Financial Performance - For the three months ended March 31, 2025, net income attributable to Curbline increased to $10.55 million, up from $7.98 million in the prior year, representing a year-over-year growth of 32%[97] - Funds from Operations (FFO) attributable to Curbline for the same period rose to $24.95 million, compared to $17.21 million in the previous year, marking a 45% increase[97] - Total revenues for the three months ended March 31, 2025, increased to $38,695,000 from $28,039,000 in 2024, representing a $10,656,000 increase or approximately 38% growth[100] - Rental income rose to $38,438,000 in Q1 2025, up from $27,866,000 in Q1 2024, marking a $10,572,000 increase or about 38%[100] - Net income attributable to Curbline increased to $10,550,000 in Q1 2025 from $7,975,000 in Q1 2024, reflecting a $2,575,000 increase or approximately 32%[104] - Funds from Operations (FFO) attributable to Curbline for Q1 2025 was $24,954,000, up from $17,210,000 in Q1 2024, indicating a $7,744,000 increase or about 45%[116] - Operating Funds from Operations (Operating FFO) for Q1 2025 reached $25,127,000, compared to $20,321,000 in Q1 2024, representing a $4,806,000 increase or approximately 24%[116] - Total Curbline NOI for the same period was $28.472 million, reflecting a 28.9% increase compared to $22.086 million in the prior year[121] Property and Leasing Information - As of March 31, 2025, Curbline Properties Corp. owned 107 convenience shopping centers with a total gross leasable area (GLA) of 3.4 million square feet, achieving an aggregate leased rate of 96.0% and occupancy of 93.5%[86] - The average annualized base rent (ABR) per square foot was $35.14 as of March 31, 2025, a slight decrease from $35.62 at December 31, 2024, and $35.87 at March 31, 2024[98] - New cash leasing spreads were reported at 20.8%, while cash renewal leasing spreads were at 8.3% for the first quarter of 2025[98] - Approximately 54% of the ABR under Curbline's leases is set to expire within the next five years, providing opportunities for rent increases[95] - The Company executed new leases and renewals totaling approximately 124,000 square feet of GLA for the three months ended March 31, 2025[149] - As of March 31, 2025, the convenience property portfolio had leased and occupancy rates of 96.0% and 93.5%, respectively, with an ABR per occupied square foot of $35.14[151] Acquisitions and Investments - Curbline acquired 16 properties for a total purchase price of $139.1 million during the first quarter of 2025[98] - The Company acquired 16 convenience shopping centers for a total purchase price of $139.1 million through April 22, 2025[138] Cash and Debt Management - As of March 31, 2025, the Company had $594 million in unrestricted cash and a $400 million undrawn line of credit, with total debt outstanding at $100 million[123] - The Company maintains a $100 million interest rate swap agreement to fix the variable-rate SOFR component of its Term Loan Facility at 3.578%[128] - The Company had $100.0 million of indebtedness as of March 31, 2025, with a fixed interest rate of 5.078% on its Term Loan Facility[153] - The Company’s fixed-rate debt carrying value was adjusted to include the $100.0 million of variable-rate debt swapped to a fixed rate, with a fair value of the swap as an asset of $19,722 at March 31, 2025[160] - A 100 basis-point increase in market interest rates would adjust the fair value of the swap to an asset of $3.1 million at March 31, 2025[161] Dividend and Shareholder Returns - The company declared a quarterly cash dividend of $0.16 per share of common stock, paid in April 2025[98] - The Company declared a quarterly cash dividend of $0.16 per share, totaling $17.1 million, with $17 million paid on April 8, 2025[130] Operational Challenges and Strategies - Rising interest rates and market volatility pose risks to the Company’s ability to finance future investments and maturities[153] - The Company believes it can backfill spaces vacated by bankrupt or non-renewing tenants due to favorable market conditions[152] - The Company intends to actively manage interest costs on variable-rate debt and may enter into swap positions or interest rate caps[162] - The Company routinely monitors tenant credit profiles to assess potential impacts on financial statements and cash flow[152] - The increase in recoveries from tenants was primarily due to acquisitions, with recoveries at approximately 92.4% of operating expenses for Q1 2025, down from 96.2% in Q1 2024[100] - General and administrative expenses surged to $8,928,000 in Q1 2025 from $1,524,000 in Q1 2024, reflecting a $7,404,000 increase[101] - The company reported a decrease in lease termination fees and ancillary income from $2,090,000 in Q1 2024 to $1,090,000 in Q1 2025, a decline of $1,000,000[100] - The Company has not entered into any derivative financial instruments for trading or speculative purposes as of March 31, 2025[162]

