Peachtree Hill Duluth, Georgia Investor Presentation Fourth Quarter 25 Safe Harbor and Non-GAAP Disclosures Forward-Looking Statement and Risk Factors This communication contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the "Securities Act"), and Section 21E of the Securities Exchange Act of 1934, as amended (the "Exchange Act"). The Company intends such forward-looking statements to be covered by the safe harbor provisions for forward-l ...

Financial Performance - Net income for Q4 2025 was $143.6 million, or $0.21 per diluted share, compared to $154.8 million, or $0.23 per diluted share in Q4 2024[4] - Full year 2025 net income grew to $554.4 million, or $0.82 per diluted share, up from $375.7 million, or $0.55 per diluted share in 2024[8] - Operating income for the year ended December 31, 2025, was $770,823, an increase from $629,088 in 2024, marking a growth of approximately 22.5%[27] - The company reported a basic net income per common share of $0.82 for the year ended December 31, 2025, compared to $0.55 in 2024, an increase of approximately 49.1%[27] - Net income attributable to the company for the year ended December 31, 2025, was $584,741, compared to $410,785 in 2024, reflecting an increase of about 42.3%[27] - Net income available to common shareholders for Q4 2025 was $143.6 million, a decrease of 7.8% from $154.8 million in Q4 2024[30] Funds from Operations (FFO) - Funds from operations (FFO) per diluted share increased by 6.7% for the full year 2025, reaching $1.76 compared to $1.65 in 2024[3] - Funds from operations (FFO) available to common shareholders for Q4 2025 was $294.3 million, up 2.5% from $286.9 million in Q4 2024[30] - The projected FFO per diluted share for full year 2026 is estimated to be between $1.80 and $1.84, compared to $1.76 for full year 2025[36] Revenue and Occupancy - Total revenues for the year ended December 31, 2025, increased to $2,140,116, up from $2,037,014 in 2024, representing a growth of approximately 5.1%[27] - Revenues from rental properties, net, increased to $2,121,400 for the year ended December 31, 2025, from $2,019,065 in 2024, a growth of about 5.1%[27] - Pro-rata portfolio occupancy reached an all-time high of 96.4%, with small shop occupancy at a record 92.7%[5] - The company signed 435 leases totaling 2.7 million square feet in Q4 2025, with new leases up 29.0%[12] - Same property net operating income (NOI) for Q4 2025 was $395.7 million, an increase of 3.9% compared to $384.2 million in Q4 2024[34] Assets and Liabilities - The company's total assets decreased to $19,688,250 as of December 31, 2025, from $20,309,896 in 2024, a decline of approximately 3.1%[25] - Total liabilities decreased to $9,120,372 as of December 31, 2025, from $9,464,107 in 2024, a reduction of about 3.6%[25] - Cash, cash equivalents, and restricted cash significantly decreased to $212,794 in 2025 from $689,731 in 2024, a drop of about 69.1%[25] Charges and Expenses - The company incurred impairment charges of $9,517 for the year ended December 31, 2025, compared to $4,476 in 2024, indicating an increase of approximately 112.8%[27] - Impairment charges for the year ended December 31, 2025, totaled $9.5 million, compared to $4.5 million in 2024[30] - Interest expense for the year ended December 31, 2025, was $330.2 million, up from $307.8 million in 2024[34] - Depreciation and amortization related to real estate for the year ended December 31, 2025, was $622.5 million, an increase from $598.7 million in 2024[30] - The company incurred merger-related charges of $25.2 million for the year ended December 31, 2024[32] Shareholder Returns - The board declared a cash dividend of $0.26 per common share, a 4.0% increase over the previous year[14] - The company repurchased 3.1 million shares of common stock at a weighted average price of $19.96 per share during Q4 2025[14] - Achieved an 'A3' unsecured debt rating from Moody's, placing the company among a select group of REITs with A-level ratings[5] Outlook - The company provided an initial 2026 outlook with net income guidance of $0.80 to $0.84 per diluted share and FFO guidance of $1.80 to $1.84 per diluted share[13]

