

 

27

 

 

 

1,880

 

 

 

90.2

%

 

 

48,126

 

 

 

28.37

 

 

 

6.5

%

 

 

4.4

%

 

 

5.2

%

Miami-Ft Lauderdale-W Palm Bch

 

44

 

 

 

5,377

 

 

 

93.9

%

 

 

105,909

 

 

 

20.98

 

 

 

10.6

%

 

 

12.7

%

 

 

11.5

%

Philadelphia-Camden-Wilmington

 

8

 

 

 

696

 

 

 

92.0

%

 

 

14,690

 

 

 

22.96

 

 

 

1.9

%

 

 

1.6

%

 

 

1.6

%

Atlanta-Sandy Springs-Roswell

 

22

 

 

 

2,065

 

 

 

94.7

%

 

 

43,037

 

 

 

22.01

 

 

 

5.3

%

 

 

4.9

%

 

 

4.7

%

Boston-Cambridge-Newton

 

10

 

 

 

955

 

 

 

92.2

%

 

 

21,386

 

 

 

24.30

 

 

 

2.4

%

 

 

2.2

%

 

 

2.3

%

Phoenix-Mesa-Scottsdale

 

 

-

 

 

--

 

 

--

 

 

--

 

 

--

 

 

--

 

 

--

 

 

--

 

San Francisco-Oakland-Hayward

 

22

 

 

 

3,851

 

 

 

94.3

%

 

 

109,168

 

 

 

30.07

 

 

 

5.3

%

 

 

9.1

%

 

 

11.9

%

Rvrside-San Bernardino-Ontario

 

2

 

 

 

137

 

 

 

84.8

%

 

 

3,248

 

 

 

28.02

 

 

 

0.5

%

 

 

0.3

%

 

 

0.4

%

Detroit-Warren-Dearborn

 

 

-

 

 

--

 

 

--

 

 

--

 

 

--

 

 

--

 

 

--

 

 

--

 

Seattle-Tacoma-Bellevue

 

16

 

 

 

1,163

 

 

 

97.8

%

 

 

30,873

 

 

 

27.13

 

 

 

3.8

%

 

 

2.7

%

 

 

3.4

%

Minneapol-St. Paul-Bloomington

 

5

 

 

 

205

 

 

 

97.2

%

 

 

3,421

 

 

 

17.21

 

 

 

1.2

%

 

 

0.5

%

 

 

0.4

%

San Diego-Carlsbad

 

11

 

 

 

1,536

 

 

 

96.9

%

 

 

44,145

 

 

 

29.66

 

 

 

2.6

%

 

 

3.6

%

 

 

4.8

%

Tampa-St. Petersburg-Clearwater

 

9

 

 

 

1,280

 

 

 

96.7

%

 

 

22,878

 

 

 

18.48

 

 

 

2.2

%

 

 

3.0

%

 

 

2.5

%

Denver-Aurora-Lakewood

 

12

 

 

 

987

 

 

 

95.3

%

 

 

14,819

 

 

 

15.75

 

 

 

2.9

%

 

 

2.3

%

 

 

1.6

%

St. Louis

 

4

 

 

 

408

 

 

 

100.0

%

 

 

4,394

 

 

 

10.76

 

 

 

1.0

%

 

 

1.0

%

 

 

0.5

%

Baltimore-Columbia-Towson

 

5

 

 

 

357

 

 

 

92.9

%

 

 

7,856

 

 

 

23.68

 

 

 

1.2

%

 

 

0.8

%

 

 

0.9

%

Charlotte-Concord-Gastonia

 

4

 

 

 

232

 

 

 

86.1

%

 

 

4,303

 

 

 

21.52

 

 

 

1.0

%

 

 

0.5

%

 

 

0.5

%

Orlando-Kissimmee-Sanford

 

0

 

 

0

 

 

 

0.0

%

 

 

 

 

 

 

 

 

0.0

%

 

 

0.0

%

 

 

0.0

%

San Antonio-New Braunfels

 

 

-

 

 

--

 

 

--

 

 

--

 

 

--

 

 

--

 

 

--

 

 

--

 

Portland-Vancouver-Hillsboro

 

5

 

 

 

436

 

 

 

95.2

%

 

 

8,325

 

 

 

20.04

 

 

 

1.2

%

 

 

1.0

%

 

 

0.9

%

Top 25 CBSAs by Population

 

293

 

 

 

30,687

 

 

 

94.7

%

 

$

708,921

 

 

$

23.42

 

 

 

70.4

%

 

 

72.2

%

 

 

77.1

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CBSAs Ranked 26 - 50 by Population

 

 

61

 

 

 

6,521

 

 

 

93.6

%

 

 

111,208

 

 

 

18.26

 

 

 

14.7

%

 

 

15.3

%

 

 

12.1

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CBSAs Ranked 51 - 75 by Population

 

 

23

 

 

 

2,138

 

 

 

96.6

%

 

 

51,701

 

 

 

25.06

 

 

 

5.5

%

 

 

5.0

%

 

 

5.6

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CBSAs Ranked 76 - 100 by Population

 

 

11

 

 

 

754

 

 

 

96.7

%

 

 

11,909

 

 

 

16.32

 

 

 

2.6

%

 

 

1.8

%

 

 

1.3

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other CBSAs

 

 

28

 

 

 

2,396

 

 

 

91.8

%

 

 

35,217

 

 

 

16.04

 

 

 

6.7

%

 

 

5.6

%

 

 

3.8

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total All Properties

 

 

416

 

 

 

42,496

 

 

 

94.5

%

 

$

918,956

 

 

$

22.97

 

 

 

100.0

%

 

 

100.0

%

 

 

100.0

%

 

(1)

2019 Population Data Source: Synergos Technologies, Inc.

(2)

Includes Properties in Development and leases that are executed but have not commenced.

 

 

 

 

Supplemental Information

21

 


 

Significant Tenant Rents - Wholly Owned and Regency's Pro-Rata Share of

Co-investment Partnerships

(Includes Tenants ≥ 0.5% of ABR)

March 31, 2020

(in thousands)

 

#

 

Tenant

 

Tenant

GLA

 

 

% of Company-

Owned GLA

 

 

Total

Annualized

Base Rent

 

 

% of Total

Annualized

Base Rent

 

 

Total # of

Leased

Stores - 100%

Owned and JV

 

 

# of Leased

Stores in JV

 

1

 

Publix

 

 

2,785

 

 

6.6%

 

 

$

30,020

 

 

3.3%

 

 

 

68

 

 

12

 

2

 

Kroger Co.(1)

 

 

2,855

 

 

6.7%

 

 

 

27,921

 

 

3.0%

 

 

 

56

 

 

15

 

3

 

Albertsons Companies, Inc.(2)

 

 

1,819

 

 

4.3%

 

 

 

26,102

 

 

2.8%

 

 

 

46

 

 

18

 

4

 

Whole Foods

 

 

1,082

 

 

2.5%

 

 

 

23,109

 

 

2.5%

 

 

 

34

 

 

12

 

5

 

TJX Companies, Inc.(3)

 

 

1,362

 

 

3.2%

 

 

 

22,965

 

 

2.5%

 

 

 

63

 

 

20

 

6

 

CVS

 

 

665

 

 

1.6%

 

 

 

15,335

 

 

1.7%

 

 

 

57

 

 

19

 

7

 

Ahold/Delhaize(4)

 

 

475

 

 

1.1%

 

 

 

11,500

 

 

1.3%

 

 

 

13

 

 

7

 

8

 

L.A. Fitness Sports Club

 

 

487

 

 

1.1%

 

 

 

9,610

 

 

1.0%

 

 

 

14

 

 

4

 

9

 

Bed Bath & Beyond Inc.(5)

 

 

469

 

 

1.1%

 

 

 

8,876

 

 

1.0%

 

 

 

18

 

 

-

 

10

 

Nordstrom(6)

 

 

320

 

 

0.8%

 

 

 

8,839

 

 

1.0%

 

 

 

9

 

 

-

 

11

 

Trader Joe's

 

 

271

 

 

0.6%

 

 

 

8,786

 

 

1.0%

 

 

 

27

 

 

7

 

12

 

Ross Dress For Less

 

 

545

 

 

1.3%

 

 

 

8,521

 

 

0.9%

 

 

 

25

 

 

9

 

13

 

Gap, Inc(7)

 

 

246

 

 

0.6%

 

 

 

8,063

 

 

0.9%

 

 

 

20

 

 

3

 

14

 

PETCO Animal Supplies, Inc(8)

 

 

302

 

 

0.7%

 

 

 

7,342

 

 

0.8%

 

 

 

36

 

 

11

 

15

 

JPMorgan Chase Bank

 

 

126

 

 

0.3%

 

 

 

7,070

 

 

0.8%

 

 

 

39

 

 

8

 

16

 

JAB Holding Company(9)

 

 

181

 

 

0.4%

 

 

 

7,025

 

 

0.8%

 

 

 

61

 

 

14

 

17

 

Starbucks

 

 

136

 

 

0.3%

 

 

 

6,884

 

 

0.7%

 

 

 

97

 

 

32

 

18

 

Bank of America

 

 

132

 

 

0.3%

 

 

 

6,839

 

 

0.7%

 

 

 

43

 

 

16

 

19

 

Wells Fargo Bank

 

 

128

 

 

0.3%

 

 

 

6,650

 

 

0.7%

 

 

 

49

 

 

18

 

20

 

Target

 

 

570

 

 

1.3%

 

 

 

6,642

 

 

0.7%

 

 

 

6

 

 

2

 

21

 

Kohl's

 

 

612

 

 

1.4%

 

 

 

5,867

 

 

0.6%

 

 

 

8

 

 

2

 

22

 

H.E. Butt Grocery Company(10)

 

 

347

 

 

0.8%

 

 

 

5,858

 

 

0.6%

 

 

 

5

 

 

-

 

23

 

Walgreens Boots Alliance(11)

 

 

236

 

 

0.6%

 

 

 

5,681

 

 

0.6%

 

 

 

23

 

 

9

 

24

 

Dick's Sporting Goods, Inc.(12)

 

 

299

 

 

0.7%

 

 

 

5,161

 

 

0.6%

 

 

 

6

 

 

2

 

25

 

Ulta

 

 

170

 

 

0.4%

 

 

 

5,146

 

 

0.6%

 

 

 

19

 

 

3

 

26

 

Best Buy

 

 

214

 

 

0.5%

 

 

 

4,832

 

 

0.5%

 

 

 

6

 

 

1

 

27

 

AT&T, Inc (13)

 

 

108

 

 

0.3%

 

 

 

4,801

 

 

0.5%

 

 

 

61

 

 

16

 

28

 

Wal-Mart

 

 

660

 

 

1.6%

 

 

 

4,746

 

 

0.5%

 

 

 

7

 

 

-

 

29

 

Staples,Inc.

 

 

183

 

 

0.4%

 

 

 

4,161

 

 

0.5%

 

 

 

10

 

 

1

 

 

 

Top Tenants

 

 

17,785

 

 

41.8%

 

 

$

304,352

 

 

33.1%

 

 

 

926

 

 

 

261

 

 

(1)

Kroger 21 / King Soopers 12 / Harris Teeter 9 / Ralphs 9 / Mariano's Fresh Market 3 / Quality Food Centers 2

(2)

Safeway 21 / VONS 7 / Albertson's 4 / Acme Markets 3 / Shaw's 3 / Tom Thumb 3 / Randalls Food & Drug 2 / Star Market 2 / Jewel 1

(3)

TJ Maxx 26 / Homegoods 18 / Marshalls 16 / Homesense 2 / Sierra Trading Post 1

(4)

Giant 8 / Stop & Shop 4 / Food Lion 1

(5)

Bed Bath & Beyond 11 / Cost Plus World Market 5 / Buy Buy Baby 1 / Harmon Face Values 1

(6)

Nordstrom Rack 9

(7)

Old Navy 13 / The Gap 3 / Athleta 2 / Banana Republic 1 / GAP BR Factory 1

(8)

Petco 29 / Unleashed by Petco 7

(9)

Panera 34 / Einstein Bros Bagels 13 / Peet's' Coffee & Tea 11 / Krispy Kreme 3

(10)

H.E.B. 4 / Central Market 1

(10)

Walgreens 22 / Duane Reade 1

(11)

Dick's Sporting Goods 5 / Golf Galaxy 1

(12)

AT&T 52 / Cricket 9

 

Supplemental Information

22

 


 

Tenant Lease Expirations - Wholly Owned and Regency's Pro-Rata Share of Co-investment Partnerships

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

Anchor Tenants(1)

 

 

 

 

 

 

 

 

 

Year

 

GLA

 

 

Percent of GLA

 

 

Percent of

Total ABR(3)

 

 

ABR

 

MTM(4)

 

 

116

 

 

0.3%

 

 

0.2%

 

 

$

15.37

 

2020

 

 

882

 

 

2.2%

 

 

1.1%

 

 

 

11.17

 

2021

 

 

2,392

 

 

6.1%

 

 

3.2%

 

 

 

12.05

 

2022

 

 

3,018

 

 

7.7%

 

 

5.3%

 

 

 

15.86

 

2023

 

 

2,700

 

 

6.8%

 

 

4.9%

 

 

 

16.32

 

2024

 

 

3,457

 

 

8.8%

 

 

6.0%

 

 

 

15.66

 

2025

 

 

2,571

 

 

6.5%

 

 

4.5%

 

 

 

15.89

 

2026

 

 

1,487

 

 

3.8%

 

 

3.2%

 

 

 

19.34

 

2027

 

 

1,300

 

 

3.3%

 

 

2.4%

 

 

 

16.93

 

2028

 

 

1,569

 

 

4.0%

 

 

3.1%

 

 

 

17.67

 

2029

 

 

1,228

 

 

3.1%

 

 

1.7%

 

 

 

12.71

 

10 Year Total

 

 

20,720

 

 

53.0%

 

 

35.7%

 

 

$

15.51

 

Thereafter

 

 

4,598

 

 

12.0%

 

 

8.6%

 

 

 

16.79

 

 

 

 

25,318

 

 

64.0%

 

 

44.2%

 

 

$

15.75

 

 

 

 

 

 

 

 

Shop Tenants(2)

 

 

 

 

 

 

 

 

 

Year

 

GLA

 

 

Percent of GLA

 

 

Percent of

Total ABR(3)

 

 

ABR

 

MTM(4)

 

 

202

 

 

0.5%

 

 

0.8%

 

 

$

35.67

 

2020

 

 

1,246

 

 

3.2%

 

 

4.6%

 

 

 

33.41

 

2021

 

 

2,085

 

 

5.3%

 

 

7.7%

 

 

 

33.36

 

2022

 

 

2,235

 

 

5.7%

 

 

8.5%

 

 

 

34.13

 

2023

 

 

1,946

 

 

4.9%

 

 

7.6%

 

 

 

35.32

 

2024

 

 

1,887

 

 

4.8%

 

 

7.2%

 

 

 

34.39

 

2025

 

 

1,393

 

 

3.5%

 

 

5.6%

 

 

 

36.28

 

2026

 

 

742

 

 

1.9%

 

 

3.2%

 

 

 

39.32

 

2027

 

 

630

 

 

1.6%

 

 

2.7%

 

 

 

38.06

 

2028

 

 

595

 

 

1.5%

 

 

2.7%

 

 

 

41.60

 

2029

 

 

502

 

 

1.3%

 

 

2.2%

 

 

 

40.31

 

10 Year Total

 

 

13,463

 

 

34.2%

 

 

52.8%

 

 

$

35.43

 

Thereafter

 

 

637

 

 

26.6%

 

 

2.9%

 

 

 

40.91

 

 

 

 

14,100

 

 

35.8%

 

 

55.7%

 

 

$

35.68

 

 

 

 

 

 

 

 

All Tenants

 

 

 

 

 

 

 

 

 

Year

 

GLA

 

 

Percent of GLA

 

 

Percent of

Total ABR(3)

 

 

ABR

 

MTM(4)

 

 

318

 

 

0.8%

 

 

1.0%

 

 

$

28.27

 

2020

 

 

2,128

 

 

5.4%

 

 

5.7%

 

 

 

24.19

 

2021

 

 

4,477

 

 

11.4%

 

 

10.9%

 

 

 

21.97

 

2022

 

 

5,253

 

 

13.3%

 

 

13.8%

 

 

 

23.63

 

2023

 

 

4,646

 

 

11.8%

 

 

12.5%

 

 

 

24.28

 

2024

 

 

5,344

 

 

13.6%

 

 

13.2%

 

 

 

22.27

 

2025

 

 

3,964

 

 

10.1%

 

 

10.1%

 

 

 

23.05

 

2026

 

 

2,229

 

 

5.7%

 

 

6.4%

 

 

 

25.99

 

2027

 

 

1,931

 

 

4.9%

 

 

5.1%

 

 

 

23.82

 

2028

 

 

2,164

 

 

5.5%

 

 

5.8%

 

 

 

24.25

 

2029

 

 

1,730

 

 

4.4%

 

 

4.0%

 

 

 

20.72

 

10 Year Total

 

 

34,184

 

 

86.7%

 

 

88.5%

 

 

$

23.36

 

Thereafter

 

 

5,235

 

 

13.4%

 

 

11.5%

 

 

 

19.73

 

 

 

 

39,420

 

 

100%

 

 

100%

 

 

$

22.87

 

 

Note: Reflects commenced leases only. Does not account for contractual rent steps and assumes that no tenants exercise renewal options.

