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EX-99.1 - EXHIBIT 99.1 - REGENCY CENTERS CORPex-991123117.htm
8-K - 8-K - REGENCY CENTERS CORPa8-k123117.htm
EXHIBIT 99.2

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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
December 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 (Consolidated Only)..........................................................................................
 
 
 
Supplemental Details of Assets and Liabilities (Real Estate Partnerships Only)........................................................
 
 
 
Supplemental Details of Operations (Real Estate Partnerships Only)........................................................................
 
 
 
Supplemental Details of Same Property NOI as adjusted (Pro-Rata).........................................................................
 
 
Reconciliations of Non-GAAP Financial Measures and Additional Disclosures.......................................................
 
 
 
Summary of Consolidated Debt .................................................................................................................................
 
 
Summary of Consolidated Debt Detail ......................................................................................................................
 
 
Summary of Unsecured Debt Covenants and Leverage Ratios...................................................................................
 
 
 
Summary of Unconsolidated Debt..............................................................................................................................
 
 
 
Investment Activity:
 
 
 
 
Property Transactions..................................................................................................................................................
 
 
 
Summary of Development...........................................................................................................................................
 
 
 
Summary of Redevelopment.......................................................................................................................................
 
 
 
Co-investment Partnerships:
 
 
 
 
Unconsolidated Investments........................................................................................................................................
 
 
 
Real Estate Information:
 
 
 
 
Leasing Statistics.........................................................................................................................................................
 
 
 
Average Base Rent by CBSA......................................................................................................................................
 
 
 
Significant Tenant Rents..............................................................................................................................................
 
 
 
Tenant Lease Expirations.............................................................................................................................................
 
 
Portfolio Summary Report by State............................................................................................................................
 
 
 
Forward-Looking Information:
 
 
 
 
Earnings and Valuation Guidance................................................................................................................................
 
 
 
Reconciliation of Net Income to NAREIT FFO and Core FFO Guidance................................................................
 
 
 
Glossary of Terms........................................................................................................................................................




Non-GAAP Disclosures
December 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 interests differently, limiting the comparability of pro-rata information.

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.






















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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:
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.
Net Operating Income (NOI): The Company believes NOI provides useful information to investors to measure the operating performance of its portfolio of properties. The Company provides a reconciliation of Net Income (Loss) Attributable to Common Stockholders 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. The Company also provides disclosure of NOI excluding termination fees, which excludes bother termination fee income and expenses.
Same Property NOI as adjusted: 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 as adjusted, which is 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. Same Property NOI as adjusted 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. We derived this information from the accounting records of Equity One and did not adjust such information. Equity One’s financial information for the two month period ended February 28, 2017 and 12 month period ended December 31, 2016 was subject to a limited internal review by Regency. The Company provides a reconciliation of Net Income (Loss) Attributable to Common Stockholders to Same Property NOI as adjusted.
Following is the detail for the non-ownership periods of Equity One included in Same Property NOI as adjusted:

 
Two months ended February 2017
 
Three Months Ended December 2016
Twelve Months Ended December 2016
Same Property NOI detail for non-ownership periods of Equity One:
 
 
 
 
 
 
 
Real Estate Revenues:
 
 
 
 
Base Rent
$
43,798

 
$
65,031

256,326

Recoveries from Tenants
13,889

 
19,148

79,651

Percentage Rent
1,143

 
834

5,143

Termination Fees
30

 
42

305

Other Income
581

 
1,029

3,342

Total Real Estate Revenues
59,441

 
86,084

344,767

 
 
 
 
 
Real Estate Operating Expenses:
 
 
 
 
Operating and Maintenance
9,270

 
13,497

53,347

Termination Expense

 

170

Real Estate Taxes
7,661

 
9,482

41,809

Ground Rent
28

 
69

277

Provision for Doubtful Accounts
237

 
259

1,128

Total Real Estate Operating Expenses
17,196

 
23,307

96,731

 
 
 
 
 
Same Property NOI
$
42,245

 
$
62,777

248,036

 
 
 
 
 
Same Property NOI without Termination Fees
$
42,215

 
$
62,735

247,901

 
 
 
 
 
Same Property NOI without Termination Fees or Redevelopments
$
36,906

 
$
55,074

218,608



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Regency Centers Reports Fourth Quarter and Full Year 2017 Results

JACKSONVILLE, FL. (February 8, 2018) - Regency Centers Corporation (“Regency” or the “Company”) today reported financial and operating results for the period ended December 31, 2017.


Fourth Quarter and Full Year 2017 Highlights

Fourth quarter Net Income Attributable to Common Stockholders (“Net Income”) of $0.50 per diluted share.
Fourth quarter NAREIT Funds From Operations (“NAREIT FFO”) of $0.94 per diluted share and Core Funds From Operations (“Core FFO”) of $0.92 per diluted share.
Same property Net Operating Income (“NOI”) as adjusted, which reflects adjustments for the Equity One merger, excluding termination fees, increased 2.7% in the fourth quarter and 3.6% for the full year as compared to the same periods in the prior year.
As of December 31, 2017, the same property portfolio was 96.3% leased, a 30 basis point increase sequentially.
As of December 31, 2017, spaces less than 10,000 square feet (“Small Shops”) were 92.5% leased, a 10 basis point increase sequentially.
As of December 31, 2017, a total of 23 properties were in development or redevelopment representing a total investment of approximately $544 million.
During the fourth quarter, Regency acquired two shopping centers for approximately $150 million and sold five shopping centers for approximately $103 million.
On February 6, 2018, Regency’s Board of Directors (the “Board”) declared a quarterly cash dividend on the Company’s common stock of $0.555 per share, an annualized increase of 5.7%.

“Regency’s unequaled combination of strategic advantages allowed for another remarkable year of performance, including strong levels of percent leased and same property NOI growth at or above 3.5% for the sixth consecutive year,” stated Martin E. “Hap” Stein, Jr., Chairman and Chief Executive Officer. “Our successes in 2017 and over the last six years demonstrate our ability to continually execute on our commitment to being best-in-class and realize our strategic objectives by delivering superior NOI, net asset value and earnings growth while creating long term value for our shareholders.”


Financial Results

Regency reported Net Income for the fourth quarter of $85.1 million, or $0.50 per diluted share compared to $55.9 million, or $0.53 per diluted share, for the same period in 2016. For the twelve months ended December 31, 2017, Net Income was $159.9 million, or $1.00 per diluted share, compared to $143.9 million, or $1.42 per diluted share, for the same period in 2016.


The Company reported NAREIT FFO for the fourth quarter of $161.4 million, or $0.94 per diluted share, compared to $83.1 million, or $0.79 per diluted share, for the same period in 2016. For the twelve months ended December 31, 2017, NAREIT FFO was $494.8 million, or $3.09 per diluted share, compared to $277.3

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million, or $2.73 per diluted share, for the same period in 2016. The Company’s full year 2017 NAREIT FFO includes costs of $80.7 million associated with the merger of Regency and Equity One. No additional merger related costs are anticipated in 2018.

Core FFO for the fourth quarter was $157.9 million, or $0.92 per diluted share, compared to $89.9 million, or $0.86 per diluted share, for the same period in 2016. For the twelve months ended December 31, 2017, Core FFO was $592.1 million, or $3.69 per diluted share, compared to $334.0 million, or $3.29 per diluted share, for the same period in 2016.


Operating Results

Fourth quarter same property NOI as adjusted, excluding termination fees, increased 2.7% compared to the same period in 2016. For the twelve months ended December 31, 2017, same property NOI as adjusted, excluding termination fees, increased 3.6% compared to the same period in 2016 driven by base rent growth of 3.5%. In light of the merger with Equity One on March 1, 2017, same property NOI as adjusted is presented on a pro forma basis as if the merger had occurred January 1, 2016. Please refer to the Company’s supplemental package for additional details.

As of December 31, 2017, Regency’s wholly owned portfolio plus its pro-rata share of co-investment partnerships was 95.5% leased. The same property portfolio was 96.3% leased, which is an increase of 30 basis points sequentially and from the same period in 2016 when adjusted for the current same property pool. Within the same property portfolio, Small Shops were 92.5% leased, an increase of 10 basis points sequentially and an increase of 40 basis points from the same period in 2016 when adjusted for the current same property pool. Within the same property portfolio, spaces greater than or equal to 10,000 square feet (“Anchors”) were 98.6% leased, an increase of 40 basis points sequentially and from the same period in 2016 when adjusted for the current same property pool.

Regency executed approximately 1.8 million square feet of comparable new and renewal leases during the quarter at blended rent spreads of 6.0%. New leasing represented approximately 443,000 square feet, with Anchors representing nearly 60% of new activity, which compares to an average of 30% in the eight quarters prior. This significant contribution in new Anchor leasing drove higher committed tenant improvements for the quarter when compared to prior quarters. For the twelve months ended December 31, 2017, the Company executed approximately 6.3 million square feet of comparable new and renewal leases at blended rent spreads of 7.8%.


Investments

Property Transactions

During the fourth quarter, the Company closed on approximately $150 million of acquisitions, and approximately $103 million of dispositions.

Scripps Ranch Marketplace (San Diego, CA) - In December, Regency acquired Scripps Ranch Marketplace, a 132,000 square foot neighborhood shopping center anchored by Vons for $81.6 million. A secured mortgage of $27.0 million was assumed at closing.

Roosevelt Square (Seattle, WA) - In December, the Company closed on the acquisition of Roosevelt Square, a 148,000 square foot retail center anchored by Whole Foods Market for $68.3 million.

Regency sold five shopping centers during the fourth quarter of 2017.

Subsequent to year-end, in January 2018, Regency closed on approximately $65 million of acquisitions.


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Ballard Blocks I (Seattle, WA) - The Company acquired a 50% equity interest in Ballard Blocks I, an operating 132,000 square foot shopping center, anchored by Trader Joe’s, for $27.3 million. Regency also acquired a 50% interest in adjacent land, and concurrently announced the development start of Ballard Blocks II (description below).

District at Metuchen (Metuchen, NJ) - Regency and a co-investment partner acquired District at Metuchen, a 67,000 square foot Whole Foods Market anchored shopping center located in the New York metro area for a gross purchase price of $33.8 million. The Company’s share of the purchase price was $6.8 million.

Hewlett Crossing I & II (Hewlett, NY) - The Company acquired Hewlett Crossing I, a 32,000 square foot retail center anchored by Petco, for a gross purchase price of $19.5 million. A secured mortgage of $9.7 million was assumed at closing. Regency also acquired the adjacent Hewlett Crossing II, a 20,000 square foot neighborhood retail center anchored by Duane Reade, for a gross purchase price of $11.4 million. Regency will operate the two centers as a single center known as Hewlett Crossing.

Developments and Redevelopments

At year end, the Company had 23 properties in development or redevelopment with combined, estimated net development costs of approximately $544 million. In-process development projects were a combined 58% funded and 80% leased, and are expected to yield an average return of 7.3%.

During the fourth quarter, the Company started two ground up development projects.

Midtown East (Raleigh, NC) - Midtown East is a 174,000 square foot shopping center anchored by Wegmans. Midtown East is a 50/50 joint venture and Regency’s pro-rata share of estimated development cost is $22.0 million at a projected 8.0% stabilized yield.

Indigo Square (Charleston, SC) - Indigo Square is a 51,000 square foot shopping center anchored by Publix Greenwise Market. Indigo Square will be surrounded by 456 multifamily units, a Hilton hotel, and 600 self-storage units. The estimated development cost of Indigo Square is $16.6 million at a projected 8.3% stabilized yield.

Subsequent to quarter end, and simultaneously with the acquisition of Ballard Blocks I, the Company also started Ballard Blocks II, a 114,000 square foot 50/50 joint venture development anchored by PCC Community Markets. Regency’s pro-rata share of estimated development costs in Ballard II is $31.1 million at a projected 6.3% stabilized yield.


Capital Markets

Equity Offering

As previously disclosed, on December 14, 2017, the final settlement of the Company’s forward sale agreement occurred. Regency received approximately $89.1 million of net proceeds after adjustments for interest, dividends and the underwriters’ discount but before deducting offering expenses, by delivering 1,250,000 shares of the Company’s common stock.

Stock Repurchase Program

On February 7, 2018, Regency’s Board authorized a share repurchase program for up to $250 million of shares of the Company’s common stock. This program is scheduled to expire on February 6, 2020. The timing of share repurchases under this new program depends upon marketplace conditions and other factors, and the program remains subject to the discretion of the Board.


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Dividend

On February 6, 2018, Regency’s Board declared a quarterly cash dividend on the Company’s common stock of $0.555 per share, an annualized increase of 5.7%. The dividend is payable on March 2, 2018, to shareholders of record as of February 20, 2018.


2018 Guidance

Regency Centers issued 2018 guidance on January 11, 2018. There have been no changes to the previously released guidance. Please refer to the Company’s fourth quarter 2017 supplemental information package for a complete list of guidance.

Full Year 2018 Guidance
Net Income Attributable to Common Stockholders (“Net Income”)
$1.47 - $1.56
NAREIT Funds From Operations (“NAREIT FFO”) per diluted share
$3.73 - $3.82
Operating Funds From Operations (“Operating FFO”) per diluted share
$3.48 - $3.54
Same Property Net Operating Income (“SPNOI”) Growth excluding termination fees (pro-rata)
2.25% - 3.25%
Acquisitions ($ thousands)
+/- $150,000
Cap Rate (weighted average)
+/- 4.75%
Dispositions ($ thousands)
+/- $150,000
Cap Rate (weighted average)
+/- 7.25%


Conference Call Information

To discuss Regency’s fourth quarter results, the Company will host a conference call on Friday, February 9, 2018, at 11:00 a.m. ET. Dial-in and webcast information is listed below.

Fourth Quarter Conference Call
Date:
Friday, February 9, 2018
Time:
11:00 a.m. ET
Dial#:
877-407-0789 or 201-689-8562
Webcast:
investors.regencycenters.com


Replay

Webcast Archive: Investor Relations page under Events & Webcasts


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

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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-comparable items that affect the Company's period-over-period performance. Core FFO excludes from NAREIT FFO: (a) transaction related income or expenses; (b) impairments on land; (c) gains or losses from the early extinguishment of debt; (d) development pursuit costs; and (e) other non-comparable amounts as they occur. The Company provides a reconciliation of Net Income to NAREIT FFO and Core FFO for actual results. Operating FFO is an additional performance measure that excludes from Core FFO: (a) certain non-cash components of earnings derived from above and below market rent amortization, straight-line rents, and amortization of mark-to-market of debt adjustments; and includes (b) development pursuit costs. The Company provides a reconciliation of Net Income to Operating FFO per diluted share for forward looking guidance.

























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

For the Periods Ended December 31, 2017 and 2016
 
Three Months Ended
 
Year to Date
 
 
 
 
2017
2016
 
2017
2016
Net Income Attributable to Common Stockholders
 
$
85,139

55,869

 
$
159,949

143,860

Adjustments to reconcile to NAREIT Funds From Operations(1):
 
 
 
 
 
 
Depreciation and amortization (excluding FF&E)
 
98,036

50,077

 
364,908

193,451

Provision for impairment to operating properties
 

2,500

 

3,159

Gain on sale of operating properties
 
(21,988
)
(25,410
)
 
(30,402
)
(63,426
)
Exchangeable operating partnership units
 
171

92

 
388

257

NAREIT Funds From Operations
 
$
161,358

83,128

 
$
494,843

277,301

 
 
 
 
 
 
 
NAREIT Funds From Operations
 
$
161,358

83,128

 
494,843

277,301

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

242

 
138

2,007

Development pursuit costs
 
1,047

596

 
1,569

1,503

Income tax benefit
 
(9,737
)

 
(9,737
)

Gain on sale of land
 
(654
)
(883
)
 
(3,623
)
(8,769
)
Provision for impairment to land
 

33

 

580

Loss on derivative instruments and hedge ineffectiveness
 
(2
)
(1
)
 
(15
)
40,589

Early extinguishment of debt
 
46

250

 
12,449

14,207

Merger related costs
 
5,131

6,539

 
80,715

6,539

Merger related debt offering interest
 


 
975


Preferred redemption costs
 


 
12,227


Hurricane losses
 
744


 
2,596


Core Funds From Operations
 
$
157,933

89,904

 
$
592,137

333,957

 
 
 
 
 
 
 
 
 
Weighted Average Shares For Diluted Earnings per Share
 
170,855

104,971

 
159,960

101,285

Weighted Average Shares For Diluted FFO and Core FFO per Share
 
171,205

105,125

 
160,255

101,439

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


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 net income to pro-rata same property NOI.


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Reconciliation of Net Income Attributable to Common Stockholders to Pro-Rata Same Property NOI as adjusted - Actual (in thousands)

For the Periods Ended December 31, 2017 and 2016
 
Three Months Ended
 
Year to Date
 
 
 
 
2017
2016
 
2017
2016
Net Income Attributable to Common Stockholders
 
$
85,139

55,869

 
$
159,949

143,860

Less:
 
 
 
 
 
 
Management, transaction, and other fees
 
(6,806
)
(6,568
)
 
(26,158
)
(25,327
)
Income tax benefit
 
(9,737
)

 
(9,737
)

Gain on sale of real estate
 
(22,519
)
(24,324
)
 
(27,432
)
(47,321
)
Other(1)
 
(10,819
)
(4,976
)
 
(47,357
)
(16,144
)
Plus:
 
 
 
 
 
 
Depreciation and amortization
 
90,444

42,606

 
334,201

162,327

General and administrative
 
18,006

16,631

 
67,624

65,327

Other operating expense, excluding provision for doubtful accounts
 
6,460

8,033

 
85,233

12,376

Other expense (income)
 
34,360

22,646

 
141,093

148,066

Equity in income of investments in real estate excluded from NOI (2)
 
14,771

12,271

 
53,290

33,952

Net income attributable to noncontrolling interests
 
802

524

 
2,903

2,070

Preferred stock dividends and issuance costs
 

5,266

 
16,128

21,062

NOI
 
200,101

127,978

 
749,737

500,248

 
 
 
 
 
 
 
Less non-same property NOI (3)
 
(10,572
)
(6,050
)
 
(38,186
)
(19,716
)
Plus same property NOI for non-ownership periods of Equity One(4)
 

62,777

 
42,245

248,036

 
 
 
 
 
 
 
Same Property NOI
 
$
189,529

184,705

 
$
753,796

728,568

 
 
 
 
 
 
 
Same Property NOI without termination fees
 
$
189,311

184,384

 
$
753,106

727,209

 
 
 
 
 
 
 
Same Property NOI without termination fees or redevelopments
 
$
163,095

161,484

 
$
655,898

638,347

 
(1) Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.
(2) 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.
(3) Includes revenues and expenses attributable to Non-Same Property, Projects in Development, corporate activities, and noncontrolling interests.
(4) Refer to page 2 of the Company's fourth quarter 2017 supplemental package for Same Property NOI detail for the non-ownership periods of Equity One.

Reported results are preliminary and not final until the filing of the Company’s Form 10-K with the SEC and, therefore, remain subject to adjustment.


