Financial Data and Key Metrics Changes - The company reported first-quarter earnings of $0.33 per share, exceeding expectations, driven by strong internal growth of nearly 10% and accretion from approximately $380 million of core and fund investments [20][21] - Same-store NOI grew by 9.7%, attributed to improved credit conditions, occupancy increases, and positive cash spreads on new leases [23][24] - The company conservatively increased its full-year guidance, projecting year-over-year FFO growth in excess of 13% [23] Business Line Data and Key Metrics Changes - The street and urban portfolio saw a sequential occupancy growth of 100 basis points, contributing to improved tenant credit and cash collections [21][22] - The company achieved core collections exceeding 98% for the quarter, reflecting strong tenant performance [22] - The street leases are expected to outperform suburban assets by approximately 300 basis points, with embedded rental growth exceeding 15% on signed but not yet opened leases [26] Market Data and Key Metrics Changes - The company noted a significant reduction in vacancies in key markets, such as Green Street and Soho, where vacancies dropped from 14 to 1 [10] - The Dallas market, particularly the Henderson Avenue corridor, is highlighted as a must-have market for retailers due to positive demographic shifts [15][16] Company Strategy and Development Direction - The company is focused on acquiring assets in high barrier-to-entry markets where tenant performance is expected to drive market rents higher [12][13] - The strategy includes a combination of accretive growth and long-term value-add opportunities, with a focus on retail corridors that enhance the shopping experience [12][14] - The company aims to maintain a strong balance sheet with ample liquidity and minimal upcoming core debt maturities [20][29] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about the strength of the job market and consumer spending, despite concerns about inflation and supply chain issues [6][8] - The recovery in physical retail is happening faster and stronger than expected, with many retailers reporting sales exceeding pre-COVID levels [11][56] - Management remains cautious but optimistic about the future, indicating that the current economic environment presents both challenges and opportunities [64][66] Other Important Information - The company has funded approximately $125 million of equity year-to-date, with various avenues to access capital for external growth [29] - The fund platform remains well-positioned, with a successful capital allocation strategy and ongoing discussions for Fund VI [32][35] Q&A Session Summary Question: Is there any change in updated guidance for core and fund investment activity? - Management confirmed that there were no updates to the individual detailed assumptions for investment activity [38] Question: Can you elaborate on the investment pipeline and any changes in investment hurdles? - Management indicated that the acquisition team remains active and expects to update on a quarterly basis, with a focus on opportunistic acquisitions [39][40] Question: What is the competition like for buyers of street retail assets? - Management noted that while there is competition, it is less intense compared to previous cycles, with many institutional investors focusing on defensive assets [51] Question: How are street retail tenants performing in terms of traffic and sales? - Management reported that retailers are experiencing positive sales growth, often exceeding pre-COVID levels, driven by a rebound in residential demand [56] Question: What is the expected investment opportunity in the Henderson corridor? - Management indicated that the investment could potentially double or triple, with a mix of redevelopment and incremental acquisitions [46][80]

Acadia Realty Trust (NYSE:AKR) Q4 2021 Earnings Conference Call February 16, 2022 12:00 PM ET Company Participants Joe Rizzoli - Property Accountant Ken Bernstein - President and CEO John Gottfried - Senior Vice President and CFO Amy Racanello - Senior Vice President, Capital Markets and Investments Conference Call Participants Floris Van Dijkum - Compass Point Todd Thomas - KeyBanc Capital Linda Tsai - Jefferies Ki Bin Kim - Truist Katy McConnell - Citi Mike Mueller - JPMorgan Craig Schmidt - Bank of Ameri ...

SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2021 or ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission File Number 001-12002 ACADIA REALTY TRUST (Exact name of registrant in its charter) MARYLAND (State or other jurisdiction of incorporation or organization) 411 THEOD ...