 

(1)

Anchor tenants represent any tenant occupying at least 10,000 square feet.

 

(2)

Shop tenants represent any tenant occupying less than 10,000 square feet.

 

(3)

Total Annual Base Rent ("ABR") excludes additional rent such as percentage rent, common area maintenance, real estate taxes, and insurance reimbursements.

 

(4)

Month to month lease or in process of renewal.

 

 

 

 

Supplemental Information

23

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

200 Potrero

 

 

CA

San Francisco-Oakland-Hayward

31

31

100.0%

 

 

 

Gizmo Art Production, INC.

$13.37

 

4S Commons Town Center

M

85%

CA

San Diego-Carlsbad

240

240

100.0%

 

 

68

Ralphs, Jimbo's...Naturally!, Bed Bath & Beyond, Cost Plus World Market, CVS, Ace Hardware, Ulta

$36.57

 

Amerige Heights Town Center

 

 

CA

Los Angeles-Long Beach-Anaheim

89

89

98.9%

 

143

58

Albertsons, (Target)

$31.26

 

Balboa Mesa Shopping Center

 

 

CA

San Diego-Carlsbad

207

207

100.0%

 

 

42

Von's, Kohl's, CVS

$27.11

 

Bayhill Shopping Center

GRI

40%

CA

San Francisco-Oakland-Hayward

122

49

98.7%

 

 

32

Mollie Stone's Market, CVS

$26.18

 

Blossom Valley

USAA

20%

CA

San Jose-Sunnyvale-Santa Clara

93

19

100.0%

 

 

34

Safeway, CVS

$28.93

 

Brea Marketplace

GRI

40%

CA

Los Angeles-Long Beach-Anaheim

352

141

99.2%

 

 

25

Sprout's, Target, 24 Hour Fitness, Big 5 Sporting Goods, Childtime Childcare, Golf Galaxy, Old Navy

$19.95

 

Circle Center West

 

 

CA

Los Angeles-Long Beach-Anaheim

64

64

100.0%

 

 

 

Marshalls

$28.45

(2)

Circle Marina Center

 

 

CA

Los Angeles-Long Beach-Anaheim

118

118

94.1%

 

 

 

Staples, Big 5 Sporting Goods, Centinela Feed & Pet Supplies

$30.70

 

Clayton Valley Shopping Center

 

 

CA

San Francisco-Oakland-Hayward

260

260

93.7%

 

 

14

Grocery Outlet, Central, CVS, Dollar Tree, Ross Dress For Less

$23.12

 

Corral Hollow

RC

25%

CA

Stockton-Lodi

167

42

100.0%

 

 

66

Safeway, CVS

$17.60

(2)

Costa Verde Center

 

 

CA

San Diego-Carlsbad

179

179

83.0%

 

 

40

Bristol Farms, Bookstar, The Boxing Club

$32.29

 

Culver Center

 

 

CA

Los Angeles-Long Beach-Anaheim

217

217

95.7%

 

 

37

Ralphs, Best Buy, LA Fitness, Sit N' Sleep, Tuesday Morning

$32.18

(2)

Culver Public Market

 

 

CA

Los Angeles-Long Beach-Anaheim

27

27

49.4%

 

 

 

Urbanspace

$56.17

 

Diablo Plaza

 

 

CA

San Francisco-Oakland-Hayward

63

63

98.5%

 

53

53

(Safeway), (CVS), Beverages & More!

$41.01

 

El Camino Shopping Center

 

 

CA

Los Angeles-Long Beach-Anaheim

136

136

100.0%

 

 

31

Bristol Farms, CVS

$39.00

 

El Cerrito Plaza

 

 

CA

San Francisco-Oakland-Hayward

256

256

95.3%

 

67

78

(Lucky's), Trader Joe's, (CVS), Bed Bath & Beyond, Barnes & Noble, Jo-Ann Fabrics, PETCO, Ross Dress For Less

$30.35

 

El Norte Pkwy Plaza

 

 

CA

San Diego-Carlsbad

91

91

97.0%

 

 

42

Von's, Children's Paradise, ACE Hardware

$18.91

 

Encina Grande

 

 

CA

San Francisco-Oakland-Hayward

106

106

99.1%

 

 

38

Whole Foods, Walgreens

$33.05

 

Five Points Shopping Center

GRI

40%

CA

Santa Maria-Santa Barbara

145

58

98.7%

 

 

35

Smart & Final, CVS, Ross Dress for Less, Big 5 Sporting Goods, PETCO

$30.37

 

French Valley Village Center

 

 

CA

Rvrside-San Bernardino-Ontario

99

99

98.6%

 

 

44

Stater Bros, CVS

$30.22

 

Friars Mission Center

 

 

CA

San Diego-Carlsbad

147

147

99.0%

 

 

55

Ralphs, CVS

$35.59

 

Gateway 101

 

 

CA

San Francisco-Oakland-Hayward

92

92

100.0%

 

212

 

(Home Depot), (Best Buy), Target, Nordstrom Rack

$34.95

 

Gelson's Westlake Market Plaza

 

 

CA

Oxnard-Thousand Oaks-Ventura

85

85

100.0%

 

 

40

Gelson's Markets, John of Italy Salon & Spa

$29.35

 

Golden Hills Plaza

 

 

CA

San Luis Obispo-Paso Robles-Arroyo Grande

244

244

95.4%

 

 

 

Lowe's, Bed Bath & Beyond, TJ Maxx

$7.58

 

Supplemental Information

24

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Granada Village

GRI

40%

CA

Los Angeles-Long Beach-Anaheim

226

91

100.0%

 

 

24

Sprout's Markets, Rite Aid, Stein Mart, PETCO, Homegoods

$24.76

 

Hasley Canyon Village

USAA

20%

CA

Los Angeles-Long Beach-Anaheim

66

13

100.0%

 

 

52

Ralphs

$28.62

 

Heritage Plaza

 

 

CA

Los Angeles-Long Beach-Anaheim

230

230

99.0%

 

 

44

Ralphs, CVS, Daiso, Mitsuwa Marketplace, Total Woman

$38.64

 

Jefferson Square

 

 

CA

Rvrside-San Bernardino-Ontario

38

38

48.9%

 

 

 

CVS

$16.51

 

Laguna Niguel Plaza

GRI

40%

CA

Los Angeles-Long Beach-Anaheim

42

17

100.0%

 

39

39

(Albertsons), CVS

$28.99

 

Marina Shores

C

20%

CA

Los Angeles-Long Beach-Anaheim

68

14

98.3%

 

 

26

Whole Foods, PETCO

$36.19

 

Mariposa Shopping Center

GRI

40%

CA

San Jose-Sunnyvale-Santa Clara

127

51

94.7%

 

 

43

Safeway, CVS, Ross Dress for Less

$21.31

 

Morningside Plaza

 

 

CA

Los Angeles-Long Beach-Anaheim

91

91

99.1%

 

 

43

Stater Bros.

$23.86

 

Navajo Shopping Center

GRI

40%

CA

San Diego-Carlsbad

102

41

99.1%

 

 

44

Albertsons, Rite Aid, O'Reilly Auto Parts

$14.75

 

Newland Center

 

 

CA

Los Angeles-Long Beach-Anaheim

152

152

100.0%

 

 

58

Albertsons

$27.11

 

Oak Shade Town Center

 

 

CA

Sacramento--Roseville--Arden-Arcade

104

104

99.3%

 

 

40

Safeway, Office Max, Rite Aid

$22.62

 

Oakbrook Plaza

 

 

CA

Oxnard-Thousand Oaks-Ventura

83

83

99.0%

 

 

44

Gelson's Markets, (Longs Drug)

$21.72

(2)

Parnassus Heights Medical

RLP

50%

CA

San Francisco-Oakland-Hayward

146

73

98.7%

 

 

 

University of CA

$86.58

 

Persimmon Place

 

 

CA

San Francisco-Oakland-Hayward

153

153

100.0%

 

 

40

Whole Foods, Nordstrom Rack, Homegoods

$35.21

 

Plaza Escuela

 

 

CA

San Francisco-Oakland-Hayward

154

154

97.5%

 

 

 

The Container Store, Trufusion, Talbots, Forever 21, The Cheesecake Factory

$45.05

 

Plaza Hermosa

 

 

CA

Los Angeles-Long Beach-Anaheim

95

95

100.0%

 

 

37

Von's, CVS

$26.94

 

Pleasant Hill Shopping Center

GRI

40%

CA

San Francisco-Oakland-Hayward

227

91

100.0%

 

 

 

Target, Burlington, Ross Dress for Less, Homegoods

$24.50

(2)

Pleasanton Plaza

 

 

CA

San Francisco-Oakland-Hayward

163

163

27.9%

 

 

 

JCPenney, OfficeMax, Cost Plus World Market

$18.39

 

Point Loma Plaza

GRI

40%

CA

San Diego-Carlsbad

205

82

93.4%

 

 

50

Von's, 24 Hour Fitness, Jo-Ann Fabrics, Marshalls

$23.16

 

Potrero Center

 

 

CA

San Francisco-Oakland-Hayward

227

227

99.8%

 

 

60

Safeway, Decathlon Sport, 24 Hour Fitness, Ross Dress for Less, Petco, Party City

$33.34

 

Powell Street Plaza

 

 

CA

San Francisco-Oakland-Hayward

166

166

98.8%

 

 

10

Trader Joe's, Beverages & More!, Ross Dress For Less, Marshalls, Old Navy

$35.72

 

Prairie City Crossing (FKA Folsom Piairie City Crossing)

 

 

CA

Sacramento--Roseville--Arden-Arcade

90

90

100.0%

 

 

55

Safeway

$21.13

 

Raley's Supermarket

C

20%

CA

Sacramento--Roseville--Arden-Arcade

63

13

100.0%

 

 

63

Raley's

$14.00

 

Ralphs Circle Center

 

 

CA

Los Angeles-Long Beach-Anaheim

60

60

100.0%

 

 

35

Ralphs

$18.59

 

Rancho San Diego Village

GRI

40%

CA

San Diego-Carlsbad

153

61

98.3%

 

 

40

Smart & Final, (Longs Drug), 24 Hour Fitness

$22.49

 

Rona Plaza

 

 

CA

Los Angeles-Long Beach-Anaheim

52

52

97.7%

 

 

37

Superior Super Warehouse

$21.59

 

Supplemental Information

25

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

San Carlos Marketplace

 

 

CA

San Francisco-Oakland-Hayward

154

154

100.0%

 

 

 

TJ Maxx, Best Buy, PetSmart, Bassett Furniture

$36.28

 

Scripps Ranch Marketplace

 

 

CA

San Diego-Carlsbad

132

132

98.7%

 

 

57

Vons, CVS

$31.86

 

San Leandro Plaza

 

 

CA

San Francisco-Oakland-Hayward

50

50

86.3%

 

38

38

(Safeway), (CVS)

$38.78

 

Seal Beach

C

20%

CA

Los Angeles-Long Beach-Anaheim

97

19

95.7%

 

 

48

Safeway, CVS

$26.20

(2)

Sequoia Station

 

 

CA

San Francisco-Oakland-Hayward

103

103

98.4%

 

62

62

(Safeway), CVS, Barnes & Noble, Old Navy, Pier 1

$42.23

 

Serramonte Center

 

 

CA

San Francisco-Oakland-Hayward

1140

1140

98.3%

 

 

 

Macy's, Target, Dick's Sporting Goods, Dave & Buster's, Nordstrom Rack, Regal Cinemas, Buy Buy Baby, Cost Plus World Market, Crunch Gym, DAISO, Forever 21, H&M, Old Navy, Part City, Ross, TJ Maxx, Uniqlo

$25.99

 

Shoppes at Homestead

 

 

CA

San Jose-Sunnyvale-Santa Clara

113

113

100.0%

 

53

 

(Orchard Supply Hardware), CVS, Crunch Fitness

$24.54

 

Silverado Plaza

GRI

40%

CA

Napa

85

34

97.7%

 

 

32

Nob Hill, CVS

$18.10

 

Snell & Branham Plaza

GRI

40%

CA

San Jose-Sunnyvale-Santa Clara

92

37

96.4%

 

 

53

Safeway

$19.69

 

South Bay Village

 

 

CA

Los Angeles-Long Beach-Anaheim

108

108

100.0%

 

 

30

Wal-Mart, Orchard Supply Hardware, Homegoods

$20.31

 

Talega Village Center

 

 

CA

Los Angeles-Long Beach-Anaheim

102

102

100.0%

 

 

46

Ralphs

$22.75

 

Tassajara Crossing

 

 

CA

San Francisco-Oakland-Hayward

146

146

98.3%

 

 

56

Safeway, CVS, Alamo Hardware

$24.89

 

The Hub Hillcrest Market

 

 

CA

San Diego-Carlsbad

149

149

97.6%

 

 

52

Ralphs, Trader Joe's

$40.43

 

The Marketplace

 

 

CA

Sacramento--Roseville--Arden-Arcade

111

111

98.0%

 

 

35

Safeway,CVS, Petco

$26.12

(2)

The Pruneyard

 

 

CA

San Jose-Sunnyvale-Santa Clara

258

258

97.7%

 

 

13

Trader Joe's, The Sports Basement, Camera Cinemas, Marshalls

$39.34

 

Town and Country Center

O

35%

CA

Los Angeles-Long Beach-Anaheim

230

81

38.3%

 

 

41

Whole Foods, CVS, Citibank

$49.06

 

Tustin Legacy

 

 

CA

Los Angeles-Long Beach-Anaheim

112

112

100.0%

 

 

44

Stater Bros, CVS

$32.26

 

Twin Oaks Shopping Center

GRI

40%

CA

Los Angeles-Long Beach-Anaheim

98

39

97.1%

 

 

41

Ralphs, Rite Aid

$21.13

 

Twin Peaks

 

 

CA

San Diego-Carlsbad

208

208

99.5%

 

 

45

Atlas International Market, Target

$21.23

 

Valencia Crossroads

 

 

CA

Los Angeles-Long Beach-Anaheim

173

173

100.0%

 

 

35

Whole Foods, Kohl's

$28.79

 

Village at La Floresta

 

 

CA

Los Angeles-Long Beach-Anaheim

87

87

100.0%

 

 

37

Whole Foods

$34.68

 

Von's Circle Center

 

 

CA

Los Angeles-Long Beach-Anaheim

151

151

100.0%

 

 

45

Von's, Ross Dress for Less, Planet Fitness

$22.17

 

West Park Plaza

 

 

CA

San Jose-Sunnyvale-Santa Clara

88

88

95.9%

 

 

25

Safeway, Rite Aid

$18.24

 

Westlake Village Plaza and Center

 

 

CA

Oxnard-Thousand Oaks-Ventura

201

201

97.4%

 

 

72

Von's, Sprouts, (CVS)

$39.78

 

Willows Shopping Center

 

 

CA

San Francisco-Oakland-Hayward

249

249

86.4%

 

 

 

REI, UFC Gym, Old Navy, Pier 1 Imports, Ulta, ClaimJumper, The Jungle Fun Concord

$30.09

 

Woodman Van Nuys

 

 

CA

Los Angeles-Long Beach-Anaheim

108

108

100.0%

 

 

78

El Super

$16.74

 

Woodside Central

 

 

CA

San Francisco-Oakland-Hayward

81

81

100.0%

 

113

 

(Target),Chuck E. Cheese, Marshalls

$26.01

 

Supplemental Information

26

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Ygnacio Plaza

GRI

40%

CA

San Francisco-Oakland-Hayward

110

44

100.0%

 

 

 

Sports Basement,TJ Maxx

$38.02

 

 

 

 

CA

 

11,650

9,740

95.4%

97.0%

780

2,700

 