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Reconciliation of Net Income Attributable to Common Stockholders to NAREIT FFO and Operating FFO - Guidance (per diluted share)

 
 
 
Full Year
NAREIT FFO and Operating FFO Guidance:
 
 
2018
 
 
 
 
 
Net income attributable to common stockholders
 
 
 $ 1.47
     1.56
 
 
 
 
 
Adjustments to reconcile net income to NAREIT FFO:
 
 
 
 
Depreciation and amortization
 
 
     2.26
     2.26
 
 
 
 
 
 
 
 
 
 
NAREIT Funds From Operations
 
 
 $ 3.73
     3.82
 
 
 
 
 
 
 
 
 
 
Adjustments to reconcile NAREIT FFO to Operating FFO:
 
 
 
Other non-comparable costs
 
 
0.02
0.00
Straight line rent, net
 
 
(0.09)
(0.10)
Market rent amortization, net
 
 
(0.16)
(0.16)
Debt mark-to-market
 
 
(0.02)
(0.02)
 
 
 
 
 
 
 
 
 
 
Operating Funds From Operations
 
 
 $ 3.48
 $ 3.54


The Company has published forward-looking statements and additional financial information in its fourth quarter 2017 supplemental information package that may help investors estimate earnings for 2018. A copy of the Company’s fourth 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-K for the year ended December 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 Centers is the preeminent national owner, operator, and developer of shopping centers located in affluent and densely populated trade areas. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust (REIT) that is self-administered, self-managed, and an S&P 500 Index member. For more information, please visit regencycenters.com.
                            
###


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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
December 31, 2017
(in thousands, except per share data)
 
 
Three Months Ended
 
Year to Date
 
 
2017
 
2016
 
2017
 
2016
Financial Results
 
 
 
 
 
 
 
 
Net income attributable to common stockholders (page 15)
 
$
85,139

 
$
55,869

 
$
159,949

 
$
143,860

Net income per diluted share
 
$
0.50

 
$
0.53

 
$
1.00

 
$
1.42

 
 
 
 
 
 
 
 
 
NAREIT Funds From Operations (NAREIT FFO) (page 20)
 
$
161,358

 
$
83,128

 
$
494,843

 
$
277,301

NAREIT FFO per diluted share
 
$
0.94

 
$
0.79

 
$
3.09

 
$
2.73

 
 
 
 
 
 
 
 
 
Core Funds From Operations (Core FFO) (page 20)
 
$
157,933

 
$
89,904

 
$
592,137

 
$
333,957

Core FFO per diluted share
 
$
0.92

 
$
0.86

 
$
3.69

 
$
3.29

 
 
 
 
 
 
 
 
 
Same Property NOI as adjusted without termination fees (page 19)
 
$
189,311

 
$
184,384

 
$
753,106

 
$
727,209

% growth
 
2.7
%
 
 
 
3.6
%
 
 
 
 
 
 
 
 
 
 
 
Dividends paid per share and unit
 
$
0.53

 
$
0.50

 
$
2.10

 
$
2.00

Payout ratio of Core FFO per share (diluted)
 
57.6
%
 
58.1
%
 
56.9
%
 
60.8
%
 
 
 
 
 
 
 
 
 
Diluted share and unit count
 
 
 
 
 
 
 
 
Weighted average shares (diluted) - Net income
 
170,855

 
104,971

 
159,960

 
101,285

Weighted average shares (diluted) - NAREIT FFO and Core FFO
 
171,205

 
105,125

 
160,255

 
101,439

 
 
 
 
 
 
 
 
 
 
 
As of
 
As of
 
As of
 
As of
 
 
12/31/2017
 
12/31/2016
 
12/31/2015
 
12/31/2014
Capital Information
 
 
 
 
 
 
 
 
Market price per common share
 
$
69.18

 
$
68.95

 
$
68.12

 
$
63.78

 
 
 
 
 
 
 
 
 
Common shares outstanding
 
171,365

 
104,497

 
97,213

 
94,108

Exchangeable units held by noncontrolling interests
 
350

 
154

 
154

 
154

Common shares and equivalents issued and outstanding
 
171,715

 
104,651

 
97,367

 
94,262

Market equity value of common and convertible shares
 
$
11,879,231

 
$
7,215,718

 
$
6,632,627

 
$
6,012,045

 
 
 
 
 
 
 
 
 
Non-convertible preferred stock
 
$

 
$
325,000

 
$
325,000

 
$
325,000

 
 
 
 
 
 
 
 
 
Outstanding debt
 
$
4,115,588

 
$
2,111,450

 
$
2,363,238

 
$
2,528,137

Less: cash
 
(49,381
)
 
(17,879
)
 
(40,623
)
 
(121,789
)
Net debt
 
$
4,066,207

 
$
2,093,571

 
$
2,322,615

 
$
2,406,348

 
 
 
 
 
 
 
 
 
Total market capitalization
 
$
15,945,438

 
$
9,634,289

 
$
9,280,242

 
$
8,743,393

 
 
 
 
 
 
 
 
 
Debt metrics (pro-rata; trailing 12 months "TTM") (1)
 
 
 
 
 
 
 
 
Net Debt-to-Adjusted EBITDA
 
5.4x

 
4.4x

 
5.2x

 
5.7x

Fixed charge coverage
 
4.1x

 
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 12 months and the annualized impact of year to date results for the Equity One contribution post merger.


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Summary Real Estate Information
December 31, 2017
(GLA in thousands)
Wholly Owned and 100% of Co-investment Partnerships
 
12/31/2017
 
9/30/2017
 
6/30/2017
 
3/31/2017*
 
12/31/2016
Number of properties
 
426
 
427
 
428
 
429
 
307
Number of retail operating properties
 
412
 
413
 
414
 
416
 
301
Number of same properties
 
395
 
399
 
400
 
402
 
289
Number of properties in redevelopment
 
14
 
22
 
21
 
23
 
15
Number of properties in development
 
9
 
8
 
8
 
7
 
6
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Gross Leasable Area (GLA) - All properties
 
53,881
 
54,067
 
54,162
 
54,038
 
37,831
GLA including retailer-owned stores - All properties
 
58,845
 
59,031
 
59,125
 
59,002
 
42,246
GLA - Retail operating properties
 
52,161
 
52,250
 
52,344
 
52,473
 
36,923
GLA - Same properties
 
50,144
 
50,624
 
50,719
 
50,848
 
35,316
GLA - Properties in redevelopment(1)
 
3,607
 
4,907
 
4,591
 
4,691
 
2,692
GLA - Properties in development
 
1,461
 
1,348
 
1,348
 
1,096
 
908
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Wholly Owned and Pro-Rata Share of Co-investment Partnerships
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
GLA - All properties
 
44,015
 
44,281
 
44,284
 
44,075
 
28,745
GLA including retailer-owned stores - All properties
 
48,979
 
49,244
 
49,248
 
49,039
 
33,160
GLA - Retail operating properties
 
42,456
 
42,536
 
42,540
 
42,583
 
27,837
GLA - Same properties
 
40,601
 
41,073
 
41,076
 
41,120
 
26,392
Spaces ≥ 10,000 sf
 
25,239
 
25,914
 
25,930
 
25,912
 
16,113
Spaces < 10,000 sf
 
13,874
 
15,159
 
15,146
 
15,208
 
10,279
GLA - Properties in redevelopment(1)
 
2,817
 
4,138
 
3,865
 
4,211
 
2,277
GLA - Properties in development
 
1,374
 
1,348
 
1,348
 
1,096
 
908
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
% leased - All properties
 
95.5%
 
95.3%
 
95.0%
 
95.3%
 
95.4%
% leased - Retail operating properties
 
96.2%
 
95.9%
 
95.7%
 
95.8%
 
96.0%
% leased - Same properties (2)
 
96.3%
 
96.0%
 
95.8%
 
96.0%
 
96.2%
Spaces ≥ 10,000 sf (2)
 
98.6%
 
98.2%
 
98.0%
 
98.4%
 
98.3%
Spaces < 10,000 sf (2)
 
92.5%
 
92.4%
 
92.1%
 
91.8%
 
93.0%
Average % leased - Same properties (2)
 
96.0%
 
96.0%
 
96.1%
 
96.1%
 
96.1%
% commenced - Same properties(2)(3)
 
94.4%
 
93.7%
 
93.7%
 
93.7%
 
94.3%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same property NOI as adjusted growth - YTD (see page 19) (2) (4)
 
3.5%
 
3.9%
 
3.3%
 
3.3%
 
3.9%
Same property NOI as adjusted growth without termination fees - YTD(2) (4)
 
3.6%
 
4.0%
 
3.5%
 
3.7%
 
3.5%
Same property NOI as adjusted growth without termination fees or redevelopments - YTD (2) (4)
 
2.7%
 
3.3%
 
2.9%
 
3.1%
 
3.1%
Rent spreads - Trailing 12 months (5) (see page 31)
 
7.8%
 
9.4%
 
9.1%
 
9.8%
 
11.3%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

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*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 periods prior to 3/31/17 has not been restated and is therefore not comparable.
(1) Represents entire center GLA rather than redevelopment portion only. Included in Same Property pool unless noted otherwise.
 
 
 
 
 
 
 
(2) Periods prior to 3/31/17 are not adjusted for current same property pool.
(3) Excludes leases that are signed but have not yet commenced.
 
 
 
 
 
 
 
 
 
 
(4) From 3/31/17 forward, Same Property NOI growth is presented as adjusted, as if the merger had occurred on 1/1/16. Please see page 19 for more detail.
(5) Retail operating properties only. Rent spreads are calculated on a comparable-space, cash basis for new and renewal leases executed.

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

Assets
 
 
 
Real estate investments at cost:
 
 
 
Land, building and improvements
$
10,599,302

 
$
4,752,621

Properties in development
314,391

 
180,878

 
10,913,693

 
4,933,499

Less: accumulated depreciation
1,339,814

 
1,124,391

 
9,573,879

 
3,809,108

Properties held for sale

 

Investments in real estate partnerships
386,304

 
296,699

Net real estate investments
9,960,183

 
4,105,807

 
 
 
 
Cash and cash equivalents
49,381

 
17,879

Accounts receivable, net
66,586

 
31,418

Straight line rent receivables, net
88,596

 
69,823

Notes receivable
15,803

 
10,481

Deferred leasing costs, net
80,044

 
69,000

Acquired lease intangible assets, net
477,589

 
118,831

Trading securities held in trust, at fair value
31,655

 
28,588

Goodwill
310,609

 

Other assets
63,589

 
37,079

Total assets
$
11,144,035

 
$
4,488,906

 
 
 
 
Liabilities and Equity
 
 
 
Liabilities:
 
 
 
Notes payable
$
2,971,715

 
$
1,363,925

Unsecured credit facilities
623,262

 
278,495

Total notes payable
3,594,977

 
1,642,420

 
 
 
 
Accounts payable and other liabilities
234,271

 
138,936

Acquired lease intangible liabilities, net
535,720

 
54,180

Tenants' security and escrow deposits
46,013

 
28,868

Total liabilities
4,410,981

 
1,864,404

 
 
 
 
Equity:


 

Stockholders' Equity:
 
 
 
Preferred stock

 
325,000

Common stock, $.01 par
1,714

 
1,045

Additional paid in capital
7,854,797

 
3,277,861

Accumulated other comprehensive loss
(6,289
)
 
(18,346
)
Distributions in excess of net income
(1,158,170
)
 
(994,259
)
Total stockholders' equity
6,692,052

 
2,591,301

Noncontrolling Interests:
 
 
 
Exchangeable operating partnership units
10,907

 
(1,967
)
Limited partners' interest
30,095

 
35,168

Total noncontrolling interests
41,002

 
33,201

Total equity
6,733,054

 
2,624,502

Total liabilities and equity
$
11,144,035

 
$
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 December 31, 2017 and 2016
(in thousands)
unaudited
 
Three Months Ended
 
Year to Date
 
2017
 
2016
 
2017
 
2016
Revenues:
 
 
 
 
 
 
 
  Minimum rent
$
195,452

 
114,800

 
$
728,078

 
444,305

  Percentage rent
1,126

 
1,476

 
6,635

 
4,128

  Recoveries from tenants and other income
61,367

 
36,717

 
223,455

 
140,611

  Management, transaction, and other fees
6,806

 
6,568

 
26,158

 
25,327

        Total revenues
264,751

 
159,561

 
984,326

 
614,371

Operating Expenses:
 
 
 
 
 
 
 
  Depreciation and amortization
90,444

 
42,606

 
334,201

 
162,327

  Operating and maintenance
40,101

 
25,256

 
143,990

 
95,022

  General and administrative
18,006

 
16,631

 
67,624

 
65,327

  Real estate taxes
30,087

 
16,698

 
109,723

 
66,395

  Other operating expense
7,605

 
8,289

 
89,225

 
14,081

        Total operating expenses
186,243

 
109,480

 
744,763

 
403,152

Other Expense (Income):
 
 
 
 
 
 
 
  Interest expense, net of interest income
35,344

 
20,222

 
132,629

 
90,712

  Provision for impairment

 
2,533

 

 
4,200

  Early extinguishment of debt
46

 
296

 
12,449

 
14,240

  Net investment (income) loss
(1,030
)
 
(405
)
 
(3,985
)
 
(1,672
)
  Loss on derivative instruments

 

 

 
40,586

       Total other expense
34,360

 
22,646

 
141,093

 
148,066

        Income (loss) from operations before equity in income of
        investments in real estate partnerships
44,148

 
27,435

 
98,470

 
63,153

  Equity in income of investments in real estate partnerships
9,537

 
9,900

 
43,341

 
56,518

  Income tax expense of taxable REIT subsidiary
(9,737
)
 

 
(9,737
)
 

        Income from operations
63,422

 
37,335

 
151,548

 
119,671

  Gain on sale of real estate, net of tax
22,519

 
24,324

 
27,432

 
47,321

        Net income
85,941

 
61,659

 
178,980

 
166,992

Noncontrolling Interests:
 
 
 
 
 
 
 
  Exchangeable operating partnership units
(171
)
 
(92
)
 
(388
)
 
(257
)
  Limited partners' interests in consolidated partnerships
(631
)
 
(432
)
 
(2,515
)
 
(1,813
)
        Net income attributable to noncontrolling interests
(802
)
 
(524
)
 
(2,903
)
 
(2,070
)
        Net income attributable to controlling interests
85,139

 
61,135

 
176,077

 
164,922

  Preferred stock dividends and issuance costs

 
(5,266
)
 
(16,128
)
 
(21,062
)
        Net income attributable to common stockholders
$
85,139

 
55,869

 
$
159,949

 
143,860

 
 
 
 
 
 
 
 
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 December 31, 2017 and 2016
(in thousands)
 
Three Months Ended
 
Year to Date
 
2017
2016
 
2017
2016
Real Estate Revenues:
 
 
 
 
 
Base rent
$
185,530

110,650

 
$
684,133

432,296

Recoveries from tenants
56,864

32,993

 
206,675

127,677

Percentage rent
1,126

1,476

 
6,635

4,128

Termination fees
223

267

 
845

878

Other income
4,239

3,457

 
15,935

12,056

Total real estate revenues
247,982

148,843

 
914,223

577,035

 
 
 
 
 
 
Real Estate Operating Expenses:
 
 
 
 
 
Operating and maintenance
37,166

22,906

 
132,512

86,034

Real estate taxes
30,087

16,698

 
109,723

66,395

Ground rent
2,150

1,798

 
8,583

7,049

Provision for doubtful accounts
1,145

256

 
3,992

1,705

Total real estate operating expenses
70,548

41,658

 
254,810

161,183

 
 
 
 
 
 
Other Rent Amounts:
 
 
 
 
 
Straight line rent, net
4,810

2,015

 
17,859

6,165

Above/below market rent amortization, net
4,368

1,583

 
23,192

3,905

Total other rent amounts
9,178

3,598

 
41,051

10,070

 
 
 
 
 
 
Fee Income:
 
 
 
 
 
Property management fees
3,465

3,256

 
13,917

13,075

Asset management fees
1,776

1,811

 
7,090

6,745

Leasing commissions and other fees
1,565

1,501

 
5,151

5,507

Total fee income
6,806

6,568

 
26,158

25,327

 
 
 
 
 
 
Interest Expense, net:
 
 
 
 
 
Gross interest expense
35,497

18,817

 
132,884

85,611

Derivative amortization
2,102

2,102

 
8,408

8,408

Debt cost amortization
1,214

880

 
4,615

3,718

Debt premium/discount amortization
(941
)
(462
)
 
(3,515
)
(2,363
)
Capitalized interest
(2,168
)
(859
)
 
(7,946
)
(3,482
)
Interest income
(358
)
(256
)
 
(1,811
)
(1,180
)
Total interest expense, net
35,346

20,222

 
132,635

90,712

 
 
 
 
 
 
General & Administrative, net:
 
 
 
 
 
Gross general & administrative
20,641

20,874

 
76,153

73,672

Stock-based compensation
4,375

3,455

 
15,525

13,422

Capitalized direct leasing compensation costs
(2,901
)
(2,495
)
 
(10,384
)
(10,545
)
Capitalized direct development compensation costs
(5,093
)
(5,637
)
 
(17,609
)
(12,981
)
Total general & administrative, net
17,022

16,197

 
63,685

63,568

 
 
 
 
 
 
Real Estate (Gains) Losses:
 
 
 
 
 
Gain on sale of operating properties
(21,870
)
(23,438
)
 
(24,505
)
(38,573
)
Provision for impairment of operating properties

2,500

 

3,366

Gain on sale of land
(649
)
(886
)
 
(2,927
)
(8,748
)
Provision for impairment of land

33

 

834

Total real estate (gains) losses
(22,519
)
(21,791
)
 
(27,432
)
(43,121
)
 
 
 
 
 
 
Depreciation, Transaction and Other Expense (Income):
 
 
 
 
 
Depreciation and amortization (including FF&E)
90,444

42,606

 
334,201

162,327

Acquisition pursuit and closing costs

158

 
131

1,924

Development pursuit costs
1,021

591

 
1,529

1,487

Merger related costs
5,131

6,539

 
80,715

6,539

Income tax benefit
(9,737
)

 
(9,737
)

Loss from deferred compensation plan, net
24

29

 
94

87

Early extinguishment of debt
46

296

 
12,449

14,240

Loss on derivative instruments and hedge ineffectiveness
(2
)

 
(6
)
40,586

Gain on sale of investments
(70
)

 
(139
)

Other expenses
308

745

 
2,858

2,426

Total depreciation, transaction and other expense (income)
87,165

50,964

 
422,095

229,616

 
 
 
 
 
 

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Three Months Ended
 
Year to Date
 
2017
2016
 
2017
2016
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)
December 31, 2017 and December 31, 2017
(in thousands)
 
Noncontrolling Interests
 
Share of JVs
 
 
 
 
 
 
 
2017
2016
 
2017
2016
Assets
 
 
 
 
 
Land, building and improvements
$
(77,528
)
(67,245
)
 
$
1,248,224

1,084,975

Properties in development
(597
)
(7,655
)
 
14,599

1,858

 
(78,125
)
(74,900
)
 
1,262,823

1,086,833

Less: accumulated depreciation
(10,645
)
(9,127
)
 
387,587

347,074

Net real estate investments
(67,480
)
(65,773
)
 
875,236

739,759

 
 