Financial Data and Key Metrics Changes - The third quarter earnings per share were $0.27, exceeding expectations and landing in the upper end of the guided range of $0.25 to $0.27 [17] - Same-store NOI increased approximately 7%, driven by improving occupancy and a reduction in credit reserves [21] - Cash collections were over 97% of core billings during the quarter, with each 1% increase in collections equating to approximately $500,000 in earnings [19] Business Line Data and Key Metrics Changes - Year-to-date, the company signed over $11 million in leases, with a pipeline of $6.5 million, indicating strong leasing activity [10] - Positive lease spreads were achieved in key locations, with cash increases of approximately 11% and GAAP increases of 19% [21] - The company anticipates $25 million in internal core NOI growth by year-end 2024, resulting in over $150 million of core NOI [22] Market Data and Key Metrics Changes - Tenant sales performance has exceeded expectations, with some locations seeing sales in the $2,000 per foot range [20] - The company is observing a recovery in the debt and equity markets, which should enable competitive acquisition costs [13] - The company noted that urban markets like SoHo and Melrose Place are showing strong recovery, while Chicago and DC are slower to reopen [60][61] Company Strategy and Development Direction - The company is focusing on both internal growth through lease-up and external growth through on-balance sheet investing and fund acquisitions [9][12] - The strategy includes acquiring out-of-favor open-air retail at substantial discounts to replacement costs, targeting mid-teens yields [27] - The company is optimistic about achieving pre-COVID NOI levels by late 2022 or early 2023 [23] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about internal growth, projecting 5% to 10% same-store NOI growth per year through 2024 [36] - The company is seeing a resurgence in tenant interest and sales performance, which is expected to drive rental growth [43] - Management acknowledged the potential impact of supply chain disruptions but noted that it has not materially affected operations thus far [68][69] Other Important Information - The company has not issued any equity since the last call, maintaining a strong balance sheet with ample liquidity [26] - The fund platform is well-positioned with a successful capital allocation strategy, focusing on grocery-anchored properties for future dispositions [30] - The company is preparing to refinance the City Point project, which has seen positive momentum with increased shopper traffic and tenant sales [31][32] Q&A Session Summary Question: Expectations for quarterly earnings excluding Albertsons' gains - Management confirmed that the growth from the leasing pipeline will offset move-outs, with growth expected to accelerate in the second half of 2022 [34][35] Question: Trends in leasing momentum across the portfolio - Management noted that tenant interest continues to grow, with sales performance exceeding expectations, particularly in street retail [42][43] Question: Same-store NOI and lease spreads - Management explained that the same-store NOI was solid at 7%, driven by strong fundamentals and a narrowing gap between cash and GAAP spreads [47][49] Question: Interest in the Nordstrom Rack space in San Francisco - Management indicated strong interest in the space, which has been consistent pre- and during COVID [72] Question: Increases in leasing costs per square foot - Management noted that increases in leasing costs were primarily seen in suburban deals, while street deals remained stable [73][74]

Acadia Realty Trust (NYSE:AKR) Q2 2021 Earnings Conference Call July 29, 2021 11:00 AM ET Company Participants Theresa Wang - Development Intern, Finance Department Ken Bernstein - President and CEO John Gottfried - CFO Amy Racanello - SVP, Capital Markets and Investments Conference Call Participants Todd Thomas - KeyBanc Capital Markets Floris van Dijkum - Compass Point Linda Tsai - Jefferies Katy McConnell - Citigroup Ki bin kim - Truist Hong Zhang - JPMorgan Operator Good day and thank you for standing b ...

SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2021 or ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 | --- | --- | |-------------------------------------------------------------------------|-------------------------------------------------| | | | | | | | | | | | | | | ACADIA REALTY TRUST charter) | | MARYLAND (Stat ...

Acadia Realty Trust (NYSE:AKR) Q1 2021 Earnings Conference Call April 29, 2021 11:00 AM ET Company Participants Nathan Niemiec – Development Intern Ken Bernstein – President and Chief Executive Officer John Gottfried – Chief Financial Officer Amy Racanello – Senior Vice President, Capital Markets and Investments Conference Call Participants Todd Thomas – KeyBanc Capital Markets Floris van Dijkum – Compass Point Linda Tsai – Jefferies Chris McCurry – Citi Craig Schmidt – Bank of America Hong Zhang – JPMorgan ...

SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2021 or ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission File Number 001-12002 ACADIA REALTY TRUST (Exact name of registrant in its charter) | --- | --- | --- | |---------------------------------------------------------------- ...