 

 

Applewood Shopping Ctr

GRI

40%

CO

Denver-Aurora-Lakewood

354

141

91.2%

 

 

71

King Soopers, Hobby Lobby, Applejack Liquors, PetSmart, Homegoods, Sierra Trading Post, Ulta

$15.11

 

Alcove On Arapahoe

GRI

40%

CO

Boulder

159

64

88.6%

 

 

44

Safeway, Jo-Ann Fabrics, PETCO, Pier 1 Imports, HomeGoods

$18.87

 

Belleview Square

 

 

CO

Denver-Aurora-Lakewood

117

117

100.0%

 

 

65

King Soopers

$20.80

 

Boulevard Center

 

 

CO

Denver-Aurora-Lakewood

79

79

76.1%

 

53

53

(Safeway), One Hour Optical

$32.64

 

Buckley Square

 

 

CO

Denver-Aurora-Lakewood

116

116

96.1%

 

 

62

King Soopers, Ace Hardware

$11.70

 

Centerplace of Greeley III

 

 

CO

Greeley

119

119

100.0%

 

 

 

Hobby Lobby, Best Buy, TJ Maxx

$11.44

 

Cherrywood Square Shop Ctr

GRI

40%

CO

Denver-Aurora-Lakewood

97

39

94.2%

 

 

72

King Soopers

$10.48

 

Crossroads Commons

C

20%

CO

Boulder

143

29

100.0%

 

 

66

Whole Foods, Barnes & Noble, Bicycle Village

$28.18

 

Crossroads Commons II

C

20%

CO

Boulder

20

4

65.8%

 

 

 

(Whole Foods), (Barnes & Noble, Bicycle Village)

$36.37

 

Falcon Marketplace

 

 

CO

Colorado Springs

22

22

93.8%

 

184

50

(Wal-Mart)

$23.77

 

Hilltop Village

 

 

CO

Denver-Aurora-Lakewood

100

100

100.0%

 

 

66

King Soopers

$11.54

 

Kent Place

M

50%

CO

Denver-Aurora-Lakewood

48

48

100.0%

 

 

30

King Soopers

$21.25

 

Littleton Square

 

 

CO

Denver-Aurora-Lakewood

99

99

98.5%

 

 

78

King Soopers

$11.08

 

Lloyd King Center

 

 

CO

Denver-Aurora-Lakewood

83

83

95.0%

 

 

61

King Soopers

$11.89

 

Marketplace at Briargate

 

 

CO

Colorado Springs

29

29

100.0%

 

66

66

(King Soopers)

$32.84

 

Monument Jackson Creek

 

 

CO

Colorado Springs

85

85

100.0%

 

 

70

King Soopers

$12.50

 

Ralston Square Shopping Center

GRI

40%

CO

Denver-Aurora-Lakewood

83

33

97.0%

 

 

55

King Soopers

$11.75

 

Shops at Quail Creek

 

 

CO

Denver-Aurora-Lakewood

38

38

96.3%

 

100

100

(King Soopers)

$27.82

 

Stroh Ranch

 

 

CO

Denver-Aurora-Lakewood

93

93

100.0%

 

 

70

King Soopers

$13.51

 

Woodmen Plaza

 

 

CO

Colorado Springs

116

116

92.2%

 

 

70

King Soopers

$13.16

 

 

 

 

CO

 

2,000

1,455

94.8%

95.5%

403

1,149

 

 

 

22 Crescent Road

 

 

CT

Bridgeport-Stamford-Norwalk

4

4

100.0%

 

 

 

 

$60.00

 

91 Danbury Road

 

 

CT

Bridgeport-Stamford-Norwalk

5

5

100.0%

 

 

 

 

$27.71

 

Black Rock

M

80%

CT

Bridgeport-Stamford-Norwalk

98

98

89.4%

 

 

 

Old Navy, The Clubhouse

$33.62

 

Brick Walk

M

80%

CT

Bridgeport-Stamford-Norwalk

122

122

91.0%

 

 

 

 

$45.21

 

Brookside Plaza

 

 

CT

Hartford-West Hartford-East Hartford

217

217

89.7%

 

 

60

ShopRite, Bed, Bath & Beyond, TJ Maxx, PetSmart, Walgreens, Staples

$14.84

 

Compo Acres Shopping Center

 

 

CT

Bridgeport-Stamford-Norwalk

43

43

93.1%

 

 

12

Trader Joe's

$50.55

 

Copps Hill Plaza

 

 

CT

Bridgeport-Stamford-Norwalk

185

185

100.0%

 

 

59

Stop & Shop, Kohl's, Rite Aid

$14.40

 

Corbin's Corner

GRI

40%

CT

Hartford-West Hartford-East Hartford

186

74

95.8%

 

 

10

Trader Joe's, Best Buy, Edge Fitness, Old Navy, The Tile Shop, Total Wine and More

$29.49

 

Supplemental Information

27

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Danbury Green

 

 

CT

Bridgeport-Stamford-Norwalk

124

124

97.6%

 

 

12

Trader Joe's, Hilton Garden Inn, DSW, Staples, Rite Aid, Warehouse Wines & Liquors

$25.81

 

Darinor Plaza

 

 

CT

Bridgeport-Stamford-Norwalk

153

153

97.8%

 

 

 

Kohl's, Old Navy, Party City

$18.52

 

Fairfield Center

M

80%

CT

Bridgeport-Stamford-Norwalk

94

94

99.4%

 

 

 

Fairfield University Bookstore, Merril Lynch

$34.81

 

Post Road Plaza

 

 

CT

Bridgeport-Stamford-Norwalk

20

20

100.0%

 

 

11

Trader Joe's

$53.92

 

Southbury Green

 

 

CT

New Haven-Milford

156

156

94.1%

 

 

60

ShopRite, Homegoods

$22.71

 

The Village Center

 

 

CT

Bridgeport-Stamford-Norwalk

90

90

79.5%

 

 

22

The Fresh Market

$41.78

 

Walmart Norwalk

 

 

CT

Bridgeport-Stamford-Norwalk

142

142

100.0%

 

 

112

WalMart, HomeGoods

$0.56

 

 

 

 

CT

 

1,639

1,528

94.6%

94.5%

0

358

 

 

 

Shops at The Columbia

RC

25%

DC

Washington-Arlington-Alexandri

23

6

100.0%

 

 

12

Trader Joe's

$41.68

 

Spring Valley Shopping Center

GRI

40%

DC

Washington-Arlington-Alexandri

17

7

82.4%

 

 

 

 

$115.31

 

 

 

 

DC

 

40

12

92.5%

90.5%

0

12

 

 

 

Pike Creek

 

 

DE

Philadelphia-Camden-Wilmington

232

232

95.3%

 

 

49

Acme Markets

$14.92

 

Shoppes of Graylyn

GRI

40%

DE

Philadelphia-Camden-Wilmington

64

26

89.7%

 

 

 

Rite Aid

$24.17

 

 

 

 

DE

 

296

257

94.1%

94.8%

0

49

 

 

 

Alafaya Village

 

 

FL

Orlando-Kissimmee-Sanford

38

38

93.9%

 

58

58

(Lucky's)

$22.92

 

Anastasia Plaza

 

 

FL

Jacksonville

102

102

95.1%

 

 

49

Publix

$13.88

 

Atlantic Village

 

 

FL

Jacksonville

110

110

96.4%

 

 

 

LA Fitness, Pet Supplies Plus

$17.34

 

Aventura Shopping Center

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

97

97

100.0%

 

 

49

Publix, CVS

$37.93

 

Aventura Square

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

144

144

79.3%

 

 

 

Bed, Bath & Beyond, DSW, Jewelry Exchange, Old Navy

$39.44

(2)

Banco Popular Building

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

33

33

0.0%

 

 

 

 

$0.00

 

Berkshire Commons

 

 

FL

Naples-Immokalee-Marco Island

110

110

98.2%

 

 

66

Publix, Walgreens

$14.62

 

Bird 107 Plaza

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

40

40

92.9%

 

 

 

Walgreens

$20.38

 

Bird Ludlam

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

192

192

98.5%

 

 

44

Winn-Dixie, CVS, Goodwill

$24.02

 

Bloomingdale Square

 

 

FL

Tampa-St. Petersburg-Clearwater

252

252

92.4%

 

 

48

Publix, Bealls, Dollar Tree, Home Centric, LA Fitness

$16.72

 

Boca Village Square

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

92

92

97.6%

 

 

36

Publix, CVS

$22.69

 

Boynton Lakes Plaza

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

110

110

94.9%

 

 

46

Publix, Citi Trends, Pet Supermarket

$16.92

 

Boynton Plaza

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

105

105

97.2%

 

 

54

Publix, CVS

$21.23

 

Brooklyn Station on Riverside

 

 

FL

Jacksonville

50

50

97.2%

 

 

20

The Fresh Market

$26.55

 

Caligo Crossing

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

11

11

61.0%

 

98

 

(Kohl's)

$73.33

 

Carriage Gate

 

 

FL

Tallahassee

73

73

98.6%

 

 

13

Trader Joe's, TJ Maxx

$23.68

 

Cashmere Corners

 

 

FL

Port St. Lucie

86

86

83.7%

 

 

44

WalMart

$14.16

 

Charlotte Square

 

 

FL

Punta Gorda

91

91

91.1%

 

 

44

WalMart, Buffet City

$10.70

 

Chasewood Plaza

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

151

151

97.1%

 

 

54

Publix, Pet Smart

$26.41

 

Concord Shopping Plaza

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

309

309

95.1%

 

 

78

Winn-Dixie, Home Depot, Big Lots, Dollar Tree, YouFit Health Club

$12.68

 

Coral Reef Shopping Center

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

75

75

98.8%

 

 

25

Aldi, Walgreens

$32.83

 

Supplemental Information

28

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Corkscrew Village

 

 

FL

Cape Coral-Fort Myers

82

82

93.2%

 

 

51

Publix

$14.33

 

Country Walk Plaza

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

101

101

90.3%

 

 

40

Publix, CVS

$19.92

 

Countryside Shops

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

193

193

93.7%

 

 

46

Publix, Stein Mart, Ross Dress for Less

$19.03

 

Courtyard Shopping Center

 

 

FL

Jacksonville

137

137

100.0%

 

63

63

(Publix), Target

$3.50

 

Fleming Island

 

 

FL

Jacksonville

132

132

96.8%

 

130

48

Publix, (Target), PETCO, Planet Fitness

$16.71

 

Fountain Square

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

177

177

89.2%

 

140

46

Publix,(Target), Ross Dress for Less, TJ Maxx, Ulta

$26.28

 

Gardens Square

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

90

90

98.7%

 

 

42

Publix

$18.35

 

Glengary Shoppes

 

 

FL

North Port-Sarasota-Bradenton

93

93

100.0%

 

 

 

Best Buy, Barnes & Noble

$20.47

 

Shoppes of Grande Oak

 

 

FL

Cape Coral-Fort Myers

79

79

98.5%

 

 

54

Publix

$16.37

 

Greenwood Shopping Centre

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

133

133

93.2%

 

 

50

Publix, Beall's

$15.86

 

Hammocks Town Center

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

187

187

97.5%

 

86

40

Publix, Metro-Dade Public Library, (Kendall Ice Arena), YouFit Health Club, Goodwill, CVS

$17.24

 

Hibernia Pavilion

 

 

FL

Jacksonville

51

51

92.0%

 

 

39

Publix

$16.23

 

Homestead McDonald's

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

4

4

100.0%

 

 

 

 

$27.74

 

John's Creek Center

C

20%

FL

Jacksonville

75

15

100.0%

 

 

45

Publix

$16.55

 

Julington Village

C

20%

FL

Jacksonville

82

16

100.0%

 

 

51

Publix, (CVS)

$16.57

 

Kirkman Shoppes

 

 

FL

Orlando-Kissimmee-Sanford

115

115

96.7%

 

 

 

LA Fitness, Walgreens

$23.91

 

Lake Mary Centre

 

 

FL

Orlando-Kissimmee-Sanford

360

360

94.3%

 

 

25

The Fresh Market, Academy Sports, Hobby Lobby, LA Fitness, Ross Dress for Less, Office Depot

$16.36

 

Lantana Outparcels

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

17

17

100.0%

 

 

 

 

$22.45

 

Mandarin Landing

 

 

FL

Jacksonville

140

140

89.1%

 

 

50

Whole Foods, Office Depot, Aveda Institute

$18.04

 

Millhopper Shopping Center

 

 

FL

Gainesville

83

83

100.0%

 

 

46

Publix

$18.79

 

Naples Walk Shopping Center

 

 

FL

Naples-Immokalee-Marco Island

125

125

98.6%

 

 

51

Publix

$17.53

 

Newberry Square

 

 

FL

Gainesville

181

181

45.7%

 

 

40

Publix, Dollar Tree

$10.16

 

Nocatee Town Center

 

 

FL

Jacksonville

110

110

97.7%

 

 

54

Publix

$20.83

 

Northgate Square

 

 

FL

Tampa-St. Petersburg-Clearwater

75

75

100.0%

 

 

48

Publix

$15.31

 

Oakleaf Commons

 

 

FL

Jacksonville

74

74

98.1%

 

 

46

Publix

$15.43

 

Ocala Corners

 

 

FL

Tallahassee

87

87

95.9%

 

 

61

Publix

$15.55

 

Old St Augustine Plaza

 

 

FL

Jacksonville

248

248

100.0%

 

 

52

Publix, Burlington Coat Factory, Hobby Lobby, LA Fitness, Ross Dress for Less

$10.95

 

Pablo Plaza

 

 

FL

Jacksonville

161

161

98.4%

 

 

34

Whole Foods, Office Depot, Marshalls, HomeGoods, PetSmart

$17.33

 

Pavillion

 

 

FL

Naples-Immokalee-Marco Island

168

168

96.5%

 

 

 

LA Fitness, Paragon Theaters, J. Lee Salon Suites

$21.54

 

Pine Island

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

255

255

98.0%

 

 

40

Publix, Burlington Coat Factory, Beall's Outlet, YouFit Health Club

$14.51

 

Supplemental Information

29

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Pine Ridge Square

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

118

118

97.0%

 

 

17

The Fresh Market, Bed, Bath & Beyond, Marshalls, Ulta

$18.22

 

Pine Tree Plaza

 

 

FL

Jacksonville

63

63

100.0%

 

 

38

Publix

$14.76

(2)

Pinecrest Place

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

70

70

94.0%

 

173

47

Whole Foods, (Target)

$39.67

 

Plaza Venezia

C

20%

FL

Orlando-Kissimmee-Sanford

202

40

99.7%

 

 

51

Publix, Eddie V's

$27.25

 

Point Royale Shopping Center

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

202

202

98.4%

 

 

45

Winn-Dixie, Burlington Coat Factory, Pasteur Medical Center, Tuesday Morning, Planet Fitness

$15.95

 

Prosperity Centre

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

124

124

96.3%

 

 

 

Bed, Bath & Beyond, Office Depot, TJ Maxx, CVS

$22.61

 

Regency Square

 

 

FL

Tampa-St. Petersburg-Clearwater

352

352

96.0%

 

66

 

AMC Theater, (Best Buy), (Macdill), Dollar Tree, Five Below, Marshall's, Michael's, PETCO, Shoe Carnival, Staples, TJ Maxx, Ulta, Old Navy

$19.16

 

Ryanwood Square

 

 

FL

Sebastian-Vero Beach

115

115

89.6%

 

 

40

Publix, Beall's, Harbor Freight Tools

$11.50

 

Salerno Village

 

 

FL

Port St. Lucie

5

5

100.0%

 

 

 

 

$16.53

 

Sawgrass Promenade

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

107

107

90.3%

 

 

36

Publix, Walgreens, Dollar Tree

$12.39

 

Seminole Shoppes

O

50%

FL

Jacksonville

87

44

96.8%

 

 

54

Publix

$23.23

 

Sheridan Plaza

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

506

506

92.8%

 

 

66

Publix, Kohl's, LA Fitness, Office Depot, Ross Dress for Less, Pet Supplies Plus

$19.20

 

Shoppes @ 104

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

112

112

97.5%

 

 

46

Winn-Dixie, CVS

$20.90

 

Shoppes at Bartram Park

O

50%

FL

Jacksonville

135

67

95.4%

 

97

45

Publix, (Kohl's), (Tutor Time)

$20.36

 

Shoppes at Lago Mar

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

83

83

93.9%

 

 

42

Publix, YouFit Health Club

$15.41

 

Shoppes at Sunlake Centre

 

 

FL

Tampa-St. Petersburg-Clearwater

100

100

100.0%

 