 
 
 
 
Cash and cash equivalents
(3,098
)
(2,366
)
 
11,123

6,811

Accounts receivable, net
(1,334
)
(1,311
)
 
5,641

6,299

Straight line rent receivables, net
(1,444
)
(1,213
)
 
16,539

14,514

Deferred leasing costs, net
(1,383
)
(1,007
)
 
13,905

11,527

Acquired lease intangible assets, net
(1,061
)
(1,379
)
 
14,268

10,710

Other assets
(357
)
(344
)
 
7,291

7,168

 
 
 
 
 
 
Total assets
$
(76,157
)
(73,393
)
 
$
944,003

796,788

 
 
 
 
 
 
Liabilities
 
 
 
 
 
Notes payable
(43,121
)
(35,731
)
 
520,611

469,030

Accounts payable and other liabilities
(2,172
)
(1,645
)
 
21,977

20,371

Acquired lease intangible liabilities, net
(482
)
(604
)
 
11,323

7,336

Tenants' security and escrow deposits
(287
)
(245
)
 
3,788

3,352

 
 
 
 
 
 
Total liabilities
$
(46,062
)
(38,225
)
 
$
557,699

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 December 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
$
(1,803
)
(1,559
)
 
$
(6,742
)
(6,678
)
 
$
25,324

23,011

 
$
99,507

91,872

Recoveries from tenants
(557
)
(388
)
 
(1,979
)
(1,689
)
 
8,312

7,332

 
31,621

28,753

Percentage rent


 
(4
)
(5
)
 
169

91

 
1,271

1,230

Termination fees


 
(20
)
(4
)
 

12

 
241

356

Other income
(30
)
(27
)
 
(144
)
(143
)
 
529

399

 
2,454

2,331

Total real estate revenues
(2,390
)
(1,974
)
 
(8,889
)
(8,519
)
 
34,334

30,845

 
135,094

124,542

 
 
 
 
 
 
 
 
 
 
 
 
Real Estate Operating Expenses:
 
 
 
 
 
 
 
 
 
 
 
Operating and maintenance
(389
)
(313
)
 
(1,326
)
(1,283
)
 
5,389

4,711

 
20,348

18,413

Real estate taxes
(320
)
(257
)
 
(1,125
)
(1,049
)
 
4,557

3,772

 
17,204

14,984

Ground rent
(26
)
(25
)
 
(105
)
(100
)
 
89

92

 
362

361

Termination expense


 


 


 
113


Provision for doubtful accounts
(14
)
(1
)
 
(27
)
(13
)
 
(9
)
99

 
436

314

Total real estate operating expenses
(749
)
(596
)
 
(2,583
)
(2,445
)
 
10,026

8,674

 
38,463

34,072

 
 
 
 
 
 
 
 
 
 
 
 
Other Rent Amounts:
 
 
 
 
 
 
 
 
 
 
 
Straight line rent, net
(25
)
(82
)
 
(197
)
(229
)
 
336

256

 
1,057

1,283

Above/below market rent amortization, net
(6
)
(15
)
 
(51
)
(22
)
 
319

222

 
1,146

903

Total other rent amounts
(31
)
(97
)
 
(248
)
(251
)
 
655

478

 
2,203

2,186

 
 
 
 
 
 
 
 
 
 
 
 
Fee Income:
 
 
 
 
 
 
 
 
 
 
 
Asset management fees


 


 
(281
)
(267
)
 
(1,141
)
(1,080
)
Total fee income


 


 
(281
)
(267
)
 
(1,141
)
(1,080
)
 
 
 
 
 
 
 
 
 
 
 
 
Interest Expense, net:
 
 
 
 
 
 
 
 
 
 
 
Gross interest expense
(396
)
(393
)
 
(1,541
)
(1,738
)
 
6,108

5,580

 
24,472

23,326

Debt cost amortization
(36
)
(11
)
 
(73
)
(44
)
 
155

142

 
602

587

Debt premium/discount amortization

16

 

176

 
42

45

 
175

172

Capitalized interest


 


 


 


Interest income


 


 


 


Total interest expense, net
(432
)
(388
)
 
(1,614
)
(1,606
)
 
6,305

5,767

 
25,249

24,085

 
 
 
 
 
 
 
 
 
 
 
 
General & Administrative, net:
 
 
 
 
 
 
 
 
 
 
 
Gross general & administrative


 


 
40

24

 
174

159

Total general & administrative, net


 


 
40

24

 
174

159

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


 

128

 
(118
)
(1,972
)
 
(5,897
)
(24,981
)
Provision for impairment of operating properties


 

(207
)
 


 


Gain on sale of land


 


 
(5
)
3

 
(696
)
(21
)
Provision for impairment of land


 

(253
)
 


 


Total real estate (gains) losses


 

(332
)
 
(123
)
(1,969
)
 
(6,593
)
(25,002
)
 
 
 
 
 
 
 
 
 
 
 
 
Depreciation, Transaction and Other Expense (Income):
 
 
 
 
 
 
 
 
 
 
 
Depreciation and amortization (including FF&E)
(614
)
(599
)
 
(2,353
)
(2,465
)
 
8,766

8,443

 
34,051

34,786

Acquisition pursuit and closing costs


 


 

84

 
7

83

Development pursuit costs


 


 
26

5

 
40

16

Early extinguishment of debt

(46
)
 

(46
)
 


 

13

Hedge ineffectiveness


 


 

(1
)
 
(8
)
3

Other expenses
5

(9
)
 
(72
)
(63
)
 
131

129

 
1,432

915

Total depreciation, transaction and other expense (income)
(609
)
(654
)
 
(2,425
)
(2,574
)
 
8,923

8,660

 
35,522

35,816

 
 
 
 
 
 
 
 
 
 
 
 

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Noncontrolling Interests
 
Share of JVs
 
Three Months Ended
 
Year to Date
 
Three Months Ended
 
Year to Date
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 as adjusted (Pro-Rata)
For the Periods Ended December 31, 2017 and 2016
(in thousands)
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 as adjusted, which is 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. Same Property NOI as adjusted 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.
 
 
 
 
 
 
 
Three Months Ended
 
Year to Date
 
2017
2016
 
2017
2016
Same Property NOI as adjusted Detail:
 
 
 
 
 
 
 
 
 
Real Estate Revenues:
 
 
 
 
 
Base Rent
$
198,441

191,289

 
$
782,142

755,556

Recoveries from Tenants
60,688

56,704

 
238,076

227,322

Percentage Rent
1,249

2,334

 
8,499

10,364

Termination Fees
218

321

 
803

1,529

Other Income
3,393

3,734

 
13,216

13,497

Total Real Estate Revenues
263,989

254,382

 
1,042,736

1,008,268

 
 
 
 
 
 
Real Estate Operating Expenses:
 
 
 
 
 
Operating and Maintenance
39,418

38,835

 
150,530

150,841

Termination Expense


 
113

170

Real Estate Taxes
31,951

28,457

 
125,904

118,155

Ground Rent
1,964

1,935

 
7,829

7,732

Provision for Doubtful Accounts
1,127

450

 
4,564

2,802

Total Real Estate Operating Expenses
74,460

69,677

 
288,940

279,700

 
 
 
 
 
 
Same Property NOI as adjusted
$
189,529

184,705

 
$
753,796

728,568

% change
2.6
%
 
 
3.5
%
 
 
 
 
 
 
 
Same Property NOI as adjusted without Termination Fees
$
189,311

184,384

 
$
753,106

727,209

% change
2.7
%
 
 
3.6
%
 
 
 
 
 
 
 
Same Property NOI as adjusted without Termination Fees or Redevelopments
$
163,095

161,484

 
$
655,898

638,347

% change
1.0
%
 
 
2.7
%
 
 
 
 
 
 
 
 
 
 
 
 
 
Reconciliation of Income from Operations to Same Property NOI as adjusted:
 
 
 
 
 
 
 
 
 
 
Net income attributable to common stockholders
$
85,139

55,869

 
$
159,949

143,860

Less:
 
 
 
 
 
Management, transaction, and other fees
(6,806
)
(6,568
)
 
(26,158
)
(25,327
)
Income tax benefit
(9,737
)

 
(9,737
)

Gain on sale of real estate
(22,519
)
(24,324
)
 
(27,432
)
(47,321
)
Other(1)
(10,819
)
(4,976
)
 
(47,357
)
(16,144
)
Plus:
 
 
 
 
 
Depreciation and amortization
90,444

42,606

 
334,201

162,327

General and administrative
18,006

16,631

 
67,624

65,327

Other operating expense, excluding provision for doubtful accounts
6,460

8,033

 
85,233

12,376

Other expense (income)
34,360

22,646

 
141,093

148,066

Equity in income of investments in real estate excluded from NOI(2)
14,771

12,271

 
53,290

33,952

Net income attributable to noncontrolling interests
802

524

 
2,903

2,070

Preferred stock dividends and issuance costs

5,266

 
16,128

21,062

NOI
200,101

127,978

 
749,737

500,248


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Less non-same property NOI(3)
(10,572
)
(6,050
)
 
(38,186
)
(19,716
)
Plus same property NOI for non-ownership periods of Equity One(4)

62,777

 
42,245

248,036

 
 
 
 
 
 
Same Property NOI as adjusted
$
189,529

184,705

 
$
753,796

728,568

 
 
 
 
 
 
(1) Includes straight-line rental income and expense, net of reserves, above and below market rent amortization, other fees, and noncontrolling interests.
(2) 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.
(3) Includes revenues and expenses attributable to Non-Same Property, Projects in Development, corporate activities, and noncontrolling interests.
(4) See page 2 for Same Property NOI detail for the non-ownership periods of Equity One.


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Reconciliations of Non-GAAP Financial Measures and Additional Disclosures
For the Periods Ended December 31, 2017 and 2016
(in thousands, except per share data)
 
Three Months Ended
 
Year to Date
 
2017
2016
 
2017
2016
 
 
 
 
 
 
Reconciliation of Net Income to NAREIT FFO:
 
 
 
 
 
 
 
 
 
 
 
Net Income Attributable to Common Stockholders
$
85,139

55,869

 
$
159,949

143,860

Adjustments to reconcile to NAREIT Funds From Operations(1):
 
 
 
 
 
Depreciation and amortization (excluding FF&E)
98,036

50,077

 
364,908

193,451

Provision for impairment to operating properties

2,500

 

3,159

Gain on sale of operating properties
(21,988
)
(25,410
)
 
(30,402
)
(63,426
)
Exchangeable operating partnership units
171

92

 
388

257

NAREIT Funds From Operations
$
161,358

83,128

 
$
494,843

277,301

 
 
 
 
 
 
NAREIT FFO per share (diluted)
$
0.94

0.79

 
$
3.09

2.73

Weighted average shares (diluted)
171,205

105,125

 
160,255

101,439

 
 
 
 
 
 
Reconciliation of NAREIT FFO to Core FFO:
 
 
 
 
 
 
 
 
 
 
 
NAREIT Funds From Operations
$
161,358

83,128

 
$
494,843

277,301

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

242

 
138

2,007

Development pursuit costs
1,047

596

 
1,569

1,503

Income tax benefit
(9,737
)

 
(9,737
)

Gain on sale of land
(654
)
(883
)
 
(3,623
)
(8,769
)
Provision for impairment to land

33

 

580

Loss on derivative instruments and hedge ineffectiveness
(2
)
(1
)
 
(15
)
40,589

Early extinguishment of debt
46

250

 
12,449

14,207

Merger related costs
5,131

6,539

 
80,715

6,539

Merger related debt offering interest


 
975


Preferred redemption costs


 
12,227


Hurricane losses
744


 
2,596


Core Funds From Operations
$
157,933

89,904

 
$
592,137

333,957

 
 
 
 
 
 
Core FFO per share (diluted)
$
0.92

0.86

 
$
3.69

3.29

Weighted average shares (diluted)
171,205

105,125

 
160,255

101,439

 
 
 
 
 
 
Additional Disclosures:
 
 
 
 
 
 
 
 
 
 
 
Non Cash Expense (Income)(1)
 
 
 
 
 
Straight line rent, net
$
(4,534
)
(2,189
)
 
$
(18,131
)
(7,219
)
Above/below market rent amortization, net
(4,681
)
(1,790
)
 
(24,287
)
(4,786
)
Derivative amortization
2,102

2,102

 
8,408

8,408

Debt cost amortization
1,333

1,011

 
5,144

4,261

Debt premium/discount amortization
(899
)
(401
)
 
(3,340
)
(2,015
)
Stock-based compensation
4,375

3,455

 
15,525

13,422

Non Cash Expense (Income)
$
(2,304
)
2,188

 
$
(16,681
)
12,071

 
 
 
 
 
 
Capital Expenditures(1)
 
 
 
 
 
Leasing commissions
$
5,383

3,345

 
$
19,089

13,990

Tenant improvements and other landlord leasing costs
11,965

7,314

 
34,521

20,807

Building improvements
14,587

7,361

 
26,452

16,143

Capital Expenditures
$
31,935

18,020

 
$
80,062

50,940


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Three Months Ended
 
Year to Date
 
2017
2016
 
2017
2016
 
 
 
 
 
 
(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
December 31, 2017 and December 31, 2017
(in thousands)
Total Debt Outstanding:
 
12/31/2017
 
12/31/2016
Notes Payable:
 
 
 
 
Fixed-rate mortgage loans
 
$
610,049

 
465,255

Variable-rate mortgage loans
 
36,010

 
6,500

Fixed-rate unsecured public debt
 
2,138,156

 
892,170

Fixed-rate unsecured private debt
 
187,500

 

Unsecured credit facilities:
 
 
 
 
Revolving line of credit
 
60,000

 
15,000

Term Loans
 
563,262

 
263,495

     Total
 
$
3,594,977

 
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
2018
 
$
10,641

 
112,226

 

 
122,867

 
6.2%
2019
 
9,360

 
21,787

 
60,000

 
91,147

 
2.6%
2020
 
11,122

 
78,580

 
450,000

 
539,702

 
4.5%
2021
 
11,426

 
66,751

 
250,000

 
328,177

 
4.9%
2022
 
11,618

 
5,848

 
565,000

 
582,466

 
3.0%
2023
 
10,043

 
50,492

 

 
60,535

 
3.2%
2024
 
5,301

 
88,534

 
250,000

 
343,835

 
3.7%
2025
 
4,207

 

 
250,000

 
254,207

 
3.9%
2026
 
4,420

 
88,000

 
200,000

 
292,420

 
3.8%
2027
 
4,312

 
32,915

 
525,000

 
562,227

 
3.6%
>10 years
 
8,773

 
387

 
425,000

 
434,160

 
4.0%
Unamortized debt premium/(discount) and issuance costs
 

 
9,316

 
(26,082
)
 
(16,766
)
 
 
 
 
$
91,223

 
554,836

 
2,948,918

 
3,594,977

 
4.0%
Percentage of Total Debt:
 
12/31/2017
 
12/31/2016
Fixed
 
97.3%
 
98.7%
Variable
 
2.7%
 
1.3%
 
 
 
 
 
Current Weighted Average Contractual Interest Rates: (2)
 
 
 
 
Fixed
 
4.0%
 
4.4%
Variable
 
2.1%
 
0.2%
Combined
 
4.0%
 
4.5%
 
 
 
 
 
Current Weighted Average Effective Interest Rate: (3)
 
 
 
 
Combined
 
4.2%
 
5.1%
Average Years to Maturity:
 
 
 
 
Fixed
 
8.6
 
5.2
Variable
 
2.2
 
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 December 31, 2017 and December 31, 2016
(in thousands)
Lender
 
Collateral
 
Contractual Rate
 
Effective Rate (1)
 
Maturity
 
12/31/2017
 
12/31/2016
 
 
 
 
 
 
 
 
 
 
 
 
 
Secured Debt - Fixed Rate Mortgage Loans
 
 
 
 
 
 
 
 
 
 
TIAA-CREF
 
Westchase
 
5.5%
 
 
 
07/10/18
 
6,286

 
6,623

Allianz Life Insurance Company
 
Sheridan Plaza
 
6.3%
 
 
 
10/10/18
 
55,872

 

Guardian Life Insurance Company
 
Amerige Heights Town Center
 
6.1%
 
 
 
12/01/18
 
15,844

 
16,105

Guardian Life Insurance Company
 
El Cerrito Plaza
 
6.4%
 
 
 
12/01/18
 
36,436

 
37,237

Peoples United Bank
 
The Village Center
 
6.3%
 
 
 
06/01/19
 
13,930

 

Allianz Life Insurance Company
 
Willow Festival
 
7.3%
 
 
 
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
 
4,389

 
4,615

New York Life Insurance Company
 
Scripps Ranch Marketplace
 
3.8%
 
 
 
11/10/20
 
27,000

 

Wells Fargo
 
University Commons
 
5.5%
 
 
 
01/10/21
 
36,994

 
37,532

Jefferson Pilot
 
BridgeMill
 
7.9%
 
 
 
05/05/21
 
5,596

 

John Hancock Life Insurance Company
 
Kirkwood Commons
 
7.7%
 
 
 
10/01/22
 
9,383

 
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
 
6,769

 
7,784

American United Life Insurance Company
 
Westport Plaza
 
7.5%
 
 
 
08/01/23
 
2,897

 

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

 
33,000

Genworth Life Insurance Company
 
Aventura, Oakbrook & Treasure Coast
 
6.5%
 
 
 
02/28/24
 
16,685

 

Prudential Insurance Company of America
 
4S Commons Town Center
 
3.5%
 
 
 
06/05/24
 
85,000

 
62,500

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

 

PNC Bank
 
Fellsway Plaza
 
4.1%
 
 
 
06/02/27
 
37,500

 
34,600

NYLIM Real Estate Group
 
Oak Shade Town Center
 
6.1%
 
 
 
05/10/28
 
8,149

 
8,695

New York Life Insurance
 
Von's Circle Center
 
5.2%
 
 
 
10/10/28
 
8,283

 

CIGNA
 
Copps Hill Plaza
 
6.1%
 
 
 
01/01/29
 
14,224

 

City of Rollingwood
 
Shops at Mira Vista
 
8.0%
 
 
 
03/01/32
 
234

 
242

Allianz Life Insurance Company
 
Circle Center West
 
5.0%
 
 
 
10/01/36
 
10,198

 

Jefferson Pilot
 
Peartree Village
 
8.4%
 
 
 
06/01/17
 

 
6,153

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

 
10,931

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

 
7,343

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

 
19,800

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

 
13,800

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

 
21,100

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

 
10,300

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

 
13,900

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

 
6,800

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

 
12,800

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

 
7,500

Unamortized premiums on assumed debt of acquired properties and issuance costs
 
 
 
 
 
9,625

 
4,662

          Total Fixed Rate Mortgage Loans
 
4.9%
 
4.3%
 
 
 
$
610,049

 
471,755

 
 
 
 
 
 
 
 
 
 
 
 
 

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Summary of Consolidated Debt
As of December 31, 2017 and December 31, 2016
(in thousands)
Lender
 
Collateral
 
Contractual Rate
 
Effective Rate (1)
 
Maturity
 
12/31/2017
 
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
 
3.9%
 
 
 
08/11/26
 
100,000

 

