Document
 

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 9, 2017
Date of Report (Date of earliest event reported)
 
 
 
REGENCY CENTERS CORPORATION
(Exact name of registrant as specified in its charter)
 
https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-reglogocover123116a01.jpg
 
Florida
59-3191743
(State or other jurisdiction
of incorporation)
001-12298
(IRS Employer
Identification No.)
 
(Commission
File Number)
 
 
 
 
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)
 
 
 

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:

 o     Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230 .425)
 o     Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 o     Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
 o     Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 






Item 2.02    Disclosure of Results of Operations and Financial Condition

On May 9, 2017, Regency issued an earnings release for the three months and year ended March 31, 2017, which is attached as Exhibit 99.1.

On May 9, 2017, Regency posted on its website, at www.regencycenters.com, the supplemental information for the three months and year ended March 31, 2017, which is attached as Exhibit 99.2.


Item 9.01    Financial Statements and Exhibits

(d) Exhibits

Exhibit 99.1     Earnings release issued by Regency on May 9, 2017, for the three months and year ended
March 31, 2017.

Exhibit 99.2
Supplemental information posted on its website on May 9, 2017, for the three months and year ended March 31, 2017.
    





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 9, 2017
By:

/s/ J. Christian Leavitt
J. Christian Leavitt, Senior Vice President and Treasurer
(Principal Accounting Officer)



Exhibit
EXHIBIT 99.1


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Regency Centers Reports First Quarter 2017 Results

JACKSONVILLE, FL. (May 9, 2017) - Regency Centers Corporation (“Regency” or the “Company”) today reported financial and operating results for the period ended March 31, 2017.

First Quarter 2017 Highlights
Completed the previously announced merger with Equity One on March 1, 2017.
Same property Net Operating Income (“NOI”), net of termination fees, increased 3.7% as compared to the same period in the prior year for the newly combined portfolio.
As of March 31, 2017, the total portfolio was 95.3% leased while the same property portfolio was 96.0% leased.
Executed 1.1 million square feet of new and renewal leases on a comparable basis, resulting in 8.2% blended rent spreads.
Started two ground-up development projects representing a total investment of $61 million.
As of March 31, 2017, a total of 30 projects were in the process of development or redevelopment representing a combined investment of $515 million.
Completed the sale of two tranches of senior unsecured notes: $350 million 3.6% notes due 2027 and $300 million 4.4% notes due 2047.
On March 2, 2017, after the close of trading, Regency was added to the benchmark S&P 500 Index.
Quarterly common stock dividend increased to $0.53 per share.

“This was an exciting quarter for Regency. We completed the merger with Equity One and are making tremendous progress with the integration of the portfolio into Regency’s platform. The merger further establishes Regency as the preeminent owner and developer of high-quality, grocery anchored neighborhood and community centers,” said Martin E. “Hap” Stein, Jr., Chairman and Chief Executive Officer. “Our centers are more than 95% leased and same property NOI grew at 3.7%, further building on our previous 5 straight years of 3.5% or greater NOI growth. We continue to benefit from healthy tenant demand for our best-in-class portfolio located in affluent suburban and near urban in-fill trade areas in the country’s most desirable gateway, 18+ hour, and growth markets. Our industry leading development platform continues to provide expanded growth opportunities as evidenced by our development starts during the quarter with a total investment of approximately $61 million. And our fortress balance sheet is as strong as ever providing us with superior flexibility, supporting our growth and positioning Regency to create long term shareholder value.”

Financial Results

Regency reported a Net Loss Attributable to Common Stockholders (“Net Loss”) for the first quarter of $33.2 million, or $0.26 per diluted share, compared to Net Income Attributable to Common Stockholders of $47.9 million, or $0.49 per diluted share, for the same period in 2016. The Net Loss for the first quarter includes one-time merger related costs of $69.7 million, or $0.55 per share.

The Company reported NAREIT Funds From Operations (“NAREIT FFO”) for the first quarter of $34.2 million, or $0.27 per diluted share. Excluding the one-time merger related costs of $69.7 million, NAREIT FFO for

1

EXHIBIT 99.1

the first quarter was $103.9 million, or $0.82 per diluted share, compared to $84.4 million, or $0.86 per diluted share, for the same period in 2016.

Core Funds From Operations (“Core FFO”) for the first quarter was $114.3 million, or $0.90 per diluted share, compared to $78.8 million, or $0.80 per diluted share, for the same period in 2016.

Operating Results

First quarter same property NOI, excluding termination fees, increased 3.7% compared to the same period in 2016. This growth included a 60 basis point positive impact from redevelopments. Please note that same property NOI is presented on a pro forma basis and metrics are determined as if those properties for the combined company were owned and meet the definition of same property for the full calendar years of 2016 and 2017.

As of March 31, 2017, Regency’s wholly owned portfolio plus its pro-rata share of co-investment partnerships was 95.3% leased, and same property percent leased was 96.0%. Within the same property portfolio, spaces less than 10,000 square feet (“Small Shops”) were 91.7% leased, which reflects the combination of the Regency and Equity One portfolios following the merger. For the combined portfolio, same property percent leased was flat sequentially and down 20 basis points from the same period in 2016. The change in Small Shops percent leased for the combined portfolio was down 10 basis points sequentially and up 70 basis points from the same period in 2016.

Regency executed 1.1 million square feet of comparable new and renewal leases during the quarter at blended rent spreads of 8.2%. Rent spreads on new and renewal leases were 0.2% and 10.0%, respectively. New rent spreads during the quarter were impacted by one anchor lease in a shopping center targeted for sale. Excluding this lease, new rent spreads during the quarter were 10.3% and when blended with renewal leasing activity, total rent spreads were 10.0%.

Investments

Property Transactions

During the quarter, the Company sold one co-investment property, for a total gross sales price of $21.0 million. Regency’s share of the gross sales price was $4.2 million.

Developments and Redevelopments

During the quarter, the Company started the development of two projects with combined estimated net development costs totaling $61.0 million. The first, The Field at Commonwealth, is a 187,000 square foot center located in the Washington D.C. metro area. With estimated net development costs of $44.6 million, The Field at Commonwealth will be anchored by Wegmans and will benefit from impressive 3-mile demographics, including average household incomes of $140,000 and a daytime population of more than 120,000 people. The second development start, Pinecrest Place, is a 70,000 square foot center located within a dense infill submarket of Miami. Anchored by Whole Foods Market, Pinecrest Place has estimated net development costs of $16.4 million and will be bolstered by substantial purchasing power within a 3-mile radius resulting from average household incomes of $130,000 and a population of 100,000 people.

At quarter end, the Company had 30 projects in development or redevelopment with combined, estimated costs of $515 million. In-process projects were a combined 46% funded and 84% leased and committed.

Balance Sheet

Debt Offering


2

EXHIBIT 99.1

During the quarter and as previously disclosed, on January 26, 2017, Regency completed the sale of two tranches of senior unsecured notes: $350 million 3.6% notes due 2027 (the “2027 Notes”) and $300 million 4.4% notes due 2047 (the “2047 Notes”). Interest on both tranches is payable semiannually on February 1st and August 1st of each year, with the first payment on August 1, 2017.

Preferred Redemption

During the quarter and as previously disclosed, Regency redeemed all of the issued and outstanding 6.625% series 6 cumulative redeemable preferred shares (the “Preferred Stock”). The 10,000,000 shares of Preferred Stock were redeemed on February 16, 2017 (the “Redemption Date”). The redemption price for the Preferred Stock was $25.21163 per share, which is equal to $25.00 plus accrued and unpaid dividends to, but excluding, the Redemption Date. The aggregate amount paid to redeem the Preferred Stock was $252 million.

2017 Guidance

The Company has updated its 2017 earnings guidance, which now reflects the impacts anticipated as a result of the merger. These changes are summarized below. Please refer to the Company’s first quarter 2017 supplemental information package for a complete list of updates.


 
Full Year 2017 Guidance
 
Previous Guidance
Updated Guidance
Net Income Attributable to Common Stockholders per diluted share
$1.34 - $1.40
$0.67 - $0.77
NAREIT FFO per diluted share
$3.33 - 3.39
$3.00 - $3.10
Core FFO per diluted share
$3.44 - $3.50
$3.60 - $3.68
Same property NOI growth without termination fees (pro-rata)
3.0% - 3.8%
3.2% - 4.0%

Dividend

On April 26, 2017, Regency’s Board of Directors declared a quarterly cash dividend on the Company’s common stock of $0.53 per share. The dividend is payable on May 31, 2017 to shareholders of record as of May 22, 2017. The quarterly dividend of $0.53 per share, or $2.12 on an annualized basis, has increased from $2.00 in 2016.

Conference Call Information

To discuss Regency’s first quarter results, the Company will host a conference call on Wednesday, May 10, 2017 at 11:00 a.m. ET. Dial-in and webcast information is listed below.

First Quarter Conference Call
Date:
Wednesday, May 10, 2017
Time:
11:00 a.m. ET
Dial#:
877-407-0789 or 201-689-8562
Webcast:
www.regencycenters.com under Investor Relations
Replay

Webcast Archive:     Investor Relations page under Webcasts






3

EXHIBIT 99.1

Non-GAAP Disclosure

The Company uses certain non-GAAP performance measures, in addition to the required GAAP presentations, as it believes these measures improve the understanding of the Company's operational results. Regency manages its entire real estate portfolio without regard to ownership structure, although certain decisions impacting properties owned through partnerships require partner approval. Therefore, the Company believes presenting its pro-rata share of operating results regardless of ownership structure, along with other non-GAAP measures, makes comparisons of other REITs' operating results to the Company's more meaningful. Management continually evaluates the usefulness, relevance, limitations, and calculation of the Company’s reported non-GAAP performance measures to determine how best to provide relevant information to the public, and thus such reported measures could change.

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 and losses from dispositions of depreciable property, net of tax, excluding operating real estate impairments, 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 and losses from depreciable property dispositions, and impairments, it can provide 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. Core FFO is an additional performance measure used by Regency as the computation of NAREIT FFO includes certain non-cash and non-comparable items that affect the Company's period-over-period performance. Core FFO excludes from NAREIT FFO, but is not limited to: (a) transaction related gains, income or expense; (b) impairments on land; (c) gains or losses from the early extinguishment of debt; and (d) other non-core amounts as they occur. The Company provides a reconciliation of NAREIT FFO to Core FFO.























4

EXHIBIT 99.1



Reconciliation of Net Income (Loss) Attributable to Common Stockholders to NAREIT FFO and Core FFO - Actual (in thousands)



For the Periods Ended December 31, 2016 and 2015
 
Three Months Ended
 
Year to Date
 
 
 
 
2017
2016
 
2017
2016
Net Income (Loss) Attributable to Common Stockholders
 
$
(33,223
)
47,877

 
$
(33,223
)
47,877

Adjustments to reconcile to NAREIT Funds From Operations(1):
 
 
 
 
 
 
Depreciation and amortization (excluding FF&E)
 
67,444

47,415

 
67,444

47,415

Provision for impairment to operating properties
 

659

 

659

Gain on sale of operating properties
 
(12
)
(11,640
)
 
(12
)
(11,640
)
Exchangeable operating partnership units
 
(19
)
85

 
(19
)
85

NAREIT Funds From Operations
 
$
34,190

84,396

 
$
34,190

84,396

 
 
 
 
 
 
 
NAREIT Funds From Operations
 
$
34,190

84,396

 
34,190

84,396

Adjustments to reconcile to Core Funds From Operations(1):
 
 
 
 
 
 
Acquisition pursuit and closing costs
 
27

757

 
27

757

Development pursuit costs
 
393

225

 
393

225

Gain on sale of land
 
(404
)
(7,110
)
 
(404
)
(7,110
)
Provision for impairment to land
 

512

 

512

(Gain) loss on derivative instruments and hedge ineffectiveness
 
(8
)
3

 
(8
)
3

Merger related costs
 
69,732


 
69,732


Merger related debt offering interest
 
975


 
975


Preferred redemption costs
 
$
9,369


 
$
9,369


Core Funds From Operations
 
$
114,274

78,783

 
$
114,274

78,783

 
 
 
 
 
 
 
 
 
Weighted Average Shares For Diluted Earnings per Share
 
126,649

97,891

 
126,649

97,891

Weighted Average Shares For Diluted FFO and Core FFO per Share
 
127,051

98,045

 
127,051

98,045

 
 
 
 
 
 
 
 
 
(1)  Includes pro-rata share of unconsolidated co-investment partnerships, net of pro-rata share attributable to noncontrolling interests.
 

5

EXHIBIT 99.1

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 income from operations to pro-rata same property NOI.

Reconciliation of Income (Loss) from Operations to Pro-Rata Same Property NOI - Actual (in thousands)

For the Periods Ended December 31, 2016 and 2015
 
Three Months Ended
 
Year to Date
 
 
 
 
2017
2016
 
2017
2016
Income (Loss) from operations
 
$
(21,130
)
40,709

 
$
(21,130
)
40,709

Less:
 
 
 
 
 
 
Management, transaction, and other fees
 
(6,706
)
(6,764
)
 
(6,706
)
(6,764
)
Other (2)
 
(8,196
)
(3,913
)
 
(8,196
)
(3,913
)
Plus:
 
 
 
 
 
 
Depreciation and amortization
 
60,053

38,716

 
60,053

38,716

General and administrative
 
17,673

16,299

 
17,673

16,299

Other operating expense, excluding provision for doubtful accounts
 
70,945

1,901

 
70,945

1,901

Other expense (income)
 
26,102

25,963

 
26,102

25,963

Equity in income of investments in real estate excluded from NOI (3)
 
14,334

9,791

 
14,334

9,791

NOI
 
153,075

122,702

 
153,075

122,702

 
 
 
 
 
 
 
Less non-same property NOI (4)
 
(6,632
)
(2,538
)
 
(6,632
)
(2,538
)
Plus same property NOI for non-ownership periods of Equity One(1)
 
43,005

63,178

 
43,005

63,178

 
 
 
 
 
 
 
Same Property NOI
 
$
189,448

183,342

 
$
189,448

183,342

 
 




 




Same Property NOI without termination fees
 
$
189,213

182,544

 
$
189,213

182,544

 
 
 
 
 
 
 
Same Property NOI without termination fees or redevelopments
 
$
168,204

163,168

 
$
168,204

163,168

 
(1) Same Property NOI is a non- GAAP key measure used by management in evaluating the operating performance of our properties and includes pro-rata share of
unconsolidated co-investment partnerships. For purposes of evaluating same property NOI on a comparative basis, and in light of the merger with Equity One on
March 1, 2017, we are presenting our same property NOI on a pro forma basis as if the merger had occurred January 1, 2016 and 2017, respectively. This
perspective allows us to evaluate same property NOI growth over a comparable period. The pro forma same property NOI is not necessarily indicative of what the
actual same property NOI and growth would have been if the merger had occurred as of the earliest period presented, nor does it purport to represent the same
property NOI and growth for future periods.
(2) Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.
(3) 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, and interest expense.
(4) 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.





6

EXHIBIT 99.1


Reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO and Core FFO - Guidance
 
 
 
Full Year
NAREIT FFO and Core FFO Guidance:
 
2017
Net income attributable to common stockholders
 
$
0.67

0.77

Adjustments to reconcile net income to NAREIT FFO:
 
 
 
Depreciation and amortization
 
2.33

2.33

NAREIT Funds From Operations
 
$
3.00

3.10

 
 
 
 
Adjustments to reconcile NAREIT FFO to Core FFO:
 
 
 
Acquisition pursuit and closing costs
 
0.01

0.01

Development pursuit costs
 
0.01

0.01

Merger related costs
 
0.50

0.50

Preferred redemption costs
 
0.08

0.06

Core Funds From Operations
 
$
3.60

3.68


The Company has published forward-looking statements and additional financial information in its first quarter 2017 supplemental information package that may help investors estimate earnings for 2017. A copy of the Company’s first quarter 2017 supplemental information will be available on the Company's website at www.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, 2017. Regency may, but assumes no obligation to, update information in the supplemental package from time to time.

About Regency Centers Corporation (NYSE: REG)

Regency is the preeminent national owner, operator and developer of neighborhood and community shopping centers. The Company’s portfolio of 429 retail properties encompasses more than 59 million square feet, is primarily anchored by productive grocers and is located in affluent and infill trade areas in the country’s most attractive metro areas. Regency has developed 227 shopping centers since 2000, representing an investment at completion of more than $3.5 billion. Operating as a fully integrated real estate company, Regency is a qualified real estate investment trust that is self-administered and self-managed, and a member of the S&P 500 index.

###

Forward-looking statements involve risks and uncertainties. Actual future performance, outcomes and results may differ materially from those expressed in forward-looking statements. Please refer to the documents filed by Regency Centers Corporation with the SEC, specifically the most recent reports on Forms 10-K and 10-Q, which identify important risk factors which could cause actual results to differ from those contained in the forward-looking statements.



7

EXHIBIT 99.1



8
Exhibit
EXHIBIT 99.2

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https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-graphicvalue123116a01.jpg

At Regency Centers, we have lived our values
for 50 years by executing and successfully
meeting our commitments to our people, our
customers, and our communities. We hold
ourselves to that high standard every day.
Our exceptional culture will set us apart
for the next 50 years through our unending
dedication to these beliefs:

We are our people.
We believe our people are our most
fundamental asset - the best professionals
in the business who bring our culture to life.
We are the company you want to work for and
the people you want to do business with.

We work together to sustain
superior results.
We believe that, by partnering with each other
and with our customers, our talented team
will sustain superior results over the long
term. We believe that when you are passionate
about what you are doing and who you are
working with in a results-oriented, family
atmosphere, you do it better.

We provide exceptional service
to our customers.
We believe in putting our customers first.
This starts by owning, operating, and
developing dominant shopping centers
that are exceptionally merchandised and
maintained and most preferred by the
neighborhoods and communities where our
best-in-class retailers will thrive.



 
We add value.
We believe in creating value from every
transaction. We realize the critical importance
of executing, performing and delivering on our
commitments.

We perform for our investors.
We believe that the capital that our investors
have entrusted to us is precious. We are
open and transparent. We are committed
to enhancing the investments of our
shareholders, bond and mortgage holders,
lenders, and co-investment partners.

We connect to our communities.
We believe in contributing to the betterment
of our communities. We strive to develop
and operate thriving shopping centers that
are connected to our neighborhoods. We are
continuously reducing our environmental
impact through our greengenuity® program.

We do what is right.
We believe in unwavering standards of
honesty and integrity. Since 1963, our
Company has built its reputation by
maintaining the highest ethical principles.
You will find differentiation in our character –
we do what is right and you can take us at
our word.

We are the industry leader.
We believe that through dedication to
excellence, innovation, and ongoing process
improvements, and by remaining focused on
our core values, we will continue to be the
industry leader in a highly competitive and
ever-changing market.

Our Mission is to enhance our standing as the preeminent national shopping center company through the first-rate performance of our exceptionally merchandised portfolio of dominant grocery-anchored shopping centers, the value-added service from the best team of professionals in the business to our top-performing retailers, and profitable growth and development.



Table of Contents
March 31, 2017

 
 
 
Non-GAAP Disclosures..............................................................................................................................................
 
 
 
Earnings Press Release................................................................................................................................................
 
 
 
Summary Information:
 
 
 
 
Summary Financial Information..................................................................................................................................
 
 
 
Summary Real Estate Information..............................................................................................................................
 
 
 
Financial Information:
 
 
 
 
Consolidated Balance Sheets.......................................................................................................................................
 
 
 
Consolidated Statements of Operations.......................................................................................................................
 
 
 
Supplemental Details of Operations............................................................................................................................
 
 
 
Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only)........................................................
 
 
 
Supplemental Details of Operations (Real Estate Partnerships Only)........................................................................
 
 
 
Supplemental Details of Same Property NOI and Capital Expenditures (Pro-Rata)..................................................
 
 
Reconciliations of Non-GAAP Financial Measures....................................................................................................
 
 
 
Summary of Consolidated Debt .................................................................................................................................
 
 
Summary of Debt Covenants and Leverage Ratios.....................................................................................................
 
 
 
Summary of Unconsolidated Debt..............................................................................................................................
 
 
 
Summary of Preferred Stock.......................................................................................................................................
 
 
 
Investment Activity:
 
 
 
 
Property Transactions..................................................................................................................................................
 
 
 
Summary of Development, Redevelopment, and Land Held......................................................................................
 
 
 
Co-investment Partnerships:
 
 
 
 
Unconsolidated Investments........................................................................................................................................
 
 
 
Real Estate Information:
 
 
 
 
Leasing Statistics.........................................................................................................................................................
 
 
 
Average Base Rent by CBSA......................................................................................................................................
 
 
 
Significant Tenant Rents..............................................................................................................................................
 
 
 
Tenant Lease Expiration..............................................................................................................................................
 
 
Portfolio Summary Report by State............................................................................................................................
 
 
 
Forward-Looking Information:
 
 
 
 
Earnings and Valuation Guidance................................................................................................................................
 
 
 
Reconciliation of NAREIT FFO and Core FFO Guidance to Net Income................................................................
 
 
 
Glossary of Terms........................................................................................................................................................






Non-GAAP Disclosures
March 31, 2017

We use certain non-GAAP performance measures, in addition to the required GAAP presentations, as we believe these measures improve the understanding of the Company's operational results. We manage our entire real estate portfolio without regard to ownership structure, although certain decisions impacting properties owned through partnerships require partner approval. Therefore, we believe presenting our pro-rata share of operating results regardless of ownership structure, along with other non-GAAP measures, makes comparisons of other REITs' operating results to the Company's more meaningful. We continually evaluate the usefulness, relevance, limitations, and calculation of our reported non-GAAP performance measures to determine how best to provide relevant information to the public, and thus such reported measures could change.

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, regardless of ownership structure.

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 co-investment 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 investment 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 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 interest differently, limiting the usefulness as a comparative measure.

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.


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
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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:

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

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. For purposes of evaluating same property NOI on a comparative basis, and in light of the merger with Equity One on March 1, 2017, we are presenting our same property NOI on a pro forma basis as if the merger had occurred January 1, 2016. This perspective allows us to evaluate same property NOI growth over a comparable period. The pro forma same property NOI is not necessarily indicative of what the actual same property NOI and growth would have been if the merger had occurred as of the earliest period presented, nor does it purport to represent the same property NOI and growth for future periods. The Company provides a reconciliation of GAAP Income (Loss) from Operations to pro-rata Same Property NOI.

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 (Loss) Attributable to Common Stockholders to NAREIT FFO.

Core Funds From Operations (Core FFO): The Company believes Core FFO, 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 FFO.





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Regency Centers Reports First Quarter 2017 Results

JACKSONVILLE, FL. (May 9, 2017) - Regency Centers Corporation (“Regency” or the “Company”) today reported financial and operating results for the period ended March 31, 2017.