 

46

Publix

$22.61

 

Shoppes of Jonathan's Landing

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

27

27

100.0%

 

54

54

(Publix)

$25.13

 

Shoppes of Oakbrook

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

200

200

94.1%

 

 

44

Publix, Stein Mart, Tuesday Morning, Bassett Furniture, Duffy's Sports Bar, CVS

$16.41

 

Shoppes of Pebblebrook Plaza

O

50%

FL

Naples-Immokalee-Marco Island

77

38

100.0%

 

 

61

Publix, (Walgreens)

$16.19

 

Shoppes of Silver Lakes

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

127

127

91.8%

 

 

48

Publix, Goodwill

$19.22

 

Shoppes of Sunset

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

22

22

94.8%

 

 

 

 

$25.09

 

Shoppes of Sunset II

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

28

28

74.2%

 

 

 

 

$22.85

 

Shops at John's Creek

 

 

FL

Jacksonville

15

15

100.0%

 

 

 

 

$24.20

 

Shops at Skylake

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

287

287

92.9%

 

 

51

Publix, LA Fitness, TJ Maxx, Goodwill

$24.08

 

South Beach Regional

 

 

FL

Jacksonville

308

308

98.4%

 

 

13

Trader Joe's, Home Depot, Stein Mart, Ross Dress for Less, Bed Bath & Beyond, Staples

$15.64

 

South Point

 

 

FL

Sebastian-Vero Beach

65

65

97.8%

 

 

45

Publix

$16.99

 

Starke

 

 

FL

Other

13

13

100.0%

 

 

 

CVS

$25.56

 

Suncoast Crossing

 

 

FL

Tampa-St. Petersburg-Clearwater

118

118

97.6%

 

143

 

Kohl's, (Target)

$7.12

 

Tamarac Town Square

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

125

125

74.9%

 

 

38

Publix, Dollar Tree

$12.62

 

Supplemental Information

30

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

The Grove

NYC

30%

FL

Orlando-Kissimmee-Sanford

152

46

100.0%

 

 

52

Publix, LA Fitness

$22.09

 

The Plaza at St. Lucie West

 

 

FL

Port St. Lucie

27

27

93.6%

 

 

 

 

$23.51

(2)

The Village at Hunter's Lake

 

 

FL

Tampa-St. Petersburg-Clearwater

72

72

95.1%

 

 

29

Sprouts

$27.00

 

Town and Country

 

 

FL

Orlando-Kissimmee-Sanford

78

78

97.9%

 

 

 

Ross Dress for Less

$10.46

 

Town Square

 

 

FL

Tampa-St. Petersburg-Clearwater

44

44

100.0%

 

 

 

PETCO, Pier 1 Imports

$32.39

 

Treasure Coast Plaza

 

 

FL

Sebastian-Vero Beach

134

134

94.6%

 

 

59

Publix, TJ Maxx

$16.87

 

Unigold Shopping Center

 

 

FL

Orlando-Kissimmee-Sanford

115

115

95.0%

 

 

31

Lucky's, YouFit Health Club, Ross Dress for Less

$15.24

 

University Commons

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

180

180

100.0%

 

 

51

Whole Foods, Nordstrom Rack, Barnes & Noble, Bed Bath & Beyond

$31.73

 

Veranda Shoppes

NYC

30%

FL

Miami-Ft Lauderdale-W Palm Bch

45

13

97.3%

 

 

29

Publix

$27.11

 

Village Center

 

 

FL

Tampa-St. Petersburg-Clearwater

187

187

98.8%

 

 

50

Publix, Walgreens, Stein Mart

$20.47

 

Waterstone Plaza

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

61

61

100.0%

 

 

46

Publix

$16.97

 

Welleby Plaza

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

110

110

93.7%

 

 

47

Publix, Dollar Tree

$13.82

 

Wellington Town Square

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

112

112

100.0%

 

 

45

Publix, CVS

$31.09

 

West Bird Plaza

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

99

99

98.5%

 

 

38

Publix

$24.21

 

West Lake Shopping Center

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

101

101

96.8%

 

 

46

Winn-Dixie, CVS

$19.39

 

Westchase

 

 

FL

Tampa-St. Petersburg-Clearwater

79

79

100.0%

 

 

51

Publix

$16.86

 

Westport Plaza

 

 

FL

Miami-Ft Lauderdale-W Palm Bch

47

47

100.0%

 

 

28

Publix

$20.41

 

Willa Springs

USAA

20%

FL

Orlando-Kissimmee-Sanford

90

18

95.4%

 

 

44

Publix

$21.09

 

 

 

 

FL

 

11,610

10,963

94.6%

94.6%

1,107

3,464

 

 

 

Ashford Place

 

 

GA

Atlanta-Sandy Springs-Roswell

53

53

96.7%

 

 

 

Harbor Freight Tools

$22.34

 

Briarcliff La Vista

 

 

GA

Atlanta-Sandy Springs-Roswell

43

43

100.0%

 

 

 

Michael's

$23.70

 

Briarcliff Village

 

 

GA

Atlanta-Sandy Springs-Roswell

190

190

98.4%

 

 

43

Publix,  Party City, Shoe Carnival, TJ Maxx

$16.72

 

Bridgemill Market

 

 

GA

Atlanta-Sandy Springs-Roswell

89

89

82.4%

 

 

38

Publix

$17.26

 

Brighten Park

 

 

GA

Atlanta-Sandy Springs-Roswell

137

137

98.9%

 

 

25

Lidl, Tuesday Morning, Dance 101

$27.14

 

Buckhead Court

 

 

GA

Atlanta-Sandy Springs-Roswell

49

49

100.0%

 

 

 

 

$28.78

 

Buckhead Station

 

 

GA

Atlanta-Sandy Springs-Roswell

234

234

100.0%

 

 

 

Nordstrom Rack, TJ Maxx, Bed Bath & Beyond, Saks Off Fifth, DSW, Cost Plus World Market, Old Navy, Ulta

$24.20

 

Cambridge Square

 

 

GA

Atlanta-Sandy Springs-Roswell

71

71

100.0%

 

 

41

Kroger

$17.24

 

Chastain Square

 

 

GA

Atlanta-Sandy Springs-Roswell

92

92

93.7%

 

 

37

Publix

$21.75

 

Cornerstone Square

 

 

GA

Atlanta-Sandy Springs-Roswell

80

80

100.0%

 

 

18

Aldi, CVS, HealthMarkets Insurance, Diazo Specialty Blueprint

$17.43

 

Sope Creek Crossing

 

 

GA

Atlanta-Sandy Springs-Roswell

99

99

100.0%

 

 

45

Publix

$16.49

 

Dunwoody Hall

USAA

20%

GA

Atlanta-Sandy Springs-Roswell

86

17

93.8%

 

 

44

Publix

$20.93

 

Dunwoody Village

 

 

GA

Atlanta-Sandy Springs-Roswell

121

121

93.2%

 

 

18

The Fresh Market, Walgreens, Dunwoody Prep

$19.81

 

Howell Mill Village

 

 

GA

Atlanta-Sandy Springs-Roswell

92

92

98.5%

 

 

31

Publix, Walgreens

$25.04

 

Supplemental Information

31

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Paces Ferry Plaza

 

 

GA

Atlanta-Sandy Springs-Roswell

82

82

99.9%

 

 

30

Whole Foods

$38.49

 

Piedmont Peachtree Crossing

 

 

GA

Atlanta-Sandy Springs-Roswell

152

152

83.5%

 

 

56

Kroger, Binders Art Supplies & Frames

$20.78

 

Powers Ferry Square

 

 

GA

Atlanta-Sandy Springs-Roswell

101

101

91.0%

 

 

 

HomeGoods, PETCO

$34.60

 

Powers Ferry Village

 

 

GA

Atlanta-Sandy Springs-Roswell

79

79

87.3%

 

 

48

Publix, The Juice Box

$9.68

 

Russell Ridge

 

 

GA

Atlanta-Sandy Springs-Roswell

101

101

100.0%

 

 

63

Kroger

$14.33

 

Sandy Springs

 

 

GA

Atlanta-Sandy Springs-Roswell

116

116

93.3%

 

 

12

Trader Joe's,  Pier 1 Imports, Fox's

$24.58

 

The Shops at Hampton Oaks

 

 

GA

Atlanta-Sandy Springs-Roswell

21

21

37.8%

 

 

 

(CVS)

$12.50

 

Williamsburg at Dunwoody

 

 

GA

Atlanta-Sandy Springs-Roswell

45

45

85.4%

 

 

 

 

$25.93

 

 

 

 

GA

 

2,134

2,065

94.6%

94.7%

0

551

 

 

 

Civic Center Plaza

GRI

40%

IL

Chicago-Naperville-Elgin

265

106

96.1%

 

 

87

Super H Mart, Home Depot, O'Reilly Automotive, King Spa

$11.28

 

Clybourn Commons

 

 

IL

Chicago-Naperville-Elgin

32

32

78.3%

 

 

 

PETCO

$36.72

 

Glen Oak Plaza

 

 

IL

Chicago-Naperville-Elgin

63

63

85.9%

 

 

12

Trader Joe's, Walgreens, Northshore University Healthsystems

$24.57

 

Hinsdale

 

 

IL

Chicago-Naperville-Elgin

185

185

96.9%

 

 

57

Whole Foods, Goodwill, Charter Fitness, Petco

$15.29

(2)

Mellody Farm

 

 

IL

Chicago-Naperville-Elgin

259

259

95.7%

 

 

45

Whole Foods, Nordstrom Rack, REI, HomeGoods, Barnes & Noble, West Elm

$28.11

 

Riverside Sq & River's Edge

GRI

40%

IL

Chicago-Naperville-Elgin

169

68

96.2%

 

 

74

Mariano's Fresh Market, Dollar Tree, Party City, Blink Fitness

$17.33

 

Roscoe Square

GRI

40%

IL

Chicago-Naperville-Elgin

140

56

100.0%

 

 

51

Mariano's Fresh Market, Ashley Furniture, Walgreens

$22.15

 

Stonebrook Plaza Shopping Center

GRI

40%

IL

Chicago-Naperville-Elgin

96

38

98.3%

 

 

63

Jewel-Osco, Blink Fitness

$12.34

 

Westchester Commons

 

 

IL

Chicago-Naperville-Elgin

139

139

94.3%

 

 

80

Mariano's Fresh Market, Goodwill

$19.06

 

Willow Festival

 

 

IL

Chicago-Naperville-Elgin

404

404

97.3%

 

 

60

Whole Foods, Lowe's, CVS, HomeGoods, REI, Best Buy, Ulta

$17.96

 

 

 

 

IL

 

1,751

1,349

96.0%

95.7%

0

530

 

 

 

Shops on Main

M

93%

IN

Chicago-Naperville-Elgin

279

279

100.0%

 

 

40

Whole Foods, Dick's Sporting Goods, Ross Dress for Less, HomeGoods, DSW, Nordstrom Rack, Marshalls

$16.20

 

Willow Lake Shopping Center

GRI

40%

IN

Indianapolis-Carmel-Anderson

86

34

83.1%

 

64

64

(Kroger), Tuesday Morning

$17.79

 

Willow Lake West Shopping Center

GRI

40%

IN

Indianapolis-Carmel-Anderson

53

21

100.0%

 

 

12

Trader Joe's

$26.26

 

 

 

 

IN

 

418

335

96.5%

98.3%

64

116

 

 

 

Fellsway Plaza

M

75%

MA

Boston-Cambridge-Newton

155

155

97.0%

 

 

61

Stop & Shop, Modells Sporting Goods, Planet Fitness

$24.32

 

Supplemental Information

32

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Northborough Crossing

NYC

30%

MA

Worcester

646

194

97.5%

 

 

139

Wegmans, BJ's Wholesale Club, Kohl's,Dick's Sporting Goods, Pottery Barn Outlet, TJ Maxx, Michael's, PetSmart, Homegoods, Old Navy, Homesense

$13.19

 

Old Connecticut Path

NYC

30%

MA

Boston-Cambridge-Newton

80

24

93.2%

 

 

66

Stop & Shop

$21.74

 

Shaw's at Plymouth

 

 

MA

Boston-Cambridge-Newton

60

60

100.0%

 

 

60

Shaw's

$17.58

 

Shops at Saugus

 

 

MA

Boston-Cambridge-Newton

87

87

93.3%

 

 

11

Trader Joe's, La-Z-Boy, PetSmart

$31.50

 

Star's at Cambridge

 

 

MA

Boston-Cambridge-Newton

66

66

100.0%

 

 

66

Star Market

$37.44

 

Star's at Quincy

 

 

MA

Boston-Cambridge-Newton

101

101

100.0%

 

 

101

Star Market

$21.48

 

Star's at West Roxbury

 

 

MA

Boston-Cambridge-Newton

76

76

100.0%

 

 

55

Shaw's

$24.92

 

The Abbot

 

 

MA

Boston-Cambridge-Newton

65

65

4.1%

 

 

 

 

$0.00

 

Twin City Plaza

 

 

MA

Boston-Cambridge-Newton

285

285

100.0%

 

 

63

Shaw's, Marshall's, Extra Space Storage, Walgreens, K&G Fashion, Dollar Tree, Everfitness, Formlabs

$21.10

 

Whole Foods at Swampscott

 

 

MA

Boston-Cambridge-Newton

36

36

100.0%

 

 

36

Whole Foods

$27.20

 

 

 

 

MA

 

1,657

1,149

94.3%

93.1%

0

657

 

 

 

Burnt Mills

C

20%

MD

Washington-Arlington-Alexandri

31

6

94.6%

 

 

9

Trader Joe's

$39.12

 

Cloppers Mill Village

GRI

40%

MD

Washington-Arlington-Alexandri

137

55

93.8%

 

 

70

Shoppers Food Warehouse, CVS, Dollar Tree

$17.82

 

Festival at Woodholme

GRI

40%

MD

Baltimore-Columbia-Towson

81

32

89.3%

 

 

10

Trader Joe's

$39.82

 

Firstfield Shopping Center

GRI

40%

MD

Washington-Arlington-Alexandri

22

9

93.7%

 

 

 

 

$42.67

 

Parkville Shopping Center

GRI

40%

MD

Baltimore-Columbia-Towson

165

66

97.1%

 

 

41

Giant, Parkville Lanes, Dollar Tree, Petco, The Cellar Parkville

$16.29

 

Southside Marketplace

GRI

40%

MD

Baltimore-Columbia-Towson

125

50

95.5%

 

 

44

Shoppers Food Warehouse

$21.31

 

Takoma Park

GRI

40%

MD

Washington-Arlington-Alexandri

104

42

100.0%

 

 

64

Lidl

$14.29

 

Valley Centre

GRI

40%

MD

Baltimore-Columbia-Towson

220

88

81.5%

 

 

18

Aldi,TJ Maxx, Ross Dress for Less, PetSmart, Michael's

$17.23

 

Village at Lee Airpark

 

 

MD

Baltimore-Columbia-Towson

121

121

98.9%

 

75

63

Giant, (Sunrise)

$28.57

 

Watkins Park Plaza

GRI

40%

MD

Washington-Arlington-Alexandri

111

45

100.0%

 

 

 

LA Fitness, CVS

$27.31

 

Westbard Square

 

 

MD

Washington-Arlington-Alexandri

213

213

89.7%

 

 

55

Giant, Citgo, Bowlmor AMF

$32.48

 

Woodmoor Shopping Center

GRI

40%

MD

Washington-Arlington-Alexandri

69

28

99.4%

 

 

 

CVS

$33.51

 

 

 

 

MD

 

1,400

754

93.2%

93.2%

75

374

 

 

 

Fenton Marketplace

 

 

MI

Flint

97

97

100.0%

 

 

 

Family Farm & Home, Michael's

$8.54

 

 

 

 

MI

 

97

97

100.0%

100.0%

0

0

 

 

 

Apple Valley Square

RC

25%

MN

Minneapol-St. Paul-Bloomington

176

44

100.0%

 

87

 

Jo-Ann Fabrics, Experience Fitness, (Burlington Coat Factory), (Aldi), Savers, PETCO

$16.05

 

Calhoun Commons

RC

25%

MN

Minneapol-St. Paul-Bloomington

66

17

100.0%

 

 

50

Whole Foods

$27.39

 

Colonial Square

GRI

40%

MN

Minneapol-St. Paul-Bloomington

93

37

98.6%

 

 

44

Lund's

$24.79

 

Rockford Road Plaza

GRI

40%

MN

Minneapol-St. Paul-Bloomington

204

82

96.4%

 

 

 