Debt Offering (1/17/17)
 
Fixed-rate unsecured
 
3.6%
 
 
 
02/01/27
 
525,000

 

Debt Offering (1/17/17)
 
Fixed-rate unsecured
 
4.4%
 
 
 
02/01/47
 
425,000

 

Term Loan
 
Fixed-rate unsecured
 
2.8%
(2) 
 
 
12/02/20
 
300,000

 

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

 
265,000

Revolving Line of Credit
 
Variable-rate unsecured
 
LIBOR + 0.925%
(4) 
 
 
05/13/19
 
60,000

 
15,000

Unamortized debt discount and issuance costs
 
 
 
 
 
 
 
(26,082
)
 
(9,335
)
          Total Unsecured Debt, Net of Discounts
 
3.8%
 
4.2%
 
 
 
$
2,948,918

 
1,170,665


 
 
 
 
 
 
 
 
 
 
 
 
Variable Rate Mortgage Loans
 
 
 
 
 
 
 
 
 
 
 
 
TD Bank
 
Concord Shopping Plaza
 
LIBOR + 0.95%
 
 
 
06/28/18
 
27,750

 

PNC Bank
 
Market at Springwoods Village
 
LIBOR + 1.75%
 
 
 
12/28/19
 
8,569

 

Unamortized debt discount and issuance costs
 
 
 
 
 
 
 
(309
)
 
 
 
 
 
 
 
 
 
 
 
 
$
36,010

 

 
 
 
 
 
 
 
 
 
 
 
 
 
               Total
 
 
 
4.0%
 
4.2%
 
 
 
$
3,594,977

 
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+0.95%; however, interest rate swaps are in place to fix the interest rate on the entire $300,000 balance at 2.774% through maturity. Contractual rate represents blended contractual terms, 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 balance at 2.00% through maturity.
(4) Rate applies to drawn balance only. Additional annual facility fee of 0.15% applies to entire $1 billion 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
December 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%
$
525,000

 
 
1/17/2017
 
2/1/2047
 
4.40%
$
425,000

Unsecured Public Debt Covenants:
 
Required
 
9/30/17
 
6/30/17
 
3/31/17
 
12/31/16
 
 
 
 
 
 
 
 
 
 
 
Fair Market Value Calculation Method Covenants (1)(2)
 
 
 
 
 
 
 
 
 
 
Total Consolidated Debt to Total Consolidated Assets
 
≤ 65%

 
27
%
 
27
%
 
26
%
 
24
%
Secured Consolidated Debt to Total Consolidated Assets
 
≤ 40%

 
5
%
 
5
%
 
6
%
 
7
%
Consolidated Income for Debt Service to Consolidated Debt Service
 
≥ 1.5x

 
5.1x

 
5.1x

 
5.2x

 
4.7x

Unencumbered Consolidated Assets to Unsecured Consolidated Debt
 
>150%

 
391
%
 
393
%
 
410
%
 
480
%
 
 
 
 
 
 
 
 
 
 
 
Ratios:
 
12/31/17
 
9/30/17
 
6/30/17
 
3/31/17
 
12/31/16
Consolidated Only
 
 
 
 
 
 
 
 
 
 
Net debt to total market capitalization
 
23.0
%
 
24.8
%
 
24.0
%
 
22.8
%
 
17.7
%
Net debt to real estate assets, before depreciation
 
31.4
%
 
31.0
%
 
30.3
%
 
29.6
%
 
31.1
%
Net debt to total assets, before depreciation
 
28.5
%
 
28.2
%
 
27.6
%
 
27.4
%
 
29.0
%
Net debt + preferred to total assets, before depreciation
 
28.5
%
 
28.2
%
 
28.2
%
 
28.0
%
 
34.8
%
 
 
 
 
 
 
 
 
 
 
 
Net debt to Adjusted EBITDA - TTM(3)
 
4.9x

 
4.8x

 
4.6x

 
4.5x

 
3.6x

Fixed charge coverage
 
4.8x

 
4.9x

 
5.1x

 
5.1x

 
4.0x

Fixed charge coverage excluding preferreds
 
4.8x

 
5.1x

 
5.5x

 
5.6x

 
4.7x

Interest coverage
 
5.4x

 
5.7x

 
6.2x

 
6.3x

 
5.3x

 
 
 
 
 
 
 
 
 
 
 
Unsecured assets to total real estate assets
 
85.8
%
 
86.6
%
 
86.5
%
 
83.2
%
 
83.0
%
Unsecured NOI to total NOI - TTM(3)
 
87.0
%
 
87.0
%
 
86.9
%
 
83.2
%
 
81.5
%
Unencumbered assets to unsecured debt
 
315
%
 
322
%
 
323
%
 
336
%
 
347
%
 
 
 
 
 
 
 
 
 
 
 
Total Pro-Rata Share
 
 
 
 
 
 
 
 
 
 
Net debt to total market capitalization
 
25.5
%
 
27.5
%
 
26.8
%
 
25.5
%
 
21.7
%
Net debt to real estate assets, before depreciation
 
33.4
%
 
33.1
%
 
32.5
%
 
31.8
%
 
34.8
%
Net debt to total assets, before depreciation
 
30.4
%
 
30.1
%
 
29.7
%
 
29.5
%
 
32.5
%
Net debt + preferred to total assets, before depreciation
 
30.4
%
 
30.1
%
 
30.2
%
 
30.1
%
 
37.5
%
 
 
 
 
 
 
 
 
 
 
 
Net debt to Adjusted EBITDA - TTM(3)
 
5.4x

 
5.4x

 
5.2x

 
4.9x

 
4.4x

Fixed charge coverage
 
4.1x

 
4.1x

 
4.3x

 
4.5x

 
3.3x

Fixed charge coverage excluding preferreds
 
4.1x

 
4.3x

 
4.5x

 
4.9x

 
3.8x

Interest coverage
 
4.7x

 
4.9x

 
5.2x

 
5.6x

 
4.4x

 
 
 
 
 
 
 
 
 
 
 
(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 12 months and the annualized impact of year to date results for the Equity One contribution post merger.

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Summary of Unconsolidated Debt
December 31, 2017 and December 31, 2017
(in thousands)
Total Debt Outstanding:
 
12/31/2017
 
12/31/2016
Mortgage loans payable:
 
 
 
 
Fixed rate secured loans
 
$
1,493,595

 
1,290,296

Variable rate secured loans
 
1,499

 

Unsecured credit facilities variable rate
 
19,635

 
19,635

     Total
 
$
1,514,729

 
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
2018
 
$
21,059

 
30,022

 

 
51,081

 
19,647

 
4.1%
2019
 
19,852

 
73,259

 

 
93,111

 
24,448

 
7.3%
2020
 
16,823

 
224,090

 
19,635

 
260,548

 
91,039

 
5.5%
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%
2027
 

 
115,000

 


 
115,000

 
23,008

 
3.8%
>10 Years
 

 
50,000

 

 
50,000

 
20,000

 
4.0%
Unamortized debt premium/(discount) and issuance costs (2)
 

 
(10,351
)
 

 
(10,351
)
 
(3,365
)
 
 
 
 
$
79,132

 
1,415,962

 
19,635

 
1,514,729

 
520,611

 
4.6%
Percentage of Total Debt:
 
12/31/2017
 
12/31/2016
  Fixed
 
98.6%
 
98.5%
  Variable
 
1.4%
 
1.5%
 
 
 
 
 
Current Weighted Average Contractual Interest Rates: (1)
 
 
 
 
  Fixed
 
4.6%
 
4.8%
  Variable
 
2.9%
 
2.3%
  Combined
 
4.6%
 
4.7%
 
 
 
 
 
Current Weighted Average Effective Interest Rates: (2)
 
 
 
 
  Combined
 
4.7%
 
4.9%
 
 
 
 
 
Average Years to Maturity:
 
 
 
 
  Fixed
 
5.2
 
5.7
  Variable
 
2.9
 
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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Property Transactions
December 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)(1)
Dec-17
Scripps Ranch Marketplace

San Diego, CA
132
$
81,600


Vons, CVS
Dec-17
 Roosevelt Square

Seattle, WA
148
68,248


Whole Foods, Bartell Drugs


















 
Total
 
 
280
$
149,848

4.4%
 
 
 
 
 
 
 
 
 
Dispositions:
Date
Property Name
Co-investment Partner (REG %)
Market
Total GLA
Regency’s Share of Sales Price
Weighted Average Cap Rate
Anchor(s)(1)
Mar-17
 1900/2000 Offices
 DRA (20%)
Boca Raton, FL
117
$
4,200


--
May-17
 Shops at Arizona

Anthem, AZ
36
2,625


Ace Hardware
May-17
 Palm Valley Marketplace
 Oregon (20%)
Phoenix, AZ
108
4,490


Safeway
Aug-17
Maynard Crossing
 USAA (20%)
Cary, NC
123
5,985


Kroger
Oct-17
 Strawflower Village

Half Moon Bay, CA
79
29,000


Safeway, Longs Drug
Nov-17
 Ridge Plaza

Davie, FL
155
21,300


Goodwill, The Round Up
Dec-17
 Chapel Trail

Pembroke Pines, FL
56
14,100


LA Fitness
Dec-17
 Westwood Towers

Bethesda, MD
211
20,000


--
Dec-17
 McAlpin Square

Savannah, GA
174
18,590


Kroger, Big Lots, Goodwill









 
Total
 
 
1,058
$
120,290

7.8%
 
 
 
 
 
 
 
 
 
(1) Retailers in parenthesis are shadow anchors and not a part of the owned property
 
 
 
 
 
 
 
 

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Summary of Development
December 31, 2017
(in thousands)
Property Name
 Market
 Grocer/Anchor Tenant
 Dev Start
 Anchor
Opens
 Estimated Net Development Costs After
JV Buyout
%
of Costs Incurred
Development Yield Before
JV Buyout
(3)
Return
After
JV Buyout
GLA
% Leased
Properties in Development:
 
 
 
 
 
 
 
 
 
 
 
Chimney Rock
 New York, NY
 Whole Foods, Nordstrom Rack & Saks Off 5th
 Q4-2016
Apr-18
$71,005
79%
6.5%
6.5%
218
87%
Indigo Square
 Charleston, SC
Publix Greenwise Market
 Q4-2017
Feb-19
$16,574
31%
8.3%
8.3%
51
71%
Market at Springwoods Village (1)
 Houston, TX
 Kroger
 Q1-2016
May-17
$14,571
82%
9.0%
9.0%
167
89%
Mellody Farm
 Chicago, IL
 Whole Foods, Nordstrom Rack & REI
 Q2-2017
Oct-18
$97,399
39%
6.9%
6.9%
252
63%
Midtown East (2)
 Raleigh, NC
 Wegmans
 Q4-2017
Jul-19
$22,015
35%
8.0%
8.0%
174
72%
Northgate Marketplace Ph II
 Medford, OR
 Dick's & HomeGoods
 Q4-2015
Oct-16
$40,791
98%
7.3%
7.3%
177
92%
Pinecrest Place
 Miami, FL
 Whole Foods
 Q1-2017
Jan-18
$16,427
21%
7.3%
7.3%
70
75%
The Field at Commonwealth
 Metro DC
 Wegmans
 Q1-2017
Aug-18
$45,033
64%
7.5%
7.5%
187
82%
The Village at Riverstone
 Houston, TX
 Kroger
 Q4-2016
Oct-18
$30,658
50%
8.0%
7.8%
165
83%
Total Properties in Development
9
 
 
 
$354,473
58%
7.3%
7.3
%
(4) 
1,461
80%
 
 
 
 
 
 
 
 
 
 
 
 
Development Completions:
 
 
 
 
 
 
 
 
 
 
 
The Village at Tustin Legacy
 Los Angeles, CA
 Stater Brothers
 Q3-2016
Nov-17
$37,122
95%
8.8%
8.8%
112
97%
Willow Oaks Crossing
 Charlotte, NC
 Publix
 Q2-2014
Dec-15
$13,991
99%
8.0%
8.0%
69
95%
Total Development Completions
2
 
 

$51,113
96%
8.6%
8.6
%
(4) 
181
96%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
NOI from Properties in Development (Current Quarter)
 
$923
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Base rent from Development Completions for leases signed but not yet rent-paying (Current Quarter)
 
$42
 
 
 
 
 
 
 
 
 
 
Notes:
 
 
 
New starts for the quarter are in bold and italicized.
 
 
 
See Page 40 for additional disclosures regarding undeveloped land classified on the non-GAAP balance sheet as Land, building, and improvements rather than Properties in Development
 
(1) Reflects Regency's share of Estimated Net Development Costs After JV Buyout at 53% controlling interest. Anchor rent commencement date is May-2017. Anchor opening date is Nov-2017.
(2) Reflects Regency's share of Estimated Net Development Costs After JV Buyout at 50% noncontrolling interest.
(3) Represents the ratio of Regency's underwritten NOI at stabilization to total estimated net development costs, before any adjustments for expected JV partner buyouts.
(4) After allocating land basis for outparcel proceeds, additional interest and overhead capitalization, returns are estimated to be 6.6% for Projects in Development and 8.0% for Development Completions.
 
 
 
 

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Summary of Redevelopment
December 31, 2017
(in thousands)
Property Name
 Market
 Description
Target Completion Year (1)
Incremental
Costs
(2)
%
of Costs Incurred
Incremental
Yield
Properties in Redevelopment (>$5M):
 
 
 
 
 
 
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
$21,337
56%
6% - 7%
Paces Ferry Plaza
 Atlanta
 Reconfiguration of center including construction of Whole Foods 365, parking deck, and façade renovations.
2018
$14.802
54%
9% - 10%
Point Royale Shopping Center
 Miami
 Reconfiguration of the former Best Buy space for Burlington Coat and two junior anchors; construction of new outparcel leased to Panera Bread; façade enhancements to remaining center.
2018
$10,935
55%
7% - 8%
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
$116,200
84%
6% - 7%
Various Properties
10
 Redevelopments located in various markets with project costs <$5M
 
$26,045
60%
7% - 10%
Total Properties in Redevelopment
14
 
 
$189,319
73%
7% - 9%
 
 
 
 
 
 
 
Redevelopment Completions (>$5M):
 
 
 
 
 
 
Aventura Shopping Center
 Miami
 Tear down of existing center and development of 86K SF center anchored by Publix and CVS.
2017
$20,044
91%
9% - 10%
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
91%
8% - 9%
Nocatee Town Center
 Jacksonville
 Addition of a 23K SF shop building.
2017
$5,412
92%
11% - 12%
Old St. Augustine
 Jacksonville
 Reconfiguration of vacant shop space and increasing GLA for LA Fitness.
2017
$7,870
99%
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%
Shops on Main Ph II
 Chicago
 Addition of Nordstrom Rack and additional shops.
2017
$7,726
91%
8% - 9%
Various Properties
7
 Redevelopments located in various markets with project costs <$5M
 
$17,336
96%
7% - 10%
Total Redevelopment Completions
13
 
 
$80,851
93%
7% - 9%
 
 
 
 
 
 
 
Reconciliation of Summary of Development and Redevelopment to Properties In Development (Balance Sheet):
 
 
Developments
% of estimated development costs, including GAAP allocations
 
$226,663
 
 
Redevelopments
% of incremental costs
 
138,871
 
 
Other Costs
Pre-development costs and accruals for costs not yet paid
 
41,410
 
 
Transfers to Operating
Cost of assets placed in service
 
(78,551)
 
 
Properties in Development (Pro-Rata)
 
 
 
$328,393
 
 
 
 
 
 
 
 
 
 
 
 

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(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
December 31, 2017
(in thousands)
 
 
 
 
 
 
Regency
Investment Partner and Portfolio Summary Abbreviation
Number of Properties
Total GLA
Total Assets
Total Debt
 
Ownership Interest
Share of Debt
Investment 12/31/2017
 
Equity
Pick-up
 
 
 
 
 
 
 
 
 
 
 
State of Oregon
 
 
 
 
 
 
 
 
 
 
(JV-C, JV-C2)
18
2,204

$
460,826

$
237,485

 
20.00%
$
47,497

$
20,777

 
$
5,150

(JV-CCV)
1
558

99,808

59,731

 
30.00%
17,919

11,784

 
850

 
19
2,762

560,634

297,216

 
 
 
 
 
 
GRI
 
 
 
 
 
 
 
 
 
 
(JV-GRI)
70
9,064

1,656,068

908,641

 
40.00%
363,456

198,521

 
27,440

 
 
 
 
 
 
 
 
 
 
 
CalSTRS
 
 
 
 
 
 
 
 
 
 
(JV-RC)
7
730

138,717

12,434

 
25.00%
3,108

27,829

 
1,403

 
 
 
 
 
 
 
 
 
 
 
NYSCRF
 
 
 
 
 
 
 
 
 
 
(JV-NYC)
6
1,152

284,412

142,360

 
30.00%
42,708

53,277

 
686

 
 
 
 
 
 
 
 
 
 
 
USAA
 
 
 
 
 
 
 
 
 
 
(JV-USA)
7
683

90,900

103,752

 
20.01%
20,759

(11,290
)
(1) 
4,456

 
 
 
 
 
 
 
 
 
 
 
Publix
 
 
 
 
 
 
 
 
 
 
(JV-O)
2
207

31,621


 
50.00%

15,364

 
1,874

 
 
 
 
 
 
 
 
 
 
 
Individual Investors
 
 
 
 
 
 
 
 
 
 
(JV-O) 
4
540

123,366

50,326

 
50.00%
25,164

58,752

 
1,482

 
 
 
 
 
 
 
 
 
 
 
 
115
15,138

$
2,885,718

$
1,514,729

 
 
$
520,611

$
375,014

 
$
43,341

 
 
 
 
 
 
 
 
 
 
 
(1) During 2017, the USAA partnership distributed proceeds from debt refinancing and real estate sales 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
December 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.
 
4th Quarter 2017
 
442
 
1,772
 
$
22.04

 
6.0%
 
5.7
 
$
3.67

 
3rd Quarter 2017
 
387
 
1,774
 
20.41

 
7.8%
 
5.6
 
2.37

 
2nd Quarter 2017
 
427
 
1,690
 
23.89

 
9.4%
 
5.5
 
1.83

 
1st Quarter 2017
 
274
 
1,069
 
22.99

 
8.2%
 
5.8
 
2.31

 
Total - 12 months
 
1,530
 
6,305
 
$
22.22

 
7.8%
 
5.6
 
$
2.57

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
New Leases
 
Leasing Transactions
 
GLA
(in 000s)
 
New Base Rent/Sq. Ft
 
Rent Spread %
 
Weighted Avg. Lease Term
 
Tenant Improvements /Sq. Ft.
 
4th Quarter 2017
 
106
 
443
 
$
21.66

 
2.2%
 
8.4
 
$
14.61

 
3rd Quarter 2017
 
92
 
279
 
26.20

 
17.4%
 
9.3
 
13.58

 
2nd Quarter 2017
 
103
 
281
 
23.81

 
13.5%
 
7.4
 
9.87

 
1st Quarter 2017
 
62
 
185
 
22.26

 
0.2%
 
7.3
 
12.15

 
Total - 12 months
 
363
 
1,188
 
$
23.41

 
8.5%
 
8.2
 
$
12.82

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Renewals
 
Leasing Transactions
 
GLA
(in 000s)
 
New Base Rent/Sq. Ft
 
Rent Spread %
 
Weighted Avg. Lease Term
 
Tenant Improvements /Sq. Ft.
 