First Quarter 2017 Highlights
Completed the previously announced merger with Equity One on March 1, 2017.
Same property Net Operating Income (“NOI”), net of termination fees, increased 3.7% as compared to the same period in the prior year for the newly combined portfolio.
As of March 31, 2017, the total portfolio was 95.3% leased while the same property portfolio was 96.0% leased.
Executed 1.1 million square feet of new and renewal leases on a comparable basis, resulting in 8.2% blended rent spreads.
Started two ground-up development projects representing a total investment of $61 million.
As of March 31, 2017, a total of 30 projects were in the process of development or redevelopment representing a combined investment of $515 million.
Completed the sale of two tranches of senior unsecured notes: $350 million 3.6% notes due 2027 and $300 million 4.4% notes due 2047.
On March 2, 2017, after the close of trading, Regency was added to the benchmark S&P 500 Index.
Quarterly common stock dividend increased to $0.53 per share.

“This was an exciting quarter for Regency. We completed the merger with Equity One and are making tremendous progress with the integration of the portfolio into Regency’s platform. The merger further establishes Regency as the preeminent owner and developer of high-quality, grocery anchored neighborhood and community centers,” said Martin E. “Hap” Stein, Jr., Chairman and Chief Executive Officer. “Our centers are more than 95% leased and same property NOI grew at 3.7%, further building on our previous 5 straight years of 3.5% or greater NOI growth. We continue to benefit from healthy tenant demand for our best-in-class portfolio located in affluent suburban and near urban in-fill trade areas in the country’s most desirable gateway, 18+ hour, and growth markets. Our industry leading development platform continues to provide expanded growth opportunities as evidenced by our development starts during the quarter with a total investment of approximately $61 million. And our fortress balance sheet is as strong as ever providing us with superior flexibility, supporting our growth and positioning Regency to create long term shareholder value.”

Financial Results

Regency reported a Net Loss Attributable to Common Stockholders (“Net Loss”) for the first quarter of $33.2 million, or $0.26 per diluted share, compared to Net Income Attributable to Common Stockholders of $47.9 million, or $0.49 per diluted share, for the same period in 2016. The Net Loss for the first quarter includes one-time merger related costs of $69.7 million, or $0.55 per share.

The Company reported NAREIT Funds From Operations (“NAREIT FFO”) for the first quarter of $34.2 million, or $0.27 per diluted share. Excluding the one-time merger related costs of $69.7 million, NAREIT FFO for

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the first quarter was $103.9 million, or $0.82 per diluted share, compared to $84.4 million, or $0.86 per diluted share, for the same period in 2016.

Core Funds From Operations (“Core FFO”) for the first quarter was $114.3 million, or $0.90 per diluted share, compared to $78.8 million, or $0.80 per diluted share, for the same period in 2016.

Operating Results

First quarter same property NOI, excluding termination fees, increased 3.7% compared to the same period in 2016. This growth included a 60 basis point positive impact from redevelopments. Please note that same property NOI is presented on a pro forma basis and metrics are determined as if those properties for the combined company were owned and meet the definition of same property for the full calendar years of 2016 and 2017.

As of March 31, 2017, Regency’s wholly owned portfolio plus its pro-rata share of co-investment partnerships was 95.3% leased, and same property percent leased was 96.0%. Within the same property portfolio, spaces less than 10,000 square feet (“Small Shops”) were 91.7% leased, which reflects the combination of the Regency and Equity One portfolios following the merger. For the combined portfolio, same property percent leased was flat sequentially and down 20 basis points from the same period in 2016. The change in Small Shops percent leased for the combined portfolio was down 10 basis points sequentially and up 70 basis points from the same period in 2016.

Regency executed 1.1 million square feet of comparable new and renewal leases during the quarter at blended rent spreads of 8.2%. Rent spreads on new and renewal leases were 0.2% and 10.0%, respectively. New rent spreads during the quarter were impacted by one anchor lease in a shopping center targeted for sale. Excluding this lease, new rent spreads during the quarter were 10.3% and when blended with renewal leasing activity, total rent spreads were 10.0%.

Investments

Property Transactions

During the quarter, the Company sold one co-investment property, for a total gross sales price of $21.0 million. Regency’s share of the gross sales price was $4.2 million.

Developments and Redevelopments

During the quarter, the Company started the development of two projects with combined estimated net development costs totaling $61.0 million. The first, The Field at Commonwealth, is a 187,000 square foot center located in the Washington D.C. metro area. With estimated net development costs of $44.6 million, The Field at Commonwealth will be anchored by Wegmans and will benefit from impressive 3-mile demographics, including average household incomes of $140,000 and a daytime population of more than 120,000 people. The second development start, Pinecrest Place, is a 70,000 square foot center located within a dense infill submarket of Miami. Anchored by Whole Foods Market, Pinecrest Place has estimated net development costs of $16.4 million and will be bolstered by substantial purchasing power within a 3-mile radius resulting from average household incomes of $130,000 and a population of 100,000 people.

At quarter end, the Company had 30 projects in development or redevelopment with combined, estimated costs of $515 million. In-process projects were a combined 46% funded and 84% leased and committed.

Balance Sheet

Debt Offering


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During the quarter and as previously disclosed, on January 26, 2017, Regency completed the sale of two tranches of senior unsecured notes: $350 million 3.6% notes due 2027 (the “2027 Notes”) and $300 million 4.4% notes due 2047 (the “2047 Notes”). Interest on both tranches is payable semiannually on February 1st and August 1st of each year, with the first payment on August 1, 2017.

Preferred Redemption

During the quarter and as previously disclosed, Regency redeemed all of the issued and outstanding 6.625% series 6 cumulative redeemable preferred shares (the “Preferred Stock”). The 10,000,000 shares of Preferred Stock were redeemed on February 16, 2017 (the “Redemption Date”). The redemption price for the Preferred Stock was $25.21163 per share, which is equal to $25.00 plus accrued and unpaid dividends to, but excluding, the Redemption Date. The aggregate amount paid to redeem the Preferred Stock was $252 million.

2017 Guidance

The Company has updated its 2017 earnings guidance, which now reflects the impacts anticipated as a result of the merger. These changes are summarized below. Please refer to the Company’s first quarter 2017 supplemental information package for a complete list of updates.


 
Full Year 2017 Guidance
 
Previous Guidance
Updated Guidance
Net Income Attributable to Common Stockholders per diluted share
$1.34 - $1.40
$0.67 - $0.77
NAREIT FFO per diluted share
$3.33 - 3.39
$3.00 - $3.10
Core FFO per diluted share
$3.44 - $3.50
$3.60 - $3.68
Same property NOI growth without termination fees (pro-rata)
3.0% - 3.8%
3.2% - 4.0%

Dividend

On April 26, 2017, Regency’s Board of Directors declared a quarterly cash dividend on the Company’s common stock of $0.53 per share. The dividend is payable on May 31, 2017 to shareholders of record as of May 22, 2017. The quarterly dividend of $0.53 per share, or $2.12 on an annualized basis, has increased from $2.00 in 2016.

Conference Call Information

To discuss Regency’s first quarter results, the Company will host a conference call on Wednesday, May 10, 2017 at 11:00 a.m. ET. Dial-in and webcast information is listed below.

First Quarter Conference Call
Date:
Wednesday, May 10, 2017
Time:
11:00 a.m. ET
Dial#:
877-407-0789 or 201-689-8562
Webcast:
www.regencycenters.com under Investor Relations
Replay

Webcast Archive:     Investor Relations page under Webcasts






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Non-GAAP Disclosure

The Company uses certain non-GAAP performance measures, in addition to the required GAAP presentations, as it believes these measures improve the understanding of the Company's operational results. Regency manages its entire real estate portfolio without regard to ownership structure, although certain decisions impacting properties owned through partnerships require partner approval. Therefore, the Company believes presenting its pro-rata share of operating results regardless of ownership structure, along with other non-GAAP measures, makes comparisons of other REITs' operating results to the Company's more meaningful. Management continually evaluates the usefulness, relevance, limitations, and calculation of the Company’s reported non-GAAP performance measures to determine how best to provide relevant information to the public, and thus such reported measures could change.

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 and losses from dispositions of depreciable property, net of tax, excluding operating real estate impairments, 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 and losses from depreciable property dispositions, and impairments, it can provide 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. Core FFO is an additional performance measure used by Regency as the computation of NAREIT FFO includes certain non-cash and non-comparable items that affect the Company's period-over-period performance. Core FFO excludes from NAREIT FFO, but is not limited to: (a) transaction related gains, income or expense; (b) impairments on land; (c) gains or losses from the early extinguishment of debt; and (d) other non-core amounts as they occur. The Company provides a reconciliation of NAREIT FFO to Core FFO.























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Reconciliation of Net Income (Loss) Attributable to Common Stockholders to NAREIT FFO and Core FFO - Actual (in thousands)



For the Periods Ended March 31, 2017 and 2016
 
Three Months Ended
 
Year to Date
 
 
 
 
2017
2016
 
2017
2016
Net Income (Loss) Attributable to Common Stockholders
 
$
(33,223
)
47,877

 
$
(33,223
)
47,877

Adjustments to reconcile to NAREIT Funds From Operations(1):
 
 
 
 
 
 
Depreciation and amortization (excluding FF&E)
 
67,444

47,415

 
67,444

47,415

Provision for impairment to operating properties
 

659

 

659

Gain on sale of operating properties
 
(12
)
(11,640
)
 
(12
)
(11,640
)
Exchangeable operating partnership units
 
(19
)
85

 
(19
)
85

NAREIT Funds From Operations
 
$
34,190

84,396

 
$
34,190

84,396

 
 
 
 
 
 
 
NAREIT Funds From Operations
 
$
34,190

84,396

 
34,190

84,396

Adjustments to reconcile to Core Funds From Operations(1):
 
 
 
 
 
 
Acquisition pursuit and closing costs
 
27

757

 
27

757

Development pursuit costs
 
393

225

 
393

225

Gain on sale of land
 
(404
)
(7,110
)
 
(404
)
(7,110
)
Provision for impairment to land
 

512

 

512

(Gain) loss on derivative instruments and hedge ineffectiveness
 
(8
)
3

 
(8
)
3

Merger related costs
 
69,732


 
69,732


Merger related debt offering interest
 
975


 
975


Preferred redemption costs
 
$
9,368


 
$
9,368


Core Funds From Operations
 
$
114,273

78,783

 
$
114,273

78,783

 
 
 
 
 
 
 
 
 
Weighted Average Shares For Diluted Earnings per Share
 
126,649

97,891

 
126,649

97,891

Weighted Average Shares For Diluted FFO and Core FFO per Share
 
127,051

98,045

 
127,051

98,045

 
 
 
 
 
 
 
 
 
(1)  Includes pro-rata share of unconsolidated co-investment partnerships, net of pro-rata share attributable to noncontrolling interests.
 

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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 income from operations to pro-rata same property NOI.

Reconciliation of Income (Loss) from Operations to Pro-Rata Same Property NOI - Actual (in thousands)

For the Periods Ended March 31, 2017 and 2016
 
Three Months Ended
 
Year to Date
 
 
 
 
2017
2016
 
2017
2016
Income (Loss) from operations
 
$
(21,130
)
40,709

 
$
(21,130
)
40,709

Less:
 
 
 
 
 
 
Management, transaction, and other fees
 
(6,706
)
(6,764
)
 
(6,706
)
(6,764
)
Other (2)
 
(8,196
)
(3,913
)
 
(8,196
)
(3,913
)
Plus:
 
 
 
 
 
 
Depreciation and amortization
 
60,053

38,716

 
60,053

38,716

General and administrative
 
17,673

16,299

 
17,673

16,299

Other operating expense, excluding provision for doubtful accounts
 
70,945

1,901

 
70,945

1,901

Other expense (income)
 
26,102

25,963

 
26,102

25,963

Equity in income of investments in real estate excluded from NOI (3)
 
14,334

9,791

 
14,334

9,791

NOI
 
153,075

122,702

 
153,075

122,702

 
 
 
 
 
 
 
Less non-same property NOI (4)
 
(6,632
)
(2,538
)
 
(6,632
)
(2,538
)
Plus same property NOI for non-ownership periods of Equity One(1)
 
43,005

63,178

 
43,005

63,178

 
 
 
 
 
 
 
Same Property NOI
 
$
189,448

183,342

 
$
189,448

183,342

 
 




 




Same Property NOI without termination fees
 
$
189,213

182,544

 
$
189,213

182,544

 
 
 
 
 
 
 
Same Property NOI without termination fees or redevelopments
 
$
168,204

163,168

 
$
168,204

163,168

 
(1) Same Property NOI is a non- GAAP key measure used by management in evaluating the operating performance of our properties and includes pro-rata share of unconsolidated co-investment partnerships. For purposes of evaluating same property NOI on a comparative basis, and in light of the merger with Equity One on March 1, 2017, we are presenting our same property NOI on a pro forma basis as if the merger had occurred January 1, 2016 and 2017, respectively. This perspective allows us to evaluate same property NOI growth over a comparable period. The pro forma same property NOI is not necessarily indicative of what the actual same property NOI and growth would have been if the merger had occurred as of the earliest period presented, nor does it purport to represent the same property NOI and growth for future periods.
(2) Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.
(3) 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, and interest expense.
(4) 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.





Reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO and Core FFO - Guidance
 

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Full Year
NAREIT FFO and Core FFO Guidance:
 
2017
Net income attributable to common stockholders
 
$
0.67

0.77

Adjustments to reconcile net income to NAREIT FFO:
 
 
 
Depreciation and amortization
 
2.33

2.33

NAREIT Funds From Operations
 
$
3.00

3.10

 
 
 
 
Adjustments to reconcile NAREIT FFO to Core FFO:
 
 
 
Acquisition pursuit and closing costs
 
0.01

0.01

Development pursuit costs
 
0.01

0.01

Merger related costs
 
0.50

0.50

Preferred redemption costs
 
0.08

0.06

Core Funds From Operations
 
$
3.60

3.68


The Company has published forward-looking statements and additional financial information in its first quarter 2017 supplemental information package that may help investors estimate earnings for 2017. A copy of the Company’s first quarter 2017 supplemental information will be available on the Company's website at www.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, 2017. Regency may, but assumes no obligation to, update information in the supplemental package from time to time.

About Regency Centers Corporation (NYSE: REG)

Regency is the preeminent national owner, operator and developer of neighborhood and community shopping centers. The Company’s portfolio of 429 retail properties encompasses more than 59 million square feet, is primarily anchored by productive grocers and is located in affluent and infill trade areas in the country’s most attractive metro areas. Regency has developed 227 shopping centers since 2000, representing an investment at completion of more than $3.5 billion. Operating as a fully integrated real estate company, Regency is a qualified real estate investment trust that is self-administered and self-managed, and a member of the S&P 500 index.

###

Forward-looking statements involve risks and uncertainties. Actual future performance, outcomes and results may differ materially from those expressed in forward-looking statements. Please refer to the documents filed by Regency Centers Corporation with the SEC, specifically the most recent reports on Forms 10-K and 10-Q, which identify important risk factors which could cause actual results to differ from those contained in the forward-looking statements.



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Summary Financial Information
March 31, 2017
(in thousands, except per share data)
 
 
Three Months Ended
 
Year to Date
 
 
2017
 
2016
 
2017
 
2016
Financial Results
 
 
 
 
 
 
 
 
Net income (loss) attributable to common stockholders (page 12)
 
$
(33,223
)
 
$
47,877

 
$
(33,223
)
 
$
47,877

Net income (loss) per diluted share
 
$
(0.26
)
 
$
0.49

 
$
(0.26
)
 
$
0.49

 
 
 
 
 
 
 
 
 
NAREIT Funds From Operations (NAREIT FFO) (page 17)
 
$
34,190

 
$
84,396

 
$
34,190

 
$
84,396

NAREIT FFO per diluted share
 
$
0.27

 
$
0.86

 
$
0.27

 
$
0.86

 
 
 
 
 
 
 
 
 
Core Funds From Operations (Core FFO) (page 17)
 
$
114,273

 
$
78,783

 
$
114,273

 
$
78,783

Core FFO per diluted share
 
$
0.90

 
$
0.80

 
$
0.90

 
$
0.80

 
 
 
 
 
 
 
 
 
Same Property NOI without termination fees (page 16)
 
$
189,213

 
$
182,544

 
$
189,213

 
$
182,544

% growth
 
3.7
%
 
 
 
3.7
%
 
 
 
 
 
 
 
 
 
 
 
Dividends paid per share and unit
 
$
0.51

 
$
0.50

 
$
0.51

 
$
0.50

Payout ratio of Core FFO per share (diluted)
 
56.7
%
 
62.5
%
 
56.7
%
 
62.5
%
 
 
 
 
 
 
 
 
 
Diluted share and unit count
 
 
 
 
 
 
 
 
Weighted average shares (diluted) - Net income (loss)
 
126.649

 
97,891

 
126.649

 
97,891

Weighted average shares (diluted) - NAREIT FFO and Core FFO
 
127,051

 
98,045

 
127,051

 
98,045

 
 
 
 
 
 
 
 
 
 
 
As of
 
As of
 
As of
 
As of
 
 
3/31/2017
 
12/31/2016
 
12/31/2015
 
12/31/2014
Capital Information
 
 
 
 
 
 
 
 
Market price per common share
 
$
66.39

 
$
68.95

 
$
68.12

 
$
63.78

 
 
 
 
 
 
 
 
 
Common shares outstanding
 
170,081

 
104,497

 
97,213

 
94,108

Exchangeable units held by noncontrolling interests
 
154

 
154

 
154

 
154

Common shares and equivalents issued and outstanding
 
170,235

 
104,651

 
97,367

 
94,262

Market equity value of common and convertible shares
 
$
11,301,897

 
$
7,215,718

 
$
6,632,627

 
$
6,012,045

 
 
 
 
 
 
 
 
 
Non-convertible preferred stock
 
$
75,000

 
$
325,000

 
$
325,000

 
$
325,000

 
 
 
 
 
 
 
 
 
Outstanding debt
 
$
3,938,725

 
$
2,111,450

 
$
2,363,238

 
$
2,528,137

Less: cash
 
(44,842
)
 
(17,879
)
 
(40,623
)
 
(121,789
)
Net debt
 
$
3,893,883

 
$
2,093,571

 
$
2,322,615

 
$
2,406,348

 
 
 
 
 
 
 
 
 
Total market capitalization
 
$
15,270,780

 
$
9,634,289

 
$
9,280,242

 
$
8,743,393

 
 
 
 
 
 
 
 
 
Debt metrics (pro-rata; trailing twelve months "TTM") (1)
 
 
 
 
 
 
 
 
Net Debt-to-Adjusted EBITDA
 
4.9x

 
4.4x

 
5.2x

 
5.7x

Fixed charge coverage
 
4.5x

 
3.3x

 
2.8x

 
2.5x

 
 
 
 
 
 
 
 
 
(1) In light of the merger with Equity One on March 1, 2017, debt metric calculations include legacy Regency results for the trailing twelve months and the annualized impact of one month's results for the Equity One contribution post merger.


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Summary Real Estate Information
March 31, 2017
(GLA in thousands)
Wholly Owned and 100% of Co-investment Partnerships
 
3/31/2017*
 
12/31/2016
 
9/30/2016
 
6/30/2016
 
3/31/2016
Number of properties
 
429
 
307
 
307
 
311
 
314
Number of retail operating properties
 
416
 
301
 
302
 
306
 
308
Number of same properties
 
402
 
289
 
292
 
298
 
302
Number of projects in redevelopment
 
23
 
15
 
16
 
17
 
17
Number of projects in development
 
7
 
6
 
5
 
5
 
6
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Gross Leasable Area (GLA) - All properties
 
54,038
 
37,831
 
37,635
 
37,864
 
37,849
GLA including retailer-owned stores - All properties
 
59,002
 
42,246
 
42,050
 
42,300
 
42,335
GLA - Retail operating properties
 
52,473
 
36,923
 
37,090
 
37,380
 
37,279
GLA - Same properties
 
50,848
 
35,316
 
35,707
 
36,113
 
36,492
GLA - Projects in redevelopment(1)
 
4,691
 
2,692
 
2,926
 
3,113
 
3,134
GLA - Projects in development
 
1,096
 
908
 
545
 
483
 
570
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Wholly Owned and Pro-Rata Share of Co-investment Partnerships
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
GLA - All properties
 
44,075
 
28,745
 
28,565
 
28,714
 
28,414
GLA including retailer-owned stores - All properties
 
49,039
 
33,160
 
32,979
 
33,150
 
32,899
GLA - Retail operating properties
 
42,583
 
27,837
 
28,020
 
28,231
 
27,844
GLA - Same properties
 
41,120
 
26,392
 
26,636
 
26,964
 
27,057
Spaces ≥ 10,000 sf
 
25,912
 
16,113
 
16,298
 
16,501
 
16,536
Spaces < 10,000 sf
 
15,208
 
10,279
 
10,338
 
10,463
 
10,521
GLA - Projects in redevelopment(1)
 
4,211
 
2,277
 
2,535
 
2,583
 
2,604
GLA - Projects in development
 
1,096
 
908
 
545
 
483
 
570
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
% leased - All properties
 
95.3%
 
95.4%
 
95.6%
 
95.8%
 
95.8%
% leased - Retail operating properties
 
95.8%
 
96.0%
 
95.8%
 
96.0%
 
96.2%
% leased - Same properties (1)
 
96.0%
 
96.2%
 
96.0%
 
96.3%
 
96.3%
Spaces ≥ 10,000 sf (1)
 
98.4%
 
98.3%
 
98.1%
 
98.7%
 
99.0%
Spaces < 10,000 sf (1)
 
91.7%(3)
 
93.0%(3)
 
92.7%
 
92.5%
 
92.1%
Average % leased - Same properties (1)
 
96.1%
 
96.1%
 
96.2%
 
96.3%
 
96.2%
% commenced - Same properties(1)(2)
 
93.7%
 
94.3%
 
94.5%
 
94.4%
 
94.7%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same property NOI growth - YTD (see page XX)
 
3.3%
 
3.9%
 
3.6%
 
4.0%
 
4.6%
Same property NOI growth without termination fees - YTD
 
3.7%
 
3.5%
 
3.4%
 
3.7%
 
4.1%
Same property NOI growth without termination fees or redevelopments - YTD
 
3.1%
 
3.1%
 
3.0%
 
3.2%
 
3.2%
Rent spread - YTD (5) (see page XX)
 
8.2%
 
11.3%
 
10.7%
 
13.7%
 
15.9%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
*Note: Beginning with the quarter ended 3/31/17, information includes the impact of the Equity One merger closed March 1, 2017. The information presented for prior periods has not been restated and is therefore not comparable.

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(1) Represents entire center GLA rather than redevelopment portion only. Included in Same Property pool unless noted otherwise.
 
 
 
 
 
 
 
(2) Prior periods are not adjusted for current same property pool.
(3) Includes Equity One portfolio. For the combined portfolio, spaces < 10,000 sf were down 10 basis points sequentially.
 