Kohl's, PetSmart, HomeGoods, TJ Maxx

$13.30

 

Rockridge Center

C

20%

MN

Minneapol-St. Paul-Bloomington

125

25

90.8%

 

 

89

CUB Foods

$13.40

 

 

 

 

MN

 

665

205

97.0%

97.2%

87

183

 

 

 

Supplemental Information

33

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Brentwood Plaza

 

 

MO

St. Louis

60

60

100.0%

 

 

52

Schnucks

$10.91

 

Bridgeton

 

 

MO

St. Louis

71

71

100.0%

 

130

63

Schnucks, (Home Depot)

$12.19

 

Dardenne Crossing

 

 

MO

St. Louis

67

67

100.0%

 

 

63

Schnucks

$11.02

 

Kirkwood Commons

 

 

MO

St. Louis

210

210

100.0%

 

258

136

Walmart, (Target), (Lowe's), TJ Maxx, HomeGoods, Famous Footwear

$10.15

 

 

 

 

MO

 

408

408

100.0%

100.0%

388

314

 

 

 

Cameron Village

C

30%

NC

Raleigh

558

167

94.3%

 

 

87

Harris Teeter, The Fresh Market, Wake Public Library, Walgreens, Talbots, Great Outdoor Provision Co., York Properties, K&W Cafeteria, Pier 1 Imports,The Cheshire Cat Gallery, Crunch Fitness Select Club, Bailey's Fine Jewelry

$24.38

 

Carmel Commons

 

 

NC

Charlotte-Concord-Gastonia

135

135

77.7%

 

 

14

The Fresh Market, Chuck E. Cheese, Party City

$25.08

 

Cochran Commons

C

20%

NC

Charlotte-Concord-Gastonia

66

13

100.0%

 

 

42

Harris Teeter, (Walgreens)

$17.08

 

Market at Colonnade Center

 

 

NC

Raleigh

58

58

100.0%

 

 

40

Whole Foods

$27.62

 

Glenwood Village

 

 

NC

Raleigh

43

43

100.0%

 

 

28

Harris Teeter

$17.16

 

Harris Crossing

 

 

NC

Raleigh

65

65

98.3%

 

 

53

Harris Teeter

$9.23

 

Holly Park

 

 

NC

Raleigh

160

160

99.9%

 

 

12

DSW, Trader Joe's, Ross Dress For Less, Staples, US Fitness Products, Jerry's Artarama, Pet Supplies Plus, Ulta

$17.82

 

Lake Pine Plaza

 

 

NC

Raleigh

88

88

100.0%

 

 

58

Harris Teeter

$13.27

(2)

Midtown East

O

50%

NC

Raleigh

159

79

94.2%

 

 

120

Wegmans

$23.06

 

Providence Commons

RC

25%

NC

Charlotte-Concord-Gastonia

74

19

88.4%

 

 

50

Harris Teeter

$18.91

 

Ridgewood Shopping Center

C

20%

NC

Raleigh

93

19

91.5%

 

 

30

Whole Foods, Walgreens

$18.98

 

Shops at Erwin Mill

M

55%

NC

Durham-Chapel Hill

91

91

96.4%

 

 

53

Harris Teeter

$18.59

 

Shoppes of Kildaire

GRI

40%

NC

Raleigh

145

58

98.9%

 

 

46

Trader Joe's, Aldi, Fitness Connection, Staples

$19.21

 

Southpoint Crossing

 

 

NC

Durham-Chapel Hill

103

103

98.4%

 

 

59

Harris Teeter

$16.97

 

Sutton Square

C

20%

NC

Raleigh

101

20

89.7%

 

 

24

The Fresh Market

$20.49

 

Village Plaza

C

20%

NC

Durham-Chapel Hill

73

15

100.0%

 

 

42

Whole Foods, Community Worx

$22.13

 

Willow Oaks

 

 

NC

Charlotte-Concord-Gastonia

65

65

100.0%

 

 

49

Publix

$17.35

 

Woodcroft Shopping Center

 

 

NC

Durham-Chapel Hill

90

90

97.3%

 

 

41

Food Lion, ACE Hardware

$13.76

 

 

 

 

NC

 

2,167

1,288

95.0%

95.4%

0

848

 

 

 

Chimney Rock

 

 

NJ

New York-Newark-Jersey City

218

218

100.0%

 

 

50

Whole Foods, Nordstrom Rack, Saks Off 5th, The Container Store, Cost Plus World Market, Ulta

$36.78

 

District at Metuchen

C

20%

NJ

New York-Newark-Jersey City

67

13

100.0%

 

 

44

Whole Foods

$29.52

 

Haddon Commons

GRI

40%

NJ

Philadelphia-Camden-Wilmington

54

22

100.0%

 

 

34

Acme Markets

$14.17

 

Plaza Square

GRI

40%

NJ

New York-Newark-Jersey City

104

42

89.0%

 

 

60

Shop Rite

$22.31

 

Supplemental Information

34

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Riverfront Plaza

NYC

30%

NJ

New York-Newark-Jersey City

129

39

92.8%

 

 

70

ShopRite

$26.90

 

 

 

 

NJ

 

572

333

96.4%

97.8%

0

258

 

 

 

101 7th Avenue

 

 

NY

New York-Newark-Jersey City

57

57

0.0%

 

 

 

-

$0.00

 

1175 Third Avenue

 

 

NY

New York-Newark-Jersey City

25

25

100.0%

 

 

25

The Food Emporium

$116.62

 

1225-1239 Second Ave

 

 

NY

New York-Newark-Jersey City

18

18

100.0%

 

 

 

CVS

$125.79

 

90 - 30 Metropolitan Avenue

 

 

NY

New York-Newark-Jersey City

60

60

93.9%

 

 

11

Trader Joe's, Staples, Michaels

$34.27

 

Broadway Plaza

 

 

NY

New York-Newark-Jersey City

147

147

91.8%

 

 

18

Aldi, Bob's Discount Furniture, TJ Maxx, F21 Red, Blink Fitness

$39.70

 

Clocktower Plaza Shopping Ctr

 

 

NY

New York-Newark-Jersey City

79

79

100.0%

 

 

63

Stop & Shop

$47.27

 

The Gallery at Westbury Plaza

 

 

NY

New York-Newark-Jersey City

312

312

100.0%

 

 

13

Trader Joe's, Nordstrom Rack, Saks Fifth Avenue, Bloomingdale's, The Container Store, HomeGoods, Old Navy, Gap Outlet, Bassett Home Furnishings, Famous Footwear

$48.40

 

Hewlett Crossing I & II

 

 

NY

New York-Newark-Jersey City

53

53

98.7%

 

 

 

Petco

$39.73

 

Rivertowns Square

0

 

NY

New York-Newark-Jersey City

116

116

58.4%

 

 

18

Ulta, The Learning Experience

$35.86

 

The Point at Garden City Park

 

 

NY

New York-Newark-Jersey City

105

105

100.0%

 

 

52

King Kullen, Ace Hardware

$24.66

 

Lake Grove Commons

GRI

40%

NY

New York-Newark-Jersey City

141

57

100.0%

 

 

48

Whole Foods, LA Fitness, PETCO

$35.24

 

Westbury Plaza

 

 

NY

New York-Newark-Jersey City

394

394

97.4%

 

 

110

WalMart, Costco, Marshalls, Total Wine and More, Olive Garden

$25.47

 

 

 

 

NY

 

1,509

1,424

91.3%

90.7%

0

357

 

 

 

Cherry Grove

 

 

OH

Cincinnati

196

196

98.0%

 

 

66

Kroger, Shoe Carnival, TJ Maxx, Tuesday Morning

$12.21

 

East Pointe

 

 

OH

Columbus

109

109

98.7%

 

 

76

Kroger

$11.29

 

Hyde Park

 

 

OH

Cincinnati

401

401

100.0%

 

 

169

Kroger, Remke Markets, Walgreens, Jo-Ann Fabrics, Ace Hardware, Staples, Marshalls

$16.58

 

Kroger New Albany Center

M

50%

OH

Columbus

93

93

100.0%

 

 

65

Kroger

$12.97

 

Northgate Plaza (Maxtown Road)

 

 

OH

Columbus

114

114

100.0%

 

90

91

Kroger, (Home Depot)

$11.67

 

Red Bank Village

 

 

OH

Cincinnati

176

176

99.2%

 

 

152

WalMart

$7.58

 

Regency Commons

 

 

OH

Cincinnati

34

34

74.3%

 

 

 

 

$26.16

 

West Chester Plaza

 

 

OH

Cincinnati

88

88

100.0%

 

 

67

Kroger

$10.12

 

 

 

 

OH

 

1,211

1,211

98.7%

98.7%

90

685

 

 

 

Corvallis Market Center

 

 

OR

Corvallis

85

85

90.9%

 

 

12

Trader Joe's, TJ Maxx, Michael's

$21.82

 

Greenway Town Center

GRI

40%

OR

Portland-Vancouver-Hillsboro

93

37

100.0%

 

 

38

Whole Foods, Rite Aid, Dollar Tree

$16.34

 

Murrayhill Marketplace

 

 

OR

Portland-Vancouver-Hillsboro

150

150

88.0%

 

 

41

Safeway, Planet Fitness

$20.01

 

Northgate Marketplace

 

 

OR

Medford

81

81

93.2%

 

 

13

Trader Joe's, REI, PETCO

$22.95

 

Northgate Marketplace Ph II

 

 

OR

Medford

177

177

97.4%

 

 

 

Dick's Sporting Goods, Homegoods, Marshalls

$17.02

 

Sherwood Crossroads

 

 

OR

Portland-Vancouver-Hillsboro

88

88

98.4%

 

 

55

Safeway

$11.71

 

Supplemental Information

35

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Tanasbourne Market

 

 

OR

Portland-Vancouver-Hillsboro

71

71

100.0%

 

 

57

Whole Foods

$30.14

 

Walker Center

 

 

OR

Portland-Vancouver-Hillsboro

90

90

98.4%

 

 

 

Bed Bath & Beyond

$21.66

 

 

 

 

OR

 

835

779

95.4%

95.0%

0

215

 

 

 

Allen Street Shopping Ctr

GRI

40%

PA

Allentown-Bethlehem-Easton

46

18

100.0%

 

 

22

Ahart's Market

$15.92

 

City Avenue Shopping Center

GRI

40%

PA

Philadelphia-Camden-Wilmington

162

65

89.8%

 

 

 

Ross Dress for Less, TJ Maxx, Dollar Tree

$20.67

 

Gateway Shopping Center

 

 

PA

Philadelphia-Camden-Wilmington

221

221

97.1%

 

 

11

Trader Joe's, Staples, TJ Maxx, Jo-Ann Fabrics

$32.92

 

Hershey

 

 

PA

Other

6

6

100.0%

 

 

 

 

$28.00

 

Lower Nazareth Commons

 

 

PA

Allentown-Bethlehem-Easton

90

90

100.0%

 

244

111

(Wegmans), (Target), Burlington Coat Factory, PETCO

$30.58

 

Mercer Square Shopping Center

GRI

40%

PA

Philadelphia-Camden-Wilmington

91

37

98.0%

 

 

51

Weis Markets

$24.15

 

Newtown Square Shopping Center

GRI

40%

PA

Philadelphia-Camden-Wilmington

143

57

86.5%

 

 

56

Acme Markets, Michael's

$18.86

 

Stefko Boulevard Shopping Center

GRI

40%

PA

Allentown-Bethlehem-Easton

134

54

95.1%

 

 

73

Valley Farm Market, Dollar Tree, Retro Fitness

$10.91

 

Warwick Square Shopping Center

GRI

40%

PA

Philadelphia-Camden-Wilmington

93

37

44.3%

 

 

51

-

$28.34

 

 

 

 

PA

 

987

585

89.6%

92.3%

244

375

 

 

(2)

Indigo Square

 

 

SC

Charleston-North Charleston

51

51

100.0%

 

 

22

Publix

$29.09

 

Merchants Village

GRI

40%

SC

Charleston-North Charleston

80

32

100.0%

 

 

38

Publix

$16.99

 

 

 

 

SC

 

131

83

100.0%

100.0%

0

59

 

 

 

Harpeth Village Fieldstone

 

 

TN

Nashville-Davidson--Murfreesboro--Franklin

70

70

100.0%

 

 

55

Publix

$15.76

 

Northlake Village

 

 

TN

Nashville-Davidson--Murfreesboro--Franklin

138

138

100.0%

 

 

75

Kroger, PETCO

$14.51

 

Peartree Village

 

 

TN

Nashville-Davidson--Murfreesboro--Franklin

110

110

100.0%

 

 

84

Kroger, PETCO

$19.90

 

 

 

 

TN

 

318

318

100.0%

100.0%

0

214

 

 

 

Alden Bridge

USAA

20%

TX

Houston-Woodlands-Sugar Land

139

28

100.0%

 

 

68

Kroger, Walgreens

$21.23

 

Bethany Park Place

USAA

20%

TX

Dallas-Fort Worth-Arlington

99

20

98.0%

 

 

83

Kroger

$11.80

 

CityLine Market

 

 

TX

Dallas-Fort Worth-Arlington

81

81

98.0%

 

 

40

Whole Foods

$27.87

 

CityLine Market Phase II

 

 

TX

Dallas-Fort Worth-Arlington

22

22

100.0%

 

 

 

CVS

$27.08

 

Cochran's Crossing

 

 

TX

Houston-Woodlands-Sugar Land

138

138

94.3%

 

 

63

Kroger, CVS

$19.25

 

Hancock

 

 

TX

Austin-Round Rock

410

410

55.1%

 

 

90

H.E.B, Twin Liquors, PETCO, 24 Hour Fitness, Firestone Complete Auto Care

$20.81

 

Hickory Creek Plaza

 

 

TX

Dallas-Fort Worth-Arlington

28

28

100.0%

 

81

81

(Kroger)

$34.58

 

Hillcrest Village

 

 

TX

Dallas-Fort Worth-Arlington

15

15

100.0%

 

 

 

 

$47.73

 

Indian Springs Center

 

 

TX

Houston-Woodlands-Sugar Land

137

137

100.0%

 

 

79

H.E.B.

$25.46

 

Keller Town Center

 

 

TX

Dallas-Fort Worth-Arlington

120

120

99.0%

 

 

64

Tom Thumb

$16.82

 

Lebanon/Legacy Center

 

 

TX

Dallas-Fort Worth-Arlington

56

56

87.4%

 

63

63

(Wal-Mart)

$27.04

 

Market at Preston Forest

 

 

TX

Dallas-Fort Worth-Arlington

96

96

98.9%

 

 

64

Tom Thumb

$20.94

 

Supplemental Information

36

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Market at Round Rock

 

 

TX

Austin-Round Rock

123

123

97.5%

 

 

30

Sprout's Markets, Office Depot, Tuesday Morning

$18.84

 

Market at Springwoods Village

M

53%

TX

Houston-Woodlands-Sugar Land

167

167

96.3%

 

 

100

Kroger

$16.54

 

Mockingbird Common

 

 

TX

Dallas-Fort Worth-Arlington

120

120

95.4%

 

 

49

Tom Thumb, Ogle School of Hair Design

$18.44

 

North Hills

 

 

TX

Austin-Round Rock

145

145

93.5%

 

 

60

H.E.B.

