Property Portfolio - As of December 31, 2022, Retail Opportunity Investments Corp. (ROIC) owned 94 properties totaling approximately 10.6 million square feet of gross leasable area (GLA) [35] - The retail portfolio was approximately 98.1% leased as of December 31, 2022, with 1.6 million square feet leased or renewed during the year [161] - The Company's properties in California, Washington, and Oregon accounted for 64%, 22%, and 14% of its consolidated property operating income for the year ended December 31, 2022 [118] - The Company’s properties are impacted by general retail market conditions, including consumer spending and competition from online retailers, which could affect tenant performance [95] Acquisitions and Sales - The company acquired several properties in 2022, including Olympia Square North for approximately $18.4 million, Powell Valley Junction for approximately $17.7 million, and Village Oaks Shopping Center for approximately $24.1 million [44][45][46] - ROIC sold Aurora Square for $36.2 million, resulting in net proceeds of approximately $34.4 million and a gain on sale of approximately $7.7 million [48] - The Company expects to acquire additional properties, but may face competition and increased acquisition costs, which could affect financial performance [90] - The Company intends to use net proceeds from share sales for general corporate purposes, including funding acquisitions and working capital [233] Financial Performance - The company generated property operating income of approximately $227.2 million for the year ended December 31, 2022, representing an increase of approximately $21.2 million compared to $206.0 million in 2021 [195] - Funds from operations (FFO) for the year ended December 31, 2022, was $145.3 million, a 13.5% increase from $127.9 million in 2021 [204] - Total Company cash NOI for 2022 was $211.2 million, compared to $195.6 million in 2021 [209] - Net income attributable to stockholders for 2022 was $51.9 million, slightly down from $53.5 million in 2021 [204] Debt and Financing - As of December 31, 2022, ROIC had $300.0 million and $88.0 million outstanding under its term loan and credit facility, respectively, with weighted average interest rates of 2.7% and 3.1% [53] - The Company has an unsecured revolving credit facility with a borrowing capacity of $600.0 million, which can be increased to $1.2 billion under certain conditions [51] - The Company issued $250.0 million aggregate principal amount of unsecured senior notes due 2027, $200.0 million due 2026, $250.0 million due 2024, and $250.0 million due 2023, all fully guaranteed by ROIC [128] - The Company may incur additional indebtedness at higher rates if it needs to repay existing debt during periods of rising interest rates [132] Tenant and Lease Information - The Company derives significant revenues from major tenants, with Albertsons/Safeway, Kroger, and Rite Aid accounting for 5.7%, 3.2%, and 1.7% of annualized base rent, respectively, as of December 31, 2022 [104] - The largest tenant, Albertsons/Safeway Supermarkets, accounts for 5.7% of the total ABR, with no single tenant exceeding 5.7% [166][167] - The company has a diversified tenant mix, with 105 tenants contributing to 19.5% of the total ABR [167] - In 2023, 282 leases are set to expire, representing 10.3% of the total ABR, amounting to $24,088,000 [168] Environmental and Social Responsibility - The Company achieved a 15% year-over-year reduction in energy usage from 2020 to 2021 at like-for-like properties [79] - Solar agreements are in place at nine properties, representing approximately 18% of the portfolio by gross leasable area [79] - The Company was awarded the "Gold" level designation for energy efficiency for the second consecutive year by the U.S. Department of Energy [75] - The Company is in compliance with state laws and exchange requirements regarding board diversity, but future compliance cannot be guaranteed [158] Risks and Challenges - The Company faces competition from larger entities with greater resources, which may limit its ability to acquire desirable assets [68][81] - Economic conditions, including inflation or deflation, could materially affect the Company's income, cash flow, and ability to service debt obligations [88] - The Company faces risks associated with security breaches and disruptions of its IT networks, which could materially impact its financial condition and operations [108] - A prolonged economic slowdown or recession could adversely affect the Company's income, cash flow, and ability to service its debt obligations [112] Shareholder Distributions - Dividends paid and payable to stockholders for the year ended December 31, 2022, totaled approximately $92.4 million, an increase from $62.2 million in 2021 [234] - The Company must distribute at least 90% of its REIT taxable income annually to maintain its REIT status, or face U.S. federal corporate income tax on undistributed income [147] - The Company's ability to make distributions to its stockholders is contingent upon the Operating Partnership's cash flow, which is dependent on its subsidiaries' performance [138] - The Company’s ability to pay distributions may be materially affected by various risk factors, including its financial condition and debt covenants [156]

Investor Presentation 3rd Quarter 2022 Retail Opportunity Investments Corp. 11250 El Camino Real, Suite 200 San Diego, CA 92130 www.roireit.net 2 Seabridge Marketplace – Oxnard, CA OVERVIEW ROIC Today as of 09/30/2022 NASDAQ Symbol ROIC Total Market Capitalization $3.2B Total # of shopping centers 93 Total Owned Square Footage 10.6M Portfolio Lease Rate(1) 97.8% Total # of Tenants 2,031 Largest grocery-anchored shopping center public REIT focused exclusively on West Coast 97% of portfolio is grocery and/or ...