 
 
 
 
 
 
 
 
 
(4) Excludes leases that are signed but have not yet commenced.
 
 
 
 
 
 
 
 
 
 
(5) Retail operating properties only. Rent spread is calculated on a comparable-space, cash basis for new and renewal leases executed.
 
 
 
 
 
 
 
 
 
 

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Consolidated Balance Sheets
March 31, 2017 and December 31, 2016
(in thousands)
 
2017
 
2016
 
(unaudited)
 

Assets
 
 
 
Real estate investments at cost:
 
 
 
Land, building and improvements
$
10,680,975

 
$
4,752,621

Properties in development
281,121

 
180,878

 
10,962,096

 
4,933,499

Less: accumulated depreciation
1,166,657

 
1,124,391

 
9,795,439

 
3,809,108

Properties held for sale
19,600

 

Investments in real estate partnerships
381,691

 
296,699

Net real estate investments
10,196,730

 
4,105,807

 
 
 
 
Cash and cash equivalents
44,842

 
17,879

Accounts receivable, net
35,589

 
31,418

Straight line rent receivables, net
73,262

 
69,823

Notes receivable
10,992

 
10,481

Deferred leasing costs, net
68,299

 
69,000

Acquired lease intangible assets, net
606,707

 
118,831

Trading securities held in trust, at fair value
29,025

 
28,588

Other assets
70,526

 
37,079

Total assets
$
11,135,972

 
$
4,488,906

 
 
 
 
Liabilities and Equity
 
 
 
Liabilities:
 
 
 
Notes payable
$
2,749,202

 
$
1,363,925

Unsecured credit facilities
658,024

 
278,495

Total notes payable
3,407,226

 
1,642,420

 
 
 
 
Accounts payable and other liabilities
242,638

 
138,936

Acquired lease intangible liabilities, net
680,469

 
54,180

Tenants' security and escrow deposits
41,136

 
28,868

Total liabilities
4,371,469

 
1,864,404

 
 
 
 
Equity:


 

Stockholders' Equity:
 
 
 
Preferred stock
75,000

 
325,000

Common stock, $.01 par
1,701

 
1,045

Additional paid in capital
7,751,321

 
3,277,861

Accumulated other comprehensive loss
(15,791
)
 
(18,346
)
Distributions in excess of net income
(1,080,882
)
 
(994,259
)
Total stockholders' equity
6,731,349

 
2,591,301

Noncontrolling Interests:
 
 
 
Exchangeable operating partnership units
(2,063
)
 
(1,967
)
Limited partners' interest
35,217

 
35,168

Total noncontrolling interests
33,154

 
33,201

Total equity
6,764,503

 
2,624,502

Total liabilities and equity
$
11,135,972

 
$
4,488,906

 
 
 
 
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.

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Consolidated Statements of Operations
For the Periods Ended March 31, 2017 and 2016
(in thousands)
unaudited
 
Three Months Ended
 
Year to Date
 
2017
 
2016
 
2017
 
2016
Revenues:
 
 
 
 
 
 
 
  Minimum rent
$
141,240

 
107,674

 
$
141,240

 
107,674

  Percentage rent
2,906

 
1,703

 
2,906

 
1,703

  Recoveries from tenants and other income
45,279

 
33,487

 
45,279

 
33,487

  Management, transaction, and other fees
6,706

 
6,764

 
6,706

 
6,764

        Total revenues
196,131

 
149,628

 
196,131

 
149,628

Operating Expenses:
 
 
 
 
 
 
 
  Depreciation and amortization
60,053

 
38,716

 
60,053

 
38,716

  Operating and maintenance
29,763

 
22,685

 
29,763

 
22,685

  General and administrative
17,673

 
16,299

 
17,673

 
16,299

  Real estate taxes
21,450

 
15,870

 
21,450

 
15,870

  Other operating expense
71,512

 
2,306

 
71,512

 
2,306

        Total operating expenses
200,451

 
95,876

 
200,451

 
95,876

Other Expense (Income):
 
 
 
 
 
 
 
  Interest expense, net of interest income
27,199

 
24,142

 
27,199

 
24,142

  Provision for impairment

 
1,666

 

 
1,666

  Net investment (income) loss
(1,097
)
 
155

 
(1,097
)
 
155

       Total other expense
26,102

 
25,963

 
26,102

 
25,963

        Income (loss) from operations before equity in income of
        investments in real estate partnerships
(30,422
)
 
27,789

 
(30,422
)
 
27,789

  Equity in income of investments in real estate partnerships
9,342

 
12,920

 
9,342

 
12,920

  Income tax benefit of taxable REIT subsidiary
50

 

 
50

 

        Income (loss) from operations
(21,130
)
 
40,709

 
(21,130
)
 
40,709

  Gain on sale of real estate, net of tax
415

 
12,868

 
415

 
12,868

        Net income (loss)
(20,715
)
 
53,577

 
(20,715
)
 
53,577

Noncontrolling Interests:
 
 
 
 
 
 
 
  Exchangeable operating partnership units
19

 
(85
)
 
19

 
(85
)
  Limited partners' interests in consolidated partnerships
(671
)
 
(349
)
 
(671
)
 
(349
)
        Net income (loss) attributable to noncontrolling interests
(652
)
 
(434
)
 
(652
)
 
(434
)
        Net income (loss) attributable to controlling interests
(21,367
)
 
53,143

 
(21,367
)
 
53,143

  Preferred stock dividends and issuance costs
(11,856
)
 
(5,266
)
 
(11,856
)
 
(5,266
)
        Net income (loss) attributable to common stockholders
$
(33,223
)
 
47,877

 
$
(33,223
)
 
47,877

 
 
 
 
 
 
 
 
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.

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Supplemental Details of Operations (Consolidated Only)
For the Periods Ended March 31, 2017 and 2016
(in thousands)
 
Three Months Ended
 
Year to Date
 
2017
2016
 
2017
2016
Real Estate Revenues:
 
 
 
 
 
Base rent
$
133,976

105,289

 
$
133,976

105,289

Recoveries from tenants
41,699

30,826

 
41,699

30,826

Percentage rent
2,906

1,703

 
2,906

1,703

Termination fees
408

433

 
408

433

Other income
3,172

2,228

 
3,172

2,228

Total real estate revenues
182,161

140,479

 
182,161

140,479

 
 
 
 
 
 
Real Estate Operating Expenses:
 
 
 
 
 
Operating and maintenance
27,122

20,861

 
27,122

20,861

Real estate taxes
21,450

15,870

 
21,450

15,870

Ground rent
2,053

1,605

 
2,053

1,605

Provision for doubtful accounts
617

406

 
617

406

Total real estate operating expenses
51,242

38,742

 
51,242

38,742

 
 
 
 
 
 
Other Rent Amounts:
 
 
 
 
 
Straight line rent, net
3,177

1,790

 
3,177

1,790

Above/below market rent amortization, net
3,498

376

 
3,498

376

Total other rent amounts
6,675

2,166

 
6,675

2,166

 
 
 
 
 
 
Fee Income:
 
 
 
 
 
Property management fees
3,418

3,345

 
3,418

3,345

Asset management fees
1,789

1,708

 
1,789

1,708

Leasing commissions and other fees
1,499

1,711

 
1,498

1,711

Total fee income
6,706

6,764

 
6,705

6,764

 
 
 
 
 
 
Interest Expense, net:
 
 
 
 
 
Gross interest expense
26,688

23,045

 
26,688

23,045

Derivative amortization
2,102

2,102

 
2,102

2,102

Debt cost and premium/discount amortization
355

251

 
355

251

Capitalized interest
(1,257
)
(973
)
 
(1,257
)
(973
)
Interest income
(689
)
(283
)
 
(690
)
(283
)
Total interest expense, net
27,199

24,142

 
27,198

24,142

 
 
 
 
 
 
General & Administrative, net:
 
 
 
 
 
Gross general & administrative
18,811

17,673

 
18,811

17,673

Stock-based compensation
3,733

3,402

 
3,733

3,402

Capitalized direct leasing compensation costs
(2,299
)
(2,598
)
 
(2,299
)
(2,598
)
Capitalized direct development compensation costs
(3,658
)
(2,045
)
 
(3,658
)
(2,045
)
Total general & administrative, net
16,587

16,432

 
16,587

16,432

 
 
 
 
 
 
Real Estate (Gains) Losses:
 
 
 
 
 
Gain on sale of operating properties
(12
)
(5,783
)
 
(12
)
(5,783
)
Provision for impairment of operating properties

866

 

866

Gain on sale of land
(404
)
(7,085
)
 
(404
)
(7,085
)
Provision for impairment of land

800

 

800

Total real estate (gains) losses
(416
)
(11,202
)
 
(416
)
(11,202
)
 
 
 
 
 
 
Depreciation, Transaction and Other Expense (Income):
 
 
 
 
 
Depreciation and amortization (including FF&E)
60,053

38,716

 
60,053

38,716

Acquisition pursuit and closing costs
20

757

 
20

757

Development pursuit costs
388

221

 
388

221

Merger related costs
69,732


 
69,732


Loss from deferred compensation plan, net
23

22

 
23

22

Gain on sale of investments
(35
)

 
(35
)

Other expenses
806

922

 
806

922

Total depreciation, transaction and other expense (income)
130,987

40,638

 
130,987

40,638

 
 
 
 
 
 
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.

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Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only)
March 31, 2017 and December 31, 2016
(in thousands)
 
Noncontrolling Interests
 
Share of JVs
 
 
 
 
 
 
 
2017
2016
 
2017
2016
Assets
 
 
 
 
 
Land, building and improvements
$
(67,152
)
(67,245
)
 
$
1,247,035

1,084,975

Properties in development
(8,694
)
(7,655
)
 
2,240

1,858

 
(75,846
)
(74,900
)
 
1,249,275

1,086,833

Less: accumulated depreciation
(9,522
)
(9,127
)
 
367,329

347,074

Net real estate investments
(66,324
)
(65,773
)
 
881,946

739,759

 
 
 
 
 
 
Cash and cash equivalents
(3,371
)
(2,366
)
 
10,828

6,811

Accounts receivable, net
(1,059
)
(1,311
)
 
5,950

6,299

Straight line rent receivables, net
(1,312
)
(1,213
)
 
15,812

14,514

Deferred leasing costs, net
(988
)
(1,007
)
 
13,405

11,527

Acquired lease intangible assets, net
(1,294
)
(1,379
)
 
15,886

10,710

Other assets
(395
)
(344
)
 
6,870

7,168

 
 
 
 
 
 
Total assets
$
(74,743
)
(73,393
)
 
$
950,697

796,788

 
 
 
 
 
 
Liabilities
 
 
 
 
 
Notes payable
(36,453
)
(35,731
)
 
531,499

469,030

Accounts payable and other liabilities
(2,242
)
(1,645
)
 
21,805

20,371

Acquired lease intangible liabilities, net
(573
)
(604
)
 
12,601

7,336

Tenants' security and escrow deposits
(258
)
(245
)
 
3,101

3,352

 
 
 
 
 
 
Total liabilities
$
(39,526
)
(38,225
)
 
$
569,006

500,089

 
 
 
 
 
 
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.

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Supplemental Details of Operations (Real Estate Partnerships Only)
For the Periods Ended March 31, 2017 and 2016
(in thousands)
 
Noncontrolling Interests
 
Share of JVs
 
Three Months Ended
 
Year to Date
 
Three Months Ended
 
Year to Date
 
2017
2016
 
2017
2016
 
2017
2016
 
2017
2016
 
 
 
 
 
 
 
 
 
 
 
 
Real Estate Revenues:
 
 
 
 
 
 
 
 
 
 
 
Base rent
$
(1,582
)
(1,873
)
 
$
(1,582
)
(1,873
)
 
$
23,724

22,977

 
$
23,724

22,977

Recoveries from tenants
(473
)
(503
)
 
(473
)
(503
)
 
7,770

7,427

 
7,770

7,427

Percentage rent
(4
)
(4
)
 
(4
)
(4
)
 
585

546

 
585

546

Termination fees
(20
)

 
(20
)

 
158

312

 
158

312

Other income
(32
)
(28
)
 
(32
)
(28
)
 
698

312

 
698

312

Total real estate revenues
(2,111
)
(2,408
)
 
(2,111
)
(2,408
)
 
32,935

31,574

 
32,935

31,574

 
 
 
 
 
 
 
 
 
 
 
 
Real Estate Operating Expenses:
 
 
 
 
 
 
 
 
 
 
 
Operating and maintenance
(331
)
(367
)
 
(331
)
(367
)
 
4,989

4,811

 
4,989

4,811

Real estate taxes
(225
)
(280
)
 
(225
)
(280
)
 
3,952

3,841

 
3,952

3,841

Ground rent
(26
)
(25
)
 
(26
)
(25
)
 
91

87

 
91

87

Termination expense


 


 
113


 
113


Provision for doubtful accounts
(8
)
11

 
(8
)
11

 
114

125

 
114

125

Total real estate operating expenses
(590
)
(661
)
 
(590
)
(661
)
 
9,259

8,864

 
9,259

8,864

 
 
 
 
 
 
 
 
 
 
 
 
Other Rent Amounts:
 
 
 
 
 
 
 
 
 
 
 
Straight line rent, net
(87
)
(56
)
 
(87
)
(56
)
 
275

366

 
275

366

Above/below market rent amortization, net
(16
)
1

 
(16
)
1

 
237

238

 
237

238

Total other rent amounts
(103
)
(55
)
 
(103
)
(55
)
 
512

604

 
512

604

 
 
 
 
 
 
 
 
 
 
 
 
Fee Income:
 
 
 
 
 
 
 
 
 
 
 
Asset management fees


 


 
(292
)
(286
)
 
(292
)
(286
)
Total fee income


 


 
(292
)
(286
)
 
(292
)
(286
)
 
 
 
 
 
 
 
 
 
 
 
 
Interest Expense, net:
 
 
 
 
 
 
 
 
 
 
 
Gross interest expense
(376
)
(484
)
 
(376
)
(484
)
 
5,882

5,970

 
5,882

5,970

Debt cost and premium/discount amortization
(12
)
56

 
(12
)
56

 
196

203

 
196

203

Total interest expense, net
(388
)
(428
)
 
(388
)
(428
)
 
6,078

6,173

 
6,078

6,173

 
 
 
 
 
 
 
 
 
 
 
 
General & Administrative, net:
 
 
 
 
 
 
 
 
 
 
 
Gross general & administrative


 


 
54

54

 
54

54

Total general & administrative, net


 


 
54

54

 
54

54

 
 
 
 
 
 
 
 
 
 
 
 
Real Estate (Gains) Losses:
 
 
 
 
 
 
 
 
 
 
 
Gain on sale of operating properties

128

 

128

 

(5,985
)
 

(5,985
)
Provision for impairment of operating properties

(495
)
 

(495
)
 


 


Gain on sale of land


 


 

(25
)
 

(25
)
Total real estate (gains) losses

(367
)
 

(367
)
 

(6,010
)
 

(6,010
)
 
 
 
 
 
 
 
 
 
 
 
 
Depreciation, Transaction and Other Expense (Income):
 
 
 
 
 
 
 
 
 
 
 
Depreciation and amortization (including FF&E)
(554
)
(633
)
 
(554
)
(633
)
 
8,212

9,695

 
8,212

9,695

Acquisition pursuit and closing costs


 


 
7


 
7


Development pursuit costs


 


 
5

4

 
5

4

(Gain) loss on derivative instruments and hedge ineffectiveness


 


 
(8
)
3

 
(8
)
3

Other expenses
(11
)
(25
)
 
(11
)
(25
)
 
206

189

 
206

189

Total depreciation, transaction and other expense (income)
(565
)
(658
)
 
(565
)
(658
)
 
8,422

9,891

 
8,422

9,891

 
 
 
 
 
 
 
 
 
 
 
 
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.

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Supplemental Details of Same Property NOI (Pro-Rata)
For the Periods Ended March 31, 2017 and 2016
(in thousands)
 
Three Months Ended
 
Year to Date
 
2017
2016
 
2017
2016
Same Property NOI Detail(1):
 
 
 
 
 
 
 
 
 
Real Estate Revenues:
 
 
 
 
 
Base Rent
$
194,701

188,381

 
$
194,701

188,381

Recoveries from Tenants
61,173

57,492

 
61,173

57,492

Percentage Rent
4,629

4,801

 
4,629

4,801

Termination Fees
348

798

 
348

798

Other Income
2,999

2,901

 
2,999

2,901

Total Real Estate Revenues
263,850

254,373

 
263,850

254,373

 
 
 
 
 
 
Real Estate Operating Expenses:
 
 
 
 
 
Operating and Maintenance
39,419

38,405

 
39,419

38,405

Termination Expense
113


 
113


Real Estate Taxes
31,675

29,571

 
31,675

29,571

Ground Rent
1,937

1,888

 
1,937

1,888

Provision for Doubtful Accounts
1,258

1,167

 
1,258

1,167

Total Real Estate Operating Expenses
74,402

71,031

 
74,402

71,031

 
 
 
 
 
 
Same Property NOI
$
189,448

183,342

 
$
189,448

183,342

% change
3.3
%
 
 
3.3
%
 
 
 
 
 
 
 
Same Property NOI without Termination Fees
$
189,213

182,544

 
$
189,213

182,544

% change
3.7
%
 
 
3.7
%
 
 
 
 
 
 
 
Same Property NOI without Termination Fees or Redevelopments
$
168,204

163,168

 
$
168,204

163,168

% change
3.1
%
 
 
3.1
%
 
 
 
 
 
 
 
 
 
 
 
 
 
Reconciliation of Income (Loss) from Operations to Same Property NOI(2):
 
 
 
 
 
 
 
 
 
 
Income (loss) from operations
$
(21,130
)
40,709

 
$
(21,130
)
40,709

Less:
 
 
 
 
 
Management, transaction, and other fees
(6,706
)
(6,764
)
 
(6,706
)
(6,764
)
Other(3)
(8,196
)
(3,913
)
 
(8,196
)
(3,913
)
Plus:
 
 
 
 
 
Depreciation and amortization
60,053

38,716

 
60,053

38,716

General and administrative
17,673

16,299

 
17,673

16,299

Other operating expense, excluding provision for doubtful accounts
70,945

1,901

 
70,945

1,901

Other expense (income)
26,102

25,963

 
26,102

25,963

Equity in income of investments in real estate excluded from NOI(4)
14,334

9,791

 
14,334

9,791

NOI
153,075

122,702

 
153,075

122,702

 
 
 
 
 
 
Less non-same property NOI(5)
(6,632
)
(2,538
)
 
(6,632
)
(2,538
)
Plus same property NOI for non-ownership periods of Equity One(2)
43,005

63,178

 
43,005

63,178

 
 
 
 
 
 
Same Property NOI
$
189,448

183,342

 
$
189,448

183,342

 
 
 
 
 
 
(1) Includes pro-rata share of unconsolidated co-investment partnerships.

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(2) Same Property NOI is a non- GAAP key measure used by management in evaluating the operating performance of our properties and includes pro-rata share of unconsolidated co-investment partnerships. For purposes of evaluating same property NOI on a comparative basis, and in light of the merger with Equity One on March 1, 2017, we are presenting our same property NOI on a pro forma basis as if the merger had occurred January 1, 2016. This perspective allows us to evaluate same property NOI growth over a comparable period. The pro forma same property NOI is not necessarily indicative of what the actual same property NOI and growth would have been if the merger had occurred as of the earliest period presented, nor does it purport to represent the same property NOI growth for future periods.
(3) Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.
(4) 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, and interest expense.
(5) Includes revenues and expenses attributable to Non-Same Property, Projects in Development, corporate activities, and noncontrolling interests.


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Reconciliations of Non-GAAP Financial Measures and Additional Disclosures
For the Periods Ended March 31, 2017 and 2016
(in thousands, except per share data)
 
Three Months Ended
 
Year to Date
 
2017
2016
 
2017
2016
 
 
 
 
 
 
Reconciliation of Net Income (Loss) to NAREIT FFO:
 
 
 
 
 
 
 
 
 
 
 
Net Income (Loss) Attributable to Common Stockholders
$
(33,223
)
47,877

 
$
(33,223
)
47,877

Adjustments to reconcile to NAREIT Funds From Operations(1):
 
 
 
 
 
Depreciation and amortization (excluding FF&E)
67,444

47,415

 
67,444

47,415

Provision for impairment to operating properties

659

 

659

Gain on sale of operating properties
(12
)
(11,640
)
 
(12
)
(11,640
)
Exchangeable operating partnership units
(19
)
85

 
(19
)
85

NAREIT Funds From Operations
$
34,190

84,396

 
$
34,190

84,396

 
 
 
 
 
 
NAREIT FFO per share (diluted)
$
0.27

0.86

 
$
0.27

0.86

Weighted average shares (diluted)
127,051

98,045

 
127,051

98,045

 
 
 
 
 
 
Reconciliation of NAREIT FFO to Core FFO:
 
 
 
 
 
 
 
 
 
 
 
NAREIT Funds From Operations
$
34,190

84,396

 
$
34,190

84,396

Adjustments to reconcile to Core Funds From Operations(1):
 
 
 
 
 
Acquisition pursuit and closing costs
27

757

 
27

757

Development pursuit costs
393

225

 
393

225

Gain on sale of land
(404
)
(7,110
)
 
(404
)
(7,110
)
Provision for impairment to land

512

 

512

(Gain) loss on derivative instruments and hedge ineffectiveness
(8
)
3

 
(8
)
3

Merger related costs
69,732


 
69,732


Merger related debt offering interest
975


 
975


Preferred redemption costs
9,368


 
9,368


Core Funds From Operations
$
114,273

78,783

 
$
114,273

78,783

 
 
 
 
 
 
Core FFO per share (diluted)
$
0.90

0.80

 
$
0.90

0.80

Weighted average shares (diluted)
127,051

98,045

 
127,051

98,045

 
 
 
 
 
 
Additional Disclosures:
 
 
 
 
 
 
 
 
 
 
 
Non Cash Expense (Income)(1)
 
 
 
 
 
Straight line rent, net
$
(3,365
)
(2,100
)
 
$
(3,365
)
(2,100
)
Above/below market rent amortization, net
(3,719
)
(615
)
 
(3,719
)
(615
)
Derivative amortization
2,102

2,102

 
2,102

2,102

Debt cost and premium/discount amortization
539

510

 
539

510

Stock-based compensation
3,733

3,402

 
3,733

3,402

Non Cash Expense (Income)
$
(710
)
3,299

 
$
(710
)
3,299

 
 
 
 
 
 
Capital Expenditures(1)
 
 
 
 
 
Leasing commissions
$
3,215

3,203

 
$
3,215

3,203

Tenant improvements and other landlord leasing costs
5,913

4,026

 
5,913

4,026

Building improvements
1,876

2,658

 
1,876

2,658

Capital Expenditures
$
11,004

9,887

 
$
11,004

9,887

 
 
 
 
 
 
(1)  Includes pro-rata share of unconsolidated co-investment partnerships, net of pro-rata share attributable to noncontrolling interests.