$23.41

 

Panther Creek

 

 

TX

Houston-Woodlands-Sugar Land

166

166

94.7%

 

 

66

CVS, The Woodlands Childrens Museum, Gold's Gym

$23.13

 

Prestonbrook

 

 

TX

Dallas-Fort Worth-Arlington

92

92

98.5%

 

 

64

Kroger

$14.79

(2)

Preston Oaks

 

 

TX

Dallas-Fort Worth-Arlington

104

104

90.4%

 

 

30

H.E.B. , Central Market, Talbots

$34.91

 

Shiloh Springs

USAA

20%

TX

Dallas-Fort Worth-Arlington

110

22

89.8%

 

 

61

Kroger

$14.33

 

Shops at Mira Vista

 

 

TX

Austin-Round Rock

68

68

100.0%

 

 

15

Trader Joe's, Champions Westlake Gymnastics & Cheer

$23.56

 

Southpark at Cinco Ranch

 

 

TX

Houston-Woodlands-Sugar Land

265

265

99.3%

 

 

101

Kroger, Academy Sports, PETCO, Spec's Liquor and Finer Foods

$13.75

 

Sterling Ridge

 

 

TX

Houston-Woodlands-Sugar Land

129

129

97.2%

 

 

63

Kroger,CVS

$21.05

 

Sweetwater Plaza

C

20%

TX

Houston-Woodlands-Sugar Land

134

27

100.0%

 

 

65

Kroger, Walgreens

$18.24

 

Tech Ridge Center

 

 

TX

Austin-Round Rock

215

215

88.7%

 

 

84

H.E.B., Pinstack

$23.07

(2)

The Village at Riverstone

 

 

TX

Houston-Woodlands-Sugar Land

165

165

96.9%

 

 

100

Kroger

$16.83

 

Weslayan Plaza East

GRI

40%

TX

Houston-Woodlands-Sugar Land

169

68

99.1%

 

 

 

Berings, Ross Dress for Less, Michaels, The Next Level Fitness, Spec's Liquor, Bike Barn

$20.73

 

Weslayan Plaza West

GRI

40%

TX

Houston-Woodlands-Sugar Land

186

74

98.9%

 

 

52

Randalls Food, Walgreens, PETCO, Jo-Ann's, Tuesday Morning, Homegoods

$20.41

 

Westwood Village

 

 

TX

Houston-Woodlands-Sugar Land

187

187

99.2%

 

127

 

(Target), Gold's Gym, PetSmart, Office Max, Ross Dress For Less, TJ Maxx

$21.11

 

Woodway Collection

GRI

40%

TX

Houston-Woodlands-Sugar Land

97

39

98.5%

 

 

45

Whole Foods

$29.41

 

 

 

 

TX

 

3,982

3,326

92.4%

91.3%

271

1,682

 

 

 

Ashburn Farm Village Center

GRI

40%

VA

Washington-Arlington-Alexandri

92

37

100.0%

 

 

27

Patel Brothers, The Shop Gym

$16.02

 

Belmont Chase

 

 

VA

Washington-Arlington-Alexandri

91

91

100.0%

 

 

40

Whole Foods, Cooper's Hawk Winery

$31.54

 

Braemar Village Center

RC

25%

VA

Washington-Arlington-Alexandri

104

26

98.1%

 

 

58

Safeway

$24.49

(2)

Carytown Exchange

M

32%

VA

Richmond

116

38

49.5%

 

 

38

Publix, CVS

$18.40

 

Centre Ridge Marketplace

GRI

40%

VA

Washington-Arlington-Alexandri

107

43

98.9%

 

 

55

United States Coast Guard Ex

$19.59

 

Point 50

 

 

VA

Washington-Arlington-Alexandri

48

48

81.5%

 

 

30

Whole Foods

$29.08

 

Festival at Manchester Lakes

GRI

40%

VA

Washington-Arlington-Alexandri

169

67

82.6%

 

 

65

Grocer, Homesense

$30.06

 

Fox Mill Shopping Center

GRI

40%

VA

Washington-Arlington-Alexandri

103

41

100.0%

 

 

50

Giant

$26.34

 

Greenbriar Town Center

GRI

40%

VA

Washington-Arlington-Alexandri

340

136

98.7%

 

 

62

Giant, Bob's Discount Furniture, CVS,Ross Dress for Less, Marshalls, Planet Fitness

$27.91

 

Supplemental Information

37

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Hanover Village Shopping Center

GRI

40%

VA

Richmond

90

36

95.6%

 

 

18

Aldi, Tractor Supply Company, Harbor Freight Tools, Tuesday Morning

$9.08

 

Kamp Washington Shopping Center

GRI

40%

VA

Washington-Arlington-Alexandri

71

29

100.0%

 

 

20

Earth Fare

$38.13

 

Kings Park Shopping Center

GRI

40%

VA

Washington-Arlington-Alexandri

96

39

100.0%

 

 

51

Giant, CVS

$31.89

 

Lorton Station Marketplace

C

20%

VA

Washington-Arlington-Alexandri

132

26

90.5%

 

 

63

Shoppers Food Warehouse

$24.27

 

Market Common Clarendon

 

 

VA

Washington-Arlington-Alexandri

421

421

72.7%

 

 

34

Whole Foods, Crate & Barrel, The Container Store, Barnes & Noble, Pottery Barn, Ethan Allen, The Cheesecake Factory, Jumping Joeys, Equinox

$35.34

 

Saratoga Shopping Center

GRI

40%

VA

Washington-Arlington-Alexandri

113

45

100.0%

 

 

56

Giant

$21.76

 

Shops at County Center

 

 

VA

Washington-Arlington-Alexandri

97

97

91.4%

 

 

52

Harris Teeter

$20.84

 

The Field at Commonwealth

 

 

VA

Washington-Arlington-Alexandri

167

167

99.0%

 

 

122

Wegmans

$21.85

 

Village Center at Dulles

C

20%

VA

Washington-Arlington-Alexandri

301

60

97.4%

 

 

48

Giant, Gold's Gym, CVS, Advance Auto Parts, Chuck E. Cheese, HomeGoods, Goodwill, Furniture Max

$28.02

 

Village Shopping Center

GRI

40%

VA

Richmond

116

46

89.2%

 

 

45

Publix, CVS

$24.85

 

Willston Centre I

GRI

40%

VA

Washington-Arlington-Alexandri

105

42

91.5%

 

 

 

CVS, Fashion K City

$27.89

 

Willston Centre II

GRI

40%

VA

Washington-Arlington-Alexandri

136

54

100.0%

 

141

59

Safeway, (Target)

$26.45

 

 

 

 

VA

 

3,017

1,590

90.9%

89.5%

141

994

 

 

 

6401 Roosevelt

 

 

WA

Seattle-Tacoma-Bellevue

8

8

69.0%

 

 

 

 

$18.58

 

Aurora Marketplace

GRI

40%

WA

Seattle-Tacoma-Bellevue

107

43

98.8%

 

 

49

Safeway, TJ Maxx

$16.88

 

Ballard Blocks I

O

50%

WA

Seattle-Tacoma-Bellevue

132

66

98.2%

 

 

12

Trader Joe's, LA Fitness, Ross Dress for Less

$24.69

(2)

Ballard Blocks II

O

50%

WA

Seattle-Tacoma-Bellevue

115

57

94.8%

 

 

25

PCC Community Markets, Bright Horizons, West Marine,Trufusion, Kaiser Permanente, Prokarma

$32.87

 

Broadway Market

C

20%

WA

Seattle-Tacoma-Bellevue

140

28

98.4%

 

 

64

Quality Food Centers, Gold's Gym, Urban Outfitters

$27.30

 

Cascade Plaza

C

20%

WA

Seattle-Tacoma-Bellevue

206

41

95.6%

 

 

49

Safeway, Jo-Ann Fabrics, Ross Dress For Less, Big Lots, Fplanet Fitness, Big 5 Sporting Goods, Dollar Tree

$12.64

 

Eastgate Plaza

GRI

40%

WA

Seattle-Tacoma-Bellevue

85

34

100.0%

 

 

29

Safeway, Rite Aid

$29.10

 

Grand Ridge Plaza

 

 

WA

Seattle-Tacoma-Bellevue

331

331

100.0%

 

 

45

Safeway, Regal Cinemas, Dick's Sporting Goods, Marshalls, Ulta , Bevmo!

$25.25

 

Inglewood Plaza

 

 

WA

Seattle-Tacoma-Bellevue

17

17

80.3%

 

 

 

 

$41.98

 

Klahanie Shopping Center

 

 

WA

Seattle-Tacoma-Bellevue

67

67

98.4%

 

40

40

(QFC)

$34.62

 

Melrose Market

 

 

WA

Seattle-Tacoma-Bellevue

21

21

85.3%

 

 

 

 

$33.79

 

Overlake Fashion Plaza

GRI

40%

WA

Seattle-Tacoma-Bellevue

93

37

95.3%

 

230

13

Marshalls, Bevmo!, Grocer

$28.21

 

Pine Lake Village

 

 

WA

Seattle-Tacoma-Bellevue

103

103

95.7%

 

 

41

Quality Food Centers, Rite Aid

$24.70

 

Supplemental Information

38

 


Portfolio Summary Report By State

March 31, 2020

(GLA in thousands)

 

 

 

 

 

 

 

JVs at 100%

REG's pro-rata share

REG's pro-rata share

REG's pro-rata share

 

 

 

 

Property Name

JV

REG %

State

CBSA

GLA

GLA

% Leased

% Leased - Retail Operating Properties

Retailer-Owned GLA

Grocery Anchor GLA

Major Tenants (1)

Avg. Base Rent PSF

 

Roosevelt Square

 

 

WA

Seattle-Tacoma-Bellevue

150

150

100.0%

 

 

50

Whole Foods, Bartell, Guitar Center, LA Fitness

$26.43

 

Sammamish-Highlands

 

 

WA

Seattle-Tacoma-Bellevue

101

101

98.3%

 

55

67

Trader Joe's, (Safeway), Bartell Drugs

$34.95

 

Southcenter

 

 

WA

Seattle-Tacoma-Bellevue

58

58

100.0%

 

112

 

(Target)

$30.99

 

 

 

 

WA

 

1,735

1,163

97.6%

97.8%

437

484

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Regency Centers Total

 

 

 

 

52,226

42,496

94.5%

95.0%

4,088

16,628

 

 

 

(1)

Major Tenants are the grocery anchor and any tenant 10,000 square feet or greater. Retailers in parenthesis are a shadow anchor and not a part of the owned property.

(2)

Non-Same Property

Note: In-process developments are bolded and italicized.

 

C:

Co-investment Partnership with Oregon

GRI:

Co-investment Partnership with GRI

M:

Co-investment Partnership with Minority Partner

NYC:

Co-investment Partnership with NYCRF

O:

Other, single property co-investment Partnerships

RC:

Co-investment Partnership with CalSTRS

RLP:

Co-investment Partnership with Rider

USAA:

Co-investment Partnership with USAA

 

 

 

 

Supplemental Information

39

 


 

Components of Net Asset Value (NAV)

As of March 31, 2020

(unaudited and in thousands)

 

Real Estate - Operating

 

Operating Portfolio NOI excluding Straight-line Rent and Above/Below Market Rent - Current Quarter

 

 

 

 

Wholly Owned NOI (page 6)

 

$

186,492

 

Share of JV NOI (page 8)

 

$

26,901

 

Less: Noncontrolling Interests (page 8)

 

$

(1,716

)

 

 

 

 

 

Base Rent from leases signed but not yet rent-paying - Current Quarter

 

 

 

 

Retail Operating Properties including redevelopments

 

$

3,574

 

 

 

 

 

 

 

Real Estate - In-Process Developments

 

 

 

 

In-Process Development (In Construction)(1)

 

REG's Estimated Net GAAP Project Costs(3) (page 17, footnote)

 

$

42,411

 

% of Costs Incurred (page 17)

 

 

54.00

%

Construction in Progress

 

$

22,902

 

 

 

 

 

 

In-Process Development (Under Review)(2)

 

REG's Estimated Net GAAP Project Costs3 (page 17, footnote)

 

$

38,921

 

% of Costs Incurred (page 17)

 

 

17

%

Construction in Progress

 

$

6,617

 

 

 

 

 

 

NOI from In-Process Development - Current Quarter

 

Proforma Stabilized NOI from current quarter completions

 

$

 

In-place NOI from In-Process Developments (In Construction)

 

$

20

 

 

 

 

 

 

 

Fee Income

 

 

 

 

Third-Party Management Fees and Commissions  - Current Quarter (page 5)

 

$

6,816

 

 

 

 

 

 

Less: Share of JV's Total fee income - Current Quarter (page 7)

 

$

(304

)

 

 

 

 

 

 

 

Other Assets

 

 

 

 

Estimated Market Value of Undeveloped Land

 

 

 

 

Land held for sale or future development

 

$

43,332

 

Outparcels at retail operating properties

 

 

16,106

 

Total Estimated Market Value of Undeveloped Land

 

$

59,438

 

 

 

 

 

 

Wholly Owned Assets (page 3)

 

 

 

 

Cash and Cash Equivalents

 

$

736,845

 

Tenant and other receivables, excluding Straight line rent receivables

 

$

40,959

 

Other Assets, excluding Goodwill

 

$

85,670

 

Share of JV Assets (page 6)

 

 

 

 

Cash and Cash Equivalents

 

$

22,589

 

Tenant and other receivables, excluding Straight line rent receivables

 

$

4,209

 

Other Assets

 

$

18,408

 

 

 

 

 

 

Less: Noncontrolling Interests (page 6)

 

$

(3,172

)

 

 

 

 

 

 

 

Supplemental Information

40

 


 

Liabilities

 

 

 

 

Wholly Owned Debt Outstanding (page 12)

 

 

 

 

Mortgage Loans

 

$

495,821

 

Unsecured Public/Private Notes

 

 

2,975,000

 

Unsecured Credit Facilities

 

 

970,000

 

Total Wholly Owned Debt Outstanding

 

$

4,440,821

 

 

 

 

 

 

Share of JV Debt Outstanding (page 14)

 

$

532,932

 

 

 

 

 

 

Other Wholly Owned Liabilities (page 3)

 

 

 

 

Accounts Payable and Other Liabilities

 

$

194,835

 

Tenants' Security and Escrow Deposits

 

$

48,573

 

Other Share of JV Accounts Liabilities (page 6)

 

 

 

 

Accounts Payable and Other Liabilities

 

$

28,201

 

Tenants' Security and Escrow Deposits

 

$

3,486

 

 

 

 

 

 

Less: Noncontrolling Interests (page 6)

 

$

(47,341

)

 

 

 

 

 

 

Common Shares and Equivalents Outstanding

 

 

 

 

Common Shares and Equivalents Issued and Outstanding (page 1)

 

 

170,386

 

 

 

 

 

 

 

 

(1)

Includes Carytown PH I, The Village at Hunter's Lake

 

(2)

Includes Culver Public Market, and Carytown PH II

 

(3)

Includes additional interest and overhead capitalization

 

 

Supplemental Information

41

 


 

Glossary of Terms

March 31, 2020

Core Operating Earnings:  An additional performance measure used by Regency as the computation of NAREIT FFO includes certain non-comparable items that affect the Company's period-over-period performance. Core Operating Earnings excludes from NAREIT FFO: (i) transaction related income or expenses (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from above and below market rent amortization, straight-line rents, and amortization of mark-to-market of debt adjustments; and (iv) other amounts as they occur. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO to Core Operating Earnings.

Development Completion:  A Property in Development is deemed complete upon the earliest of: (i) 90% of total estimated net development costs have been incurred and percent leased equals or exceeds 95%, or (ii) the property features at least two years of anchor operations, or (iii) three years have passed since the start of construction. Once deemed complete, the property is termed a Retail Operating Property the following calendar year.

Fixed Charge Coverage Ratio:  Operating EBITDAre divided by the sum of the gross interest and scheduled mortgage principal paid to our lenders.

NAREIT Funds From Operations (NAREIT FFO):  NAREIT FFO is a commonly used measure of REIT performance, which the National Association of Real Estate Investment Trusts (“NAREIT”) defines as net income, computed in accordance with GAAP, excluding gains on sales and impairments of real estate, net of tax, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures.  Regency computes NAREIT FFO for all periods presented in accordance with NAREIT's definition.  Many companies use different depreciable lives and methods, and real estate values historically fluctuate with market conditions.  Since NAREIT FFO excludes depreciation and amortization and gains on sale and impairments of real estate, it provides a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, acquisition and development activities, and financing costs. This provides a perspective of the Company’s financial performance not immediately apparent from net income determined in accordance with GAAP. Thus, NAREIT FFO is a supplemental non-GAAP financial measure of the Company's operating performance, which does not represent cash generated from operating activities in accordance with GAAP; and, therefore, should not be considered a substitute measure of cash flows from operations. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO.

Net Operating Income (NOI):  The sum of base rent, percentage rent, recoveries from tenants, other lease income, and other property income, less operating and maintenance expenses, real estate taxes, ground rent, and uncollectible lease income.  NOI excludes straight-line rental income and expense, above and below market rent and ground rent amortization, tenant lease inducement amortization, and other fees. The Company also provides disclosure of NOI excluding termination fees, which excludes both termination fee income and expenses.

Non-Same Property:  During either calendar year period being compared, a property acquired, sold, a Property in Development, a Development Completion, or a property under, or being positioned for, significant redevelopment that distorts comparability between periods.  Non-retail properties and corporate activities, including the captive insurance program, are part of Non-Same Property.  Please refer to the footnote on Property Summary Report for Non-Same Property detail.