Financial Data and Key Metrics Changes - GAAP net income attributable to common shareholders for Q3 2022 was $18.5 million, or $0.15 per diluted share, compared to $41.7 million or $0.33 per diluted share for the first nine months of 2022 [8][10] - Funds from operations (FFO) for Q3 2022 totaled $36.5 million, or $0.27 per diluted share, up from $32.6 million or $0.25 per diluted share in Q3 2021 [8][10] - The company narrowed its FFO guidance for the full year 2022 to a range of $1.09 to $1.11 per share, with same-center NOI growth expected to be in the 4% to 5% range [10][11] Business Line Data and Key Metrics Changes - The portfolio lease rate increased to 97.8% as of September 30, 2022, up from 97.6% in Q2 2022 and 97.2% in Q1 2022 [5][13] - The company achieved a 48% increase in cash base rents on new leases signed during Q3 2022 [5] - Year-to-date, the company has renewed 884,000 square feet of space, including 349,000 square feet in Q3 alone [19] Market Data and Key Metrics Changes - The company acquired five grocery-anchored shopping centers for a total of $120 million, with a blended going-in yield in the low to mid-6% range [6][9] - Approximately 26% of total debt was floating rate, with 74% fixed rate, and no debt maturing until the end of 2023 [10] Company Strategy and Development Direction - The company plans to pause investment activity due to economic uncertainty and rising interest rates, focusing on monitoring the acquisition market [7] - The company aims to enhance tenant diversity and drive rental rates higher while maintaining a proactive approach to managing shopping centers [25][26] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the strong demand for space, anticipating continued opportunities to enhance value through proactive management [25] - The company noted that the current demand for space is expected to provide opportunities for growth, despite the challenges posed by rising interest rates [25][26] Other Important Information - The company is actively working to recapture space within its portfolio to accommodate existing tenants and attract new destination tenants [14][18] - Management highlighted that the fundamental drivers of the West Coast grocery-anchored portfolio remain sound, with strong demographic trends supporting long-term growth [25][26] Q&A Session Summary Question: Guidance clarification regarding occupancy and rental income - Management indicated that the majority of the $9.1 million in annual base rent expected to come online is anticipated to start in Q4 2022, offsetting increased interest expenses [29][30] Question: Plans for managing floating rate debt - Management stated that the term loan does not mature until 2025, allowing time to monitor market conditions for potential refinancing [32] Question: Investment appetite for 2023 - Management noted a cautious approach to investments, with a focus on monitoring market conditions and potential opportunities as they arise [36] Question: Leasing dynamics and tenant negotiations - Management confirmed that they are proactively negotiating with anchor tenants to secure longer lease terms and favorable conditions [46][52] Question: Impact of rising operating expenses - Management acknowledged that operating expenses have increased due to inflation but expect some stabilization in costs moving forward [60] Question: Tenant performance and potential risks - Management reported no significant weakness in the tenant base, with expectations for strong renewals among key tenants [91][92]

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, DC 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, 2022 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 001-33749 RETAIL OPPORTUNITY INVESTMENTS CORP. RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP (Exact name of registrant as specifie ...

Retail Opportunity Investments Corp. (NASDAQ:ROIC) Q2 2022 Earnings Conference Call July 27, 2022 9:00 AM ET Company Participants Laurie Sneve - CAO Stuart Tanz - CEO Michael Haines - CFO Rich Schoebel – COO Conference Call Participants Juan Sanabria - BMO Capital Markets Craig Schmidt - Bank of America Todd Thomas - KeyBanc Capital Markets Michael Mueller - JPMorgan Paulina Rojas Schmidt - Green Street Linda Tsai - Jefferies Craig Mailman - Citi Michael Bilerman - Citi Christopher Lucas - Capital One Opera ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, DC 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, 2022 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 001-33749 RETAIL OPPORTUNITY INVESTMENTS CORP. RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP (Exact name of registrant as specified in ...

Investor Presentation 1st Quarter 2022 Retail Opportunity Investments Corp. 11250 El Camino Real, Suite 200 San Diego, CA 92130 www.roireit.net OVERVIEW Seabridge Marketplace – Oxnard, CA 2 ROIC Today as of 03/31/2022 NASDAQ Symbol ROIC Total Market Capitalization $3.9B Total # of shopping centers 89 Total Owned Square Footage 10.2M Portfolio Lease Rate(1) 97.2% Total # of Tenants 1,957 Largest grocery-anchored shopping center public REIT focused exclusively on West Coast 97% of portfolio is grocery and/or ...

Retail Opportunity Investments Corp. (NASDAQ:ROIC) Q1 2022 Results Conference Call April 26, 2022 9:00 AM ET Company Participants Laurie Sneve - CAO Stuart Tanz - CEO Michael Haines - CFO Rich Schoebel - COO Conference Call Participants Chris Lucas - Capital One Craig Schmidt - Bank of America Juan Sanabria - BMO Capital Markets Linda Tsai - Jefferies Michael Bilerman - Citi Michael Gorman - BTIG Paulina Schmidt - Green Street Advisors RJ Milligan - Raymond James Tammy Fique - Wells Fargo Todd Thomas - Key ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, DC 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, 2022 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 001-33749 RETAIL OPPORTUNITY INVESTMENTS CORP. RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP (Exact name of registrant as specified in ...

4th QUARTER 2021 SUPPLEMENTAL INFORMATION Retail Opportunity Investments Corp. 11250 El Camino Real, Suite 200 San Diego, CA 92130 www.roireit.net Overview Supplemental Disclosure Quarter Ended December 31, 2021 Our Company Retail Opportunity Investments Corp. (Nasdaq: ROIC), is a fully integrated, self-managed real estate investment trust (REIT) that specializes in the acquisition, ownership and management of grocery-anchored shopping centers located in densely populated, metropolitan markets across the We ...