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Summary of Consolidated Debt
March 31, 2017 and December 31, 2016
(in thousands)
Total Debt Outstanding:
 
3/31/2017
 
12/31/2016
Notes Payable:
 
 
 
 
Fixed-rate mortgage loans
 
$
687,670

 
465,255

Variable-rate mortgage loans
 
35,827

 
6,500

Fixed-rate unsecured public debt
 
1,825,705

 
892,170

Fixed-rate unsecured private debt
 
200,000

 

Unsecured credit facilities:
 
 
 
 
Revolving line of credit
 
95,000

 
15,000

Term Loans
 
563,024

 
263,495

     Total
 
$
3,407,226

 
$
1,642,420

Schedule of Maturities by Year:
 
Scheduled Principal Payments
 
 Mortgage Loan Maturities
 
Unsecured Maturities (1)
 
 Total
 
Weighted Average Contractual Interest Rate on Maturities
2017
 
$
8,824

 
75,511

 

 
84,335

 
6.2%
2018
 
11,481

 
139,976

 

 
151,457

 
5.4%
2019
 
11,251

 
124,402

 
95,000

 
230,653

 
5.0%
2020
 
10,107

 
84,411

 
450,000

 
544,518

 
4.1%
2021
 
9,193

 
39,001

 
250,000

 
298,194

 
4.9%
2022
 
9,325

 
5,848

 
565,000

 
580,173

 
3.0%
2023
 
7,690

 
50,492

 

 
58,182

 
3.2%
2024
 
3,967

 
10,270

 
250,000

 
264,237

 
3.8%
2025
 
3,633

 

 
250,000

 
253,633

 
3.9%
2026
 
3,847

 
88,000

 
200,000

 
291,847

 
3.8%
>10 years
 
12,846

 
388

 
650,000

 
663,234

 
3.7%
Unamortized debt premium/(discount) and issuance costs
 

 
13,035

 
(26,272
)
 
(13,237
)
 
 
 
 
$
92,164

 
631,334

 
2,683,728

 
3,407,226

 
4.4%
Percentage of Total Debt:
 
3/31/2017
 
12/31/2016
Fixed
 
96.2%
 
98.7%
Variable
 
3.8%
 
1.3%
 
 
 
 
 
Current Weighted Average Contractual Interest Rates: (2)
 
 
 
 
Fixed
 
4.5%
 
4.4%
Variable
 
1.8%
 
1.6%
Combined
 
4.4%
 
4.5%
 
 
 
 
 
Current Weighted Average Effective Interest Rate: (3)
 
 
 
 
Combined
 
4.8%
 
5.1%
Average Years to Maturity:
 
 
 
 
Fixed
 
8.1
 
5.2
Variable
 
2.1
 
2.4
 
 
 
 
 
(1) Includes unsecured public and private placement debt, unsecured term loans, and unsecured revolving line of credit.
(2) Interest rates are calculated as of the quarter end.
(3) 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.

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Summary of Consolidated Debt
As of March 31, 2017 and December 31, 2016
(in thousands)
Lender
 
Collateral
 
Contractual Rate
 
Effective Rate (1)
 
Maturity
 
3/31/2017
 
12/31/2016
 
 
 
 
 
 
 
 
 
 
 
 
 
Secured Debt - Fixed Rate Mortgage Loans
 
 
 
 
 
 
 
 
 
 
Jefferson Pilot
 
Peartree Village
 
8.4%
 
 
 
06/01/17
 
5,973

 
6,153

Allianz Life Insurance Company
 
4S Commons Town Center
 
6.0%
 
 
 
06/10/17
 
62,500

 
62,500

Bank of America
 
Grand Ridge Plaza
 
5.8%
 
 
 
07/01/17
 

 
10,931

Metropolitan Life Insurance Company
 
Corkscrew Village
 
6.2%
 
 
 
08/01/17
 
7,265

 
7,343

TIAA-CREF
 
Westchase
 
5.5%
 
 
 
07/10/18
 
6,540

 
6,623

Allianz Life Insurance Company
 
Sheridan Plaza
 
6.3%
 
 
 
10/10/18
 
56,830

 

Guardian Life Insurance Company
 
Amerige Heights Town Center
 
6.1%
 
 
 
12/01/18
 
16,041

 
16,105

Guardian Life Insurance Company
 
El Cerrito Plaza
 
6.4%
 
 
 
12/01/18
 
37,042

 
37,237

Guardian Life Insurance Company
 
1175 Third Avenue
 
7.0%
 
 
 
05/01/19
 
5,874

 

Peoples United Bank
 
The Village Center
 
6.3%
 
 
 
06/01/19
 
14,275

 

Allianz Life Insurance Company
 
Tassajara Crossing
 
7.8%
 
 
 
07/10/19
 
19,800

 
19,800

Allianz Life Insurance Company
 
Plaza Hermosa
 
7.8%
 
 
 
07/10/19
 
13,800

 
13,800

Allianz Life Insurance Company
 
Sequoia Station
 
7.8%
 
 
 
07/10/19
 
21,100

 
21,100

Allianz Life Insurance Company
 
Mockingbird Commons
 
7.8%
 
 
 
07/10/19
 
10,300

 
10,300

Allianz Life Insurance Company
 
Sterling Ridge
 
7.8%
 
 
 
07/10/19
 
13,900

 
13,900

Allianz Life Insurance Company
 
Frisco Prestonbrook
 
7.8%
 
 
 
07/10/19
 
6,800

 
6,800

Allianz Life Insurance Company
 
Wellington Town Square
 
7.8%
 
 
 
07/10/19
 
12,800

 
12,800

Allianz Life Insurance Company
 
Berkshire Commons
 
7.8%
 
 
 
07/10/19
 
7,500

 
7,500

Allianz Life Insurance Company
 
Willow Festival
 
5.8%
 
 
 
01/10/20
 
39,505

 
39,505

Nationwide Bank
 
Kent Place
 
3.3%
 
 
 
04/01/20
 
8,250

 
8,250

CUNA Mutal Insurance Society
 
Ocala Corners
 
6.5%
 
 
 
04/01/20
 
4,560

 
4,615

PNC Bank
 
Fellsway Plaza
 
3.3%
(2) 
 
 
10/16/20
 
34,600

 
34,600

Wells Fargo
 
University Commons
 
5.5%
 
 
 
01/10/21
 
37,400

 
37,532

Jefferson Pilot
 
BridgeMill
 
7.9%
 
 
 
05/05/21
 
5,937

 

John Hancock Life Insurance Company
 
Kirkwood Commons
 
7.7%
 
 
 
10/01/22
 
9,833

 
9,978

TD Bank
 
Black Rock Shopping Center
 
2.8%
 
 
 
04/01/23
 
20,000

 
20,000

State Farm Life Insurance Company
 
Tech Ridge Center
 
5.8%
 
 
 
06/01/23
 
7,536

 
7,784

American United Life Insurance Company
 
Westport Plaza
 
7.5%
 
 
 
08/01/23
 
3,071

 

Genworth Life Insurance Company
 
Aventura, Oakbrook & Treasure Coast
 
6.5%
 
 
 
02/28/24
 
18,279

 

TD Bank
 
Brickwalk Shopping Center
 
3.2%
 
 
 
11/01/23
 
33,000

 
33,000

Great-West Life & Annuity Insurance Co
 
Erwin Square
 
3.8%
 
 
 
09/01/24
 
10,000

 
10,000

Metropolitan Life Insurance Company
 
Westbury Plaza
 
3.8%
 
 
 
02/01/26
 
88,000

 

NYLIM Real Estate Group
 
Oak Shade Town Center
 
6.1%
 
 
 
05/10/28
 
8,561

 
8,695

New York Life Insurance
 
Von's Circle Center
 
5.2%
 
 
 
10/10/28
 
8,703

 

CIGNA
 
Copps Hill Plaza
 
6.1%
 
 
 
01/01/29
 
14,882

 

City of Rollingwood
 
Shops at Mira Vista
 
8.0%
 
 
 
03/01/32
 
241

 
242

Allianz Life Insurance Company
 
Circle Center West
 
5.0%
 
 
 
10/01/36
 
10,438

 

Unamortized premiums on assumed debt of acquired properties and issuance costs
 
 
 
 
 
13,035

 
4,662

          Total Fixed Rate Mortgage Loans
 
5.5%
 
5.6%
 
 
 
$
694,171

 
471,755

 
 
 
 
 
 
 
 
 
 
 
 
 

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Summary of Consolidated Debt
As of March 31, 2017 and December 31, 2016
(in thousands)
Lender
 
Collateral
 
Contractual Rate
 
Effective Rate (1)
 
Maturity
 
3/31/2017
 
12/31/2016
 
 
 
 
 
 
 
 
 
 
 
 
 
Unsecured Debt
 
 
 
 
 
 
 
 
 
 
Debt Offering (6/2/10)
 
Fixed-rate unsecured
 
6.0%
 
 
 
06/15/20
 
150,000

 
150,000

Debt Offering (10/7/10)
 
Fixed-rate unsecured
 
4.8%
 

 
04/15/21
 
250,000

 
250,000

Debt Offering (10/22/12)
 
Fixed-rate unsecured
 
3.8%
 

 
11/11/22
 
300,000

 

Debt Offering (5/16/14)
 
Fixed-rate unsecured
 
3.8%
 

 
06/15/24
 
250,000

 
250,000

Debt Offering (8/17/15)
 
Fixed-rate unsecured
 
3.9%
 

 
11/01/25
 
250,000

 
250,000

Debt Placement (5/11/2016)
 
Fixed-rate unsecured
 
3.8%
 
 
 
05/11/26
 
100,000

 

Debt Placement (8/11/2016)
 
Fixed-rate unsecured
 
3.90%
 
 
 
08/11/26
 
100,000

 

Debt Offering (1/17/17)
 
Fixed-rate unsecured
 
3.6%
 
 
 
02/01/27
 
350,000

 

Debt Offering (1/17/17)
 
Fixed-rate unsecured
 
4.4%
 
 
 
02/01/47
 
300,000

 

Term Loan
 
Fixed-rate unsecured
 
2.0%
(3) 
 
 
01/05/22
 
265,000

 
265,000

Term Loan
 
Fixed-rate unsecured
 
2.8%
(4) 
 
 
12/02/20
 
300,000

 

Revolving Line of Credit
 
Variable-rate unsecured
 
LIBOR + 0.925%
(5) 
 
 
05/13/19
 
95,000

 
15,000

Unamortized debt discount and issuance costs
 
 
 
 
 
 
 
(26,272
)
 
(9,335
)
          Total Unsecured Debt, Net of Discounts
 
4.1%
 
4.1%
 
 
 
$
2,683,728

 
1,170,665


 
 
 
 
 
 
 
 
 
 
 
 
Variable Rate Mortgage Loans
 
 
 
 
 
 
 
 
 
 
 
 
TD Bank
 
Concord Shopping Plaza
 
LIBOR + 1.35%
 
 
 
06/28/18
 
27,750

 

PNC Bank
 
Market at Springwoods Village
 
LIBOR + 1.75%
 
 
 
12/28/19
 
1,577

 

 
 
 
 
 
 
 
 
 
 
$
29,327

 

 
 
 
 
 
 
 
 
 
 
 
 
 
               Total
 
 
 
4.4%
 
4.8%
 
 
 
$
3,407,226

 
1,642,420

 
 
 
 
 
 
 
 
 
 
 
 
 
(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) Underlying debt is LIBOR+1.50%; however, an interest rate swap is in place to fix the interest rate on $28.1 million of this debt at 3.696% through maturity. Contractual rate represents the weighted average contractual rate, including the swap.
(3) Effective July 7, 2016, 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 $265,000 Term Loan balance at 2.00% through maturity.
(4) Underlying debt is LIBOR+0.95%; however, interest rate swaps are in place to fix the interest rate at 2.774% through maturity. Contractual rate represents a blended contractual terms, including the swap.
(5) Rate applies to drawn balance only. Additional annual facility fee of 0.15% applies to entire $1 bilion line of credit. Maturity is subject to two additional six-month periods at the Company’s option.


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Summary of Unsecured Debt Covenants and Leverage Ratios
March 31, 2017
(in thousands)
Outstanding Unsecured Unsecured Public Debt:
Origination
 
Maturity
 
Rate
 
Balance
 
 
6/2/2010
 
6/15/2020
 
6.00%
$
150,000

 
 
10/7/2010
 
4/15/2021
 
4.80%
$
250,000

 
 
10/25/2012
 
11/15/2022
 
3.75%
$
300,000

 
 
5/16/2014
 
6/15/2024
 
3.75%
$
250,000

 
 
8/17/2015
 
11/1/2025
 
3.90%
$
250,000

 
 
1/17/2017
 
2/1/2027
 
3.60%
$
350,000

 
 
1/17/2017
 
2/1/2047
 
4.40%
$
300,000

Unsecured Public Debt Covenants:
 
Required
 
12/31/16
 
9/30/16
 
6/30/16
 
3/31/16
 
 
 
 
 
 
 
 
 
 
 
Fair Market Value Calculation Method Covenants (1)(2)
 
 
 
 
 
 
 
 
 
 
Total Consolidated Debt to Total Consolidated Assets
 
≤ 65%

 
24
%
 
25
%
 
30
%
 
29
%
Secured Consolidated Debt to Total Consolidated Assets
 
≤ 40%

 
7
%
 
7
%
 
7
%
 
8
%
Consolidated Income for Debt Service to Consolidated Debt Service
 
≥ 1.5x

 
4.7x

 
4.3x

 
4.4x

 
4.1x

Unencumbered Consolidated Assets to Unsecured Consolidated Debt
 
>150%

 
480
%
 
479
%
 
346
%
 
380
%
 
 
 
 
 
 
 
 
 
 
 
Ratios:
 
3/31/17
 
12/31/16
 
9/30/16
 
6/30/16
 
3/31/16
Consolidated Only
 
 
 
 
 
 
 
 
 
 
Net debt to total market capitalization
 
22.8
%
 
17.7
%
 
15.8
%
 
18.4
%
 
19.1
%
Net debt to real estate assets, before depreciation
 
29.6
%
 
31.1
%
 
30.6
%
 
38.1
%
 
37.3
%
Net debt to total assets, before depreciation
 
27.4
%
 
29.0
%
 
28.7
%
 
35.6
%
 
34.8
%
Net debt + preferred to total assets, before depreciation
 
28.0
%
 
34.8
%
 
34.6
%
 
41.6
%
 
41.1
%
 
 
 
 
 
 
 
 
 
 
 
Net debt to Adjusted EBITDA - TTM(3)
 
4.5x

 
3.6x

 
3.6x

 
4.6x

 
4.3x

Fixed charge coverage
 
5.1x

 
4.0x

 
3.8x

 
3.6x

 
3.4x

Fixed charge coverage excluding preferreds
 
5.6x

 
4.7x

 
4.4x

 
4.1x

 
3.9x

Interest coverage
 
6.3x

 
5.3x

 
4.9x

 
4.6x

 
4.4x

 
 
 
 
 
 
 
 
 
 
 
Unsecured assets to total real estate assets
 
83.2
%
 
83.0
%
 
83.0
%
 
82.5
%
 
83.2
%
Unsecured NOI to total NOI - TTM(3)
 
83.2
%
 
81.5
%
 
81.2
%
 
80.7
%
 
80.9
%
Unencumbered assets to unsecured debt
 
336
%
 
347
%
 
349
%
 
265
%
 
272
%
 
 
 
 
 
 
 
 
 
 
 
Total Pro-Rata Share
 
 
 
 
 
 
 
 
 
 
Net debt to total market capitalization
 
25.5
%
 
21.7
%
 
19.4
%
 
21.7
%
 
22.7
%
Net debt to real estate assets, before depreciation
 
31.8
%
 
34.8
%
 
34.3
%
 
41.0
%
 
40.5
%
Net debt to total assets, before depreciation
 
29.5
%
 
32.5
%
 
32.2
%
 
38.3
%
 
37.9
%
Net debt + preferred to total assets, before depreciation
 
30.1
%
 
37.5
%
 
37.4
%
 
43.5
%
 
43.4
%
 
 
 
 
 
 
 
 
 
 
 
Net debt to Adjusted EBITDA - TTM(3)
 
4.9x

 
4.4x

 
4.4x

 
5.3x

 
5.1x

Fixed charge coverage
 
4.5x

 
3.3x

 
3.2x

 
3.0x

 
2.9x

Fixed charge coverage excluding preferreds
 
4.9x

 
3.8x

 
3.5x

 
3.3x

 
3.2x

Interest coverage
 
5.6x

 
4.4x

 
4.1x

 
3.9x

 
3.7x

 
 
 
 
 
 
 
 
 
 
 
(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) Debt covenant disclosure is in arrears due to current quarter calculations being dependent on the Company's most recent Form 10-Q or Form 10-K filing.
(3) In light of the merger with Equity One on March 1, 2017, debt metric calculations include legacy Regency results for the trailing twelve months and the annualized impact of one month's results for the Equity One contribution post merger.

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Summary of Unconsolidated Debt
March 31, 2017 and December 31, 2016
(in thousands)
Total Debt Outstanding:
 
3/31/2017
 
12/31/2016
Mortgage loans payable:
 
 
 
 
Fixed rate secured loans
 
$
1,533,990

 
1,290,296

Unsecured credit facilities variable rate
 
19,635

 
19,635

     Total
 
$
1,553,625

 
1,309,931

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
2017
 
$
14,925

 

 
19,635

 
34,560

 
9,339

 
2.5%
2018
 
21,059

 
67,022

 

 
88,081

 
28,422

 
5.1%
2019
 
19,852

 
73,259

 

 
93,111

 
24,448

 
7.3%
2020
 
16,823

 
222,199

 

 
239,022

 
86,167

 
5.8%
2021
 
10,818

 
269,942

 

 
280,760

 
100,402

 
4.6%
2022
 
7,569

 
195,702

 

 
203,271

 
73,369

 
4.2%
2023
 
2,631

 
171,608

 

 
174,239

 
65,003

 
4.8%
2024
 
380

 
33,690

 

 
34,070

 
13,760

 
3.9%
2025
 

 
162,000

 

 
162,000

 
48,900

 
3.6%
2026
 

 
101,000

 

 
101,000

 
44,400

 
3.8%
>10 Years
 

 
155,000

 

 
155,000

 
41,008

 
3.9%
Unamortized debt premium/(discount) and issuance costs (2)
 

 
(11,489
)
 

 
(11,489
)
 
(3,719
)
 
 
 
 
$
94,057

 
1,439,933

 
19,635

 
1,553,625

 
531,499

 
4.6%
Percentage of Total Debt:
 
3/31/2017
 
12/31/2016
  Fixed
 
98.7%
 
98.5%
  Variable
 
1.3%
 
1.5%
 
 
 
 
 
Current Weighted Average Contractual Interest Rates: (1)
 
 
 
 
  Fixed
 
4.7%
 
4.8%
  Variable
 
2.5%
 
2.3%
  Combined
 
4.6%
 
4.7%
 
 
 
 
 
Current Weighted Average Effective Interest Rates: (2)
 
 
 
 
  Combined
 
4.8%
 
4.9%
 
 
 
 
 
Average Years to Maturity:
 
 
 
 
  Fixed
 
5.8
 
5.7
  Variable
 
0.7
 
0.9
 
 
 
 
 
(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.

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Summary of Preferred Stock
March 31, 2017
(in thousands)
 
 
Dividend Rate
 
Issuance Date
 
Callable Date
 
Par Value
 
Issuance Costs
Series 7
 
6.000%
 
8/23/2012
 
8/23/2017
 
75,000

 
2,484

 
 
 
 
 
 
 
 
 
 
 


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Property Transactions
March 31, 2017
(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)(2)
None

















 
Total
 
 
$


 
 
 
 
 
 
 
 
 
Dispositions for Development Funding:
Date
Property Name
Co-investment Partner (REG %)
Market
Total GLA
Regency’s Share of Sales Price
Weighted Average Cap Rate
Anchor(s)(2)
Mar-17
 1900/2000 Offices
 DRA (20%)
Boca Raton, FL
117
$
4,200


--









 
Total
 
 
117
$
4,200

7.6%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(1) Retailers in parenthesis are shadow anchors and not a part of the owned property
 
 
 
 
 
 

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Summary of Development
March 31, 2017
(in thousands)
Project Name
 Market
 Grocer/Anchor Tenant
 Dev Start
 Anchor
Opens
 Estimated Net Development Costs After
JV Buyout
%
of Costs Incurred
Development Yield Before
JV Buyout
(1)
Return
After
JV Buyout
GLA
% Leased
Projects in Development:
 
 
 
 
 
 
 
 
 
 
 
Chimney Rock
 New York, NY
 Whole Foods, Nordstrom Rack & Saks Off 5th
 Q4-2016
May-18
$71,175
37%
6.5%
6.5%
 
218
79%
Market at Springwoods Village (3)
 Houston, TX
 Kroger
 Q1-2016
May-17
$14,698
55%
8.5%
8.5%
 
89
82%
Northgate Marketplace Ph II
 Medford, OR
 Dick's & HomeGoods
 Q4-2015
Oct-16
$40,700
94%
7.3%
7.3%
 
177
91%
Pinecrest Place
 Miami, FL
 Whole Foods
 Q1-2017
Mar-18
$16,424
3%
7.3%
7.3%
 
70
70%
The Field at Commonwealth
 Metro, DC
 Wegmans
 Q1-2017
Aug-18
$44,611
33%
7.5%
7.5%
 
187
77%
The Village at Riverstone
 Houston, TX
 Kroger
 Q4-2016
Aug-18
$30,638
43%
8.0%
7.8%
 
165
72%
The Village at Tustin Legacy
 Los Angeles, CA
 Stater Brothers
 Q3-2016
Oct-17
$37,822
48%
8.3%
8.3%
 
112
86%
Total Projects in Development
7
 
 
 
$256,068
46%
7.4%
7.4%
(2) 
1,017
80%
 
 
 
 
 
 
 
 
 
 
 
 
Development Completions:
 
 
 
 
 
 
 
 
 
 
 
Willow Oaks Crossing
 Charlotte, NC
 Publix
 Q2-2014
Dec-15
$13,991
99%
8.0%
8.0%
 
69
95%
Total Development Completions
1
 
 

$13,991
99%
8.0%
8.0%
(2) 
69
95%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
NOI from Projects in Development (Current Quarter)
 
$543
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Base rent from Development Completions for leases signed but not yet rent-paying (Current Quarter)
 
$8
 
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
New starts for the quarter are in bold and italicized.
 
 
 
See Page 38 for additional disclosures regarding undeveloped land classified on the non-GAAP balance sheet as Land, building, and improvements rather than Properties in Development
 
 

 
 
 
 
 
 
 
(1) Represents the ratio of Regency's underwritten NOI at stabilization to total estimated net development costs, before any adjustments for expected JV partner buyouts.
 