Operating EBITDAre:  NAREIT EBITDAre is a measure of REIT performance, which the NAREIT defines as net income, computed in accordance with GAAP, excluding (i) interest expense; (ii) income tax expense; (iii) depreciation and amortization; (iv) gains on sales of real estate; (v) impairments of real estate; and (vi) adjustments to reflect the Company’s share of unconsolidated partnerships and joint ventures. Operating EBITDAre excludes from NAREIT EBITDAre certain non-cash components of earnings derived from above and below market rent amortization and straight-line rents. The Company provides a reconciliation of Net Income to NAREIT EBITDAre to Operating EBITDAre.

Property In Development:   Properties in various stages of ground-up development.

Property In Redevelopment:   Retail Operating Properties under redevelopment or being positioned for redevelopment.  Unless otherwise indicated, a Property in Redevelopment is included in the Same Property pool.

Retail Operating Property:   Any retail property not termed a Property In Development. A retail property is any property where the majority of the income is generated from retail uses.

Same Property:   Retail Operating Properties that were owned and operated for the entirety of both calendar year periods being compared. This term excludes Property in Development, prior year Development Completions, and Non-Same Properties. Property in Redevelopment is included unless otherwise indicated.

 

Supplemental Information

42

 

reg-ex993_122.htm

Exhibit 99.3

FIRST QUARTER 2020 Fixed Income Supplemental Pinecrest Place Miami, FL Market Common Clarendon Washington, D.C. Woodway Collection Houston, TX Westlake Plaza and Center Los Angeles, CA Market at Springwoods Village Houston, TX Gateway 101 San Jose, CA Regency Centers


First Quarter 2020 Highlights n For the three months ended March 31, 2020, Net (Loss) Income Attributable to Common Stockholders (“Net Loss”) of ($0.15) per diluted share. n First quarter NAREIT Funds From Operations (“NAREIT FFO”) of $0.98 per diluted share. n Same property Net Operating Income (“NOI”), excluding termination fees, declined by 0.7%, as compared to the same period in 2019 driven by known bankruptcy moveouts and a higher rate of uncollectible lease income related to the COVID-19 pandemic. n As of March 31, 2020, the same property portfolio was 95.0% leased. n Total comparable leasing volume of 1.5 million square feet of new and renewal leases, with trailing twelve month rent spreads of 7.4%. n I n January, Regency sold two properties for a gross sales price of $98.4 million. The Company also purchased additional interest in two joint venture properties for a total of $60.5 million. n The Company further strengthened its liquidity position through the settlement of its 2019 forward equity sales under its at-the-market program (“ATM”) at a weighted average sale prices of $67.99 per share, generating $125.8 million in net proceeds together with a line draw of $500 million on its existing revolving credit facility, bringing total liquidity to $1.3 billion. n At March 31, 2020, net debt-to-operating EBITDAre ratio on a pro-rata basis was 5.3x. n On May 4, 2020, Regency’s Board of Directors (the “Board”) declared a quarterly cash dividend on the Company’s common stock of $0.595 per share. 2


COVID-19 Business Update n Over 90% of Regency’s pro rata NOI comes from centers anchored by essential tenants featuring grocery stores, drugstores, and home improvement. n The Company’s 416 properties have remained open and operating during the entirety of the COVID-19 pandemic. n As of the end of April, approximately 40% of Regency’s tenants were closed based on pro-rata Annual Base Rent (“ABR”). n 62% of April 2020 pro-rata base rent was collected through May 5, 2020. A presentation providing additional information regarding COVID-19 business updates and impacts is posted on the Company’s website at investors.regencycenters.com. 3


i. For a complete listing of all Debt Covenants related to the Company’s Senior Unsecured Notes, as well as definitions of the above terms, please refer to the Company’s filings with the Securities and Exchange Commission. ii. Current period debt covenants are finalized and submitted after the Company’s most recent Form 10-Q or Form 10-K filing. Unsecured Public Debt Covenants Required 3/31/20 12/31/19 9/30/19 6/30/19 Fair Market Value Calculation Method Covenants(i)(ii) Total Consolidated Debt to Total Consolidated Assets ≤ 65% 31% 29% 29% 28% Secured Consolidated Debt to Total Consolidated Assets ≤ 40% 4% 4% 4% 4% Consolidated Income for Debt Service to Consolidated Debt Service ≥ 1.5x 5.1 5.4 5.3 5.5 Unencumbered Consolidated Assets to Unsecured Consolidated Debt >150% 327% 356% 358% 372% Credit Ratings Agency Credit Rating Outlook Date S&P BBB+ Stable 4/6/20 Moody's Baa1 Stable 4/20/20 Credit Ratings and Select Ratios 4


UNSECURED SECURED Capital Structure & Liquidity Profile Debt Composition Pro-Rata Secured vs. Unsecured 3/31/20 Unsecured Credit Facility - Committed 1,250 Balance Outstanding (705) Undrawn Portion of Credit Facility 545 Cash, Cash Equivalents & Marketable Securities 737 Total Liquidity 1,282 60% 14% 79% 21% 19% 2% Liquidity Profile ($ millions) 5% 2% 6% 9% 26% 57% 5 UNSECURED BONDS SECURED FIXED RATE LINE OF CREDIT TERM LOAN SECURED VARIABLE RATE EQUITY UNSECURED DEBT – BONDS SECURED DEBT CREDIT FACILITIES UNSECURED DEBT – BANK UNSECURED SECURED


Maturity Schedule Wtd Avg Interest Rate: 3.1% Wtd Avg Yrs to Maturity: 8+ Yrs Total Pro Rata Debt: $5.0B IN MILLIONS UNCONSOLIDATED DEBT - SECURED CONSOLIDATED DEBT - SECURED UNSECURED DEBT - BONDS UNSECURED DEBT - TERM Debt Maturity Profilei ($) Target: <15% of Total Debt Maturing Annually $50 2020 $174 2021 $674 2022 $137 2023 $374 2024 $334 2025 $320 2026 $573 2027 $337 2028 $449 2029 $76 2030 $32 2031 2046 $425 2017 $300 2049


Follow us First Quarter 2020 Earnings Conference Call Friday, May 8th, 2020 Time: 11:00 AM ET Dial#: 877-407-0789 or 201-689-8562 Webcast: investors.regencycenters.com Contact Information: Laura Clark Senior Vice President — Capital Markets 904-598-7831 LauraClark@RegencyCenters.com Forward-Looking Statements Certain statements in this document regarding anticipated financial, business, legal or other outcomes including business and market conditions, outlook and other similar statements relating to Regency’s future events, developments, or financial or operational performance or results, are “forward-looking statements” made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are identified by the use of words such as “may,” “will,” “should,” “expect,” “estimate,” “believe,” “intend,” “forecast,” “anticipate,” “guidance,” and other similar language. However, the absence of these or similar words or expressions does not mean a statement is not forward-looking. While we believe these forward-looking statements are reasonable when made, forward-looking statements are not guarantees of future performance or events and undue reliance should not be placed on these statements. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance these expectations will be attained, and it is possible actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks and uncertainties. Our operations are subject to a number of risks and uncertainties including, but not limited to, those listed below. When considering an investment in our securities, you should carefully read and consider these risks, together with all other information in our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q and our other filings and submissions to the SEC, which provide much more information and detail on the risks described below. If any of the events described in the following risk factors actually occur, our business, financial condition or operating results, as well as the market price of our securities, could be materially adversely affected. Forward-looking statements are only as of the date they are made, and Regency undertakes no duty to update its forward-looking statements except as required by law. These risks and events include, without limitation: Risks Related to the COVID-19 Pandemic Pandemics or other health crises may adversely affect our tenants’ financial condition, the profitability of our properties, our access to the capital markets and could have a material adverse effect on our business, results of operations, cash flows and financial condition. Risk Factors Related to the Retail Industry Economic and market conditions may adversely affect the retail industry and consequently reduce our revenues and cash flow, and increase our operating expenses; Shifts in retail sales and delivery methods between brick and mortar stores, e-commerce, home delivery, and curbside pick-up may adversely impact our revenues and cash flows; Changing economic and detail market conditions in geographic areas where our properties are concentrated may reduce our revenues and cash flow; Our success depends on the success and continued presence of “anchor” tenants; A significant percentage of our revenues are derived from smaller “shop space” tenants and our net income may be adversely impacted if our smaller shop tenants are not successful; We may be unable to collect balances due from tenants in bankruptcy. Risk Factors Related to Real Estate Investments and Operations We are subject to numerous laws and regulations that may adversely affect our operations or expose us to liability; Our real estate assets may decline in value and be subject to impairment losses which may reduce our net income; We face risks associated with development, redevelopment and expansion of properties; We face risks associated with the development of mixed-use commercial properties; We face risks associated with the acquisition of properties; We face risks if we expand into new markets; We may be unable to sell properties when desired because of market conditions; Certain of the properties in our portfolio are subject to ground leases; if we are unable to renew a ground lease, purchase the fee simple interest, or are found to be in breach of a ground lease, we may be adversely affected; Climate change may adversely impact our properties directly and may lead to additional compliance obligations and costs as well as additional taxes and fees; Geographic concentration of our properties makes our business more vulnerable to natural disasters, severe weather conditions and climate change; An uninsured loss or a loss that exceeds the insurance coverage on our properties may subject us to loss of capital and revenue on those properties; Loss of our key personnel may adversely affect our business and operations; We face competition from numerous sources, including other REITs and other real estate owners; Costs of environmental remediation may reduce our cash flow available for distribution to stock and unit holders; Compliance with the Americans with Disabilities Act and fire, safety and other regulations may require us to make unexpected expenditures; The unauthorized access, use, theft or destruction of tenant or employee personal, financial or other data or of Regency’s proprietary or confidential information stored in our information systems or by third parties on our behalf could impact our reputation and brand and expose us to potential liability and loss of revenues. Risk Factors Related to Our Partnership and Joint Ventures We do not have voting control over all of the properties owned in our co-investment partnerships and joint ventures, so we are unable to ensure that our objectives will be pursued; The termination of our partnerships may adversely affect our cash flow, operating results, and our ability to make distributions to stock and unit holders. Risk Factors Related to Funding Strategies and Capital Structure Our ability to sell properties and fund acquisitions and developments may be adversely impacted by higher market capitalization rates and lower NOI at our properties which may dilute earnings; We may acquire properties or portfolios of properties through tax-deferred contribution transactions, which may result in stockholder dilution and limit our ability to sell such assets; We depend on external sources of capital, which may not be available in the future on favorable terms or at all; Our debt financing may adversely affect our business and financial condition; Covenants in our debt agreements may restrict our operating activities and adversely affect our financial condition; Increases in interest rates would cause our borrowing costs to rise and negatively impact our results of operations; Hedging activity may expose us to risks, including the risks that a counterparty will not perform and that the hedge will not perform and that the hedge will not yield the economic benefits we anticipate, which may adversely affect us; The interest rates on our Unsecured Credit facilities as well as on our variable rate mortgages and interest rate swaps might change based on changes to the method in which LIBOR or its replacement rate is determined. Risk Factors Related to our Company and the Market Price for Our Securities Changes in economic and market conditions may adversely affect the market price of our securities; There is no assurance that we will continue to pay dividends at historical rates; Enhanced focus on corporate responsibility and sustainability, specifically related to environmental, social and governance matters, may impose additional costs and expose us to new risks. Risk Factors Related to Laws and Regulations If the Parent Company fails to qualify as a REIT for federal income tax purposes, it would be subject to federal income tax at regular corporate rates; Recent changes to the U.S. tax laws may have a significant negative impact on the overall economy, our tenants, our investors, and our business; Dividends paid by REITs generally do not qualify for reduced tax rates; Certain foreign stockholders may be subject to U.S. federal income tax on gain recognized on a disposition of our common stock if we do not qualify as a “domestically controlled” REIT; Legislative or other actions affecting REITs may have a negative effect on us; Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities; Restrictions on the ownership of the Parent Company's capital stock to preserve its REIT status may delay or prevent a change in control; The issuance of the Parent Company's capital stock may delay or prevent a change in control. Non-GAAP disclosure We believe these non-GAAP measures provide useful information to our Board of Directors, management and investors regarding certain trends relating to our financial condition and results of operations. Our management uses these non-GAAP measures to compare our performance to that of prior periods for trend analyses, purposes of determining management incentive compensation and budgeting, forecasting and planning purposes. We do not consider non-GAAP measures an alternative to financial measures determined in accordance with GAAP. The principal limitation of these non- GAAP financial measures is they may exclude significant expense and income items that are required by GAAP to be recognized in our consolidated financial statements. In addition, they reflect the exercise of management’s judgment about which expense and income items are excluded or included in determining these non-GAAP financial measures. In order to compensate for these limitations, reconciliations of the non-GAAP financial measures we use to their most directly comparable GAAP measures are provided. Non-GAAP financial measures should not be relied upon in evaluating the financial condition, results of operations or future prospects of the Company. NAREIT FFO is a commonly used measure of REIT performance, which the National Association of Real Estate Investment Trusts (“NAREIT”) defines as net income, computed in accordance with GAAP, excluding gains on sale and impairments of real estate, net of tax, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Regency computes NAREIT FFO for all periods presented in accordance with NAREIT's definition. Since NAREIT FFO excludes depreciation and amortization and gains on sales and impairments of real estate, it provides a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, acquisition and development activities, and financing costs. This provides a perspective of the Company’s financial performance not immediately apparent from net income determined in accordance with GAAP. Thus, NAREIT FFO is a supplemental non-GAAP financial measure of the Company's operating performance, which does not represent cash generated from operating activities in accordance with GAAP; and, therefore, should not be considered a substitute measure of cash flows from operations. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO. Core Operating Earnings is an additional performance measure that excludes from NAREIT FFO: (i) transaction related income or expenses (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from above and below market rent amortization, straight-line rents, and amortization of mark-to-market of debt adjustments; and (iv) other amounts as they occur. The Company provides a reconciliation of Net Income to NAREIT FFO to Core Operating Earnings. 7

reg-ex994_123.htm

Exhibit 99.4

Regency Centers COVID-19 Business Update May 2020 Woodway Collection | Houston, TX


Commitment To Our Stakeholders Throughout the COVID-19 pandemic, Regency’s first priority has continued to be the safety and well-being of all of our stakeholders. We remain dedicated to providing them with the necessary resources and support needed during this time. 450+ TEAM MEMBERS 8,000+ TENANTS 400+ COMMUNITIES n Successfully transitioned all employees to working remotely n Property & asset management teams responding to all tenant and onsite property requests while adhering to social distancing guidelines n Matching all employee donations to local charities n Established internal employee COVID-19 task force n Made contact with all 8,000+ tenants n Created a Tenant Resource Website featuring: – CARES Act Information – SBA Loan Program Information – State/County Guidelines – Business Assistance FAQ n “Social Distancing, Made Easier” Campaign – generating awareness of our tenants' efforts to serve their customers through Google & social media channels n I nstalled onsite signage at properties alerting customers of open businesses n Ensuring all of our properties are safe and operational in order for tenants to remain open and provide the essential goods and services to the communities they serve n Programs set up for individuals to purchase meals from our tenants that are then donated to local front line workers n Partnering with cities and local charities to provide food distribution sites in our property parking lots n Providing lunches at local neighborhood schools 2 REGENCY CENTERS COVID-19 BUSINESS UPDATE


Regency’s Unequaled Strategic Advantages Development/Redevelopment Opportunities n Pipeline of flexible developments and redevelopments n Positioned to create value over the long-term Local Market Teams n 22 offices throughout the country working with tenants and vendors at all 416 properties n Unparalleled team of experienced professionals Balance Sheet and Liquidity Strength n Low leverage with sector leading free cash flow n Debt to EBITDAre of 5.3x n ~$1.3B of Total Liquidity High Quality Real Estate Portfolio n 80% Grocery-Anchored n Necessity, service, convenience, and value retailers serving essential needs of our communities 3 REGENCY CENTERS COVID-19 BUSINESS UPDATE


Portfolio Composition Pro-Rata Annual Base Rent (ABR) Exposure by Category Portfolio Composition (i) % of Pro-Rata ABR 38% Other - Retail & Services 19% Essential - Restaurants 43% Essential - Retail & Services Grocery/Drugstore 22% 14% 12% 8% 7% 5% 5% 4% 4% 3% 3% 3% 3% 2% 2% 2% 1% Fitness Restaurant - Casual/Fine Dining Pet Restaurant - Fast Food/ Limited Service Other Medical Banks Essential Medical Soft Goods Office/Communications Off-Price Other Retail Personal Services Other Essential Retail Business Services Home Improvement/Auto Entertainment Exposure by Category % of Pro-Rata ABR ESSENTIAL - RETAIL & SERVICES ESSENTIAL - RESTAURANTS OTHER - RETAIL & SERVICES (i) Essential retailers defined as those that supply or provide consumers and essential businesses with any basic necessary goods and services; the definition varies across municipalities. While some restaurants are deemed to be essential retail, we have excluded them from the category 4 REGENCY CENTERS COVID-19 BUSINESS UPDATE