Core Insights - Kimco Realty reported strong financial results for Q4 and full year 2025, with net income per diluted share at $0.21 for Q4 and $0.82 for the full year, reflecting significant growth from the previous year [5][9] - The company achieved a 6.7% increase in funds from operations (FFO) per diluted share for the full year 2025, marking the second consecutive year of exceeding 5% growth [4][6] - Kimco provided an initial outlook for 2026, projecting net income per diluted share between $0.80 and $0.84 and FFO per diluted share between $1.80 and $1.84 [17] Financial Results - For Q4 2025, net income was $143.6 million, down from $154.8 million in Q4 2024, while FFO grew to $294.3 million, up from $286.9 million in the same period [5][6] - Full year net income increased to $554.4 million from $375.7 million in 2024, and FFO rose to $1.2 billion from $1.1 billion [9][6] Operational Highlights - The company reported a pro-rata portfolio occupancy of 96.4%, matching an all-time high, with small shop occupancy reaching a record 92.7% [6][14] - Kimco signed 435 leases totaling 2.7 million square feet in Q4, with a blended pro-rata cash rent spread of 13.8% [14] - The company completed 21 projects in 2025 with a total gross cost of $79.4 million and a stabilized blended yield of 13.4% [14] Strategic Initiatives - Kimco acquired common member interests in The Shoppes at 82nd Street for $74 million, enhancing its portfolio in a densely populated area of Queens, New York [14] - The company repurchased 3.1 million shares of common stock in Q4 2025 at an average price of $19.96, totaling 6.1 million shares for the full year [18] 2026 Outlook - The company anticipates same property NOI growth of 2.5% to 3.5% for 2026, with credit loss as a percentage of total pro-rata rental revenues projected between 75 basis points and 100 basis points [17] - Redevelopment capital expenditures are expected to range from $100 million to $150 million, while leasing and maintenance capex is projected between $275 million and $300 million [17]

Group 1 - REITs have generally underperformed over the past two years, leading to a rotation of positions at perceived peak valuations [1] - The author claims to have exited certain positions "just in time" based on market conditions [1] Group 2 - The article does not provide specific financial advice and emphasizes the importance of individual due diligence for investors [2][3] - It highlights the risks associated with short-term trading and options trading, which may not be suitable for all investors [2]

Core Viewpoint - SITE Centers Corp is a real estate investment trust (REIT) focusing on open-air shopping centers in the United States, competing with other retail sector REITs like Kimco Realty and Regency Centers [1] Group 1: Stock Performance - SITE's stock is currently priced at $163.25, reflecting a significant increase of 9.73%, or $14.47, with a trading range between $146.88 and $167.60 over the past year [4] - The market capitalization of SITE is approximately $7.27 billion, with a trading volume of 1,954,355 shares, indicating substantial market presence and investor engagement [5] Group 2: Analyst Insights - Truist Financial has set a new price target of $200 for SITE, suggesting a potential increase of approximately 22.52% from the current stock price [2][6] - The upcoming fourth quarter 2025 earnings release on February 26, 2026, is highly anticipated by investors, as it may align with Truist's positive outlook on the company's performance [3][6]

Company Overview - Federal Realty Investment Trust (NYSE: FRT) is a leading real estate investment trust (REIT) focusing on high-quality retail properties in major coastal markets, known for sustainable growth and community investment [1] - The company has a remarkable record of increasing quarterly dividends for 54 consecutive years, indicating strong financial stability and commitment to shareholders [6] Market Position and Competitors - Federal Realty competes with other retail REITs such as Simon Property Group, Regency Centers, and Kimco Realty [1] - The retail REIT sector is experiencing solid fundamentals, characterized by tight vacancy rates and resilient holiday sales, which supports a positive outlook for Federal Realty [4] Analyst Insights - The consensus price target for FRT has shown a modest increase from $109.27 last year to $110 last month, reflecting a stable or slightly positive outlook from analysts [2] - Analyst Collin Mings from Raymond James has set a price target of $140 for FRT, indicating strong confidence in the company's future performance, which exceeds recent consensus price targets [3][5][6] Upcoming Earnings Report - Federal Realty is expected to announce its Q4 2025 earnings on February 12th, with anticipated earnings of $1.85 per share and revenue of approximately $327.7 million [3][6] - Investors are advised to monitor quarterly earnings reports and news regarding new property developments or acquisitions, as these factors could influence future price targets [5]

Core Insights - Kimco Realty (KIM) is expected to report quarterly earnings of $0.44 per share, reflecting a 4.8% increase year-over-year [1] - Analysts forecast revenues of $537.59 million, indicating a 2.3% year-over-year growth [1] - The consensus EPS estimate has been adjusted upward by 0.3% over the past 30 days, showing analysts' reassessment of projections [1] Revenue Estimates - 'Revenues- Management and other fee income' is projected to reach $4.72 million, representing a 9% increase year-over-year [4] - 'Revenues- Revenues from rental properties, net' is expected to be $536.90 million, indicating a 3% increase from the prior-year quarter [4] Key Metrics - The average prediction for 'Pro-rata portfolio occupancy rate' is 94.8%, down from 96.3% in the previous year [4] - 'Depreciation and amortization' is estimated to be $157.02 million according to analysts [5] Stock Performance - Kimco Realty shares have returned +5.6% over the past month, while the Zacks S&P 500 composite has shown no change [5] - The company holds a Zacks Rank 3 (Hold), suggesting it is expected to perform in line with the overall market [5]