4th Quarter 2017
 
336
 
1,329
 
$
22.15

 
7.1%
 
4.9
 
$
0.46

 
3rd Quarter 2017
 
295
 
1,495
 
19.41

 
5.7%
 
5.0
 
0.41

 
2nd Quarter 2017
 
324
 
1,409
 
23.91

 
8.7%
 
5.2
 
0.34

 
1st Quarter 2017
 
212
 
883
 
23.14

 
10.0%
 
5.5
 
0.30

 
Total - 12 months
 
1,167
 
5,116
 
$
21.97

 
7.7%
 
5.1
 
$
0.39

 


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.
4th Quarter 2017
 
516
 
1,974
 
$
22.74

 
6.5
 
$
4.26

3rd Quarter 2017
 
452
 
2,042
 
20.79

 
5.5
 
2.80

2nd Quarter 2017
 
497
 
1,915
 
23.91

 
5.5
 
2.88

1st Quarter 2017
 
316
 
1,185
 
23.75

 
6.3
 
2.44

Total - 12 months
 
1,781
 
7,116
 
$
22.63

 
5.9
 
$
3.16


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
December 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

97.3
%
$
56,941

$
37.71

3.1
%
3.5
%
6.4
%
Los Angeles-Long Beach-Santa Ana
24

2,361

99.5
%
62,302

26.43

5.6
%
5.4
%
7.0
%
Chicago-Naperville-Joliet
11

1,591

91.0
%
25,987

17.80

2.6
%
3.6
%
2.9
%
Dallas-Fort Worth-Arlington
12

775

98.6
%
16,525

21.56

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

1,589

96.1
%
28,092

18.27

3.1
%
3.6
%
3.2
%
Washington-Arlington-Alexandria
32

2,444

88.4
%
52,899

24.30

7.5
%
5.6
%
5.9
%
Philadelphia-Camden-Wilmington
8

694

94.4
%
14,169

21.46

1.9
%
1.6
%
1.6
%
Miami-Fort Lauderdale-Miami Beach
48

5,673

96.3
%
106,542

19.45

11.3
%
12.9
%
12.0
%
Atlanta-Sandy Springs-Marietta
22

2,065

95.3
%
41,442

20.90

5.2
%
4.7
%
4.6
%
Boston-Cambridge-Quincy
11

1,124

98.5
%
25,211

22.66

2.6
%
2.6
%
2.8
%
Phoenix-Mesa-Scottsdale


%


%
%
%
San Francisco-Oakland-Fremont
22

3,790

94.1
%
101,798

28.51

5.2
%
8.6
%
11.4
%
Riverside-San Bernardino-Ontario
3

319

90.8
%
6,603

21.52

0.7
%
0.7
%
0.7
%
Detroit








Seattle-Tacoma-Bellevue
12

1,003

99.0
%
24,483

24.84

2.8
%
2.3
%
2.7
%
Minneapolis-St. Paul-Bloomington
5

207

98.7
%
3,173

15.54

1.2
%
0.5
%
0.4
%
San Diego-Carlsbad-San Marcos
11

1,536

97.7
%
42,859

28.37

2.6
%
3.5
%
4.8
%
Tampa-St. Petersburg-Clearwater
10

1,322

88.5
%
19,695

16.74

2.3
%
3.0
%
2.2
%
Denver-Aurora
12

988

96.5
%
14,173

14.82

2.8
%
2.2
%
1.6
%
St. Louis
4

408

99.7
%
4,323

10.62

0.9
%
0.9
%
0.5
%
Baltimore-Towson
5

353

95.7
%
7,822

22.94

1.2
%
0.8
%
0.9
%
Charlotte-Gastonia-Concord
5

300

97.2
%
6,656

22.05

1.2
%
0.7
%
0.7
%
Orlando
9

936

91.9
%
14,508

16.85

2.1
%
2.1
%
1.6
%
San Antonio


%


%
%
%
Portland-Vancouver-Beaverton
5

436

94.3
%
7,719

18.60

1.2
%
1.0
%
0.9
%
Top 25 CBSAs by Population
297

31,467

95.1
%
$
683,921

$
22.85

69.7
%
71.5
%
76.7
%
 
 
 
 
 
 
 
 
 
CBSAs Ranked 26 - 50 by Population
61

6,353

97.2
%
98,795

16.00

14.3
%
14.4
%
11.1
%
 
 
 
 
 
 
 
 
 
CBSAs Ranked 51 - 75 by Population
24

2,218

96.4
%
50,531

23.62

5.6
%
5.0
%
5.7
%
 
 
 
 
 
 
 
 
 
CBSAs Ranked 76 - 100 by Population
12

757

97.9
%
11,692

15.77

2.8
%
1.7
%
1.3
%
 
 
 
 
 
 
 
 
 
Other CBSAs
32

3,221

94.8
%
46,400

15.20

7.5
%
7.3
%
5.1
%
 
 
 
 
 
 
 
 
 
Total All Properties
426

44,015

95.5
%
$
891,339

$
21.11

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

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Significant Tenant Rents - Wholly Owned and Regency’s Pro-Rata Share of
Co-investment Partnerships
December 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%
 
$
28,002

 
3.1%
 
69
 
13
Kroger
 
2,868

 
6.5%
 
27,560

 
3.1%
 
58
 
17
Albertsons/Safeway
 
1,772

 
4.0%
 
25,465

 
2.9%
 
46
 
19
TJX Companies
 
1,427

 
3.2%
 
20,958

 
2.4%
 
58
 
17
Whole Foods
 
970

 
2.2%
 
20,133

 
2.3%
 
27
 
7
Ahold/Delhaize
 
623

 
1.4%
 
13,509

 
1.5%
 
16
 
8
CVS
 
640

 
1.5%
 
12,975

 
1.5%
 
57
 
19
Nordstrom
 
320

 
0.7%
 
8,747

 
1.0%
 
9
 
L.A. Fitness Sports Club
 
445

 
1.0%
 
8,384

 
0.9%
 
12
 
3
PETCO
 
351

 
0.8%
 
8,233

 
0.9%
 
43
 
14
Ross Dress For Less
 
564

 
1.3%
 
8,072

 
0.9%
 
24
 
8
Bed Bath & Beyond
 
500

 
1.1%
 
7,880

 
0.9%
 
16
 
Trader Joe's
 
252

 
0.6%
 
7,667

 
0.9%
 
25
 
6
Gap
 
197

 
0.4%
 
6,542

 
0.7%
 
15
 
1
Dick's Sporting Goods
 
417

 
0.9%
 
6,520

 
0.7%
 
8
 
1
Wells Fargo Bank
 
133

 
0.3%
 
6,465

 
0.7%
 
54
 
21
Starbucks
 
137

 
0.3%
 
6,423

 
0.7%
 
103
 
33
Target
 
570

 
1.3%
 
6,365

 
0.7%
 
6
 
2
Bank of America
 
115

 
0.3%
 
5,911

 
0.7%
 
39
 
14
JPMorgan Chase Bank
 
109

 
0.2%
 
5,855

 
0.7%
 
36
 
7
H.E.B.
 
344

 
0.8%
 
5,762

 
0.6%
 
5
 
Kohl's
 
612

 
1.4%
 
5,645

 
0.6%
 
8
 
2
Wal-Mart
 
573

 
1.3%
 
4,935

 
0.6%
 
7
 
1
Best Buy
 
216

 
0.5%
 
4,822

 
0.5%
 
7
 
1
Walgreens
 
222

 
0.5%
 
4,700

 
0.5%
 
18
 
5
Top 25 Tenants
 
17,127

 
38.7%
 
$
267,530

 
30.0%
 
766
 
219



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Tenant Lease Expirations - Wholly Owned and Regency's Pro-Rata Share of Co-investment Partnerships
December 31, 2017
(GLA in thousands)
 
 
 
   Anchor Tenants(1)
 
Year
 
 
 GLA
Percent of GLA
Percent of Total ABR(3)
ABR
   MTM(4)
 
 
67

0.2
%
0.1
%
$
16.76

2018
 
 
1,243

3.0
%
1.8
%
12.76
2019
 
 
3,231

7.9
%
4.7
%
12.47
2020
 
 
2,613

6.4
%
4.0
%
13.22
2021
 
 
2,869

7.0
%
4.2
%
12.75
2022
 
 
3,460

8.4
%
5.8
%
14.48
2023
 
 
2,313

5.6
%
4.2
%
15.79
2024
 
 
1,343

3.3
%
2.8
%
18.01
2025
 
 
1,263

3.1
%
2.4
%
16.64
2026
 
 
1,328

3.2
%
2.8
%
18.29
2027
 
 
1,415

3.4
%
2.7
%
16.46
10 Year Total
 
 
21,145

51.4
%
35.7
%
$
14.56

 
 
 
 
 
 
 
Thereafter
 
 
5,372

13.1
%
9.5
%
15.30
 
 
 
26,517

64.5
%
44.9
%
$
14.71

 
 
 
 
 
 
 
 
 
 
   Shop Tenants(2)
 
Year
 
 
GLA
Percent of GLA
Percent of Total ABR(3)
ABR
   MTM(4)
 
 
277

0.7
%
0.9
%
$
27.48

2018
 
 
1,533

3.7
%
5.6
%
31.72

2019
 
 
1,993

4.8
%
7.0
%
30.24

2020
 
 
2,130

5.2
%
7.6
%
30.68

2021
 
 
2,051

5.0
%
7.4
%
31.33

2022
 
 
2,198

5.3
%
8.3
%
32.51

2023
 
 
1,122

2.7
%
4.2
%
32.27

2024
 
 
766

1.9
%
3.0
%
33.33

2025
 
 
740

1.8
%
3.1
%
36.40

2026
 
 
655

1.6
%
2.7
%
35.81

2027
 
 
558

1.4
%
2.3
%
35.81

10 Year Total
 
 
14,023

34.1
%
52.1
%
$
32.07

 
 
 
 
 
 
 
Thereafter
 
 
573

1.4
%
2.7
%
40.89

 
 
 
14,596

35.5
%
55.1
%
$
32.41

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

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   All Tenants
 
Year
 
 
GLA
Percent of GLA
Percent of Total ABR(3)
ABR
   MTM(4)
 
 
343

0.8
%
1.0
%
$
25.40

2018
 
 
2,776

6.8
%
7.5
%
23.23

2019
 
 
5,224

12.7
%
11.6
%
19.25

2020
 
 
4,742

11.5
%
11.6
%
21.07

2021
 
 
4,919

12.0
%
11.7
%
20.50

2022
 
 
5,658

13.8
%
14.1
%
21.49

2023
 
 
3,435

8.4
%
8.4
%
21.17

2024
 
 
2,109

5.1
%
5.8
%
23.58

2025
 
 
2,003

4.9
%
5.6
%
23.94

2026
 
 
1,984

4.8
%
5.5
%
24.06

2027
 
 
1,973

4.8
%
5.0
%
21.93

10 Year Total
 
 
35,166

85.5
%
87.8
%
$
21.54

 
 
 
 
 
 
 
Thereafter
 
 
5,945

14.5
%
12.2
%
17.77

 
 
 
41,111

100
%
100
%
$
21.00


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.

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Portfolio Summary Report By State
December 31, 2017
(GLA 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
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
100.0%
 
68
Ralphs, Jimbo's...Naturally!
$
33.20

Amerige Heights Town Center
 
 
CA
Los Angeles-Long Beach-Santa Ana
89
89
100.0%
 
143
58
Albertsons, (Target)
$
29.35

Balboa Mesa Shopping Center
 
 
CA
San Diego-Carlsbad-San Marcos
207
207
100.0%
 
42
Von's Food & Drug, Kohl's
$
25.40

Bayhill Shopping Center
GRI
40%
CA
San Francisco-Oakland-Fremont
122
49
97.3%
 
32
Mollie Stone's Market
$
24.73

Blossom Valley
USAA
20%
CA
San Jose-Sunnyvale-Santa Clara
93
19
100.0%
 
34
Safeway
$
26.44

Brea Marketplace
GRI
40%
CA
Los Angeles-Long Beach-Santa Ana
352
141
99.2%
 
25
Sprout's Markets, Target
$
18.71

Circle Center West
 
 
CA
Los Angeles-Long Beach-Santa Ana
64
64
100.0%
 
-
$
27.36

Clayton Valley Shopping Center
 
 
CA
San Francisco-Oakland-Fremont
260
260
92.8%
 
14
Grocery Outlet, Orchard Supply Hardware
$
22.27

Corral Hollow
 
RC
25%
CA
Stockton
167
42
100.0%
 
66
Safeway, Orchard Supply & Hardware
$
17.39

Costa Verde Center
 
 
CA
San Diego-Carlsbad-San Marcos
179
179
91.3%
 
40
Bristol Farms
$
36.64

Culver Center
 
 
CA
Los Angeles-Long Beach-Santa Ana
217
217
100.0%
 
37
Ralphs, Best Buy, LA Fitness
$
32.02

Diablo Plaza
 
 
CA
San Francisco-Oakland-Fremont
63
63
98.3%
 
53
53
(Safeway)
$
39.54

East Washington Place
 
 
CA
Santa Rosa-Petaluma
203
203
99.5%
 
137
25
(Target), Dick's Sporting Goods, TJ Maxx
$
24.07

El Camino Shopping Center
 
 
CA
Los Angeles-Long Beach-Santa Ana
136
136
98.1%
 
31
Bristol Farms
$
36.64

El Cerrito Plaza
 
 
CA
San Francisco-Oakland-Fremont
256
256
96.9%
 
67
78
(Lucky's), Trader Joe's
$
29.44

El Norte Pkwy Plaza
 
 
CA
San Diego-Carlsbad-San Marcos
91
91
95.5%
 
42
Von's Food & Drug
$
18.10

Encina Grande
 
 
CA
San Francisco-Oakland-Fremont
106
106
100.0%
 
38
Whole Foods
$
31.06

Five Points Shopping Center
GRI
40%
CA
Santa Barbara-Santa Maria-Goleta
145
58
97.3%
 
35
Smart & Final
$
28.12

Folsom Prairie City Crossing
 
 
 
CA
Sacramento--Arden-Arcade--Roseville
90
90
98.7%
 
55
Safeway
$
20.73

French Valley Village Center
 
 
CA
Riverside-San Bernardino-Ontario
99
99
100.0%
 
44
Stater Bros.
$
26.32

Friars Mission Center
 
 
CA
San Diego-Carlsbad-San Marcos
147
147
98.5%
 
55
Ralphs
$
33.52

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
97.1%
 
38
Gelson's Markets
$
27.35

Golden Hills Promenade
 
 
CA
San Luis Obispo-Paso Robles
244
244
97.5%
 
Lowe's
$
7.55

Granada Village
GRI
40%
CA
Los Angeles-Long Beach-Santa Ana
226
91
100.0%
 
24
Sprout's Markets
$
23.51

Hasley Canyon Village
USAA
20%
CA
Los Angeles-Long Beach-Santa Ana
66
13
100.0%
 
52
Ralphs
$
25.25

Heritage Plaza
 
 
CA
Los Angeles-Long Beach-Santa Ana
230
230
100.0%
 
44
Ralphs
$
36.45

Indio Towne Center
 
 
CA
Riverside-San Bernardino-Ontario
182
182
95.2%
 
236
94
(Home Depot), (WinCo), Toys R Us
$
19.13

Jefferson Square
 
 
CA
Riverside-San Bernardino-Ontario
38
38
45.6%
 
-
$
16.13

Laguna Niguel Plaza
GRI
40%
CA
Los Angeles-Long Beach-Santa Ana
42
17
100.0%
 
39
39
(Albertsons)
$
27.93

Marina Shores
C
20%
CA
Los Angeles-Long Beach-Santa Ana
68
14
100.0%
 
26
Whole Foods
$
34.91

Mariposa Shopping Center
GRI
40%
CA
San Jose-Sunnyvale-Santa Clara
127
51
100.0%
 
43
Safeway
$
19.58

Morningside Plaza
 
 
CA
Los Angeles-Long Beach-Santa Ana
91
91
98.4%
 
43
Stater Bros.
$
22.89


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suppfooterreg02_123116a04.jpg   41




Portfolio Summary Report By State
December 31, 2017
(GLA 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
Navajo Shopping Center
GRI
40%
CA
San Diego-Carlsbad-San Marcos
102
41
98.0%
 
44
Albertsons
$
14.07

Newland Center
 
 
CA
Los Angeles-Long Beach-Santa Ana
152
152
100.0%
 
58
Albertsons
$
25.58

Oak Shade Town Center
 
 
CA
Sacramento--Arden-Arcade--Roseville
104
104
100.0%
 
40
Safeway
$
21.32

Oakbrook Plaza
 
 
CA
Oxnard-Thousand Oaks-Ventura
83
83
92.6%
 
44
Gelson's Markets
$
19.86

Parnassus Heights Medical
RLP
50%
CA
San Francisco-Oakland-Fremont
146
73
99.6%
 
Central Parking System
$
37.94

Persimmon Place
 
 
CA
San Francisco-Oakland-Fremont
153
153
100.0%
 
40
Whole Foods, Nordstrom Rack
$
34.55

Plaza Escuela
 
 
CA
San Francisco-Oakland-Fremont
155
155
88.9%
 
-
$
45.46

Plaza Hermosa
 
 
CA
Los Angeles-Long Beach-Santa Ana
95
95
100.0%
 
37
Von's Food & Drug
$
25.94

Pleasant Hill Shopping Center
GRI
40%
CA
San Francisco-Oakland-Fremont
232
93
80.8%
 
Target, Toys "R" Us
$
23.74

Pleasanton Plaza
 
 
 
CA
San Francisco-Oakland-Fremont
163
163
82.6%
 
JCPenney
$
12.82

Point Loma Plaza
GRI
40%
CA
San Diego-Carlsbad-San Marcos
205
82
97.2%
 
50
Von's Food & Drug
$
22.31

Potrero Center
 
 
 
CA
San Francisco-Oakland-Fremont
227
227
84.2%
 
60
Safeway
$
33.29

Powell Street Plaza
 
 
CA
San Francisco-Oakland-Fremont
166
166
92.4%
 
10
Trader Joe's
$
33.46

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
$
18.38

Rancho San Diego Village
GRI
40%
CA
San Diego-Carlsbad-San Marcos
153
61
93.7%
 
40
Smart & Final
$
21.94

Rona Plaza
 
 
CA
Los Angeles-Long Beach-Santa Ana
52
52
95.9%
 
37
Superior Super Warehouse
$
20.00

San Carlos Marketplace
 
 
CA
San Francisco-Oakland-Fremont
154
154
100.0%
 
TJ Maxx, Best Buy
$
33.83

Scripps Ranch Marketplace
 
 
CA
San Diego-Carlsbad-San Marcos
132
132
97.9%
 
57
Vons
$
27.17

San Leandro Plaza
 
 
 