 
 
(2) After allocating land basis for outparcel proceeds, additional interest and overhead capitalization, returns are estimated to be 6.8% for Projects in Development and 7.6% for Development Completions.
(3) Estimated Net Development Costs After JV Buyout reflects Regency's 53% controlling interest
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

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Summary of Redevelopment
March 31, 2017
(in thousands)
Property Name
 Market
 Description
Target Completion Year (1)
Incremental
Costs
(2)
%
of Costs Incurred
Incremental
Yield
Properties in Redevelopment (>$5M):
 
 
 
 
 
 
Aventura Shopping Center
 Miami
 Tear down of existing center and development of 86K SF center anchored by Publix and CVS.
2017
$21,133
36%
9% - 10%
Countryside Shops
 Miami
 Relocation and expansion of existing Publix including reduction of shop space and leasing former Publix space to Ross; addition of pad building leased to Chipotle; refaçade remaining center.
2018
$16,024
46%
7% - 8%
El Camino Shopping Center
 Los Angeles
 Reconfiguration of previous Haggen anchor box with Bristol Farms and Pet Food Express and improvements to remaining center.
2017
$13,499
47%
8% - 9%
Nocatee Town Center
 Jacksonville
 Addition of a 23K SF shop building.
2017
$5,643
34%
10% - 11%
Old St. Augustine Plaza
 Jacksonville
 Reconfiguration of vacant shop space and increasing GLA for LA Fitness.
2018
$7,910
23%
7% - 8%
Pablo Plaza
 Jacksonville
 Demolish shop space for junior anchor boxes (PetSmart), addition of free standing multi-tenant shop building and construction of new pad building leased to Chipotle.
2017
$8,965
90%
6% - 7%
Paces Ferry Plaza
 Atlanta
 Reconfiguration of center including construction of Whole Foods 365, parking deck, and façade renovations.
2018
$14,719
5%
9% - 10%
Point Royale Shopping Center
 Miami
 Reconfiguration of former Best Buy space for Burlington Coat; construction of new outparcel leased to Panera Bread; façade renovation of remaining center.
2017
$10,446
58%
13% - 14%
Serramonte Shopping Center
 San Francisco
 Additional 250K SF of new retail including new parking deck. Anchor leases executed with Nordstrom Rack, Ross, TJ Maxx, Buy Buy Baby, Cost Plus World Market, Dave & Busters and Daiso.
2018
$122,000
46%
6% - 7%
Shops on Main
 Chicago
 Addition of Nordstrom Rack and additional shops.
2017
$8,804
79%
6% - 7%
Various Properties
13
 Redevelopments located in various markets with project costs <$5M
 
$30,088
43%
7% - 10%
Total Properties in Redevelopment
23
 
 
$259,231
45%
7% - 9%
 
 
 
 
 
 
 
Reconciliation of Summary of Development and Redevelopment to Properties In Development (Balance Sheet):
 
 
Developments
% of estimated development costs, including GAAP allocations
 
$129,482
 
 
Redevelopments
% of incremental costs
 
118,282
 
 
Other Costs
Pre-development costs and accruals for costs not yet paid
 
26,903
 
 
Properties in Development (Pro-Rata)
 
 
 
$274,667
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(1) Target completion year reflects the year that construction is expected to be substantially complete.
 
 
(2) Includes Regency's pro-rata share of unconsolidated co-investment partnerships.
 
 


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Unconsolidated Investments
March 31, 2017

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(in thousands)
 
 
 
 
 
 
Regency
Investment Partner and Portfolio Summary Abbreviation
Number of Properties
Total GLA
Total Assets
Total Debt
 
Ownership Interest
Share of Debt
Investment 12/31/2016
 
Equity
Pick-up
 
 
 
 
 
 
 
 
 
 
 
State of Oregon
 
 
 
 
 
 
 
 
 
 
(JV-C, JV-C2)
19
2,308

$
479,360

$
238,279

 
20.00%
$
47,656

$
23,879

 
$
692

(JV-CCV)
1
558

100,670

59,673

 
30.00%
17,902

12,070

 
258

 
20
2,866

580,030

297,952

 
 
 
 
 
 
GRI
 
 
 
 
 
 
 
 
 
 
(JV-GRI)
70
9,077

1,670,307

918,384

 
40.00%
367,354

200,603

 
7,069

 
 
 
 
 
 
 
 
 
 
 
CalSTRS
 
 
 
 
 
 
 
 
 
 
(JV-RC)
7
730

140,798

40,762

 
25.00%
10,190

21,344

 
350

 
 
 
 
 
 
 
 
 
 
 
New York Common Retirement Fund
 
 
 
 
 
 
 
 
 
 
(JV-NYC)
6
1,152

290,994

143,821

 
30.00%
43,146

57,901

 
65

 
 
 
 
 
 
 
 
 
 
 
USAA
 
 
 
 
 
 
 
 
 
 
(JV-USA)
8
806

106,268

103,702

 
20.01%
20,749

(8,183
)
(1) 
367

 
 
 
 
 
 
 
 
 
 
 
Publix
 
 
 
 
 
 
 
 
 
 
(JV-O)
2
207

31,840


 
50.00%

15,402

 
285

 
 
 
 
 
 
 
 
 
 
 
Individual Investors
 
 
 
 
 
 
 
 
 
 
(JV-O) 
3
210

104,685

49,004

 
20.00% - 50.00%
24,502

50,492

 
256

 
 
 
 
 
 
 
 
 
 
 
 
116
15,048

$
2,924,922

$
1,553,625

 
 
$
531,499

$
373,508

 
$
9,342

 
 
 
 
 
 
 
 
 
 
 
(1) During Q1 2017, the USAA partnership distributed proceeds from debt refinancing 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.


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Leasing Statistics -Wholly Owned and Regency's Pro-Rata Share of Co-investment Partnerships
March 31, 2017
(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 Improvements /Sq. Ft.
 
1st Quarter 2017
 
274
 
1,069
 
$
22.99

 
8.2%
 
5.8
 
$
2.31

 
4th Quarter 2016
 
375
 
1,358
 
23.89

 
12.7%
 
7.2
 
2.96

 
3rd Quarter 2016
 
312
 
1,358
 
24.20

 
5.8%
 
5.3
 
1.51

 
2nd Quarter 2016
 
339
 
1,356
 
20.52

 
12.2%
 
5.4
 
2.18

 
Total - 12 months
 
1,300
 
5,141
 
$
22.8

 
9.8%
 
5.9
 
$
2.25

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
New Leases
 
Leasing Transactions
 
GLA
(in 000s)
 
New Base Rent/Sq. Ft
 
Rent Spread %
 
Weighted Avg. Lease Term
 
Tenant Improvements /Sq. Ft.
 
1st Quarter 2017
 
62
 
185
 
$
22.26

 
0.2%
 
7.3
 
$
12.15

 
4th Quarter 2016
 
83
 
328
 
22.45

 
21.4%
 
11.5
 
8.22

 
3rd Quarter 2016
 
60
 
138
 
27.05

 
14.3%
 
8.1
 
9.18

 
2nd Quarter 2016
 
78
 
206
 
25.54

 
29.0%
 
8.7
 
7.66

 
Total - 12 months
 
283
 
857
 
$
23.88

 
17.1%
 
9.4
 
$
9.04

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Renewals
 
Leasing Transactions
 
GLA
(in 000s)
 
New Base Rent/Sq. Ft
 
Rent Spread %
 
Weighted Avg. Lease Term
 
Tenant Improvements /Sq. Ft.
 
1st Quarter 2017
 
212
 
883
 
$
23.14

 
10.0%
 
5.5
 
$
0.30

 
4th Quarter 2016
 
292
 
1,030
 
24.48

 
9.7%
 
5.5
 
0.83

 
3rd Quarter 2016
 
252
 
1,220
 
23.79

 
4.6%
 
4.9
 
0.39

 
2nd Quarter 2016
 
261
 
1,150
 
19.66

 
9.1%
 
4.8
 
1.25

 
Total - 12 months
 
1,017
 
4,283
 
$
22.56

 
8.2%
 
5.1
 
$
0.73

 


Leasing Statistics - Comparable and Non-comparable
Total
 
Leasing Transactions
 
GLA
(in 000s)
 
New Base Rent/Sq. Ft
 
Weighted Avg. Lease Term
 
Tenant Improvements /Sq. Ft.
1st Quarter 2017
 
316
 
1,185
 
$
23.75

 
6.3
 
$
2.44

4th Quarter 2016
 
435
 
1,582
 
24.73

 
6.9
 
3.59

3rd Quarter 2016
 
356
 
1,450
 
24.41

 
5.4
 
1.88

2nd Quarter 2016
 
382
 
1,542
 
20.13

 
6.0
 
2.56

 
 
1,489
 
5,759
 
$
23.09

 
6.1
 
$
2.65


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.
• Tenant Improvements represent the costs to accommodate tenant-specific needs over and above baseline condition.
• Excludes Non Retail Properties


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Average Base Rent by CBSA - Wholly Owned and Regency's Pro-Rata Share of Co-investment Partnerships
March 31, 2017
(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-Northern New Jersey-Long Island
13

1,553

95.4
%
$
54,452

$
36.84

3.0
%
3.5
%
6.3
%
Los Angeles-Long Beach-Santa Ana
24

2,360

98.4
%
59,144

25.33

5.6
%
5.4
%
6.9
%
Chicago-Naperville-Joliet
10

1,339

97.9
%
22,214

16.79

2.3
%
3.0
%
2.6
%
Dallas-Fort Worth-Arlington
12

775

98.7
%
16,330

21.15

2.8
%
1.8
%
1.9
%
Houston-Baytown-Sugar Land
13

1,585

93.3
%
25,929

17.30

3.0
%
3.6
%
3.0
%
Philadelphia-Camden-Wilmington
8

694

93.2
%
13,776

21.13

1.9
%
1.6
%
1.6
%
Washington-Arlington-Alexandria
33

2,666

88.9
%
53,848

22.43

7.7
%
6.0
%
6.2
%
Miami-Fort Lauderdale-Miami Beach
50

5,868

96.4
%
106,652

18.83

11.7
%
13.3
%
12.4
%
Atlanta-Sandy Springs-Marietta
22

2,075

93.4
%
39,905

20.32

5.1
%
4.7
%
4.6
%
Boston-Cambridge-Quincy
11

1,113

97.7
%
24,749

22.62

2.6
%
2.5
%
2.9
%
San Francisco-Oakland-Fremont
23

3,871

95.2
%
100,860

27.02

5.4
%
8.8
%
11.7
%
Phoenix-Mesa-Scottsdale
2

57

70.0
%
482

12.03

0.5
%
0.1
%
0.1
%
Riverside-San Bernardino-Ontario
3

316

89.6
%
6,263

20.82

0.7
%
0.7
%
0.7
%
Detroit








Seattle-Tacoma-Bellevue
11

849

98.1
%
20,427

24.50

2.6
%
1.9
%
2.4
%
Minneapolis-St. Paul-Bloomington
5

207

98.4
%
3,112

15.31

1.2
%
0.5
%
0.4
%
San Diego-Carlsbad-San Marcos
10

1,404

97.2
%
38,523

27.89

2.3
%
3.2
%
4.5
%
Tampa-St. Petersburg-Clearwater
10

1,322

88.1
%
19,182

16.36

2.3
%
3.0
%
2.2
%
St. Louis
4

408

100.0
%
4,328

10.60

0.9
%
0.9
%
0.5
%
Baltimore-Towson
5

352

94.8
%
7,730

23.04

1.2
%
0.8
%
0.9
%
Denver-Aurora
12

994

95.6
%
13,712

14.31

2.8
%
2.3
%
1.6
%
Charlotte-Gastonia-Concord
5

300

97.2
%
6,541

21.67

1.2
%
0.7
%
0.8
%
Pittsburgh








Portland-Vancouver-Beaverton
5

436

91.7
%
7,239

17.95

1.2
%
1.0
%
0.8
%
San Antonio








Top 25 CBSAs by Population
291

30,546

95.0
%
$
645,400

$
22.24

68.0
%
69.3
%
74.9
%
 
 
 
 
 
 
 
 
 
CBSAs Ranked 26 - 50 by Population
70

7,210

96.4
%
109,293

15.73

16.3
%
16.4
%
12.7
%
 
 
 
 
 
 
 
 
 
CBSAs Ranked 51 - 75 by Population
23

2,165

97.4
%
49,406

23.43

5.4
%
4.9
%
5.7
%
 
 
 
 
 
 
 
 
 
CBSAs Ranked 76 - 100 by Population
8

462

97.6
%
7,034

15.60

1.9
%
1.0
%
0.8
%
 
 
 
 
 
 
 
 
 
Other CBSAs
37

3,692

93.5
%
50,890

14.75

8.6
%
8.4
%
5.8
%
 
 
 
 
 
 
 
 
 
Total All Properties
429

44,075

95.3
%
$
862,023

$
20.39

100.0
%
100.0
%
100.0
%
 
 
 
 
 
 
 
 
 
(1) 2016 Population Data Source: Synergos Technologies, Inc.
 
 
 
 
 
 
(2) Includes leases that are executed but have not commenced.
 
 
 
 
 
 

https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg02_123116a01.jpg   33




Significant Tenant Rents - Wholly Owned and Regency’s Pro-Rata Share of
Co-investment Partnerships
March 31, 2017
(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
Publix
 
2,750

 
6.2%
 
$
27,408

 
3.2%
 
68
 
11
Kroger
 
2,872

 
6.5%
 
27,101

 
3.1%
 
59
 
17
Albertsons/Safeway
 
1,789

 
4.1%
 
24,626

 
2.9%
 
48
 
21
Whole Foods
 
875

 
2.0%
 
18,148

 
2.1%
 
25
 
7
TJX Companies
 
1,106

 
2.5%
 
17,112

 
2.0%
 
51
 
15
CVS
 
641

 
1.5%
 
12,687

 
1.5%
 
60
 
19
Ahold/Delhaize
 
586

 
1.3%
 
11,238

 
1.3%
 
16
 
9
L.A. Fitness Sports Club
 
497

 
1.1%
 
9,390

 
1.1%
 
13
 
3
PETCO
 
350

 
0.8%
 
8,215

 
1.0%
 
43
 
14
Nordstrom
 
290

 
0.7%
 
8,014

 
0.9%
 
8
 
Bed Bath & Beyond
 
500

 
1.1%
 
7,782

 
0.9%
 
15
 
Trader Joe's
 
252

 
0.6%
 
7,618

 
0.9%
 
23
 
6
Ross Dress For Less
 
537

 
1.2%
 
7,294

 
0.8%
 
23
 
8
Wells Fargo Bank
 
137

 
0.3%
 
6,523

 
0.8%
 
56
 
22
Target
 
570

 
1.3%
 
6,365

 
0.7%
 
6
 
2
Starbucks
 
138

 
0.3%
 
6,266

 
0.7%
 
103
 
33
Gap
 
182

 
0.4%
 
6,028

 
0.7%
 
14
 
1
Dick's Sporting Goods
 
367

 
0.8%
 
5,931

 
0.7%
 
7
 
1
JPMorgan Chase Bank
 
109

 
0.2%
 
5,888

 
0.7%
 
38
 
7
Bank of America
 
115

 
0.3%
 
5,771

 
0.7%
 
40
 
14
H.E.B.
 
344

 
0.8%
 
5,762

 
0.7%
 
5
 
Kohl's
 
612

 
1.4%
 
5,645

 
0.7%
 
8
 
2
Best Buy
 
216

 
0.5%
 
4,815

 
0.6%
 
7
 
1
Walgreens
 
220

 
0.5%
 
4,660

 
0.5%
 
17
 
4
Panera Bread
 
135

 
0.3%
 
4,636

 
0.5%
 
36
 
8
Top 25 Tenants
 
16,190

 
36.7%
 
$
254,923

 
29.7%
 
789
 
225



https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg02_123116a01.jpg   34


Tenant Lease Expirations - Wholly Owned and Regency's Pro-Rata Share of Co-investment Partnerships
March 31, 2017
(in thousands)
 
 
Anchor Tenants(1)
 
Shop Tenants(2)
 
All Tenants
Year
 
 GLA
Percent of GLA
Percent of Total ABR(3)
ABR
 
GLA
Percent of GLA
Percent of Total ABR(3)
ABR
 
GLA
Percent of GLA
Percent of Total ABR(3)
ABR
   MTM(4)
 
112
0.3%
0.1%
$
7.86

 
345

0.8%
1.2%
$
28.93

 
457
1.1
%
1.3%
 $ 23.77

2017
 
1,002
2.4%
1.7%
14.25

 
1,279

3.1%
4.4%
28.80

 
2,282
5.6
%
6.1%
22.39

2018
 
2,193
5.3%
3.3%
12.40

 
2,003

4.9%
7.2%
30.07

 
4,196
10.2
%
10.5%
20.84

2019
 
3,217
7.8%
4.8%
12.41

 
1,960

4.8%
7.0%
29.52

 
5,176
12.6
%
11.8%
18.89

2020
 
2,764
6.7%
4.3%
12.85

 
1,985

4.8%
7.3%
30.39

 
4,749
11.6
%
11.5%
20.18

2021
 
2,931
7.1%
4.4%
12.38

 
2,038

5.0%
7.5%
30.69

 
4,970
12.1
%
11.9%
19.89

2022
 
3,020
7.4%
5.2%
14.42

 
1,480

3.6%
5.6%
31.34

 
4,500
11.0
%
10.8%
19.98

2023
 
1,245
3.0%
2.6%
17.08

 
709

1.7%
2.8%
33.40

 
1,954
4.8
%
5.4%
23.00

2024
 
1,340
3.3%
2.7%
16.99

 
710

1.7%
2.8%
32.59

 
2,049
5.0
%
5.5%
22.41

2025
 
1,278
3.1%
2.5%
16.55

 
695

1.7%
3.0%
36.44

 
1,972
4.8
%
5.6%
23.57

2026
 
1,340
3.3%
2.9%
18.24

 
648

1.6%
2.8%
35.41

 
1,989
4.8
%
5.7%
23.82

10 Year Total
 
20,442
49.8%
34.5%
14.05

 
13,852

33.7%
51.6%
30.99

 
34,294
83.5
%
86.1%
20.89

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Thereafter
 
6,048
14.7%
10.6%
14.61

 
727

1.8%
3.3%
37.46

 
6,777
16.5
%
13.9%
17.06

 
 
26,490
64.5%
45.1%
$
14.18

 
14,579

35.5%
54.9%
$
31.31

 
41,071
100.0
%
100.0%
$
20.26

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
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.
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg02_123116a01.jpg   35


Portfolio Summary Report By State
March 31, 2017
(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
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Palm Valley Marketplace
C
20%
AZ
Phoenix-Mesa-Scottsdale
108
22
86.0%
 
55
Safeway
$
14.48

Shops at Arizona
 
 
AZ
Phoenix-Mesa-Scottsdale
36
36
60.4%
 
$
9.93

 
 
 
 
AZ
 
143
57
70.0%
70.0%
55
 
$
12.03

200 Potrero
 
 
CA
San Francisco-Oakland-Fremont
31
31
55.1%
 
$
8.93

4S Commons Town Center
M
85%
CA
San Diego-Carlsbad-San Marcos
240
240
99.5%
 
68
Ralphs, Jimbo's...Naturally!
$
32.61

Amerige Heights Town Center
 
 
CA
Los Angeles-Long Beach-Santa Ana
89
89
98.3%
 
143
58
Albertsons, (Target)
$
28.71

Balboa Mesa Shopping Center
 
 
CA
San Diego-Carlsbad-San Marcos
207
207
100.0%
 
42
Von's Food & Drug, Kohl's
$
24.97

Bayhill Shopping Center
GRI
40%
CA
San Francisco-Oakland-Fremont
122
49
95.0%
 
32
Mollie Stone's Market
$
23.35

Blossom Valley
USAA
20%
CA
San Jose-Sunnyvale-Santa Clara
93
19
95.7%
 
34
Safeway
$
25.94

Brea Marketplace
GRI
40%
CA
Los Angeles-Long Beach-Santa Ana
352
141
99.0%
 
25
Sprout's Markets, Target
$
17.97

Circle Center West
 
 
CA
Los Angeles-Long Beach-Santa Ana
64
64
100.0%
 
$
26.90

Clayton Valley Shopping Center
 
 
CA
San Francisco-Oakland-Fremont
260
260
94.7%
 
14
Grocery Outlet, Orchard Supply Hardware
$
22.06

Corral Hollow
 
RC
25%
CA
Stockton
167
42
100.0%
 
66
Safeway, Orchard Supply & Hardware
$
16.75

Costa Verde Center
 
 
CA
San Diego-Carlsbad-San Marcos
179
179
90.1%
 
40
Bristol Farms
$
35.39

Culver Center
 
 
CA
Los Angeles-Long Beach-Santa Ana
217
217
97.1%
 
37
Ralphs, Best Buy, LA Fitness
$
29.57

Diablo Plaza
 
 
CA
San Francisco-Oakland-Fremont
63
63
100.0%
 
53
53
(Safeway)
$
38.23

East Washington Place
 
 
CA
Santa Rosa-Petaluma
203
203
100.0%
 
137
25
(Target), Dick's Sporting Goods, TJ Maxx
$
24.04

El Camino Shopping Center
 
 
CA
Los Angeles-Long Beach-Santa Ana
136
136
98.4%
 
31
Bristol Farms
$
35.21

El Cerrito Plaza
 
 
CA
San Francisco-Oakland-Fremont
256
256
94.7%
 
67
78
(Lucky's), Trader Joe's
$
28.24

El Norte Pkwy Plaza
 
 
CA
San Diego-Carlsbad-San Marcos
91
91
95.5%
 
42
Von's Food & Drug
$
17.87

Encina Grande
 
 
CA
San Francisco-Oakland-Fremont
106
106
100.0%
 
38
Whole Foods
$
30.45

Five Points Shopping Center
GRI
40%
CA
Santa Barbara-Santa Maria-Goleta
145
58
97.3%
 
35
Smart & Final
$
27.85

Folsom Prairie City Crossing
 
 
 