Financial Performance - Curbline Properties (CURB) reported quarterly funds from operations (FFO) of $0.29 per share, exceeding the Zacks Consensus Estimate of $0.27 per share, and up from $0.23 per share a year ago [1] - The quarterly FFO surprise was +6.62%, and the company has surpassed consensus FFO estimates three times over the last four quarters [2] - Curbline's revenues for the quarter were $54.15 million, surpassing the Zacks Consensus Estimate by 6.56%, compared to $34.92 million in the same quarter last year [3] Market Performance - Curbline shares have increased by approximately 8.9% since the beginning of the year, outperforming the S&P 500's gain of 1.3% [4] - The current consensus FFO estimate for the upcoming quarter is $0.26 on revenues of $51.82 million, and for the current fiscal year, it is $1.15 on revenues of $212.08 million [8] Industry Outlook - The REIT and Equity Trust - Retail industry, to which Curbline belongs, is currently ranked in the top 32% of over 250 Zacks industries, indicating a favorable outlook [9] - Kimco Realty (KIM), another company in the same industry, is expected to report quarterly earnings of $0.44 per share, reflecting a year-over-year change of +4.8% [10]

Core Viewpoint - Kimco Realty announced the 2025 tax treatment of its common and preferred stock dividend distributions, detailing the allocations for investors [1][2][3][4]. Common Stock Dividend Summary - The total distribution for common shares in 2025 is $1.010000 per share, with the following breakdown: - Ordinary Income: $0.989238 - Capital Gains: $0.005442 - Qualified Dividends: $0.983796 - Non-Qualified Dividends: $0.005721 - The dividends are scheduled for four payments of $0.250000 each for the first three quarters and $0.260000 for the fourth quarter [1]. Preferred Stock Dividend Summary - **Preferred Series L**: Total distribution of $1.281240 per share, with ordinary income of $1.262052 and qualified dividends of $1.255108 [2]. - **Preferred Series M**: Total distribution of $1.312520 per share, with ordinary income of $1.292860 and qualified dividends of $1.285748 [3]. - **Preferred Series N**: Total distribution of $3.625000 per share, with ordinary income of $3.570708 and qualified dividends of $3.551064 [4]. Company Overview - Kimco Realty is a leading REIT focused on high-quality, open-air, grocery-anchored shopping centers and mixed-use properties in the U.S. - The company owns interests in 564 shopping centers and mixed-use assets, totaling 100 million square feet of gross leasable space as of September 30, 2025 [5].

Core Viewpoint - Kimco Realty has appointed David Jamieson to its Board of Directors, expanding the board to ten members, effective January 19, 2026 [1][2]. Company Overview - Kimco Realty (NYSE: KIM) is a real estate investment trust (REIT) focused on owning and operating high-quality, open-air, grocery-anchored shopping centers and mixed-use properties in the U.S. [5] - The company's portfolio includes 564 shopping centers and mixed-use assets, totaling 100 million square feet of gross leasable space as of September 30, 2025 [5]. Leadership and Experience - David Jamieson has been with Kimco since 2007 and has served as Executive Vice President and Chief Operating Officer since February 2017 [2]. - His previous roles include Executive Vice President of Asset Management and Operations, Vice President of Asset Management and Leasing, and Director of Real Estate for the Western Region [2]. - Jamieson is a voting member of the Investment Committee, which oversees new investments, development projects, and property dispositions [2]. Strategic Contributions - As COO, Jamieson has been pivotal in developing value creation strategies and leading the company's redevelopment and mixed-use platform [2]. - He is also involved in shaping the company's Corporate Responsibility strategy with a focus on long-term sustainability [2]. Board Member Insights - Richard B. Saltzman, Chairman of the Board, expressed enthusiasm for Jamieson's appointment, highlighting his contributions to Kimco's operational performance and the importance of his expertise for the company's future [3]. - Conor Flynn, CEO, noted Jamieson's respect within the industry and his expected positive impact on the board [3]. Future Focus - Jamieson expressed his commitment to generating shareholder value and continuing to focus on operational execution while contributing to the company's long-term success [4].