CA
San Francisco-Oakland-Fremont
50
50
95.3%
 
38
38
(Safeway)
$
35.09

Seal Beach
 
C
20%
CA
Los Angeles-Long Beach-Santa Ana
97
19
97.8%
 
48
Von's Food & Drug
$
25.76

Sequoia Station
 
 
CA
San Francisco-Oakland-Fremont
103
103
100.0%
 
62
62
(Safeway)
$
40.17

Serramonte Shopping Center
 
 
CA
San Francisco-Oakland-Fremont
1,076
1,076
95.3%
 
Macy's, Target, Dick's Sporting Goods, JCPenney, Dave & Buster's, Nordstrom Rack
$
24.39

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
97.4%
 
32
Nob Hill
$
16.99

Snell & Branham Plaza
GRI
40%
CA
San Jose-Sunnyvale-Santa Clara
92
37
100.0%
 
53
Safeway
$
18.58

South Bay Village
 
 
CA
Los Angeles-Long Beach-Santa Ana
108
108
100.0%
 
30
Wal-Mart, Orchard Supply Hardware
$
20.15

Talega Village Center
 
 
CA
Los Angeles-Long Beach-Santa Ana
102
102
100.0%
 
46
Ralphs
$
21.28

Tassajara Crossing
 
 
CA
San Francisco-Oakland-Fremont
146
146
93.0%
 
56
Safeway
$
23.30

The Hub Hillcrest Market (fka Uptown District)
 
 
CA
San Diego-Carlsbad-San Marcos
149
149
98.0%
 
52
Ralphs, Trader Joe's
$
38.52

The Marketplace Shopping Ctr
 
 
CA
Sacramento--Arden-Arcade--Roseville
111
111
95.2%
 
35
Safeway
$
24.47

Tustin Legacy
 
 
 
CA
Los Angeles-Long Beach-Santa Ana
112
112
97.2%
 
44
Stater Bros.
$
30.93

Twin Oaks Shopping Center
 
GRI
40%
CA
Los Angeles-Long Beach-Santa Ana
98
39
95.6%
 
41
Ralphs
$
17.65

Twin Peaks
 
 
 
CA
San Diego-Carlsbad-San Marcos
208
208
99.4%
 
Target
$
20.25


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Portfolio Summary Report By State
December 31, 2017
(GLA 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
Valencia Crossroads
 
 
 
CA
Los Angeles-Long Beach-Santa Ana
173
173
100.0%
 
35
Whole Foods, Kohl's
$
26.30

Village at La Floresta
 
 
 
CA
Los Angeles-Long Beach-Santa Ana
87
87
100.0%
 
37
Whole Foods
$
33.09

Von's Circle Center
 
 
 
CA
Los Angeles-Long Beach-Santa Ana
151
151
100.0%
 
45
Von's, Ross Dress for Less
$
19.49

West Park Plaza
 
 
 
CA
San Jose-Sunnyvale-Santa Clara
88
88
97.8%
 
25
Safeway
$
18.39

Westlake Village Plaza and Center
 
 
 
CA
Oxnard-Thousand Oaks-Ventura
197
197
96.6%
 
72
Von's Food & Drug and Sprouts
$
37.49

Willows Shopping Center
 
 
 
CA
San Francisco-Oakland-Fremont
249
249
99.0%
 
-
$
28.18

Woodman Van Nuys
 
 
 
CA
Los Angeles-Long Beach-Santa Ana
108
108
100.0%
 
78
El Super
$
15.69

Woodside Central
 
 
 
CA
San Francisco-Oakland-Fremont
81
81
96.8%
 
113
(Target)
$
24.25

Ygnacio Plaza
 
GRI
40%
CA
San Francisco-Oakland-Fremont
110
44
98.5%
 
Sports Basement
$
36.89

 
 
 
 
CA
 
11,340
9,577
96.6%
96.6%
1,153
2,770
 
$
26.62

Applewood Shopping Center
GRI
40%
CO
Denver-Aurora
355
142
93.6%
 
71
King Soopers, Wal-Mart
$
12.18

Arapahoe Village
GRI
40%
CO
Boulder
159
64
96.7%
 
44
Safeway
$
18.30

Belleview Square
 
 
CO
Denver-Aurora
117
117
100.0%
 
65
King Soopers
$
19.57

Boulevard Center
 
 
CO
Denver-Aurora
79
79
89.7%
 
53
53
(Safeway)
$
28.73

Buckley Square
 
 
CO
Denver-Aurora
116
116
98.6%
 
62
King Soopers
$
11.16

Centerplace of Greeley III Phase I
 
 
CO
Greeley
119
119
100.0%
 
Hobby Lobby
$
11.99

Cherrywood Square
GRI
40%
CO
Denver-Aurora
97
39
100.0%
 
72
King Soopers
$
10.85

Crossroads Commons
C
20%
CO
Boulder
143
29
98.7%
 
66
Whole Foods
$
27.15

Falcon Marketplace
 
 
CO
Colorado Springs
22
22
93.8%
 
184
50
(Wal-Mart)
$
22.48

Hilltop Village
 
 
CO
Denver-Aurora
100
100
97.4%
 
66
King Soopers
$
10.55

Kent Place
 
M
50%
CO
Denver-Aurora
48
48
100.0%
 
30
King Soopers
$
20.64

Littleton Square
 
 
CO
Denver-Aurora
99
99
95.4%
 
78
King Soopers
$
10.21

Lloyd King Center
 
 
CO
Denver-Aurora
83
83
98.3%
 
61
King Soopers
$
12.03

Marketplace at Briargate
 
 
CO
Colorado Springs
29
29
100.0%
 
66
66
(King Soopers)
$
31.36

Monument Jackson Creek
 
 
CO
Colorado Springs
85
85
100.0%
 
70
King Soopers
$
11.92

Ralston Square Shopping Center
GRI
40%
CO
Denver-Aurora
83
33
97.5%
 
55
King Soopers
$
11.40

Shops at Quail Creek
 
 
CO
Denver-Aurora
38
38
85.3%
 
100
100
(King Soopers)
$
29.04

Stroh Ranch
 
 
 
CO
Denver-Aurora
93
93
98.5%
 
70
King Soopers
$
12.92

Woodmen Plaza
 
 
CO
Colorado Springs
116
116
95.3%
 
70
King Soopers
$
13.30

 
 
 
 
CO
 
1,982
1,452
96.9%
96.9%
403
1,149
 
$
15.14

22 Crescent Road
 
 
 
CT
Bridgeport-Stamford-Norwalk
8
8
50.0%
 
-
$
60.00

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

Black Rock
M
80%
CT
Bridgeport-Stamford-Norwalk
98
98
97.8%
 
-
$
31.37

Brick Walk
M
80%
CT
Bridgeport-Stamford-Norwalk
123
123
95.5%
 
-
$
45.88

Brookside Plaza
 
 
CT
Hartford-West Hartford-East Hartford
217
217
95.1%
 
60
ShopRite
$
14.87


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Portfolio Summary Report By State
December 31, 2017
(GLA 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
Compo Acres Shopping Center
 
 
CT
Bridgeport-Stamford-Norwalk
43
43
86.2%
 
12
Trader Joe's
$
48.28

Copps Hill Plaza
 
 
CT
Bridgeport-Stamford-Norwalk
185
185
100.0%
 
59
Stop & Shop, Kohl's
$
14.17

Corbin's Corner
GRI
40%
CT
Hartford-West Hartford-East Hartford
186
74
100.0%
 
10
Trader Joe's, Toys "R" Us, Best Buy, The Tile Shop
$
27.84

Danbury Green
 
 
CT
Bridgeport-Stamford-Norwalk
124
124
100.0%
 
12
Trader Joe's
$
23.53

Darinor Plaza
 
 
CT
Bridgeport-Stamford-Norwalk
153
153
100.0%
 
Kohl's
$
18.80

Fairfield Center
M
80%
CT
Bridgeport-Stamford-Norwalk
94
94
97.1%
 
-
$
34.96

Post Road Plaza
 
 
CT
Bridgeport-Stamford-Norwalk
20
20
100.0%
 
11
Trader Joe's
$
52.35

Southbury Green
 
 
CT
Bridgeport-Stamford-Norwalk
156
156
96.4%
 
49
ShopRite
$
22.51

The Village Center
 
 
CT
Bridgeport-Stamford-Norwalk
90
90
90.8%
 
22
The Fresh Market
$
40.19

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

 
 
 
 
CT
 
1,644
1,533
97.1%
97.3%
346
 
$
23.45

Shops at The Columbia
RC
25%
DC
Washington-Arlington-Alexandria
23
6
85.8%
 
12
Trader Joe's
$
40.91

Spring Valley Shopping Center
GRI
40%
DC
Washington-Arlington-Alexandria
17
7
100.0%
 
-
$
101.56

 
 
 
 
DC
 
40
12
93.5%
93.5%
12
 
$
76.04

Pike Creek
 
 
 
DE
Philadelphia-Camden-Wilmington
232
232
95.6%
 
49
Acme Markets, K-Mart
$
14.67

Shoppes of Graylyn
GRI
40%
DE
Philadelphia-Camden-Wilmington
64
26
90.1%
 
-
$
23.54

 
 
 
 
DE
 
296
257
95.1%
95.1%
49

$
15.51

Alafaya Commons
 
 
FL
Orlando
131
131
91.3%
 
Academy Sports
$
14.86

Alafaya Village
 
 
FL
Orlando
38
38
90.3%
 
58
58
(Lucky's)
$
21.62

Anastasia Plaza
 
 
FL
Jacksonville
102
102
97.1%
 
49
Publix
$
13.40

Atlantic Village
 
 
FL
Jacksonville
105
105
97.0%
 
LA Fitness
$
16.03

Aventura Shopping Center
 
 
FL
Miami-Fort Lauderdale-Miami Beach
95
95
98.9%
 
36
Publix
$
34.15

Aventura Square
 
 
FL
Miami-Fort Lauderdale-Miami Beach
144
144
100.0%
 
Bed, Bath & Beyond
$
30.16

Banco Popular Building
 
 
FL
Miami-Fort Lauderdale-Miami Beach
33
33
64.0%
 
-
$
11.02

Berkshire Commons
 
 
FL
Naples-Marco Island
110
110
96.7%
 
66
Publix
$
14.07

Bird 107 Plaza
 
 
FL
Miami-Fort Lauderdale-Miami Beach
40
40
97.5%
 
-
$
19.91

Bird Ludlum
 
 
FL
Miami-Fort Lauderdale-Miami Beach
192
192
97.1%
 
44
Winn-Dixie
$
22.86

Bloomingdale Square
 
 
FL
Tampa-St. Petersburg-Clearwater
268
268
61.8%
 
40
Publix, Bealls
$
13.65

Bluffs Square Shoppes
 
 
FL
Miami-Fort Lauderdale-Miami Beach
124
124
93.8%
 
40
Publix
$
14.07

Boca Village Square
 
 
FL
Miami-Fort Lauderdale-Miami Beach
92
92
100.0%
 
36
Publix Greenwise
$
21.87

Boynton Lakes Plaza
 
 
FL
Miami-Fort Lauderdale-Miami Beach
110
110
94.9%
 
46
Publix
$
16.29

Boynton Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
105
105
97.2%
 
54
Publix
$
21.40

Brooklyn Station on Riverside (fka Shoppes on Riverside)
 
 
FL
Jacksonville
50
50
96.7%
 
20
The Fresh Market
$
25.94

Caligo Crossing
 
 
FL
Miami-Fort Lauderdale-Miami Beach
11
11
47.0%
 
98
(Kohl's)
$
50.75


suppfooterreg01_123116a04.jpg
 
suppfooterreg02_123116a04.jpg   44




Portfolio Summary Report By State
December 31, 2017
(GLA 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
Carriage Gate
 
 
FL
Tallahassee
73
73
89.1%
 
13
Trader Joe's
$
22.40

Cashmere Corners
 
 
FL
Port St. Lucie
86
86
85.9%
 
44
Wal-Mart
$
13.31

Charlotte Square
 
 
FL
Punta Gorda
91
91
73.7%
 
44
Wal-Mart
$
10.26

Chasewood Plaza
 
 
FL
Miami-Fort Lauderdale-Miami Beach
151
151
99.4%
 
54
Publix
$
25.19

Concord Plaza Shopping Center
 
 
FL
Miami-Fort Lauderdale-Miami Beach
309
309
99.0%
 
78
Winn-Dixie, Home Depot
$
12.49

Coral Reef Shopping Center
 
 
FL
Miami-Fort Lauderdale-Miami Beach
75
75
100.0%
 
25
Aldi
$
30.68

Corkscrew Village
 
 
FL
Cape Coral-Fort Myers
82
82
97.0%
 
51
Publix
$
13.77

Country Walk Plaza
NYC
30%
FL
Miami-Fort Lauderdale-Miami Beach
101
30
93.6%
 
40
Publix
$
19.56

Countryside Shops
 
 
FL
Miami-Fort Lauderdale-Miami Beach
193
193
91.2%
 
46
Publix, Stein Mart
$
17.63

Courtyard Shopping Center
 
 
FL
Jacksonville
137
137
100.0%
 
63
63
(Publix), Target
$
3.50

Crossroads Square
 
 
FL
Miami-Fort Lauderdale-Miami Beach
82
82
98.6%
 
178
(Lowe's)
$
19.92

Fleming Island
 
 
FL
Jacksonville
132
132
100.0%
 
130
48
Publix, (Target)
$
15.53

Fountain Square
 
 
FL
Miami-Fort Lauderdale-Miami Beach
177
177
97.2%
 
140
46
Publix, (Target)
$
25.80

Ft. Caroline
 
 
FL
Jacksonville
77
77
100.0%
 
46
Winn-Dixie
$
7.40

Garden Square
 
 
FL
Miami-Fort Lauderdale-Miami Beach
90
90
98.8%
 
42
Publix
$
17.54

Glengary Shoppes
 
 
FL
North Port-Sarasota-Bradenton
93
93
100.0%
 
Best Buy
$
21.06

Grande Oak
 
 
FL
Cape Coral-Fort Myers
79
79
100.0%
 
54
Publix
$
15.84

Greenwood Shopping Centre
 
 
FL
Miami-Fort Lauderdale-Miami Beach
133
133
94.8%
 
50
Publix
$
14.48

Hammocks Town Center
 
 
FL
Miami-Fort Lauderdale-Miami Beach
184
184
99.6%
 
86
40
Publix, Metro-Dade Public Library, (Kendall Ice Arena)
$
16.51

Hibernia Pavilion
 
 
FL
Jacksonville
51
51
89.6%
 
39
Publix
$
15.90

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
$
15.00

Julington Village
C
20%
FL
Jacksonville
82
16
96.6%
 
51
Publix
$
15.50

Kirkman Shoppes
 
 
FL
Orlando
115
115
96.7%
 
LA Fitness
$
22.87

Lake Mary Centre
 
 
FL
Orlando
360
360
93.9%
 
25
Academy Sports, Hobby Lobby, LA Fitness
$
15.41

Lantana Outparcels
 
 
FL
Miami-Fort Lauderdale-Miami Beach
17
17
100.0%
 
-
$
18.01

Magnolia Shoppes
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
114
114
100.0%
 
Regal Cinemas
$
17.28

Mandarin Landing
 
 
FL
Jacksonville
140
140
92.3%
 
50
Whole Foods
$
17.88

Marketplace Shopping Center
 
 
FL
Tampa-St. Petersburg-Clearwater
90
90
90.6%
 
LA Fitness
$
19.68

Millhopper Shopping Center
 
 
FL
Gainesville
83
83
100.0%
 
46
Publix
$
17.17

Naples Walk Shopping Center
 
 
FL
Naples-Marco Island
125
125
93.9%
 
51
Publix
$
16.34

Newberry Square
 
 
FL
Gainesville
181
181
90.9%
 
40
Publix, K-Mart
$
7.67

Nocatee Town Center
 
 
FL
Jacksonville
107
107
100.0%
 
54
Publix
$
18.94

Northgate Square
 
 
 
FL
Tampa-St. Petersburg-Clearwater
75
75
100.0%
 
48
Publix
$
14.61

Oakleaf Commons
 
 
 
FL
Jacksonville
74
74
96.2%
 
46
Publix
$
15.70


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suppfooterreg02_123116a04.jpg   45




Portfolio Summary Report By State
December 31, 2017
(GLA 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
Ocala Corners
 
 
 
FL
Tallahassee
87
87
98.6%
 
61
Publix
$
14.46

Old Kings Commons
 
 
 
FL
Palm Coast
85
85
 
 
-
$
10.38

Old St Augustine Plaza
 
 
 
FL
Jacksonville
256
256
100.0%
 
52
Publix, Burlington Coat Factory, Hobby Lobby
$
9.87

Pablo Plaza
 
 
 
FL
Jacksonville
153
153
85.0%
 
-
$
13.77

Pavillion
 
 
 
FL
Naples-Marco Island
168
168
96.2%
 
LA Fitness
$
20.71

Pebblebrook Plaza
 
O
50%
FL
Naples-Marco Island
77
38
100.0%
 
61
Publix
$
14.99

Pine Island
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
255
255
98.3%
 
40
Publix, Burlington Coat Factory
$
14.29

Pine Ridge Square
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
118
118
96.6%
 
17
The Fresh Market
$
17.62

Pine Tree Plaza
 
 
 
FL
Jacksonville
63
63
92.9%
 
38
Publix
$
14.14

Pinecrest Place
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
70
70
74.6%
 
173
46
Whole Foods, (Target)
$
36.01

Plaza Venezia
 
C
20%
FL
Orlando
203
41
96.3%
 
51
Publix
$
25.95

Point Royale Shopping Center
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
202
202
97.0%
 
45
Winn-Dixie, Burlington Coat Factory
$
15.16

Prosperity Centre
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
124
124
100.0%
 
Bed, Bath & Beyond
$
21.36

Regency Square
 
 
 
FL
Tampa-St. Petersburg-Clearwater
352
352
95.1%
 
66
AMC Theater, Michaels, (Best Buy), (Macdill)
$
17.04

Ryanwood Square
 
 
 
FL
Sebastian-Vero Beach
115
115
88.8%
 
40
Publix
$
11.11

Salerno Village
 
 
 
FL
Port St. Lucie
5
5
100.0%
 
-
$
16.53

Sawgrass Promenade
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
107
107
93.2%
 
36
Publix
$
12.49

Seminole Shoppes
 
O
50%
FL
Jacksonville
87
44
90.5%
 
54
Publix
$
22.29

Sheridan Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
506
506
98.7%
 
66
Publix, Kohl's, LA Fitness
$
18.23

Shoppes @ 104
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
108
108
100.0%
 
46
Winn-Dixie
$
17.58

Shoppes at Bartram Park
 
O
50%
FL
Jacksonville
130
65
98.8%
 
97
45
Publix, (Kohl's)
$
19.65

Shoppes at Lago Mar
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
83
83
98.7%
 
42
Publix
$
15.35

Shoppes at Sunlake Centre
 
 
 
FL
Tampa-St. Petersburg-Clearwater
98
98
98.6%
 
46
Publix
$
20.56

Shoppes of Jonathan's Landing
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
27
27
100.0%
 
54
54
(Publix)
$
24.19

Shoppes of Oakbrook
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
200
200
99.4%
 