Financial Data and Key Metrics Changes - Curbline Properties reported a nearly 9% sequential increase in NOI, driven by organic growth and acquisitions [27] - CapEx as a percentage of NOI was under 5%, leading to approximately $25 million of retained cash flow before distributions, despite NOI being $28 million [13][29] - The company raised its OFFO guidance to a range between $0.99 and $1.02 per share for 2025, reflecting better-than-expected operations and acquisition pacing [30] Business Line Data and Key Metrics Changes - The leasing rate increased by 50 basis points sequentially to 96%, with blended straight-line leasing spreads at 27% [15] - Same-property NOI growth is expected to average greater than 3% for the three-year period ending in 2026 [15] - The company signed almost 120,000 square feet of new leases and renewals in Q1, including notable tenants like AT&T and Verizon [14] Market Data and Key Metrics Changes - Curbline owns over 3.3 million square feet of convenience assets, representing less than 1% of the total U.S. inventory of 950 million square feet [16] - The average household income for the first quarter investments was nearly $110,000, with a weighted average lease rate of over 95% [22] Company Strategy and Development Direction - Curbline focuses exclusively on convenience properties, which are expected to outperform in various macro environments due to high tenant retention and low CapEx [7][12] - The company plans to continue acquiring convenience properties, with a current pipeline exceeding $500 million [19][20] - The strategy emphasizes capital efficiency and the ability to generate cash flow growth with minimal capital investment [12][13] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about the company's ability to generate compelling stakeholder value, supported by a strong balance sheet with nearly $600 million in cash [25] - The demand for available space remains strong, driven by existing retailers and service tenants expanding into suburban markets [23] - Management acknowledged potential impacts from macroeconomic changes but remains confident in the value proposition of small format retail [24] Other Important Information - The company has a net cash position and $1 billion in liquidity, positioning it well for future investments [25][35] - Curbline's business model allows for quick tenant turnover and lower costs associated with backfilling vacancies, enhancing resilience during economic downturns [106][108] Q&A Session Summary Question: Thoughts on funding sources and cost of capital - Management indicated they are exploring various funding sources, including bank, bond, and insurance markets, and will choose the best option as the year progresses [41][42] Question: Details on the acquisition pipeline - The acquisition pipeline consists mostly of single asset purchases, with a blended cap rate around 6.25% [48][49] Question: Impact of tariffs on underwriting and sector exposure - Management noted that most tenants do not carry inventory, minimizing the impact of tariffs, but acknowledged that higher capital costs may influence investment decisions [52][55] Question: Changes in seller willingness to transact - Seller willingness remains firm, primarily driven by life events rather than market timing, maintaining consistent inventory levels [64] Question: Same-store growth and occupancy changes - Same-store NOI was up 2.5% for the quarter, with occupancy metrics impacted by tenant renewals and terminations [29][66] Question: Confidence in affluent portfolio amidst consumer pullback - Management emphasized the importance of zoning and scarcity value in affluent areas, which supports the business model despite broader consumer trends [88][89] Question: Acquisition guidance for future years - The company plans to maintain a $500 million acquisition target for 2025, with potential for exceeding this based on current deal flow [96][98]

Exhibit 99.1 CURBLINE PROPERTIES 1Q25 QUARTERLY FINANCIAL SUPPLEMENT QUARTER ENDED March 31, 2025 RECENT ACQUISITION Carrie Plaza, Jacksonville, Florida CURB LISTED NYSE. CURBLINE PROPERTIES COMPANY & PORTFOLIO OVERVIEW Curbline Properties is an owner and manager of convenience shopping centers positioned on the curbline of well-trafficked intersections and major vehicular corridors in suburban, high household income communities. $2.5B MARKET CAPITALIZATION 107 PROPERTIES 3.4M GLA THE CURBLINE PORTFOLIO 119 ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-K (Mark One) ☑ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2024 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 1-42265 Curbline Properties Corp. (Exact Name of Registrant as Specified in Its Charter) (State or Other Jurisdiction of Incorporation or ...

Exhibit 99.1 CURBLINE PROPERTIES 4Q24 QUARTERLY FINANCIAL SUPPLEMENT QUARTER ENDED DECEMBER 31, 2024 RECENT ACQUISITION Shops at Olde Town Station, Arvada, Colorado CURB LISTED NYSE. CURBLINE PROPERTIES COMPANY & PORTFOLIO OVERVIEW Curbline Properties is an owner and manager of convenience shopping centers positioned on the curbline of well-trafficked intersections and major vehicular corridors in suburban, high household income communities. $2.4B MARKET CAPITALIZATION 97 PROPERTIES 3.1M GLA 32K AVERAGE ASS ...