Operational Update Tenant Operating Status as of April 30, 2020 Status of Tenant Operations % of Pro-Rata ABR Closed 41% Open 59% Grocery/Drugstore 11% 2% 1% Restaurant - Casual/Fine Dining Other Essential Retail Entertainment Home Improvement/Auto Other Medical Essential Medical Soft Goods Pet Business Services Restaurant - Fast Food/ Limited Service Personal Services Banks Other Retail Office/Communications Off-Price Fitness 100% 96% 92% 90% 82% 81% 76% 72% 71% 57% 23% 43% 19% 16% Tenants Open by Category % of Pro-Rata ABR ESSENTIAL - RETAIL & SERVICES (92% OPEN) ESSENTIAL - RESTAURANTS (77% OPEN) OTHER - RETAIL & SERVICES (13% OPEN) 5 REGENCY CENTERS COVID-19 BUSINESS UPDATE


Operational Update April Rent Collections as of May 5, 2020 April Base Rent Collected % of Pro-Rata ABR 38% Outstanding 62% Collected Grocery/Drugstore Other Essential Retail Entertainment Home Improvement/Auto Other Medical Essential Medical Soft Goods Pet Business Services Restaurant - Casual/Fine Dining Personal Services Restaurant - Fast Food/ Limited Service Banks Other Retail Office/Communications Off-Price Fitness 99% 99% 92% 89% 85% 82% 82% 73% 58% 49% 49% 46% 40% 34% 23% 12% 10% April Base Rent Collections by Category % of Pro-Rata ABR ESSENTIAL - RETAIL & SERVICES (93% COLLECTED) ESSENTIAL - RESTAURANTS (41% COLLECTED) OTHER - RETAIL & SERVICES (37% COLLECTED) 6 REGENCY CENTERS COVID-19 BUSINESS UPDATE


Operational Update April Base Rent Collections as of May 5, 2020 Total Portfolio Composition % of Pro-Rata ABR April Base Rent Collections % of Pro-Rata ABR National, Regional, & Local Portfolio Composition(i) Anchor & Shop Portfolio Composition(ii) 23% Local Tenants 77% National & Regional Tenants 57% Shop Tenants 43% Anchor Tenants (i) Local Tenants: <3 locations; National/Regional Tenants: ≥ 3 locations (ii) Shop Tenants: <10K square feet; Anchor Tenants: ≥ 10K square feet 0% 10% 20% 30% 40% 50% 60% 70% National & Regional Tenants Local Tenants 0% 10% 20% 30% 40% 50% 60% 70% 80% Anchor Tenants Shop Tenants 66% 76% 50% 52% 7 REGENCY CENTERS COVID-19 BUSINESS UPDATE


Investments Update Managed Commitments Regency continues to evaluate the impacts to project scope, investment, tenancy, timing, and return on investment on all in process and pipeline projects to determine the most appropriate future direction. Status as of: 12/31/2019 3/31/2020 Regency’s Estimated Net Project Costs $350M $190M % of Project Costs Incurred 36% 58% Remaining Project Costs $225M $80M Deferred Investment $145M In-Process Developments & Redevelopments n Regency has the option to defer investment on a select number of projects that can be paused without any material impacts to long term value creation. Regency will continue to invest to meet its lease obligations, municipal requirements, and life safety matters on its in process projects. n Regency is reviewing its extensive pipeline of value-add redevelopments and has flexibility to defer future capital commitment. 8 REGENCY CENTERS COVID-19 BUSINESS UPDATE


Investments Update Project Status as of May 5, 2020 (i) IN CONSTRUCTION The Village at Hunters Lake Ground up development in Tampa anchored by Sprouts; construction proceeding as planned and nearly complete Carytown Phase I Ground up Development in Richmond anchored by Publix; construction will be phased as 2 projects; Phase I construction will include Publix & Shop Bldg E West Bird Plaza Redevelopment in Miami to construct new Publix; construction proceeding as planned Point 50 Redevelopment in metro DC to construct new grocery anchored center; construction proceeding as planned and nearly complete Pablo Plaza Redevelopment in Jacksonville to construct new Whole Foods; construction proceeding as planned and nearly complete Bloomingdale Square Redevelopment in Tampa to relocate Publix and add LA Fitness; construction proceeding as planned and nearly complete The Abbot Ph I Redevelopment of historic Harvard Square buildings; construction was halted in late March and will restart once the government mandate is lifted; construction will be phased as 2 projects; Phase I includes the completion of 1 ground-up building Market Common Office Ph I Redevelopment of a vacant office bldg. in Metro DC; construction will be phased as 2 projects; Phase I construction plan includes completing the shell building as well as the delivery to Equinox UNDER REVIEW Culver Public Market City retail ground up development in LA; vertical construction had not commenced; management evaluating future direction Carytown Ph II Phase II of this Richmond ground up development anchored by Publix will consist of the 3 additional shop buildings Serramonte Redevelopment at Class A mall in San Francisco on hold due to shelter-in-place restrictions & for mgmt. to further evaluate; project entails addition of new theater, relocation of Crunch Fitness, construction of a new hotel, an interior mall renovation and redevelopment of the former JCPenney The Abbot Ph II Phase 2 of this redevelopment in Harvard Square includes the interior building completion and tenant buildouts Market Common Office Ph II Phase 2 of this redevelopment of a vacant office building in Metro DC; includes the interior building completion and tenant buildouts UNDER REVIEW Gateway Plaza at Aventura Redevelopment of former Babies R Us space in Miami, lease negotiations continue with specialty grocer as scope of project is reviewed Westbard Square Redevelopment of Giant anchored center in metro DC into mixed use center, entitlements proceeding, scope and economics under review Hancock Center Redevelopment of former Sears in Austin into office space and potential grocer expansion Costa Verde Center Large scale redevelopment in San Diego into mixed use with retail, office & hotel, entitlements advancing, economics and timing under review Town and Country Center Redevelopment of former Kmart in LA with retail below multifamily, entitlements advancing, economics and timing under review PIPELINE IN PROCESS (i) Please refer to the 1Q'20 supplemental filing for additional project level detail 9 REGENCY CENTERS COVID-19 BUSINESS UPDATE


Balance Sheet Strength Low Leverage Provides Flexibility Regency has taken additional steps to further strengthen its balance sheet and to provide financial flexibility amid the evolving effects of the COVID-19 pandemic. Regency settled its forward equity sales under its ATM program of approximately $125 million in March 2020 at ~$68 per share and drew an additional $500 million from its existing $1.25 billion revolving credit facility. Total Pro-Rata Share Leverage Ratios 3/31/20 Net debt-to-Operating EBITDAre 5.3x Fixed charge coverage 4.3x Interest coverage 4.7x Unsecured Public Debt Covenants Required 3/31/20 Fair Market Value Calculation Method Covenants(1)(2) Total Consolidated Debt to Total Consolidated Assets ≤ 65% 31% Secured Consolidated Debt to Total Consolidated Assets ≤ 40% 4% Consolidated Income for Debt Service to Consolidated Debt Service ≥ 1.5x 5.1x Unencumbered Consolidated Assets to Unsecured Consolidated Debt >150% 327% (1) For a complete listing of all Debt Covenants related to the Company's Senior Unsecured Notes, as well as definitions of the above terms, please refer to the Company's filings with the Securities and Exchange Commission. (2) Current period debt covenants are finalized and submitted after the Company's most recent Form 10-Q or Form 10-K filing. 10 REGENCY CENTERS COVID-19 BUSINESS UPDATE


Balance Sheet Strength A Well-Laddered Maturity Schedule IN MILLIONS Wtd average years to maturity: 8+ years Wtd average interest rate: 3.1% (i) Revolver balance of $705m is net of the $737m of cash on hand. Unsecured revolving credit facility maturity date of March 2022. The Company has two 6 month options to extend through March 2023. UNCONSOLIDATED DEBT - SECURED CONSOLIDATED DEBT - SECURED UNSECURED DEBT - BONDS UNSECURED DEBT - TERM Debt Maturity Profile (As of May 5, 2020) 11 REGENCY CENTERS COVID-19 BUSINESS UPDATE


Ample Liquidity Available Sources and Near-Term Commitments (i) M Secured Maturities Dev Redev Commitments M Total Liquidity IN MILLIONS Cash On Hand M Net Liquidity Through ‑M Undrawn Revolver M  B Sources Uses (i) As of May 5, 2020 12 REGENCY CENTERS COVID-19 BUSINESS UPDATE


Safe Harbor and Non-GAAP Disclosures Forward-Looking Statements Certain statements in this document regarding anticipated financial, business, legal or other outcomes including business and market conditions, outlook and other similar statements relating to Regency’s future events, developments, or financial or operational performance or results, are “forward-looking statements” made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995 and other federal securities laws. These forward-looking statements are identified by the use of words such as “may,” “will,” “should,” “expect,” “estimate,” “believe,” “intend,” “forecast,” “anticipate,” “guidance,” and other similar language. However, the absence of these or similar words or expressions does not mean a statement is not forward-looking. While we believe these forward-looking statements are reasonable when made, forward-looking statements are not guarantees of future performance or events and undue reliance should not be placed on these statements. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance these expectations will be attained, and it is possible actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks and uncertainties. Our operations are subject to a number of risks and uncertainties including, but not limited to, those listed below. When considering an investment in our securities, you should carefully read and consider these risks, together with all other information in our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q and our other filings and submissions to the SEC, which provide much more information and detail on the risks described below. If any of the events described in the following risk factors actually occur, our business, financial condition or operating results, as well as the market price of our securities, could be materially adversely affected. Forward-looking statements are only as of the date they are made, and Regency undertakes no duty to update its forward-looking statements except as required by law. These risks and events include, without limitation: Risks Related to the COVID-19 Pandemic Pandemics or other health crises may adversely affect our tenants’ financial condition, the profitability of our properties, our access to the capital markets and could have a material adverse effect on our business, results of operations, cash flows and financial condition. Risk Factors Related to the Retail Industry Economic and market conditions may adversely affect the retail industry and consequently reduce our revenues and cash flow, and increase our operating expenses; Shifts in retail sales and delivery methods between brick and mortar stores, e-commerce, home delivery, and curbside pick-up may adversely impact our revenues and cash flows; Changing economic and detail market conditions in geographic areas where our properties are concentrated may reduce our revenues and cash flow; Our success depends on the success and continued presence of “anchor” tenants; A significant percentage of our revenues are derived from smaller “shop space” tenants and our net income may be adversely impacted if our smaller shop tenants are not successful; We may be unable to collect balances due from tenants in bankruptcy. Risk Factors Related to Real Estate Investments and Operations We are subject to numerous laws and regulations that may adversely affect our operations or expose us to liability; Our real estate assets may decline in value and be subject to impairment losses which may reduce our net income; We face risks associated with development, redevelopment and expansion of properties; We face risks associated with the development of mixed-use commercial properties; We face risks associated with the acquisition of properties; We face risks if we expand into new markets; We may be unable to sell properties when desired because of market conditions; Certain of the properties in our portfolio are subject to ground leases; if we are unable to renew a ground lease, purchase the fee simple interest, or are found to be in breach of a ground lease, we may be adversely affected; Climate change may adversely impact our properties directly and may lead to additional compliance obligations and costs as well as additional taxes and fees; Geographic concentration of our properties makes our business more vulnerable to natural disasters, severe weather conditions and climate change; An uninsured loss or a loss that exceeds the insurance coverage on our properties may subject us to loss of capital and revenue on those properties; Loss of our key personnel may adversely affect our business and operations; We face competition from numerous sources, including other REITs and other real estate owners; Costs of environmental remediation may reduce our cash flow available for distribution to stock and unit holders; Compliance with the Americans with Disabilities Act and fire, safety and other regulations may require us to make unexpected expenditures; The unauthorized access, use, theft or destruction of tenant or employee personal, financial or other data or of Regency’s proprietary or confidential information stored in our information systems or by third parties on our behalf could impact our reputation and brand and expose us to potential liability and loss of revenues. Risk Factors Related to Our Partnership and Joint Ventures We do not have voting control over all of the properties owned in our co-investment partnerships and joint ventures, so we are unable to ensure that our objectives will be pursued; The termination of our partnerships may adversely affect our cash flow, operating results, and our ability to make distributions to stock and unit holders. Risk Factors Related to Funding Strategies and Capital Structure Our ability to sell properties and fund acquisitions and developments may be adversely impacted by higher market capitalization rates and lower NOI at our properties which may dilute earnings; We may acquire properties or portfolios of properties through tax-deferred contribution transactions, which may result in stockholder dilution and limit our ability to sell such assets; We depend on external sources of capital, which may not be available in the future on favorable terms or at all; Our debt financing may adversely affect our business and financial condition; Covenants in our debt agreements may restrict our operating activities and adversely affect our financial condition; Increases in interest rates would cause our borrowing costs to rise and negatively impact our results of operations; Hedging activity may expose us to risks, including the risks that a counterparty will not perform and that the hedge will not perform and that the hedge will not yield the economic benefits we anticipate, which may adversely affect us; The interest rates on our Unsecured Credit facilities as well as on our variable rate mortgages and interest rate swaps might change based on changes to the method in which LIBOR or its replacement rate is determined. Risk Factors Related to our Company and the Market Price for Our Securities Changes in economic and market conditions may adversely affect the market price of our securities; There is no assurance that we will continue to pay dividends at historical rates; Enhanced focus on corporate responsibility and sustainability, specifically related to environmental, social and governance matters, may impose additional costs and expose us to new risks. Risk Factors Related to Laws and Regulations If the Parent Company fails to qualify as a REIT for federal income tax purposes, it would be subject to federal income tax at regular corporate rates; Recent changes to the U.S. tax laws may have a significant negative impact on the overall economy, our tenants, our investors, and our business; Dividends paid by REITs generally do not qualify for reduced tax rates; Certain foreign stockholders may be subject to U.S. federal income tax on gain recognized on a disposition of our common stock if we do not qualify as a “domestically controlled” REIT; Legislative or other actions affecting REITs may have a negative effect on us; Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities; Restrictions on the ownership of the Parent Company's capital stock to preserve its REIT status may delay or prevent a change in control; The issuance of the Parent Company's capital stock may delay or prevent a change in control. Non-GAAP disclosure We believe these non-GAAP measures provide useful information to our Board of Directors, management and investors regarding certain trends relating to our financial condition and results of operations. Our management uses these non-GAAP measures to compare our performance to that of prior periods for trend analyses, purposes of determining management incentive compensation and budgeting, forecasting and planning purposes. We do not consider non-GAAP measures an alternative to financial measures determined in accordance with GAAP. The principal limitation of these non-GAAP financial measures is they may exclude significant expense and income items that are required by GAAP to be recognized in our consolidated financial statements. In addition, they reflect the exercise of management’s judgment about which expense and income items are excluded or included in determining these non-GAAP financial measures. In order to compensate for these limitations, reconciliations of the non-GAAP financial measures we use to their most directly comparable GAAP measures are provided. Non-GAAP financial measures should not be relied upon in evaluating the financial condition, results of operations or future prospects of the Company. NAREIT FFO is a commonly used measure of REIT performance, which the National Association of Real Estate Investment Trusts (“NAREIT”) defines as net income, computed in accordance with GAAP, excluding gains on sale and impairments of real estate, net of tax, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Regency computes NAREIT FFO for all periods presented in accordance with NAREIT's definition. Since NAREIT FFO excludes depreciation and amortization and gains on sales and impairments of real estate, it provides a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, acquisition and development activities, and financing costs. This provides a perspective of the Company’s financial performance not immediately apparent from net income determined in accordance with GAAP. Thus, NAREIT FFO is a supplemental non-GAAP financial measure of the Company's operating performance, which does not represent cash generated from operating activities in accordance with GAAP; and, therefore, should not be considered a substitute measure of cash flows from operations. The Company provides a reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO. Core Operating Earnings is an additional performance measure that excludes from NAREIT FFO: (i) transaction related income or expenses (ii) gains or losses from the early extinguishment of debt; (iii) certain non-cash components of earnings derived from above and below market rent amortization, straight-line rents, and amortization of mark-to-market of debt adjustments; and (iv) other amounts as they occur. The Company provides a reconciliation of Net Income to NAREIT FFO to Core Operating Earnings. 13 REGENCY CENTERS COVID-19 BUSINESS UPDATE