44
Publix, Stein Mart
$
16.53

Shoppes of Silver Lakes
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
127
127
96.6%
 
48
Publix
$
18.54

Shoppes of Sunset
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
22
22
74.4%
 
-
$
25.09

Shoppes of Sunset II
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
28
28
65.5%
 
-
$
22.71

Shops at John's Creek
 
 
 
FL
Jacksonville
15
15
100.0%
 
-
$
21.17

Shops at Skylake
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
287
287
92.2%
 
51
Publix, LA Fitness
$
23.04

South Beach Regional
 
 
 
FL
Jacksonville
308
308
98.2%
 
13
Trader Joe's, Home Depot, Steain Mart
$
14.72

South Point
 
 
 
FL
Sebastian-Vero Beach
65
65
95.7%
 
45
Publix
$
16.46

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
94.4%
 
143
Kohl's, (Target)
$
6.42


suppfooterreg01_123116a04.jpg
 
suppfooterreg02_123116a04.jpg   46




Portfolio Summary Report By State
December 31, 2017
(GLA 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
Tamarac Town Square
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
125
125
75.8%
 
38
Publix
$
12.75

The Grove
 
NYC
30%
FL
Orlando
152
46
100.0%
 
52
Publix, LA Fitness
$
20.58

The Plaza at St. Lucie West
 
 
 
FL
Port St. Lucie
27
27
100.0%
 
-
$
22.37

Town and Country
 
 
 
FL
Orlando
75
75
100.0%
 
Ross Dress for Less
$
9.49

Town Square
 
 
 
FL
Tampa-St. Petersburg-Clearwater
44
44
100.0%
 
-
$
30.36

Treasure Coast Plaza
 
 
 
FL
Sebastian-Vero Beach
134
134
94.7%
 
59
Publix
$
14.88

Unigold Shopping Center
 
 
 
FL
Orlando
114
114
70.7%
 
31
Lucky's
$
15.12

University Commons
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
180
180
100.0%
 
51
Whole Foods, Nordstrom Rack
$
31.36

Veranda Shoppes
 
NYC
30%
FL
Miami-Fort Lauderdale-Miami Beach
45
13
100.0%
 
29
Publix
$
27.82

Village Center
 
 
 
FL
Tampa-St. Petersburg-Clearwater
187
187
94.4%
 
36
Publix
$
19.85

Waterstone Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
61
61
100.0%
 
46
Publix
$
16.19

Welleby Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
110
110
97.5%
 
47
Publix
$
13.45

Wellington Town Square
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
104
104
100.0%
 
45
Publix
$
22.82

West Bird Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
100
100
100.0%
 
38
Publix
$
17.32

West Lake Shopping Center
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
101
101
94.8%
 
46
Winn-Dixie
$
18.37

Westchase
 
 
 
FL
Tampa-St. Petersburg-Clearwater
79
79
100.0%
 
51
Publix
$
16.37

Westport Plaza
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
47
47
100.0%
 
28
Publix
$
20.08

Willa Springs
 
USAA
20%
FL
Orlando
90
18
100.0%
 
44
Publix
$
20.38

Young Circle Shopping Center
 
 
 
FL
Miami-Fort Lauderdale-Miami Beach
65
65
95.5%
 
23
Publix
$
15.58

 
 
 
 
FL
 
12,295
11,581
94.8%
95.0%
1,285
3,472

$
17.42

Ashford Place
 
 
 
GA
Atlanta-Sandy Springs-Marietta
53
53
100.0%
 
-
$
21.26

Briarcliff La Vista
 
 
 
GA
Atlanta-Sandy Springs-Marietta
43
43
100.0%
 
-
$
20.31

Briarcliff Village
 
 
GA
Atlanta-Sandy Springs-Marietta
190
190
98.4%
 
43
Publix
$
16.15

Bridgemill Market
 
 
GA
Atlanta-Sandy Springs-Marietta
89
89
93.0%
 
38
Publix
$
16.50

Brighten Park (fka Loehmanns Plaza Georgia)
 
 
GA
Atlanta-Sandy Springs-Marietta
137
137
97.1%
 
25
The Fresh Market
$
25.59

Buckhead Court
 
 
GA
Atlanta-Sandy Springs-Marietta
49
49
87.3%
 
-
$
25.44

Buckhead Station
 
 
GA
Atlanta-Sandy Springs-Marietta
234
234
100.0%
 
Nordstrom Rack, TJ Maxx, Bed, Bath & Beyond
$
23.99

Cambridge Square
 
 
GA
Atlanta-Sandy Springs-Marietta
71
71
100.0%
 
41
Kroger
$
15.29

Chastain Square
 
 
GA
Atlanta-Sandy Springs-Marietta
92
92
100.0%
 
37
Publix
$
21.39

Cornerstone Square
 
 
GA
Atlanta-Sandy Springs-Marietta
80
80
100.0%
 
18
Aldi
$
17.06

Sope Creek Crossing (fka Delk Spectrum)
 
 
GA
Atlanta-Sandy Springs-Marietta
99
99
91.9%
 
45
Publix
$
15.87

Dunwoody Hall
USAA
20%
GA
Atlanta-Sandy Springs-Marietta
86
17
97.5%
 
44
Publix
$
20.46

Dunwoody Village
 
 
GA
Atlanta-Sandy Springs-Marietta
121
121
95.2%
 
18
The Fresh Market
$
18.93

Howell Mill Village
 
 
GA
Atlanta-Sandy Springs-Marietta
92
92
95.2%
 
31
Publix
$
22.60


suppfooterreg01_123116a04.jpg
 
suppfooterreg02_123116a04.jpg   47




Portfolio Summary Report By State
December 31, 2017
(GLA 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
Paces Ferry Plaza
 
 
GA
Atlanta-Sandy Springs-Marietta
82
82
96.6%
 
30
365 by Whole Foods
$
32.94

Piedmont Peachtree Crossing
 
 
GA
Atlanta-Sandy Springs-Marietta
152
152
84.3%
 
56
Kroger
$
21.26

Powers Ferry Square
 
 
GA
Atlanta-Sandy Springs-Marietta
101
101
100.0%
 
-
$
31.26

Powers Ferry Village
 
 
GA
Atlanta-Sandy Springs-Marietta
79
79
100.0%
 
48
Publix
$
14.17

Russell Ridge
 
 
GA
Atlanta-Sandy Springs-Marietta
101
101
98.6%
 
63
Kroger
$
13.41

Sandy Springs
 
 
GA
Atlanta-Sandy Springs-Marietta
116
116
89.1%
 
12
Trader Joe's
$
22.20

The Shops at Hampton Oaks
 
 
GA
Atlanta-Sandy Springs-Marietta
21
21
53.4%
 
-
$
11.28

Williamsburg at Dunwoody
 
 
GA
Atlanta-Sandy Springs-Marietta
45
45
79.1%
 
-
$
24.83

 
 
 
GA
 
2,133
2,065
95.3%
95.3%
550

$
20.90

Civic Center Plaza
GRI
40%
IL
Chicago-Naperville-Joliet
265
106
97.7%
 
87
Super H Mart, Home Depot
$
11.21

Clybourn Commons
 
 
IL
Chicago-Naperville-Joliet
32
32
89.9%
 
-
$
37.07

Glen Oak Plaza
 
 
 
IL
Chicago-Naperville-Joliet
63
63
92.8%
 
12
Trader Joe's
$
23.73

Hinsdale
 
 
IL
Chicago-Naperville-Joliet
179
179
94.4%
 
57
Whole Foods
$
15.45

Mellody Farm
 
 
IL
Chicago-Naperville-Joliet
252
252
62.6%
 
45
Whole Foods
$
23.25

Riverside Sq & River's Edge
GRI
40%
IL
Chicago-Naperville-Joliet
169
68
92.9%
 
74
Mariano's Fresh Market
$
16.14

Roscoe Square
 
GRI
40%
IL
Chicago-Naperville-Joliet
140
56
100.0%
 
51
Mariano's Fresh Market
$
20.92

Stonebrook Plaza Shopping Center
GRI
40%
IL
Chicago-Naperville-Joliet
96
38
87.7%
 
63
Jewel-Osco
$
12.17

Westchester Commons (fka Westbrook Commons)
 
 
IL
Chicago-Naperville-Joliet
139
139
94.7%
 
51
Mariano's Fresh Market
$
17.87

Willow Festival
 
 
IL
Chicago-Naperville-Joliet
404
404
98.5%
 
60
Whole Foods, Lowe's
$
17.75

 
 
 
IL
 
1,740
1,337
89.7%
96.0%
501
 
$
18.26

Shops on Main
M
93%
IN
Chicago-Naperville-Joliet
254
254
97.7%
 
40
Whole Foods
$
15.60

Willow Lake Shopping Center
GRI
40%
IN
Indianapolis
86
34
100.0%
 
64
64
(Kroger)
$
17.45

Willow Lake West Shopping Center
 
GRI
40%
IN
Indianapolis
53
21
97.6%
 
12
Trader Joe's
$
25.40

 
 
 
IN
 
393
310
97.9%
97.9%
64
116
 
$
16.48

Ambassador Row
 
 
LA
Lafayette
195
195
93.5%
 
-
$
12.03

Ambassador Row Courtyards
 
 
LA
Lafayette
150
150
84.0%
 
-
$
9.19

Bluebonnet Village
 
 
 
LA
Baton Rouge
102
102
95.6%
 
33
Rouses Market
$
13.47

Elmwood Oaks Shopping Center
 
 
 
LA
New Orleans-Metarie
136
136
100.0%
 
Academy Sports
$
10.21

Siegen Village
 
 
 
LA
Baton Rouge
170
170
98.4%
 
-
$
11.05

 
 
 
 
LA
 
753
753
94.2%
94.2%
 
33

$
11.14

Fellsway Plaza
 
M
75%
MA
Boston-Cambridge-Quincy
155
155
100.0%
 
61
Stop & Shop
$
23.73

Northborough Crossing
 
NYC
30%
MA
Boston-Cambridge-Quincy
646
194
95.2%
 
139
Wegmans, BJ's Wholesale Club, Kohl's, Toys 'R Us, Dick's Sporting Goods
$
14.06

Old Connecticut Path
 
NYC
30%
MA
Boston-Cambridge-Quincy
80
24
100.0%
 
66
Stop & Shop
$
21.30


suppfooterreg01_123116a04.jpg
 
suppfooterreg02_123116a04.jpg   48




Portfolio Summary Report By State
December 31, 2017
(GLA 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
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
96.0%
 
11
Trader Joe's
$
28.71

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
$
24.69

The Collection at Harvard Square
 
 
MA
Boston-Cambridge-Quincy
41
41
89.0%
 
-
$
58.16

Twin City Plaza
 
 
MA
Boston-Cambridge-Quincy
285
285
100.0%
 
63
Shaw's, Marshall's
$
18.54

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

 
 
 
MA
 
1,633
1,124
98.5%
98.5%
657

$
22.66

Burnt Mills
C
20%
MD
Washington-Arlington-Alexandria
31
6
100.0%
 
9
Trader Joe's
$
38.69

Cloppers Mill Village
GRI
40%
MD
Washington-Arlington-Alexandria
137
55
99.0%
 
70
Shoppers Food Warehouse
$
17.98

Festival at Woodholme
 
GRI
40%
MD
Baltimore-Towson
81
32
95.9%
 
10
Trader Joe's
$
38.85

Firstfield Shopping Center
 
GRI
40%
MD
Washington-Arlington-Alexandria
22
9
100.0%
 
-
$
39.22

King Farm Village Center
 
RC
25%
MD
Washington-Arlington-Alexandria
118
30
91.5%
 
54
Safeway
$
25.68

Parkville Shopping Center
GRI
40%
MD
Baltimore-Towson
165
66
92.8%
 
41
Giant Food
$
16.41

Southside Marketplace
GRI
40%
MD
Baltimore-Towson
125
50
96.7%
 
44
Shoppers Food Warehouse
$
20.48

Takoma Park
GRI
40%
MD
Washington-Arlington-Alexandria
104
42
99.2%
 
64
Shoppers Food Warehouse
$
13.28

Valley Centre
GRI
40%
MD
Baltimore-Towson
220
88
94.3%
 
18
Aldi, TJ Maxx
$
16.10

Village at Lee Airpark
 
 
MD
Baltimore-Towson
117
117
97.9%
 
75
63
Giant Food, (Sunrise)
$
27.90

Watkins Park Plaza
 
GRI
40%
MD
Washington-Arlington-Alexandria
111
45
96.3%
 
LA Fitness
$
25.98

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

Westwood Shopping Center
 
 
 
MD
Washington-Arlington-Alexandria
213
213
97.1%
 
55
Giant Food
$
32.27

Woodmoor Shopping Center
 
GRI
40%
MD
Washington-Arlington-Alexandria
69
28
97.5%
 
-
$
30.67

 
 
 
MD
 
1,556
821
91.7%
96.5%
75
428

$
25.46

Fenton Marketplace
 
 
MI
Flint
97
97
98.6%
 
Family Farm & Home
$
8.12

 
 
 
MI
 
97
97
98.6%
98.6%

$
8.12

Apple Valley Square
RC
25%
MN
Minneapolis-St. Paul-Bloomington
185
46
99.0%
 
87
62
Rainbow Foods, Jo-Ann Fabrics, (Burlington Coat Factory)
$
12.68

Calhoun Commons
 
RC
25%
MN
Minneapolis-St. Paul-Bloomington
66
17
100.0%
 
50
Whole Foods
$
24.44

Colonial Square
GRI
40%
MN
Minneapolis-St. Paul-Bloomington
93
37
98.6%
 
44
Lund's
$
23.05

Rockford Road Plaza
 
GRI
40%
MN
Minneapolis-St. Paul-Bloomington
204
82
100.0%
 
Kohl's
$
12.71

Rockridge Center
C
20%
MN
Minneapolis-St. Paul-Bloomington
125
25
93.5%
 
89
Cub Foods
$
12.95

 
 
 
 
MN
 
674
207
98.7%
98.7%
87
245
 
$
15.54

Brentwood Plaza
 
 
 
MO
St. Louis
60
60
100.0%
 
52
Schnucks
$
10.57

Bridgeton
 
 
MO
St. Louis
71
71
100.0%
 
130
63
Schnucks, (Home Depot)
$
12.09


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Portfolio Summary Report By State
December 31, 2017
(GLA 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
Dardenne Crossing
 
 
MO
St. Louis
67
67
98.1%
 
63
Schnucks
$
10.66

Kirkwood Commons
 
 
 
MO
St. Louis
210
210
100.0%
 
258
Wal-Mart, (Target), (Lowe's)
$
10.13

 
 
 
MO
 
408
408
99.7%
99.7%
388
179
 
$
10.62

Cameron Village
C
30%
NC
Raleigh-Cary
558
167
92.7%
 
87
Harris Teeter, The Fresh Market
$
22.42

Carmel Commons
 
 
NC
Charlotte-Gastonia-Concord
133
133
100.0%
 
14
The Fresh Market
$
20.48

Cochran Commons
C
20%
NC
Charlotte-Gastonia-Concord
66
13
95.6%
 
42
Harris Teeter
$
15.97

Colonnade Center
 
 
 
NC
Raleigh-Cary
58
58
100.0%
 
40
Whole Foods
$
27.32

Glenwood Village
 
 
NC
Raleigh-Cary
43
43
100.0%
 
28
Harris Teeter
$
16.20

Harris Crossing
 
 
NC
Raleigh-Cary
65
65
92.5%
 
53
Harris Teeter
$
8.18

Holly Park
M
99%
NC
Raleigh-Cary
160
160
91.5%
 
12
Trader Joe's
$
15.50

Lake Pine Plaza
 
 
NC
Raleigh-Cary
88
88
100.0%
 
58
Kroger
$
12.60

Midtown East
O
50%
NC
Raleigh-Cary
174
87
72.0%
 
120
Wegmans
$
15.54

Phillips Place
O
50%
NC
Charlotte-Gastonia-Concord
133
67
93.5%
 
Dean & Deluca
$
33.35

Providence Commons
 
RC
25%
NC
Charlotte-Gastonia-Concord
74
19
100.0%
 
50
Harris Teeter
$
18.37

Shops at Erwin Mill (fka Erwin Square)
M
55%
NC
Durham-Chapel Hill
87
87
100.0%
 
53
Harris Teeter
$
17.61

Shoppes of Kildaire
GRI
40%
NC
Raleigh-Cary
145
58
100.0%
 
19
Trader Joe's
$
18.42

Southpoint Crossing
 
 
 
NC
Durham-Chapel Hill
103
103
100.0%
 
59
Kroger
$
16.06

Sutton Square
C
20%
NC
Raleigh-Cary
101
20
96.2%
 
24
The Fresh Market
$
17.69

Village Plaza
C
20%
NC
Durham-Chapel Hill
75
15
90.4%
 
42
Whole Foods
$
17.74

Willow Oaks
 
 
NC
Charlotte-Gastonia-Concord
69
69
94.9%
 
49
Publix
$
16.96

Woodcroft Shopping Center
 
 
NC
Durham-Chapel Hill
90
90
94.6%
 
41
Food Lion
$
12.83

 
 
 
NC
 
2,221
1,341
94.7%
96.3%
791
 
$
18.09

Chimney Rock
 
 
 
NJ
New York-Northern New Jersey-Long Island
218
218
86.7%
 
50
Whole Foods, Nordstrom Rack
$
34.42

Haddon Commons
 
GRI
40%
NJ
Philadelphia-Camden-Wilmington
54
22
100.0%
 
34
Acme Markets
$
13.73

Plaza Square
GRI
40%
NJ
New York-Northern New Jersey-Long Island
104
42
100.0%
 
60
Shop Rite
$
22.86

Riverfront Plaza
 
NYC
30%
NJ
New York-Northern New Jersey-Long Island
129
39
95.9%
 
70
ShopRite
$
25.32

 
 
 
 
NJ
 
505
320
90.4%
98.5%
215
 
$
30.04

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

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
$
31.41


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Portfolio Summary Report By State
December 31, 2017
(GLA 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
Broadway Plaza
 
 
 
NY
New York-Northern New Jersey-Long Island
147
147
97.2%
 
18
Aldi
$
38.70

Clocktower Plaza Shopping Ctr
 
 
 
NY
New York-Northern New Jersey-Long Island
79
79
93.6%
 
63
Stop & Shop
$
48.23

Gallery At Westbury Plaza
 
 
 
NY
New York-Northern New Jersey-Long Island
312
312
99.5%
 
13
Trader Joe's, Nordstrom Rack
$
47.00

The Point at Garden City Park (fka Garden City Park)
 
 
 
NY
New York-Northern New Jersey-Long Island
105
105
98.8%
 
52
King Kullen
$
21.21

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
$
24.33

 
 
 
 
NY
 
1,339
1,255
99.0%
99.0%
339
 
$
39.07

Cherry Grove
 
 
 
OH
Cincinnati-Middletown
196
196
100.0%
 
66
Kroger
$
12.20

East Pointe
 
 
 
OH
Columbus
107
107
100.0%
 
59
Kroger
$
10.37

Hyde Park
 
 
OH
Cincinnati-Middletown
397
397
99.4%
 
169
Kroger, Remke Markets
$
15.96

Kroger New Albany Center
 
M
50%
OH
Columbus
93
93
100.0%
 
65
Kroger
$
12.56

Maxtown Road (Northgate)
 