Financial Performance - The company reported a net loss attributable to Curbline Predecessor of $15.4 million for the three months ended September 30, 2024, compared to a net income of $8.8 million for the same period in 2023 [55]. - Funds from Operations (FFO) attributable to Curbline Predecessor decreased to $(4.3) million for the three months ended September 30, 2024, from $16.4 million in the prior year [55]. - Total revenues for the three months ended September 30, 2024, were $29.8 million, an increase of $5.5 million compared to $24.2 million in the same period of 2023 [64]. - The company reported a net loss of $1.199 million attributable to Curbline Predecessor for the nine months ended September 30, 2024, compared to a net income of $23.385 million in 2023, a decrease of $24.584 million [72]. - Operating FFO for the nine months ended September 30, 2024, increased to $19,512 million from $16,874 million in the prior year, primarily due to property acquisitions [81]. - Cash flow provided by operating activities decreased by $23.7 million to $25,256 million for the nine months ended September 30, 2024, primarily due to higher transaction costs related to the spin-off [92]. Property Portfolio - As of September 30, 2024, Curbline Properties Corp. owned a portfolio of 79 properties with approximately 2.7 million square feet of gross leasable area (GLA) [51]. - The company owned 79 wholly owned properties as of September 30, 2024, with an occupancy rate of 93.8% and an average ABR of $35.65 per occupied square foot [67]. - Curbline Properties acquired 12 properties for an aggregate purchase price of $81.6 million from October 1, 2024, to November 8, 2024 [62]. - The company acquired 14 convenience properties for a total gross purchase price of $219,174 million through September 30, 2024 [96]. - The convenience property portfolio had a leased rate of 95.4% and an occupancy rate of 93.8% as of September 30, 2024 [101]. Expenses and Costs - Total expenses for the three months ended September 30, 2024, were $21.538 million, an increase of $6.472 million from $15.066 million in 2023 [69]. - General and administrative expenses for the nine months ended September 30, 2024, were approximately 8.5% of total revenues, up from 5.0% in 2023 [70]. - The company incurred transaction costs of $30.879 million for the nine months ended September 30, 2024, compared to $1.054 million in 2023, a change of $29.825 million [71]. Liquidity and Financing - The company had $800 million in cash on hand at the time of its separation from SITE Centers, positioning it for future acquisitions without the need for near-term equity [53]. - The Company had approximately $800.0 million in cash on hand, a $400.0 million unsecured, undrawn line of credit, and a $100.0 million unsecured, delayed draw term loan following its separation from SITE Centers [82]. - The Company expects to maintain sufficient liquidity and financial flexibility to pursue its business plan, which includes acquiring additional convenience properties [94]. - The Company entered into a $100.0 million forward interest rate swap agreement to fix the variable-rate component of its Term Loan Facility at 3.578% [86]. - Cash flow provided by financing activities increased by $140.6 million, primarily due to increased transactions with SITE Centers [93]. Market Conditions and Risks - The company routinely monitors tenant credit profiles to assess potential impacts on financial statements and cash flow due to changing economic conditions [103]. - Inflation and changing consumer spending patterns continue to pose risks to the retail sector and the company's tenants [103]. - The company has favorable prospects to backfill spaces vacated by bankrupt or non-renewing tenants, despite economic uncertainties [103]. - The company has not entered into any derivative financial instruments for trading or speculative purposes, maintaining a focus on risk management [111]. Occupancy and Leasing - The leased rate was 95.4% as of September 30, 2024, down from 96.7% at December 31, 2023 [63]. - The company signed new leases and renewals for approximately 257,000 square feet of GLA during the nine months ended September 30, 2024 [63]. - Occupancy rates were reported at 96.3% and 93.6%, with an average base rent (ABR) of $35.31 per square foot as of September 30, 2023 [102]. - The weighted-average cost of tenant improvements and lease commissions for leases executed during the nine months ended September 30, 2024, was estimated at $1.62 per rentable square foot [102]. Interest and Debt Management - Interest expense for the three months ended September 30, 2024, was $388 thousand, a change of $750 thousand from the previous year [71]. - The company had no indebtedness as of September 30, 2024, but rising interest rates and capital market conditions could impact future financing and investment plans [104]. - A 100 basis-point increase in interest rates is estimated to decrease the fair value of the company's fixed-rate debt from $24.8 million to $24.6 million [109]. - The company entered into a $100.0 million forward interest rate swap agreement to fix the variable-rate SOFR component of its Term Loan Facility to 3.578% from April 1, 2025, through October 1, 2028 [112]. Performance Metrics - Funds from Operations (FFO) and Operating FFO are used to assess the financial performance of the company, excluding certain non-cash items and gains/losses from property dispositions [73]. - The company emphasizes that FFO and Operating FFO should be considered alongside GAAP net income for a comprehensive understanding of its performance [79]. - Net (loss) income attributable to Curbline for the nine months ended September 30, 2024, was $(15,410) million, a decrease from $8,779 million in the prior year [81].