CA
Sacramento--Arden-Arcade--Roseville
90
90
96.7%
 
55
Safeway
$
20.50

French Valley Village Center
 
 
CA
Riverside-San Bernardino-Ontario
99
99
100.0%
 
44
Stater Bros.
$
25.58

Friars Mission Center
 
 
CA
San Diego-Carlsbad-San Marcos
147
147
100.0%
 
55
Ralphs
$
33.15

Gateway 101
 
 
CA
San Francisco-Oakland-Fremont
92
92
100.0%
 
212
(Home Depot), (Best Buy), Target, Nordstrom Rack
$
32.05

Gelson's Westlake Market Plaza
 
 
CA
Oxnard-Thousand Oaks-Ventura
85
85
100.0%
 
38
Gelson's Markets
$
23.84

Golden Hills Promenade
 
 
CA
San Luis Obispo-Paso Robles
244
244
97.5%
 
Lowe's
$
7.47

Granada Village
GRI
40%
CA
Los Angeles-Long Beach-Santa Ana
226
91
100.0%
 
24
Sprout's Markets
$
22.87

Hasley Canyon Village
USAA
20%
CA
Los Angeles-Long Beach-Santa Ana
66
13
100.0%
 
52
Ralphs
$
25.07

Heritage Plaza
 
 
CA
Los Angeles-Long Beach-Santa Ana
230
230
97.9%
 
44
Ralphs
$
34.65

Indio Towne Center
 
 
CA
Riverside-San Bernardino-Ontario
180
180
92.4%
 
236
94
(Home Depot), (WinCo), Toys R Us
$
18.36

Jefferson Square
 
 
CA
Riverside-San Bernardino-Ontario
38
38
49.3%
 
$
15.80


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg02_123116a01.jpg   36




Portfolio Summary Report By State
March 31, 2017
(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
Laguna Niguel Plaza
GRI
40%
CA
Los Angeles-Long Beach-Santa Ana
42
17
100.0%
 
39
39
(Albertsons)
$
27.39

Marina Shores
C
20%
CA
Los Angeles-Long Beach-Santa Ana
68
14
100.0%
 
26
Whole Foods
$
34.44

Mariposa Shopping Center
GRI
40%
CA
San Jose-Sunnyvale-Santa Clara
127
51
100.0%
 
43
Safeway
$
19.33

Morningside Plaza
 
 
CA
Los Angeles-Long Beach-Santa Ana
91
91
98.8%
 
43
Stater Bros.
$
22.53

Navajo Shopping Center
GRI
40%
CA
San Diego-Carlsbad-San Marcos
102
41
98.0%
 
44
Albertsons
$
13.87

Newland Center
 
 
CA
Los Angeles-Long Beach-Santa Ana
152
152
100.0%
 
58
Albertsons
$
23.24

Oak Shade Town Center
 
 
CA
Sacramento--Arden-Arcade--Roseville
104
104
99.4%
 
40
Safeway
$
20.03

Oakbrook Plaza
 
 
CA
Oxnard-Thousand Oaks-Ventura
83
83
95.4%
 
44
Gelson's Markets
$
18.29

Parnassus Heights Medical
RLP
50%
CA
San Francisco-Oakland-Fremont
146
73
99.6%
 
Central Parking System
$
37.63

Persimmon Place
 
 
CA
San Francisco-Oakland-Fremont
153
153
100.0%
 
40
Whole Foods, Nordstrom Rack
$
34.28

Plaza Escuela
 
 
CA
San Francisco-Oakland-Fremont
154
154
89.2%
 
$
45.07

Plaza Hermosa
 
 
CA
Los Angeles-Long Beach-Santa Ana
95
95
100.0%
 
37
Von's Food & Drug
$
25.64

Pleasant Hill Shopping Center
GRI
40%
CA
San Francisco-Oakland-Fremont
232
93
100.0%
 
Target, Toys "R" Us
$
24.60

Pleasanton Plaza
 
 
 
CA
San Francisco-Oakland-Fremont
163
163
93.9%
 
JCPenney
$
13.93

Point Loma Plaza
GRI
40%
CA
San Diego-Carlsbad-San Marcos
205
82
97.7%
 
50
Von's Food & Drug
$
21.90

Potrero Center
 
 
 
CA
San Francisco-Oakland-Fremont
227
227
84.2%
 
60
Safeway
$
28.27

Powell Street Plaza
 
 
CA
San Francisco-Oakland-Fremont
166
166
100.0%
 
10
Trader Joe's
$
33.01

Raley's Supermarket
C
20%
CA
Sacramento--Arden-Arcade--Roseville
63
13
100.0%
 
63
Raley's
$
12.50

Ralphs Circle Center
 
 
CA
Los Angeles-Long Beach-Santa Ana
60
60
100.0%
 
35
Ralphs
$
18.09

Rancho San Diego Village
GRI
40%
CA
San Diego-Carlsbad-San Marcos
153
61
93.1%
 
40
Smart & Final
$
21.38

Rona Plaza
 
 
CA
Los Angeles-Long Beach-Santa Ana
52
52
100.0%
 
37
Superior Super Warehouse
$
20.39

San Carlos Marketplace
 
 
CA
San Francisco-Oakland-Fremont
154
154
100.0%
 
TJ Maxx, Best Buy
$
32.81

San Leandro Plaza
 
 
CA
San Francisco-Oakland-Fremont
50
50
100.0%
 
38
38
(Safeway)
$
34.52

Seal Beach
 
C
20%
CA
Los Angeles-Long Beach-Santa Ana
97
19
97.8%
 
48
Von's Food & Drug
$
23.55

Sequoia Station
 
 
 
CA
San Francisco-Oakland-Fremont
103
103
100.0%
 
62
62
(Safeway)
$
39.66

Serramonte Shopping Center
 
 
CA
San Francisco-Oakland-Fremont
1,076
1,076
94.7%
 
Macy's, Target, Dick's Sporting Goods, JCPenney, Dave & Buster's, Nordstrom Rack
$
22.03

Shoppes at Homestead (fka Loehmanns Plaza California)
 
 
CA
San Jose-Sunnyvale-Santa Clara
113
113
100.0%
 
53
53
(Safeway)
$
22.50

Silverado Plaza
GRI
40%
CA
Napa
85
34
96.4%
 
32
Nob Hill
$
16.44

Snell & Branham Plaza
GRI
40%
CA
San Jose-Sunnyvale-Santa Clara
92
37
100.0%
 
53
Safeway
$
18.31

South Bay Village
 
 
CA
Los Angeles-Long Beach-Santa Ana
108
108
100.0%
 
30
Wal-Mart, Orchard Supply Hardware
$
19.11

Strawflower Village
 
 
CA
San Francisco-Oakland-Fremont
79
79
96.9%
 
34
Safeway
$
19.82

Talega Village Center
 
 
CA
Los Angeles-Long Beach-Santa Ana
102
102
100.0%
 
46
Ralphs
$
20.66

Tassajara Crossing
 
 
CA
San Francisco-Oakland-Fremont
146
146
95.9%
 
56
Safeway
$
23.70

The Hub Hillcrest Market (fka Uptown District)
 
 
CA
San Diego-Carlsbad-San Marcos
149
149
97.1%
 
52
Ralphs, Trader Joe's
$
36.89

The Marketplace Shopping Ctr
 
 
CA
Sacramento--Arden-Arcade--Roseville
111
111
98.0%
 
35
Safeway
$
23.45


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
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Portfolio Summary Report By State
March 31, 2017
(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
Tustin Legacy
 
 
 
CA
Los Angeles-Long Beach-Santa Ana
112
112
86.4%
 
44
Stater Bros.
$
28.82

Twin Oaks Shopping Center
 
GRI
40%
CA
Los Angeles-Long Beach-Santa Ana
98
39
95.2%
 
41
Ralphs
$
17.82

Twin Peaks
 
 
 
CA
San Diego-Carlsbad-San Marcos
208
208
97.4%
 
Target
$
19.84

Valencia Crossroads
 
 
 
CA
Los Angeles-Long Beach-Santa Ana
173
173
100.0%
 
35
Whole Foods, Kohl's
$
26.56

Village at La Floresta
 
 
 
CA
Los Angeles-Long Beach-Santa Ana
87
87
100.0%
 
37
Whole Foods
$
32.78

Von's Circle Center
 
 
 
CA
Los Angeles-Long Beach-Santa Ana
151
151
98.4%
 
45
Von's, Ross Dress for Less
$
18.15

West Park Plaza
 
 
 
CA
San Jose-Sunnyvale-Santa Clara
88
88
100.0%
 
25
Safeway
$
18.20

Westlake Village Plaza and Center
 
 
 
CA
Oxnard-Thousand Oaks-Ventura
197
197
100.0%
 
72
Von's Food & Drug and Sprouts
$
37.46

Willows Shopping Center
 
 
 
CA
San Francisco-Oakland-Fremont
253
253
95.5%
 
$
26.67

Woodman Van Nuys
 
 
 
CA
Los Angeles-Long Beach-Santa Ana
108
108
100.0%
 
78
El Super
$
15.33

Woodside Central
 
 
 
CA
San Francisco-Oakland-Fremont
81
81
100.0%
 
113
(Target)
$
24.44

Ygnacio Plaza
 
GRI
40%
CA
San Francisco-Oakland-Fremont
110
44
98.5%
 
17
Sports Basement
$
35.59

 
 
 
 
CA
 
11,286
9,524
96.7%
96.9%
1,153
2,764
 
$
25.58

Applewood Shopping Center
GRI
40%
CO
Denver-Aurora
372
149
91.5%
 
71
King Soopers, Wal-Mart
$
12.15

Arapahoe Village
GRI
40%
CO
Boulder
159
64
92.9%
 
44
Safeway
$
17.25

Belleview Square
 
 
CO
Denver-Aurora
117
117
94.5%
 
65
King Soopers
$
18.21

Boulevard Center
 
 
CO
Denver-Aurora
79
79
89.7%
 
53
53
(Safeway)
$
27.65

Buckley Square
 
 
CO
Denver-Aurora
116
116
100.0%
 
62
King Soopers
$
10.97

Centerplace of Greeley III Phase I
 
 
CO
Greeley
119
119
100.0%
 
$
11.81

Cherrywood Square
GRI
40%
CO
Denver-Aurora
97
39
97.8%
 
72
King Soopers
$
9.91

Crossroads Commons
C
20%
CO
Boulder
143
29
100.0%
 
66
Whole Foods
$
26.96

Falcon Marketplace
 
 
CO
Colorado Springs
22
22
93.8%
 
184
50
(Wal-Mart)
$
23.52

Hilltop Village
 
 
CO
Denver-Aurora
100
100
91.1%
 
66
King Soopers
$
9.43

Kent Place
 
M
50%
CO
Denver-Aurora
48
48
100.0%
 
30
King Soopers
$
19.54

Littleton Square
 
 
CO
Denver-Aurora
99
99
100.0%
 
78
King Soopers
$
10.48

Lloyd King Center
 
 
CO
Denver-Aurora
83
83
96.9%
 
61
King Soopers
$
11.83

Marketplace at Briargate
 
 
CO
Colorado Springs
29
29
100.0%
 
66
66
(King Soopers)
$
30.12

Monument Jackson Creek
 
 
CO
Colorado Springs
85
85
100.0%
 
70
King Soopers
$
11.76

Ralston Square Shopping Center
GRI
40%
CO
Denver-Aurora
83
33
100.0%
 
55
King Soopers
$
10.57

Shops at Quail Creek
 
 
CO
Denver-Aurora
38
38
92.7%
 
100
100
(King Soopers)
$
28.23

Stroh Ranch
 
 
 
CO
Denver-Aurora
93
93
98.5%
 
70
King Soopers
$
12.71

Woodmen Plaza
 
 
CO
Colorado Springs
116
116
94.1%
 
70
King Soopers
$
13.07

 
 
 
 
CO
 
1,999
1,459
96.1%
96.1%
403
1,149
 
$
14.67

22 Crescent Road
 
 
 
CT
Bridgeport-Stamford-Norwalk
8
8
70.6%
 
$
52.17

91 Danbury Road
 
 
 
CT
Bridgeport-Stamford-Norwalk
5
5
100.0%
 
$
26.32


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
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Portfolio Summary Report By State
March 31, 2017
(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
Black Rock
M
80%
CT
Bridgeport-Stamford-Norwalk
98
98
100.0%
 
$
32.21

Brick Walk
M
80%
CT
Bridgeport-Stamford-Norwalk
124
124
92.9%
 
$
44.37

Brookside Plaza
 
 
CT
Hartford-West Hartford-East Hartford
217
217
95.1%
 
60
ShopRite
$
14.59

Compo Acres Shopping Center
 
 
CT
Bridgeport-Stamford-Norwalk
43
43
93.2%
 
12
Trader Joe's
$
50.22

Copps Hill Plaza
 
 
CT
Bridgeport-Stamford-Norwalk
185
185
100.0%
 
59
Stop & Shop, Kohl's
$
14.09

Corbin's Corner
GRI
40%
CT
Hartford-West Hartford-East Hartford
186
74
90.6%
 
10
Trader Joe's, Toys "R" Us, Best Buy
$
27.09

Danbury Green
 
 
CT
Bridgeport-Stamford-Norwalk
124
124
100.0%
 
12
Trader Joe's
$
23.23

Darinor Plaza
 
 
CT
Bridgeport-Stamford-Norwalk
153
153
100.0%
 
Kohl's
$
18.75

Fairfield Center
M
80%
CT
Bridgeport-Stamford-Norwalk
94
94
97.1%
 
$
34.01

Post Road Plaza
 
 
CT
Bridgeport-Stamford-Norwalk
20
20
100.0%
 
11
Trader Joe's
$
51.32

Southbury Green
 
 
CT
Bridgeport-Stamford-Norwalk
156
156
97.5%
 
49
ShopRite
$
22.60

The Village Center
 
 
CT
Bridgeport-Stamford-Norwalk
89
89
89.8%
 
22
The Fresh Market
$
39.69

Walmart Norwalk
 
 
CT
Bridgeport-Stamford-Norwalk
142
142
100.0%
 
112
Wal-Mart
$
0.56

 
 
 
 
CT
 
1,643
1,531
96.9%
97.0%
22
 
$
23.37

Shops at The Columbia
RC
25%
DC
Washington-Arlington-Alexandria
23
6
100.0%
 
12
Trader Joe's
$
40.51

Spring Valley Shopping Center
GRI
40%
DC
Washington-Arlington-Alexandria
17
7
100.0%
 
$
91.76

 
 
 
 
DC
 
40
12
100.0%
100.0%
12
 
$
68.26

Pike Creek
 
 
 
DE
Philadelphia-Camden-Wilmington
232
232
94.9%
 
49
Acme Markets, K-Mart
$
14.32

Shoppes of Graylyn
GRI
40%
DE
Philadelphia-Camden-Wilmington
64
26
92.6%
 
$
23.73

 
 
 
 
DE
 
296
257
94.7%
94.7%
49

$
15.24

Alafaya Commons
 
 
FL
Orlando
131
131
88.8%
 
Academy Sports
$
14.65

Alafaya Village
 
 
FL
Orlando
38
38
90.3%
 
58
58
(Lucky's)
$
21.31

Anastasia Plaza
 
 
FL
Jacksonville
102
102
98.4%
 
49
Publix
$
13.23

Atlantic Village
 
 
FL
Jacksonville
105
105
97.0%
 
LA Fitness
$
15.93

Aventura Shopping Center
 
 
FL
Miami-Fort Lauderdale-Miami Beach
95
95
89.2%
 
36
Publix
$
33.76

Aventura Square
 
 
FL
Miami-Fort Lauderdale-Miami Beach
143
143
100.0%
 
Bed, Bath & Beyond
$
29.40

Banco Popular Building
 
 
FL
Miami-Fort Lauderdale-Miami Beach
33
33
64.0%
 
$
17.33

Berkshire Commons
 
 
FL
Naples-Marco Island
110
110
99.0%
 
66
Publix
$
14.02

Bird 107 Plaza
 
 
FL
Miami-Fort Lauderdale-Miami Beach
40
40
97.5%
 
$
18.43

Bird Ludlum
 
 
FL
Miami-Fort Lauderdale-Miami Beach
192
192
96.3%
 
44
Winn-Dixie
$
22.10

Bloomingdale Square
 
 
FL
Tampa-St. Petersburg-Clearwater
268
268
58.5%
 
40
Publix, Bealls
$
12.88

Bluffs Square Shoppes
 
 
FL
Miami-Fort Lauderdale-Miami Beach
124
124
93.9%
 
40
Publix
$
14.06

Boca Village Square
 
 
FL
Miami-Fort Lauderdale-Miami Beach
92
92
96.3%
 
36
Publix Greenwise
$
21.22

Boynton Lakes Plaza
 
 
FL
Miami-Fort Lauderdale-Miami Beach
110
110
97.9%
 
46
Publix
$
15.73


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg02_123116a01.jpg   39




Portfolio Summary Report By State
March 31, 2017
(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
Boynton Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
105
105
95.8%
 
54
Publix
$
18.55

Brooklyn Station on Riverside (fka Shoppes on Riverside)
 
 
FL
Jacksonville
50
50
100.0%
 
20
The Fresh Market
$
25.48

Caligo Crossing
 
 
FL
Miami-Fort Lauderdale-Miami Beach
11
11
100.0%
 
98
(Kohl's)
$
46.92

Carriage Gate
 
 
FL
Tallahassee
74
74
82.6%
 
13
Trader Joe's
$
21.30

Cashmere Corners
 
 
FL
Port St. Lucie
86
86
85.9%
 
44
Wal-Mart
$
12.80

Chapel Trail Plaza
 
 
FL
Miami-Fort Lauderdale-Miami Beach
56
56
100.0%
 
LA Fitness
$
23.92

Charlotte Square
 
 
FL
Punta Gorda
91
91
70.4%
 
44
Wal-Mart
$
10.04

Chasewood Plaza
 
 
FL
Miami-Fort Lauderdale-Miami Beach
151
151
100.0%
 
54
Publix
$
24.83

Concord Plaza Shopping Center
 
 
FL
Miami-Fort Lauderdale-Miami Beach
302
302
98.5%
 
78
Winn-Dixie, Home Depot
$
12.24

Coral Reef Shopping Center
 
 
FL
Miami-Fort Lauderdale-Miami Beach
75
75
100.0%
 
25
Aldi
$
30.11

Corkscrew Village
 
 
FL
Cape Coral-Fort Myers
82
82
98.7%
 
51
Publix
$
13.76

Country Walk Plaza
NYC
30%
FL
Miami-Fort Lauderdale-Miami Beach
101
30
93.6%
 
40
Publix
$
19.19

Countryside Shops
 
 
FL
Miami-Fort Lauderdale-Miami Beach
200
200
97.0%
 
46
Publix, Stein Mart
$
15.84

Courtyard Shopping Center
 
 
FL
Jacksonville
137
137
100.0%
 
63
63
(Publix), Target
$
3.73

Crossroads Square
 
 
FL
Miami-Fort Lauderdale-Miami Beach
82
82
100.0%
 
178
(Lowe's)
$
19.10

Fleming Island
 
 
FL
Jacksonville
132
132
99.3%
 
130
48
Publix, (Target)
$
15.36

Fountain Square
 
 
FL
Miami-Fort Lauderdale-Miami Beach
177
177
97.2%
 
140
46
Publix, (Target)
$
25.68

Ft. Caroline
 
 
FL
Jacksonville
77
77
100.0%
 
46
Winn-Dixie
$
7.36

Garden Square
 
 
FL
Miami-Fort Lauderdale-Miami Beach
90
90
100.0%
 
42
Publix
$
16.94

Glengary Shoppes
 
 
FL
North Port-Sarasota-Bradenton
93
93
90.6%
 
Best Buy
$
21.52

Grande Oak
 
 
FL
Cape Coral-Fort Myers
79
79
98.2%
 
54
Publix
$
15.35

Greenwood Shopping Centre
 
 
FL
Miami-Fort Lauderdale-Miami Beach
133
133
92.5%
 
50
Publix
$
14.75

Hammocks Town Center
 
 
FL
Miami-Fort Lauderdale-Miami Beach
184
184
99.6%
 
86
40
Publix, Metro-Dade Public Library, (Kendall Ice Arena)
$
16.20

Hibernia Pavilion
 
 
FL
Jacksonville
51
51
89.6%
 
39
Publix
$
15.83

Homestead McDonald's
 
 
FL
Miami-Fort Lauderdale-Miami Beach
4
4
100.0%
 
$
27.74

John's Creek Center
C
20%
FL
Jacksonville
75
15
100.0%
 
45
Publix
$
14.65

Julington Village
C
20%
FL
Jacksonville
82
16
98.0%
 
51
Publix
$
15.48

Kirkman Shoppes
 
 
FL
Orlando
115
115
94.3%
 
LA Fitness
$
22.61

Lake Mary Centre
 
 
FL
Orlando
360
360
92.7%
 
25
Academy Sports, Hobby Lobby, LA Fitness
$
14.92

Lantana Village Square
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
17
17
100.0%
 
$
17.78

Magnolia Shoppes
 
 
FL
Miami-Fort Lauderdale-Miami Beach
114
114
100.0%
 
Regal Cinemas
$
16.62

Mandarin Landing
 
 
FL
Jacksonville
140
140
92.4%
 
50
Whole Foods
$
17.57

Marketplace Shopping Center
 
 
FL
Tampa-St. Petersburg-Clearwater
90
90
89.4%
 
LA Fitness
$
19.32

Millhopper Shopping Center
 
 
FL
Gainesville
83
83
93.1%
 
46
Publix
$
16.87

Naples Walk Shopping Center
 
 
FL
Naples-Marco Island
125
125
93.9%
 
51
Publix
$
15.99


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
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Portfolio Summary Report By State
March 31, 2017
(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
Newberry Square
 
 
FL
Gainesville
181
181
85.6%
 
40
Publix, K-Mart
$
7.27

Nocatee Town Center
 
 
 
FL
Jacksonville
107
107
93.0%
 
54
Publix
$
18.23

Northgate Square
 
 
 
FL
Tampa-St. Petersburg-Clearwater
75
75
98.2%
 
48
Publix
$
14.15

Oakleaf Commons
 
 
 
FL
Jacksonville
74
74
90.5%
 
46
Publix
$
14.17

Ocala Corners
 
 
 
FL
Tallahassee
87
87
100.0%
 
61
Publix
$
14.56

Old Kings Commons
 
 
 
FL
Palm Coast
85
85
99.0%
 
$
10.22

Old St Augustine Plaza
 
 
 
FL
Jacksonville
256
256
100.0%
 
52
Publix, Burlington Coat Factory, Hobby Lobby
$
9.77

Pablo Plaza
 
 
 
FL
Jacksonville
153
153
86.2%
 
$
13.79

Pavillion
 
 
 
FL
Naples-Marco Island
168
168
91.2%
 
LA Fitness
$
19.86

Pebblebrook Plaza
 
O
50%
FL
Naples-Marco Island
77
38
100.0%
 
61
Publix
$
14.58

Pine Island
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
255
255
94.6%
 
40
Publix, Burlington Coat Factory
$
13.96

Pine Ridge Square
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
118
118
98.3%
 
17
The Fresh Market
$
17.25

Pine Tree Plaza
 
 
 
FL
Jacksonville
63
63
90.7%
 
38
Publix
$
13.62

Pinecrest Place
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
70
70
70.1%
 
173
46
Whole Foods, (Target)
$
32.16

Plaza Venezia
 
C
20%
FL
Orlando
203
41
98.1%
 
51
Publix
$
25.27

Point Royale Shopping Center
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
182
182
90.5%
 