 
 
OH
Columbus
105
105
100.0%
 
90
62
Kroger, (Home Depot)
$
9.82

Red Bank Village
 
 
 
OH
Cincinnati-Middletown
176
176
98.2%
 
Wal-Mart
$
7.20

Regency Commons
 
 
 
OH
Cincinnati-Middletown
34
34
100.0%
 
-
$
24.39

Westchester Plaza
 
 
OH
Cincinnati-Middletown
88
88
100.0%
 
67
Kroger
$
9.91

 
 
 
OH
 
1,196
1,196
99.5%
99.5%
90
489
 
$
12.52

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
98.4%
 
38
Whole Foods
$
14.70

Murrayhill Marketplace
 
 
OR
Portland-Vancouver-Beaverton
150
150
84.8%
 
41
Safeway
$
18.25

Northgate Marketplace
 
 
 
OR
Medford
81
81
100.0%
 
13
Trader Joe's
$
22.84

Northgate Marketplace Ph II
 
 
OR
Medford
177
177
91.9%
 
 Dick's Sporting Goods
$
14.96

Sherwood Crossroads
 
 
OR
Portland-Vancouver-Beaverton
88
88
98.4%
 
55
Safeway
$
11.16

Tanasbourne Market
 
 
OR
Portland-Vancouver-Beaverton
71
71
100.0%
 
57
Whole Foods
$
27.56

Walker Center
 
 
OR
Portland-Vancouver-Beaverton
90
90
100.0%
 
Bed, Bath & Beyond
$
20.78

 
 
 
OR
 
835
779
95.0%
95.9%
215
 
$
18.44

Allen Street Shopping Center
GRI
40%
PA
Allentown-Bethlehem-Easton
46
18
100.0%
 
22
Ahart's Market
$
14.67

City Avenue Shopping Center
GRI
40%
PA
Philadelphia-Camden-Wilmington
162
65
93.9%
 
Ross Dress for Less
$
20.42

Gateway Shopping Center
 
 
PA
Philadelphia-Camden-Wilmington
221
221
91.8%
 
11
Trader Joe's
$
30.17

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)
$
26.06

Mercer Square Shopping Center
GRI
40%
PA
Philadelphia-Camden-Wilmington
91
37
100.0%
 
51
Weis Markets
$
24.04


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Portfolio Summary Report By State
December 31, 2017
(GLA 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
Newtown Square Shopping Center
GRI
40%
PA
Philadelphia-Camden-Wilmington
143
57
94.5%
 
56
Acme Markets
$
17.88

Stefko Boulevard Shopping Center
 
GRI
40%
PA
Allentown-Bethlehem-Easton
134
54
94.0%
 
73
Valley Farm Market
$
7.94

Warwick Square Shopping Center
GRI
40%
PA
Philadelphia-Camden-Wilmington
90
36
97.1%
 
51
Giant Food
$
21.06

 
 
 
PA
 
983
584
94.3%
94.3%
244
375

$
23.76

Indigo Square
 
 
SC
Charleston-North Charleston
51
51
71.2%
 
22
-
$
27.41

Merchants Village
GRI
40%
SC
Charleston-North Charleston
80
32
100.0%
 
38
Publix
$
16.26

 
 
 
SC
 
131
83
82.3%
100.0%
59

$
22.20

Harpeth Village Fieldstone
 
 
 
TN
Nashville-Davidson--Murfreesboro
70
70
100.0%
 
55
Publix
$
15.39

Northlake Village
 
 
TN
Nashville-Davidson--Murfreesboro
138
138
94.5%
 
75
Kroger
$
13.54

Peartree Village
 
 
 
TN
Nashville-Davidson--Murfreesboro
110
110
100.0%
 
61
Harris Teeter
$
19.60

 
 
 
TN
 
317
317
97.6%
97.6%
191
 
$
16.07

Alden Bridge
USAA
20%
TX
Houston-Baytown-Sugar Land
139
28
100.0%
 
68
Kroger
$
20.02

Bethany Park Place
USAA
20%
TX
Dallas-Fort Worth-Arlington
99
20
100.0%
 
83
Kroger
$
11.73

CityLine Market
 
 
 
TX
Dallas-Fort Worth-Arlington
81
81
100.0%
 
40
Whole Foods
$
26.94

CityLine Market Phase II
 
 
 
TX
Dallas-Fort Worth-Arlington
22
22
100.0%
 
-
$
26.26

Cochran's Crossing
 
 
TX
Houston-Baytown-Sugar Land
138
138
94.1%
 
63
Kroger
$
17.73

Hancock
 
 
TX
Austin-Round Rock
410
410
98.8%
 
90
H.E.B., Sears
$
15.54

Hickory Creek Plaza
 
 
TX
Dallas-Fort Worth-Arlington
28
28
100.0%
 
81
81
(Kroger)
$
28.66

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.
$
24.05

Keller Town Center
 
 
TX
Dallas-Fort Worth-Arlington
120
120
96.9%
 
64
Tom Thumb
$
15.54

Lebanon/Legacy Center
 
 
TX
Dallas-Fort Worth-Arlington
56
56
93.7%
 
63
63
(Wal-Mart)
$
24.61

Market at Preston Forest
 
 
TX
Dallas-Fort Worth-Arlington
96
96
100.0%
 
64
Tom Thumb
$
20.68

Market at Round Rock
 
 
TX
Austin-Round Rock
123
123
99.5%
 
30
Sprout's Markets
$
18.19

Market at Springwoods Village
M
53%
TX
Houston-Baytown-Sugar Land
167
167
89.4%
 
100
Kroger
$
13.91

Mockingbird Common
 
 
TX
Dallas-Fort Worth-Arlington
120
120
100.0%
 
49
Tom Thumb
$
17.56

North Hills
 
 
TX
Austin-Round Rock
144
144
100.0%
 
60
H.E.B.
$
23.02

Panther Creek
 
 
TX
Houston-Baytown-Sugar Land
166
166
100.0%
 
66
Randall's Food
$
22.74

Prestonbrook
 
 
 
TX
Dallas-Fort Worth-Arlington
92
92
100.0%
 
64
Kroger
$
14.18

Preston Oaks
 
 
TX
Dallas-Fort Worth-Arlington
104
104
99.5%
 
30
H.E.B. Central Market
$
31.45

Shiloh Springs
 
USAA
20%
TX
Dallas-Fort Worth-Arlington
110
22
86.0%
 
61
Kroger
$
13.84

Shops at Mira Vista
 
 
 
TX
Austin-Round Rock
68
68
100.0%
 
15
Trader Joe's
$
22.07

Southpark at Cinco Ranch
 
 
TX
Houston-Baytown-Sugar Land
265
265
100.0%
 
101
Kroger, Academy Sports
$
13.46

Sterling Ridge
 
 
TX
Houston-Baytown-Sugar Land
129
129
98.5%
 
63
Kroger
$
20.52

Sweetwater Plaza
C
20%
TX
Houston-Baytown-Sugar Land
134
27
98.9%
 
65
Kroger
$
17.36


suppfooterreg01_123116a04.jpg
 
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Portfolio Summary Report By State
December 31, 2017
(GLA 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
Tech Ridge Center
 
 
TX
Austin-Round Rock
185
185
96.0%
 
84
H.E.B.
$
23.45

The Village at Riverstone
 
 
TX
Houston-Baytown-Sugar Land
165
165
83.1%
 
100
Kroger
$
13.04

Weslayan Plaza East
GRI
40%
TX
Houston-Baytown-Sugar Land
169
68
100.0%
 
Berings
$
20.45

Weslayan Plaza West
GRI
40%
TX
Houston-Baytown-Sugar Land
186
74
97.5%
 
52
Randall's Food
$
19.69

Westwood Village
 
 
TX
Houston-Baytown-Sugar Land
187
187
98.3%
 
127
(Target)
$
19.33

Woodway Collection
GRI
40%
TX
Houston-Baytown-Sugar Land
97
39
97.0%
 
45
Whole Foods
$
28.41

 
 
 
TX
 
3,951
3,295
97.4%
98.6%
271
1,682
 
$
19.28

Ashburn Farm Market Center
 
 
VA
Washington-Arlington-Alexandria
92
92
100.0%
 
49
Giant Food
$
26.18

Ashburn Farm Village Center
GRI
40%
VA
Washington-Arlington-Alexandria
89
36
97.3%
 
57
Shoppers Food Warehouse
$
14.18

Belmont Chase
 
 
 
VA
Washington-Arlington-Alexandria
91
91
100.0%
 
40
Whole Foods
$
30.55

Braemar Shopping Center
RC
25%
VA
Washington-Arlington-Alexandria
96
24
97.9%
 
58
Safeway
$
21.84

Centre Ridge Marketplace
GRI
40%
VA
Washington-Arlington-Alexandria
104
42
96.1%
 
55
Shoppers Food Warehouse
$
11.98

Culpeper Colonnade
 
 
VA
Culpeper
171
171
100.0%
 
127
70
Martin's, Dick's Sporting Goods, (Target)
$
17.43

Fairfax Shopping Center
 
 
VA
Washington-Arlington-Alexandria
68
68
58.2%
 
-
$
5.78

Festival at Manchester Lakes
GRI
40%
VA
Washington-Arlington-Alexandria
169
67
93.9%
 
65
Shoppers Food Warehouse
$
27.49

Fox Mill Shopping Center
GRI
40%
VA
Washington-Arlington-Alexandria
103
41
100.0%
 
50
Giant Food
$
25.01

Gayton Crossing
GRI
40%
VA
Richmond
158
63
87.1%
 
55
38
(Kroger)
$
15.73

Greenbriar Town Center
GRI
40%
VA
Washington-Arlington-Alexandria
340
136
96.9%
 
62
Giant Food
$
26.17

Hanover Village Shopping Center
GRI
40%
VA
Richmond
90
36
98.4%
 
18
Aldi
$
9.04

Hollymead Town Center
C
20%
VA
Charlottesville
154
31
94.7%
 
143
61
Harris Teeter, (Target)
$
22.83

Kamp Washington Shopping Center
GRI
40%
VA
Washington-Arlington-Alexandria
72
29
88.7%
 
20
Earth Fare
$
37.17

Kings Park Shopping Center
GRI
40%
VA
Washington-Arlington-Alexandria
93
37
100.0%
 
28
Giant Food
$
28.63

Lorton Station Marketplace
C
20%
VA
Washington-Arlington-Alexandria
132
26
90.5%
 
63
Shoppers Food Warehouse
$
23.44

Market Common Clarendon
 
 
VA
Washington-Arlington-Alexandria
393
393
68.5%
 
34
Whole Foods, Crate & Barrel
$
32.94

Saratoga Shopping Center
GRI
40%
VA
Washington-Arlington-Alexandria
113
45
100.0%
 
56
Giant Food
$
20.43

Shops at County Center
 
 
VA
Washington-Arlington-Alexandria
97
97
89.6%
 
52
Harris Teeter
$
19.66

Shops at Stonewall
 
 
VA
Washington-Arlington-Alexandria
321
321
100.0%
 
140
Wegmans, Dick's Sporting Goods
$
17.58

The Field at Commonwealth
 
 
VA
Washington-Arlington-Alexandria
187
187
82.4%
 
140
Wegmans
$
14.43

Town Center at Sterling Shopping Center
GRI
40%
VA
Washington-Arlington-Alexandria
187
75
91.0%
 
47
Giant Food
$
20.77

Village Center at Dulles
C
20%
VA
Washington-Arlington-Alexandria
301
60
91.0%
 
48
Shoppers Food Warehouse, Gold's Gym
$
26.54

Village Shopping Center
GRI
40%
VA
Richmond
111
44
93.8%
 
45
Martin's
$
23.74

Willston Centre I
GRI
40%
VA
Washington-Arlington-Alexandria
105
42
98.8%
 
-
$
26.12

Willston Centre II
GRI
40%
VA
Washington-Arlington-Alexandria
136
54
90.8%
 
141
59
Safeway, (Target)
$
25.35

 
 
 
VA
 
3,974
2,310
89.5%
90.1%
465
1,355

$
22.26

Aurora Marketplace
GRI
40%
WA
Seattle-Tacoma-Bellevue
107
43
100.0%
 
49
Safeway
$
16.25


suppfooterreg01_123116a04.jpg
 
suppfooterreg02_123116a04.jpg   53




Portfolio Summary Report By State
December 31, 2017
(GLA 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
Broadway Market
C
20%
WA
Seattle-Tacoma-Bellevue
140
28
98.6%
 
64
Quality Food Centers
$
24.57

Cascade Plaza
 
C
20%
WA
Seattle-Tacoma-Bellevue
215
43
92.6%
 
49
Safeway
$
11.95

Eastgate Plaza
GRI
40%
WA
Seattle-Tacoma-Bellevue
79
31
95.3%
 
29
Albertsons
$
25.62

Grand Ridge
 
 
WA
Seattle-Tacoma-Bellevue
331
331
99.3%
 
45
Safeway, Regal Cinemas
$
23.35

Inglewood Plaza
 
 
WA
Seattle-Tacoma-Bellevue
17
17
100.0%
 
-
$
38.49

Klahanie Shopping Center
 
 
WA
Seattle-Tacoma-Bellevue
67
67
98.4%
 
40
40
(QFC)
$
31.71

Overlake Fashion Plaza
 
GRI
40%
WA
Seattle-Tacoma-Bellevue
81
32
100.0%
 
230
(Sears)
$
25.11

Pine Lake Village
 
 
 
WA
Seattle-Tacoma-Bellevue
103
103
98.4%
 
41
Quality Food Centers
$
23.75

Roosevelt Square
 
 
WA
Seattle-Tacoma-Bellevue
148
148
100.0%
 
50
Whole Foods
$
22.76

Sammamish-Highlands
 
 
WA
Seattle-Tacoma-Bellevue
101
101
100.0%
 
55
67
(Safeway)
$
32.99

Southcenter
 
 
WA
Seattle-Tacoma-Bellevue
58
58
100.0%
 
112
(Target)
$
29.14

 
 
 
WA
 
1,446
1,003
99.0%
99.0%
437
433
 
$
24.84

 
 
 
 
 
 
 
 
 
 
 
 

 
Regency Centers Total
 
 
 
 
 
53,881
44,015
95.5%
96.2%
4,963
16,651

$
21.11

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 (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
 
 
 
 
 
 
 
 M:
 Co-investment Partnership with Minority Partner
 
 
 
 
 
 
 
 NYC:
 Co-investment Partnership with NYSCRF
 
 
 
 
 
 
 
 O:
 Other, single property co-investment Partnerships
 
 
 
 
 
 
 
 RC:
 Co-investment Partnership with CalSTRS
 
 
 
 
 
 
 
 RLP:
 Co-investment Partnership with Rider
 
 
 
 
 
 
 
 USAA:
 Co-investment Partnership with USAA
 
 
 
 
 
 
 


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

2017A
2018E
 
 
 
Net Income / Share
 
$1.47 - $1.56
NAREIT FFO / Share*
 
$3.73 - $3.82
Operating FFO / Share
 
$3.48 - $3.54
 
 
 
Same Property
 
 
  Same property NOI as adjusted growth without termination fees (pro-rata)
3.6%
2.25% - 3.25%
  Same property percent leased at period end (pro-rata)
96.3%
95.0% - 96.0%
 
 
 
New Investments
 
 
  Development and Redevelopment starts (pro-rata)
$231,494
$200,000 - $300,000
  Estimated yield (weighted average)
7.5%
+/- 7.5%
  Acquisitions (pro-rata)
$149,848
+/- $150,000
  Cap rate (weighted average)
4.4%
+/- 4.75%
 
 
 
Disposition Activity
 
 
  Dispositions (pro-rata)
$120,290
+/- $150,000
  Cap rate (weighted average)
7.8%
+/- 7.25%
 
 
 
Other
 
 
Net interest expense (pro-rata)
$157,589
$168,500 - $169,500
Net G&A expense (pro-rata)
$63,859
$65,000 - $68,000
Recurring third party fees & commissions
$25,017
$25,000 - $26,000
Certain non-cash items(1) (pro-rata)
 
$46,000 - $49,000
 
 
 
 
 
 
*NAREIT FFO provides for comparability across the REIT sector. For purposes of consensus estimates, please report NAREIT FFO.
 
 
 
 
 
 
Net Asset Valuation Guidance:
 
4Q17A
Estimated market value of undeveloped land(2)
 
 
Land held for sale or future development
 
$
91,463

Outparcels at retail operating properties
 
19,629

Total
 
$
111,092

 
 
 
 
 
 
NOI from Projects in Development (current quarter)(3)
 
$
923

Base Rent from leases signed but not yet rent-paying (current quarter)
 
 
Retail Operating Properties including redevelopments
 
$
2,851

Development Completions(3)
 
42

Total
 
$
2,893

 
 
 
 
 
 
(1) Includes above and below market rent amortization, straight-line rents and amortization of mark-to-market debt adjustments
(2) Not included in Properties in Development on Balance Sheet
 
 
(3) From disclosure on page 26
 
 

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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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Reconciliation of Net Income to NAREIT FFO and Core FFO Guidance
December 31, 2017
(per diluted share)
NAREIT FFO and Operating FFO Guidance:
 
Full Year 2018
Net income attributable to common stockholders
 
$
1.47

1.56

Adjustments to reconcile net income to NAREIT FFO:
 
 
 
Depreciation and amortization
 
2.26

2.26

NAREIT Funds From Operations
 
$
3.73

3.82

 
 
 
 
Adjustments to reconcile NAREIT FFO to Operating FFO:
 
 
 
Other non-comparable costs
 
0.02

0.00

Straight line rent, net
 
(0.09
)
(0.10
)
Market rent amortization, net
 
(0.16
)
(0.16
)
Debt mark-to-market
 
(0.02
)
(0.02
)
Operating Funds From Operations
 
$
3.48

3.54



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Glossary of Terms
December 31, 2017


Adjusted EBITDA: Earnings before interest, taxes, depreciation and amortization, real estate gains and losses, 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-comparable items that affect the Company's period-over-period performance. Core FFO excludes from NAREIT FFO: (i) transaction related income or expenses; (ii) impairments on land; (iii) gains or losses from the early extinguishment of debt; and (iv) other 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 a 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, tenant lease inducement 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.
Operating Funds From Operations (Operating FFO): An additional performance measure used by Regency as the computation of NAREIT FFO includes certain non-comparable items that affect the Company's period-over-period performance. Operating FFO excludes from NAREIT FFO: (i) transaction related income or expenses; (ii) impairments on land; (iii) gains or losses from the early extinguishment of debt; (iv) certain non-cash components of earnings derived from above and below market rent amortization, straight-line rents, and amortization of mark-to-market of debt adjustments; and (v) other amounts as they occur.
Retail Operating Property: Any retail property not termed a Property 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.
Same Property NOI as adjusted: 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. Same Property NOI as adjusted 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. See page 2 for details of the pro forma adjustments for the non-ownerships periods of Equity One. The Company provides a reconciliation of Net Income (Loss) Attributable to Common Stockholders to Same Property NOI as adjusted.

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