45
Winn-Dixie, Burlington Coat Factory
$
14.45

Prosperity Centre
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
124
124
100.0%
 
Bed, Bath & Beyond
$
21.23

Regency Square
 
 
 
FL
Tampa-St. Petersburg-Clearwater
352
352
95.9%
 
66
AMC Theater, Michaels, (Best Buy), (Macdill)
$
16.82

Ridge Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
155
155
99.2%
 
$
13.95

Ryanwood Square
 
 
 
FL
Sebastian-Vero Beach
115
115
93.1%
 
40
Publix
$
11.86

Salerno Village
 
 
 
FL
Port St. Lucie
5
5
100.0%
 
$
14.38

Sawgrass Promenade
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
107
107
93.2%
 
36
Publix
$
12.26

Seminole Shoppes
 
O
50%
FL
Jacksonville
77
38
100.0%
 
54
Publix
$
22.06

Sheridan Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
506
506
98.7%
 
66
Publix, Kohl's, LA Fitness
$
17.99

Shoppes @ 104
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
108
108
98.7%
 
46
Winn-Dixie
$
17.20

Shoppes at Bartram Park
 
O
50%
FL
Jacksonville
130
65
100.0%
 
97
45
Publix, (Kohl's)
$
19.38

Shoppes at Lago Mar
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
83
83
98.7%
 
42
Publix
$
14.57

Shoppes at Sunlake Centre
 
 
 
FL
Tampa-St. Petersburg-Clearwater
98
98
94.8%
 
46
Publix
$
20.19

Shoppes of Jonathan's Landing
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
27
27
100.0%
 
54
54
(Publix)
$
23.54

Shoppes of Oakbrook
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
200
200
99.3%
 
44
Publix, Stein Mart
$
16.14

Shoppes of Silver Lakes
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
127
127
96.6%
 
48
Publix
$
18.22

Shoppes of Sunset
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
22
22
70.6%
 
$
23.01

Shoppes of Sunset II
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
28
28
65.7%
 
$
21.40

Shops at John's Creek
 
 
 
FL
Jacksonville
15
15
100.0%
 
$
20.78

Shops at Skylake
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
287
287
99.0%
 
51
Publix, LA Fitness
$
21.60


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
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Portfolio Summary Report By State
March 31, 2017
(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
South Beach Regional
 
 
 
FL
Jacksonville
308
308
98.1%
 
13
Trader Joe's, Home Depot, Steain Mart
$
14.51

South Point
 
 
 
FL
Sebastian-Vero Beach
65
65
91.9%
 
45
Publix
$
16.43

Starke
 
 
 
FL
Other
13
13
100.0%
 
$
25.56

Summerlin Square
 
 
 
FL
Tampa-St. Petersburg-Clearwater
11
11
50.2%
 
$
21.73

Suncoast Crossing
 
 
 
FL
Tampa-St. Petersburg-Clearwater
118
118
93.2%
 
143
Kohl's, (Target)
$
6.27

Tamarac Town Square
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
125
125
89.4%
 
38
Publix
$
12.29

The Grove
 
NYC
30%
FL
Orlando
152
46
100.0%
 
52
Publix, LA Fitness
$
20.27

The Plaza at St. Lucie West
 
 
 
FL
Port St. Lucie
27
27
100.0%
 
$
22.08

Town and Country
 
 
 
FL
Orlando
75
75
97.9%
 
Ross Dress for Less
$
9.68

Town Square
 
 
 
FL
Tampa-St. Petersburg-Clearwater
44
44
100.0%
 
$
29.84

Treasure Coast Plaza
 
 
 
FL
Sebastian-Vero Beach
134
134
92.9%
 
59
Publix
$
14.36

Unigold Shopping Center
 
 
 
FL
Orlando
114
114
93.3%
 
53
Winn-Dixie
$
12.56

University Commons
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
180
180
100.0%
 
51
Whole Foods, Nordstrom Rack
$
31.24

Veranda Shoppes
 
NYC
30%
FL
Miami-Fort Lauderdale-Miami Beach
45
13
94.1%
 
29
Publix
$
25.82

Village Center
 
 
 
FL
Tampa-St. Petersburg-Clearwater
187
187
99.9%
 
36
Publix
$
19.27

Waterstone Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
61
61
100.0%
 
46
Publix
$
15.96

Welleby Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
110
110
92.4%
 
47
Publix
$
12.68

Wellington Town Square
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
107
107
94.0%
 
45
Publix
$
22.26

West Bird Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
100
100
100.0%
 
38
Publix
$
16.98

West Lake Shopping Center
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
101
101
96.0%
 
46
Winn-Dixie
$
18.18

Westchase
 
 
 
FL
Tampa-St. Petersburg-Clearwater
79
79
98.5%
 
51
Publix
$
15.49

Westport Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
47
47
96.5%
 
28
Publix
$
19.64

Willa Springs
 
USAA
20%
FL
Orlando
90
18
100.0%
 
44
Publix
$
20.01

Young Circle Shopping Center
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
65
65
95.5%
 
23
Publix
$
15.51

 
 
 
 
FL
 
12,481
11,772
94.6%
94.8%
1,285
3,494
 
$
16.97

Ashford Place
 
 
GA
Atlanta-Sandy Springs-Marietta
53
53
100.0%
 
$
21.02

Briarcliff La Vista
 
 
GA
Atlanta-Sandy Springs-Marietta
39
39
100.0%
 
$
20.24

Briarcliff Village
 
 
GA
Atlanta-Sandy Springs-Marietta
190
190
98.4%
 
43
Publix
$
16.03

Bridgemill Market
 
 
GA
Atlanta-Sandy Springs-Marietta
89
89
91.0%
 
38
Publix
$
16.67

Brighten Park (fka Loehmanns Plaza Georgia)
 
 
GA
Atlanta-Sandy Springs-Marietta
138
138
97.1%
 
25
The Fresh Market
$
24.50

Buckhead Court
 
 
GA
Atlanta-Sandy Springs-Marietta
48
48
100.0%
 
$
21.98

Buckhead Station
 
 
GA
Atlanta-Sandy Springs-Marietta
234
234
100.0%
 
Nordstrom Rack, TJ Maxx, Bed, Bath & Beyond
$
23.84

Cambridge Square
 
 
GA
Atlanta-Sandy Springs-Marietta
71
71
100.0%
 
41
Kroger
$
14.99

Chastain Square
 
 
GA
Atlanta-Sandy Springs-Marietta
92
92
97.1%
 
37
Publix
$
20.84

Cornerstone Square
 
 
GA
Atlanta-Sandy Springs-Marietta
80
80
87.6%
 
18
Aldi
$
16.56


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg02_123116a01.jpg   42




Portfolio Summary Report By State
March 31, 2017
(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
Delk Spectrum
 
 
GA
Atlanta-Sandy Springs-Marietta
99
99
93.8%
 
45
Publix
$
14.90

Dunwoody Hall
USAA
20%
GA
Atlanta-Sandy Springs-Marietta
86
17
98.5%
 
44
Publix
$
17.64

Dunwoody Village
 
 
GA
Atlanta-Sandy Springs-Marietta
121
121
92.8%
 
18
The Fresh Market
$
18.77

Howell Mill Village
 
 
GA
Atlanta-Sandy Springs-Marietta
92
92
100.0%
 
31
Publix
$
21.74

McAlpin Square
 
 
GA
Savannah
174
174
96.7%
 
44
Kroger
$
9.29

Paces Ferry Plaza
 
 
GA
Atlanta-Sandy Springs-Marietta
95
95
72.8%
 
$
33.67

Piedmont Peachtree Crossing
 
 
GA
Atlanta-Sandy Springs-Marietta
152
152
97.5%
 
56
Kroger
$
20.34

Powers Ferry Square
 
 
GA
Atlanta-Sandy Springs-Marietta
101
101
74.3%
 
$
33.02

Powers Ferry Village
 
 
GA
Atlanta-Sandy Springs-Marietta
79
79
100.0%
 
48
Publix
$
13.58

Russell Ridge
 
 
GA
Atlanta-Sandy Springs-Marietta
101
101
98.6%
 
63
Kroger
$
12.85

Sandy Springs
 
 
GA
Atlanta-Sandy Springs-Marietta
116
116
88.6%
 
12
Trader Joe's
$
21.95

The Shops at Hampton Oaks
 
 
GA
Atlanta-Sandy Springs-Marietta
21
21
48.6%
 
$
11.55

Williamsburg at Dunwoody
 
 
GA
Atlanta-Sandy Springs-Marietta
45
45
72.4%
 
$
24.59

 
 
 
 
GA
 
2,317
2,248
93.7%
93.7%
564

$
19.45

Civic Center Plaza
GRI
40%
IL
Chicago-Naperville-Joliet
265
106
97.7%
 
87
Super H Mart, Home Depot
$
11.22

Clybourn Commons
 
 
IL
Chicago-Naperville-Joliet
32
32
100.0%
 
$
36.95

Glen Oak Plaza
 
 
IL
Chicago-Naperville-Joliet
63
63
95.2%
 
12
Trader Joe's
$
23.59

Hinsdale
 
 
 
IL
Chicago-Naperville-Joliet
179
179
97.8%
 
57
Whole Foods
$
15.11

Riverside Sq & River's Edge
GRI
40%
IL
Chicago-Naperville-Joliet
169
68
91.1%
 
74
Mariano's Fresh Market
$
16.05

Roscoe Square
GRI
40%
IL
Chicago-Naperville-Joliet
140
56
100.0%
 
51
Mariano's Fresh Market
$
20.51

Stonebrook Plaza Shopping Center
GRI
40%
IL
Chicago-Naperville-Joliet
96
38
90.8%
 
63
Jewel-Osco
$
11.89

Westchester Commons (fka Westbrook Commons)
 
 
IL
Chicago-Naperville-Joliet
139
139
97.6%
 
51
Mariano's Fresh Market
$
17.86

Willow Festival
 
 
IL
Chicago-Naperville-Joliet
404
404
100.0%
 
60
Whole Foods, Lowe's
$
17.00

 
 
 
 
IL
 
1,487
1,085
97.9%
97.9%
456

$
17.18

Shops on Main
M
92%
IN
Chicago-Naperville-Joliet
254
254
97.9%
 
40
Whole Foods, Gordmans
$
15.12

Willow Lake Shopping Center
GRI
40%
IN
Indianapolis
86
34
100.0%
 
64
64
(Kroger)
$
16.88

Willow Lake West Shopping Center
GRI
40%
IN
Indianapolis
53
21
100.0%
 
12
Trader Joe's
$
25.18

 
 
 
 
IN
 
393
310
98.3%
98.3%
64
116
 
$
16.01

Ambassador Row
 
 
 
LA
Lafayette
195
195
93.5%
 
$
11.90

Ambassador Row Courtyards
 
 
 
LA
Lafayette
150
150
68.0%
 
$
11.00

Bluebonnet Village
 
 
 
LA
Baton Rouge
102
102
95.8%
 
33
Matherne's Supermarket
$
12.94

Elmwood Oaks Shopping Center
 
 
 
LA
New Orleans-Metarie
136
136
100.0%
 
Academy Sports
$
10.19

Siegen Village
 
 
 
LA
Baton Rouge
170
170
98.4%
 
$
10.95

 
 
 
 
LA
 
753
753
91.0%
91.0%
 
 
 
$
11.34


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg02_123116a01.jpg   43




Portfolio Summary Report By State
March 31, 2017
(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
Fellsway Plaza
M
75%
MA
Boston-Cambridge-Quincy
155
155
100.0%
 
61
Stop & Shop
$
23.10

Northborough Crossing
NYC
30%
MA
Boston-Cambridge-Quincy
646
194
95.7%
 
139
Wegmans, BJ's Wholesale Club, Kohl's, Toys 'R Us, Dick's Sporting Goods
$
14.04

Old Connecticut Path
NYC
30%
MA
Boston-Cambridge-Quincy
80
24
100.0%
 
66
Stop & Shop
$
21.17

Shaw's at Plymouth
 
 
MA
Boston-Cambridge-Quincy
60
60
100.0%
 
60
Shaw's
$
17.58

Shops at Saugus
 
 
MA
Boston-Cambridge-Quincy
87
87
100.0%
 
11
Trader Joe's
$
28.56

Star's at Cambridge
 
 
MA
Boston-Cambridge-Quincy
66
66
100.0%
 
66
Star Market
$
37.44

Star's at Quincy
 
 
MA
Boston-Cambridge-Quincy
101
101
100.0%
 
101
Star Market
$
21.48

Star's at West Roxbury
 
 
MA
Boston-Cambridge-Quincy
76
76
100.0%
 
55
Star Market
$
24.68

The Collection at Harvard Square
 
 
MA
Boston-Cambridge-Quincy
41
41
87.9%
 
$
60.60

Twin City Plaza
 
 
MA
Boston-Cambridge-Quincy
274
274
95.3%
 
63
Shaw's, Marshall's
$
18.17

Whole Foods at Swampscott
 
 
MA
Boston-Cambridge-Quincy
36
36
100.0%
 
36
Whole Foods
$
24.95

 
 
 
 
MA
 
1,621
1,113
97.7%
97.7%
657
 
$
22.62

Burnt Mills
 
C
20%
MD
Washington-Arlington-Alexandria
31
6
100.0%
 
9
Trader Joe's
$
38.39

Cloppers Mill Village
 
GRI
40%
MD
Washington-Arlington-Alexandria
137
55
93.9%
 
70
Shoppers Food Warehouse
$
17.53

Festival at Woodholme
GRI
40%
MD
Baltimore-Towson
81
32
95.4%
 
10
Trader Joe's
$
38.13

Firstfield Shopping Center
GRI
40%
MD
Washington-Arlington-Alexandria
22
9
95.5%
 
$
38.18

King Farm Village Center
RC
25%
MD
Washington-Arlington-Alexandria
118
30
96.1%
 
54
Safeway
$
26.21

Parkville Shopping Center
GRI
40%
MD
Baltimore-Towson
163
65
85.2%
 
41
Giant Food
$
17.35

Southside Marketplace
GRI
40%
MD
Baltimore-Towson
125
50
96.0%
 
44
Shoppers Food Warehouse
$
19.99

Takoma Park
 
GRI
40%
MD
Washington-Arlington-Alexandria
104
42
100.0%
 
64
Shoppers Food Warehouse
$
13.31

Valley Centre
 
GRI
40%
MD
Baltimore-Towson
220
88
97.0%
 
18
Aldi, TJ Maxx
$
16.12

Village at Lee Airpark
 
 
 
MD
Baltimore-Towson
117
117
97.9%
 
75
63
Giant Food, (Sunrise)
$
28.20

Watkins Park Plaza
 
GRI
40%
MD
Washington-Arlington-Alexandria
111
45
100.0%
 
LA Fitness
$
25.50

Westwood - Manor Care
 
 
MD
Washington-Arlington-Alexandria
41
41
—%
 
$

Westwood Shopping Center
 
 
MD
Washington-Arlington-Alexandria
226
226
92.0%
 
55
Giant Food
$
29.28

Westwood Towers
 
 
MD
Washington-Arlington-Alexandria
211
211
100.0%
 
Housing Opportunities
$
9.65

Woodmoor Shopping Center
GRI
40%
MD
Washington-Arlington-Alexandria
69
28
98.1%
 
$
29.78

 
 
 
 
MD
 
1,777
1,044
92.1%
94.7%
75
428
 
$
21.35

Fenton Marketplace
 
 
MI
Flint
97
97
97.1%
 
Family Farm & Home
$
7.88

 
 
 
 
MI
 
97
97
97.1%
97.1%

$
7.88

Apple Valley Square
RC
25%
MN
Minneapolis-St. Paul-Bloomington
185
46
99.0%
 
87
62
Rainbow Foods, Jo-Ann Fabrics, (Burlington Coat Factory)
$
12.63

Calhoun Commons
 
RC
25%
MN
Minneapolis-St. Paul-Bloomington
66
17
100.0%
 
50
Whole Foods
$
24.34

Colonial Square
 
GRI
40%
MN
Minneapolis-St. Paul-Bloomington
93
37
94.8%
 
44
Lund's
$
22.26

Rockford Road Plaza
GRI
40%
MN
Minneapolis-St. Paul-Bloomington
204
82
100.0%
 
Kohl's
$
12.59

Rockridge Center
C
20%
MN
Minneapolis-St. Paul-Bloomington
125
25
96.0%
 
89
Cub Foods
$
13.19


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg02_123116a01.jpg   44




Portfolio Summary Report By State
March 31, 2017
(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
 
 
 
 
MN
 
674
207
98.4%
98.4%
87
245

$
15.31

Brentwood Plaza
 
 
MO
St. Louis
60
60
100.0%
 
52
Schnucks
$
10.50

Bridgeton
 
 
MO
St. Louis
71
71
100.0%
 
130
63
Schnucks, (Home Depot)
$
12.07

Dardenne Crossing
 
 
MO
St. Louis
67
67
100.0%
 
63
Schnucks
$
10.85

Kirkwood Commons
 
 
MO
St. Louis
210
210
100.0%
 
258
Wal-Mart, (Target), (Lowe's)
$
10.05

 
 
 
 
MO
 
408
408
100.0%
100.0%
388
179
 
$
10.60

Cameron Village
C
30%
NC
Raleigh-Cary
558
167
91.9%
 
87
Harris Teeter, The Fresh Market
$
21.89

Carmel Commons
 
 
NC
Charlotte-Gastonia-Concord
133
133
99.2%
 
14
The Fresh Market
$
19.75

Cochran Commons
C
20%
NC
Charlotte-Gastonia-Concord
66
13
98.2%
 
42
Harris Teeter
$
16.33

Colonnade Center
 
 
NC
Raleigh-Cary
58
58
100.0%
 
40
Whole Foods
$
27.19

Glenwood Village
 
 
NC
Raleigh-Cary
43
43
100.0%
 
28
Harris Teeter
$
15.43

Harris Crossing
 
 
NC
Raleigh-Cary
65
65
92.9%
 
53
Harris Teeter
$
8.54

Holly Park
 
M
99%
NC
Raleigh-Cary
160
160
92.5%
 
12
Trader Joe's
$
14.92

Lake Pine Plaza
 
 
NC
Raleigh-Cary
88
88
100.0%
 
58
Kroger
$
12.42

Maynard Crossing
USAA
20%
NC
Raleigh-Cary
123
25
95.6%
 
56
Kroger
$
14.72

Phillips Place
 
O
50%
NC
Charlotte-Gastonia-Concord
133
67
94.6%
 
Dean & Deluca
$
33.15

Providence Commons
RC
25%
NC
Charlotte-Gastonia-Concord
74
19
100.0%
 
50
Harris Teeter
$
18.22

Shops at Erwin Mill (fka Erwin Square)
M
55%
NC
Durham-Chapel Hill
87
87
100.0%
 
53
Harris Teeter
$
17.43

Shoppes of Kildaire
GRI
40%
NC
Raleigh-Cary
145
58
98.6%
 
19
Trader Joe's
$
18.18

Southpoint Crossing
 
 
NC
Durham-Chapel Hill
103
103
95.3%
 
59
Kroger
$
15.65

Sutton Square
C
20%
NC
Raleigh-Cary
101
20
98.7%
 
24
The Fresh Market
$
18.74

Village Plaza
 
C
20%
NC
Durham-Chapel Hill
75
15
98.8%
 
42
Whole Foods
$
16.56

Willow Oaks
 
 
 
NC
Charlotte-Gastonia-Concord
69
69
94.9%
 
49
Publix
$
16.80

Woodcroft Shopping Center
 
 
NC
Durham-Chapel Hill
90
90
97.1%
 
41
Food Lion
$
13.61

 
 
 
 
NC
 
2,170
1,278
96.2%
96.2%
727
 
$
17.93

Chimney Rock
 
 
 
NJ
New York-Northern New Jersey-Long Island
218
218
79.0%
 
50
Whole Foods, Nordstrom Rack
$
32.07

Haddon Commons
 
GRI
40%
NJ
Philadelphia-Camden-Wilmington
54
22
100.0%
 
34
Acme Markets
$
13.67

Plaza Square
 
GRI
40%
NJ
New York-Northern New Jersey-Long Island
104
42
100.0%
 
60
Shop Rite
$
22.51

Riverfront Plaza
NYC
30%
NJ
New York-Northern New Jersey-Long Island
129
39
97.4%
 
70
ShopRite
$
24.04

 
 
 
 
NJ
 
505
320
85.4%
99.0%
130
 
$
28.05

101 7th Avenue
 
 
 
NY
New York-Northern New Jersey-Long Island
57
57
100.0%
 
 
Barney's New York
$
79.13

1175 Third Avenue
 
 
 
NY
New York-Northern New Jersey-Long Island
25
25
100.0%
 
 
25
The Food Emporium
$
106.86


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg02_123116a01.jpg   45




Portfolio Summary Report By State
March 31, 2017
(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
1225-1239 Second Ave
 
 
 
NY
New York-Northern New Jersey-Long Island
18
18
100.0%
 
 
$
114.72

90 - 30 Metropolitan Avenue
 
 
 
NY
New York-Northern New Jersey-Long Island
60
60
100.0%
 
 
11
Trader Joe's
$
30.09

Broadway Plaza
 
 
 
NY
New York-Northern New Jersey-Long Island
147
147
89.0%
 
 
18
Aldi
$
37.17

Clocktower Plaza Shopping Ctr
 
 
 
NY
New York-Northern New Jersey-Long Island
79
79
93.6%
 
 
63
Stop & Shop
$
47.69

Gallery At Westbury Plaza
 
 
 
NY
New York-Northern New Jersey-Long Island
312
312
99.5%
 
 
13
Trader Joe's, Nordstrom Rack
$
46.02

Garden City Park
 
 
 
NY
New York-Northern New Jersey-Long Island
105
105
98.1%
 
 
52
King Kullen
$
19.86

Lake Grove Commons
 
GRI
40%
NY
New York-Northern New Jersey-Long Island
141
57
100.0%
 
 
48
Whole Foods, LA Fitness
$
32.78

Westbury Plaza
 
 
NY
New York-Northern New Jersey-Long Island
394
394
100.0%
 
 
110
Wal-Mart, Costco, Marshalls, Total Wine and More
$
24.16

 
 
 
 
NY
 
1,339
1,254
98.0%
98.0%
339
 
$
38.44

Cherry Grove
 
 
 
OH
Cincinnati-Middletown
196
196
92.3%
 
66
Kroger
$
12.00

East Pointe
 
 
 
OH
Columbus
107
107
98.7%
 
59
Kroger
$
9.84

Hyde Park
 
 
 
OH
Cincinnati-Middletown
397
397
99.7%
 
169
Kroger, Remke Markets
$
15.73

Kroger New Albany Center
M
50%
OH
Columbus
93
93
100.0%
 
65
Kroger
$
12.01

Maxtown Road (Northgate)
 
 
OH
Columbus
105
105
100.0%
 
90
62
Kroger, (Home Depot)
$
8.43

Red Bank Village
 
 
OH
Cincinnati-Middletown
164
164
100.0%
 
Wal-Mart
$
6.55

Regency Commons
 
 
OH
Cincinnati-Middletown
34
34
100.0%
 
$
24.05

Westchester Plaza
 
 
OH
Cincinnati-Middletown
88
88
95.9%
 
67
Kroger
$
9.48

 
 
 
 
OH
 
1,184
1,184
98.2%
98.2%
90
489
 
$
12.11

Corvallis Market Center
 
 
OR
Corvallis
85
85
100.0%
 
12
Trader Joe's
$
20.15

Greenway Town Center
GRI
40%
OR
Portland-Vancouver-Beaverton
93
37
94.7%
 
38
Whole Foods
$
13.68

Murrayhill Marketplace
 
 
OR
Portland-Vancouver-Beaverton
150
150
84.3%
 
41
Safeway
$
16.73

Northgate Marketplace
 
 
OR
Medford
81
81
100.0%
 
13
Trader Joe's
$
21.68

Northgate Marketplace Ph II
 
 
OR
Medford
177
177
90.9%
 
 Dick's Sporting Goods
$
14.68

Sherwood Crossroads
 
 
OR
Portland-Vancouver-Beaverton
88
88
95.5%
 
55
Safeway
$
11.07

Tanasbourne Market
 
 
OR
Portland-Vancouver-Beaverton
71
71
100.0%
 
57
Whole Foods
$
27.53

Walker Center
 
 
OR
Portland-Vancouver-Beaverton
90
90
92.4%
 
Bed, Bath & Beyond
$
20.41

 
 
 
 
OR
 
835
779
93.3%
94.0%
215
 
$
17.90

Allen Street Shopping Center
GRI
40%
PA
Allentown-Bethlehem-Easton
46
18
100.0%
 
22
Ahart's Market
$
14.52

City Avenue Shopping Center
GRI
40%
PA
Philadelphia-Camden-Wilmington
162
65
89.7%
 
Ross Dress for Less
$
19.47

Gateway Shopping Center
 
 
PA
Philadelphia-Camden-Wilmington
221
221
92.4%
 
11
Trader Joe's
$
29.70


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg02_123116a01.jpg   46




Portfolio Summary Report By State
March 31, 2017
(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
Hershey
 
 
 
PA
Harrisburg-Carlisle
6
6
100.0%
 
$
28.00

Lower Nazareth Commons
 
 
PA
Allentown-Bethlehem-Easton
90
90
96.0%
 
244
111
(Wegmans), (Target)
$
24.59

Mercer Square Shopping Center
GRI
40%
PA
Philadelphia-Camden-Wilmington
91
37
100.0%
 
51
Weis Markets
$
23.15

Newtown Square Shopping Center
GRI
40%
PA
Philadelphia-Camden-Wilmington
143
57
85.3%
 
56
Acme Markets
$
18.01

Stefko Boulevard Shopping Center
GRI
40%
PA
Allentown-Bethlehem-Easton
134
54
94.0%
 
73
Valley Farm Market
$
7.91

Warwick Square Shopping Center
GRI
40%
PA
Philadelphia-Camden-Wilmington
90
36
95.1%
 
51
Giant Food
$
20.80

 
 
 
 
PA
 
983
584
93.1%
93.1%
244
375

$
23.26

Merchants Village
GRI
40%
SC
Charleston-North Charleston
80
32
100.0%
 
38
Publix
$
15.76

 
 
 
 
SC
 
80
32
100.0%
100.0%
38
 
$
15.76

Harpeth Village Fieldstone
 
 
TN
Nashville-Davidson--Murfreesboro
70
70
100.0%
 
55
Publix
$
14.68

Northlake Village
 
 
TN
Nashville-Davidson--Murfreesboro
138
138
91.5%
 
75
Kroger
$
13.27

Peartree Village
 
 
TN
Nashville-Davidson--Murfreesboro
110
110
100.0%
 
61
Harris Teeter
$
18.32

 
 
 
 
TN
 
317
317
96.3%
96.3%
191
 
$
15.38

Alden Bridge
 
USAA
20%
TX
Houston-Baytown-Sugar Land
139
28
100.0%
 
68
Kroger
$
19.73

Bethany Park Place
USAA
20%
TX
Dallas-Fort Worth-Arlington
99
20
100.0%
 
83
Kroger
$
11.64

CityLine Market
 
 
TX
Dallas-Fort Worth-Arlington
81
81
100.0%
 
40
Whole Foods
$
26.81

CityLine Market Phase II
 
 
TX
Dallas-Fort Worth-Arlington
22
22
100.0%
 
$
25.88

Cochran's Crossing
 
 
TX
Houston-Baytown-Sugar Land
138
138
96.5%
 
63
Kroger
$
18.06

Hancock
 
 
 
TX
Austin-Round Rock
410
410
98.0%
 
90
H.E.B., Sears
$
14.86

Hickory Creek Plaza
 
 
TX
Dallas-Fort Worth-Arlington
28
28
100.0%
 
81
81
(Kroger)
$
25.51

Hillcrest Village
 
 
TX
Dallas-Fort Worth-Arlington
15
15
100.0%
 
$
46.12

Indian Springs Center
 
 
TX
Houston-Baytown-Sugar Land
137
137
100.0%
 
79
H.E.B.
$
23.81

Keller Town Center
 
 
TX
Dallas-Fort Worth-Arlington
120
120
96.9%
 
64
Tom Thumb
$
15.33

Lebanon/Legacy Center
 
 
TX
Dallas-Fort Worth-Arlington
56
56
97.3%
 
63
63
(Wal-Mart)
$
23.94

Market at Preston Forest
 
 
TX
Dallas-Fort Worth-Arlington
96
96
100.0%
 
64
Tom Thumb
$
20.36

Market at Round Rock
 
 
TX
Austin-Round Rock
123
123
100.0%
 
30
Sprout's Markets
$
17.83

Market at Springwoods Village
M
53%
TX
Houston-Baytown-Sugar Land
167
167
82.3%
 
100
Kroger
$
11.32

Mockingbird Common
 
 
 
TX
Dallas-Fort Worth-Arlington
120
120
97.9%
 
49
Tom Thumb
$
17.17

North Hills
 
 
TX
Austin-Round Rock
144
144
97.8%
 
60
H.E.B.
$
22.04

Panther Creek
 
 
 
TX
Houston-Baytown-Sugar Land
166
166
89.6%
 
66
Randall's Food
$
19.79

Prestonbrook
 
 
 
TX
Dallas-Fort Worth-Arlington
92
92
100.0%
 
64
Kroger
$
14.07

Preston Oaks
 
 
TX
Dallas-Fort Worth-Arlington
104
104
99.5%
 
30
H.E.B. Central Market
$
30.63

Shiloh Springs
USAA
20%
TX
Dallas-Fort Worth-Arlington
110
22
91.1%
 
61
Kroger
$
14.17

Shops at Mira Vista
 
 
TX
Austin-Round Rock
68
68
100.0%
 
15
Trader Joe's
$
21.69

Southpark at Cinco Ranch
 
 
TX
Houston-Baytown-Sugar Land
265
265
100.0%
 
101
Kroger, Academy Sports
$
13.25


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Portfolio Summary Report By State
March 31, 2017
(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
Sterling Ridge
 
 
TX
Houston-Baytown-Sugar Land
129
129
100.0%
 
63
Kroger
$
20.46

Sweetwater Plaza
C
20%
TX
Houston-Baytown-Sugar Land
134
27
97.5%
 
65
Kroger
$
16.99

Tech Ridge Center
 
 
TX
Austin-Round Rock
185
185
97.4%
 
84
H.E.B.
$
23.10

The Village at Riverstone
 
 
TX
Houston-Baytown-Sugar Land
165
165
72.3%
 
100
Kroger
$
9.97

Weslayan Plaza East
GRI
40%
TX
Houston-Baytown-Sugar Land
168
67
100.0%
 
Berings
$
19.76

Weslayan Plaza West
GRI
40%
TX
Houston-Baytown-Sugar Land
186
74
98.9%
 
52
Randall's Food
$
19.21

Westwood Village
 
 
TX
Houston-Baytown-Sugar Land
184
184
96.7%
 
127
(Target)
$
18.46

Woodway Collection
GRI
40%
TX
Houston-Baytown-Sugar Land
97
39
97.2%
 
45
Whole Foods
$
27.54

 
 
 
 
TX
 
3,947
3,291
96.0%
98.1%
271
1,682
 
$
18.59

Ashburn Farm Market Center
 
 
VA
Washington-Arlington-Alexandria
92
92
100.0%
 
49
Giant Food
$
25.86

Ashburn Farm Village Center
GRI
40%
VA
Washington-Arlington-Alexandria
89
36
97.3%
 
57
Shoppers Food Warehouse
$
13.99

Belmont Chase
 
 
VA
Washington-Arlington-Alexandria
91
91
100.0%
 
40
Whole Foods
$
30.34

Braemar Shopping Center
RC
25%
VA
Washington-Arlington-Alexandria
96
24
97.9%
 
58
Safeway
$
21.63

Centre Ridge Marketplace
GRI
40%
VA
Washington-Arlington-Alexandria
104
42
92.1%
 
55
Shoppers Food Warehouse
$
18.76

Culpeper Colonnade
 
 
VA
Culpeper
171
171
98.8%
 
127
70
Martin's, Dick's Sporting Goods, (Target)
$
15.13

Fairfax Shopping Center
 
 
VA
Washington-Arlington-Alexandria
68
68
58.2%
 
$
6.79

Festival at Manchester Lakes
GRI
40%
VA
Washington-Arlington-Alexandria
169
67
98.6%
 
65
Shoppers Food Warehouse
$
26.55

Fox Mill Shopping Center
GRI
40%
VA
Washington-Arlington-Alexandria
103
41
100.0%
 
50
Giant Food
$
23.43

Gayton Crossing
GRI
40%
VA
Richmond
158
63
62.3%
 
55
38
Martin's, (Kroger)
$
17.38

Greenbriar Town Center
GRI
40%
VA
Washington-Arlington-Alexandria
340
136
97.3%
 
62
Giant Food
$
24.62

Hanover Village Shopping Center
GRI
40%
VA
Richmond
90
36
98.4%
 
18
Aldi
$
9.02

Hollymead Town Center
C
20%
VA
Charlottesville
154
31
93.8%
 
143
61
Harris Teeter, (Target)
$
22.78

Kamp Washington Shopping Center
GRI
40%
VA
Washington-Arlington-Alexandria
72
29
83.6%
 
20
Earth Fare
$
38.52

Kings Park Shopping Center
GRI
40%
VA
Washington-Arlington-Alexandria
93
37
100.0%
 
28
Giant Food
$
28.14

Lorton Station Marketplace
C
20%
VA
Washington-Arlington-Alexandria
132
26
90.5%
 
63
Shoppers Food Warehouse
$
23.15

Market Common Clarendon
 
 
VA
Washington-Arlington-Alexandria
393
393
70.3%
 
34
Whole Foods, Crate & Barrel
$
32.06

Saratoga Shopping Center
GRI
40%
VA
Washington-Arlington-Alexandria
113
45
96.5%
 
56
Giant Food
$
19.37

Shops at County Center
 
 
VA
Washington-Arlington-Alexandria
97
97
91.6%
 
52
Harris Teeter
$
20.23

Shops at Stonewall
 
 
VA
Washington-Arlington-Alexandria
321
321
99.1%
 
140
Wegmans, Dick's Sporting Goods
$
17.18

The Field at Commonwealth
 
 
VA
Washington-Arlington-Alexandria
187
187
77.1%
 
140
Wegmans
$
12.37

Town Center at Sterling Shopping Center
GRI
40%
VA
Washington-Arlington-Alexandria
187
75
91.1%
 
47
Giant Food
$
19.66

Village Center at Dulles
C
20%
VA
Washington-Arlington-Alexandria
298
60
93.3%
 
48
Shoppers Food Warehouse, Gold's Gym
$
25.93

Village Shopping Center
GRI
40%
VA
Richmond
111
44
98.0%
 
45
Martin's
$
23.08

Willston Centre I
GRI
40%
VA
Washington-Arlington-Alexandria
105
42
99.1%
 
$
24.49

Willston Centre II
GRI
40%
VA
Washington-Arlington-Alexandria
136
54
96.1%
 
141
59
Safeway, (Target)
$
25.53


https://cdn.kscope.io/66ae0db482d581eac57bdb002bcfc39c-suppfooterreg01_123116a01.jpg
 
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Portfolio Summary Report By State
March 31, 2017
(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
 
 
 
 
VA
 
3,970
2,309
88.8%
89.8%
465
1,355

$
21.79

Aurora Marketplace
GRI
40%
WA
Seattle-Tacoma-Bellevue
107
43
92.3%
 
49
Safeway
$
16.10

Broadway Market
C
20%
WA
Seattle-Tacoma-Bellevue
140
28
96.0%
 
64
Quality Food Centers
$
25.41

Cascade Plaza
C
20%
WA
Seattle-Tacoma-Bellevue
215
43
92.6%
 
49
Safeway
$
11.73

Eastgate Plaza
GRI
40%
WA
Seattle-Tacoma-Bellevue
78
31
100.0%
 
29
Albertsons
$
24.31

Grand Ridge
 
 
 
WA
Seattle-Tacoma-Bellevue
326
326
100.0%
 
45
Safeway, Regal Cinemas
$
22.86

Inglewood Plaza
 
 
 
WA
Seattle-Tacoma-Bellevue
17
17
100.0%
 
$
37.59

Klahanie Shopping Center
 
 
WA
Seattle-Tacoma-Bellevue
67
67
93.3%
 
40
40
(QFC)
$
30.64

Overlake Fashion Plaza
GRI
40%
WA
Seattle-Tacoma-Bellevue
81
32
100.0%
 
230
(Sears)
$
24.96

Pine Lake Village
 
 
WA
Seattle-Tacoma-Bellevue
103
103
97.2%
 
41
Quality Food Centers
$
22.87

Sammamish-Highlands
 
 
WA
Seattle-Tacoma-Bellevue
101
101
98.6%
 
55
67
(Safeway)
$
30.98

Southcenter
 
 
 
WA
Seattle-Tacoma-Bellevue
58
58
100.0%
 
112
(Target)
$
28.85

 
 
 
 
WA
 
1,293
849
98.1%
98.1%
437
383

$
24.50

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Regency Centers Total
 
 
 
 
54,038
44,075
95.3%
95.8%
4,963
16,114
 
$
20.39

 
 
 
 
 
 
 
 
 
 
 
 

 
 (1)  Major Tenants are the grocery anchor and any tenant over 35,000 square feet. Retailers in parenthesis are a shadow anchor and not a part of the owned property.
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 Note: In-process developments are bolded and italicized.
 
 
 
 
 
 
 
 
 
 
 
 
 
 C:
 Co-investment Partnership with Oregon
 
 
 
 
 

 
 GRI:
 Co-investment Partnership with GRI
 
 
 
 
 
 
 
 O:
 Other, single property co-investment Partnerships
 
 
 
 
 
 
 
 RC:
 Co-investment Partnership with CalSTRS
 
 
 
 
 
 
 
 USAA:
 Co-investment Partnership with USAA
 
 
 
 
 
 
 
 M:
 Co-investment Partnership with Minority Partner
 
 
 
 
 
 
 


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Earnings and Valuation Guidance
March 31, 2017
(in thousands, except per share data)

2016A
2017E
 
 
 
Net Income / Share
 
$0.67 - $0.77
Core FFO / Share
 
$3.00 - $3.10
NAREIT FFO / Share
 
$3.60 - $3.68
 
 
 
Same Property
 
 
  Same property percent leased at period end (pro-rata)
96.2%
+/- 96.0%
  Same property NOI growth without termination fees (pro-rata)
3.5%
3.2% - 4.0%
 
 
 
New Investments
 
 
  Development and Redevelopment starts (pro-rata)
$218,247
$175,000 - $275,000
  Estimated yield (weighted average)
7.6%
6.75% - 7.75%
  Acquisitions (pro-rata)
$352,288
$0 - $80,000
  Cap rate (weighted average)
4.2%
+/- 5.0%
 
 
 
Disposition Activity
 
 
  Dispositions for development funding (pro-rata)
$168,446
$100,000 - $200,000
  Cap rate (weighted average)
6.6%
6.25% - 7.25%
 
 
 
Other
 
 
Net interest expense (pro-rata)
$114,797
$153,500 - $155,500
Net G&A expense (pro-rata)
$63,750
$65,000 - $68,000
Recurring third party fees & commissions
$24,248
$25,250 - $26,250
 
 
 
 
 
 
 
 
 
Net Asset Valuation Guidance:
 
1Q17A
Estimated market value of undeveloped land(1)
 
 
Land held for sale or future development
 
$
91,850

Outparcels at retail operating properties
 
21,578

Total
 
$
113,428

 
 
 
 
 
 
NOI from Projects in Development (from disclosure on page 24)
 
$
543

Base Rent from leases signed but not yet rent-paying
 
 
Retail Operating Properties
 
$
3,379

Development Completions (from disclosure on page 24)
 
8

Total
 
$
3,386

 
 
 
(1) Not included in Properties in Development on Balance Sheet
 
 
 
 
 
Forward-looking statements involve risks, uncertainties and assumptions. Actual future performance, outcomes and results may differ materially from those expressed in forward-looking statements. Please refer to the documents filed by Regency Centers Corporation with the SEC, specifically the most recent reports on forms 10K and 10Q, which identify important risk factors which could cause actual results to differ from those contained in the forward-looking statements.



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Earnings and Valuation Guidance (continued)
March 31, 2017
(in thousands, except per share data)
2017 Core FFO Accretion Before the Impact of Incremental Non-Cash Items
 
 
 
 
 
Guidance Range
 
 
Low
High
 
 
 
 
 Non-Cash Items:
 
 
 
2017 Estimated Non-Cash Items - Post-Merger (1)
[A]
$0.27
$0.31
2017 Estimated Non-Cash Items - Pre-Merger (2)
 
 
 
     Regency Centers
 
$0.07
$0.09
     Equity One
 
$0.10
$0.11
     Total Pre-Merger Non-Cash Adjustments
[B]
$0.17
$0.20
 
 
 
 
2017 Core FFO Guidance
 
$3.60
$3.68
 
 
 
 
Less: Incremental Post-Merger Non-Cash Adjustments
[A - B]
$0.10
$0.11
 
 
 
 
2017 Core FFO Excluding Incremental Post-Merger Non-Cash Items
 
$3.50
$3.57
 
 
 
 
Less: 2017 Pre-Merger Regency Standalone Core FFO Guidance
 
$3.44
$3.50
 
 
 
 
2017 Core FFO Accretion Before the Impact of Incremental Non-Cash Items
 
$0.06
$0.07
Increase in 2017 Core FFO Guidance Excluding Incremental Non-Cash Items
 
2%
2%
 
 
 
 
(1) Includes straight line rents, above / below market rent amortization, and debt mark-to-market.
 
 
 
(2) Original pre-merger estimates of straight line rents and above/below market rent amortization.
 
 
 
 
 
 
 
 
Net G&A Guidance Reconciliation
 
 
 
 
 
Guidance
 
 
Midpoint
2017 Pre-Merger Regency Standalone Net G&A Guidance
 
$65,500
2016 Equity One Full Year Reported Net G&A (3)
 
$28,000
Combined Net G&A before Merger Synergies
 
$93,500
 
 
 
 
Less: Merger Synergies
 
$27,000
 
 
 
 
Revised 2017 Combined Net G&A Guidance (pro rata)
 
$66,500
 
 
 
 
(3) To reflect Net G&A on a comparable basis, Equity One's 2016 reported gross G&A of $40 million has been adjusted for reallocation of $12 million of property management fees to Net Operating Income as reported by Equity One.






Reconciliation of NAREIT FFO and Core FFO Guidance to Net Income
March 31, 2017
(per diluted share)
NAREIT FFO and Core FFO Guidance:
 
Full Year 2017
Net income attributable to common stockholders
 
$
0.67

0.77

Depreciation and amortization
 
2.33

2.33

NAREIT Funds From Operations
 
$
3.00

3.10

 
 
 
 
Adjustments to reconcile NAREIT FFO to Core FFO:
 
 
 
Acquisition pursuit and closing costs
 
0.01

0.01

Development pursuit costs
 
0.01

0.01

Merger related costs
 
0.50

0.50

Preferred redemption costs
 
0.08

0.06

Core Funds From Operations
 
$
3.60

3.68


Glossary of Terms
March 31, 2017

Adjusted EBITDA: Earnings before interest, taxes, depreciation and amortization, real estate gains and losses, and development and acquisition pursuit costs, straight line rental income, and above and below market rent amortization.
Core Funds From Operations (Core FFO): An additional performance measure used by Regency as the computation of NAREIT FFO includes certain non-cash and non-comparable items that affect the Company's period-over-period performance. Core FFO excludes from NAREIT FFO, but is not limited to: (i) transaction related gains, income or expense; (ii) impairments on land; (iii) gains or losses from the early extinguishment of debt; and (iv) other non-core amounts as they occur. The Company provides a reconciliation of NAREIT FFO to Core FFO.
Development Completion: A project 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 project 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 an Retail Operating Property.
Fixed Charge Coverage Ratio: Adjusted EBITDA divided by the sum of the gross interest and scheduled mortgage principal paid to our lenders plus dividends paid to our preferred stockholders.
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 and losses from sales of depreciable property, net of tax, excluding operating real estate impairments, 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 and losses from depreciable property dispositions, and impairments, 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 (Loss) Attributable to Common Stockholders to NAREIT FFO.
Net Operating Income (NOI): Base rent, percentage rent, and recoveries from tenants and other income, less operating and maintenance, real estate taxes, ground rent, and provision for doubtful accounts from the properties owned by the Company. NOI excludes straight-line rental income and expense, above and below market rent and ground rent 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: A property acquired, sold or a Development Completion during either calendar year period being compared. Non-retail properties and corporate activities, including the captive insurance program, are part of Non-Same Property.
Retail Operating Property: Any retail property not termed a Project In Development. A retail property is any property where the majority of the income is generated from retail uses.

Property In Development: Land or Retail Operating Properties in various stages of development and redevelopment including active pre-development activities.

Same Property: Retail Operating Properties that were owned and operated for the entirety of both calendar year periods being compared. This term excludes all Projects In Development and Non-Same Properties. For purposes of evaluating same property NOI on a comparative basis, and in light of the merger with Equity One on March 1, 2017, we are presenting our same property NOI on a pro forma basis as if the merger had occurred January 1, 2016. This perspective allows us to evaluate same property NOI growth over a comparable period. The pro forma same property NOI is not necessarily indicative of what the actual same property NOI and growth would have been if the merger had occurred as of the earliest period presented, nor does it purport to represent the same property NOI and growth for future periods.








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