InvenTrust Properties (NYSE: IVT) details Q2 2026 FFO, acquisitions and debt

Q: How did InvenTrust Properties (IVT) perform financially in Q2 2026?

In Q2 2026, InvenTrust reported net income of $1.4 million ($0.02 per diluted share) and Nareit FFO of $39.8 million ($0.50 per diluted share). Core FFO was $38.1 million , or $0.48 per diluted share , reflecting solid recurring cash earnings.

Q: What were InvenTrust’s key operating metrics and occupancy in Q2 2026?

Same Property NOI for Q2 2026 was $48.5 million , a 4.1% increase over 2025. Leased occupancy was 96.2% , with anchor tenants at 98.1% and small shop tenants at 93.2% . Blended comparable leasing spreads were 8.5% on 377,000 square feet.

Q: What acquisitions did InvenTrust Properties (IVT) complete in 2026 so far?

In the first half of 2026, InvenTrust closed on five properties for approximately $252 million , including Q2 purchases of 3609 South, Sweetgrass Corner, and Western Plaza totaling about 286,000 square feet for $132.6 million .

Q: How strong is InvenTrust’s liquidity and debt position as of June 30, 2026?

As of June 30, 2026, InvenTrust had $489.3 million of total liquidity, including $64.3 million of cash and $425.0 million of revolver availability. Net Debt was $1.03 billion and trailing Net Debt-to-Adjusted EBITDA was 5.5x .

Q: What guidance has InvenTrust provided for full-year 2026?

For 2026, InvenTrust guides to net income per diluted share of $0.12–$0.18 , Nareit FFO per diluted share of $2.01–$2.07 , and Core FFO per diluted share of $1.92–$1.96 , with Same Property NOI growth expected at 3.25%–4.25% .

Q: What is InvenTrust’s net debt-to-EBITDA and maturity profile?

As of June 30, 2026, trailing Net Debt-to-Adjusted EBITDA was 5.5x . The company has no debt maturing in 2026 and $26.0 million maturing in 2027, with a weighted average interest rate of 4.36% and remaining term of 4.3 years .

Filing Impact

(High)

Filing Sentiment

(Neutral)

Form Type

8-K

Rhea-AI Filing Summary

InvenTrust Properties Corp. reported second quarter 2026 results highlighted by stable operations and continued Sun Belt expansion. For the quarter ended June 30, 2026, net income was $1.4 million, or $0.02 per diluted share, compared with $95.9 million, or $1.23 per diluted share, in 2025, when results included a $90.9 million gain on sale of investment properties. Same Property NOI was $48.5 million, a 4.1% increase over 2025.

Nareit FFO for the quarter was $39.8 million, or $0.50 per diluted share, versus $35.5 million, or $0.45, and Core FFO was $38.1 million, or $0.48 per diluted share, versus $34.3 million, or $0.44. Leased occupancy remained high at 96.2%, with blended comparable leasing spreads of 8.5% and Annualized Base Rent of $20.94 per square foot. The board declared a quarterly cash distribution of $0.25 per share.

The company acquired three centers in the quarter totaling about 286,000 square feet for $132.6 million, contributing to approximately $252 million of first‑half acquisitions. Liquidity totaled $489.3 million, including $64.3 million of cash and $425.0 million of revolver availability. InvenTrust also completed a private placement of $250 million of senior notes and ended the period with Net Debt of $1.03 billion and a trailing Net Debt‑to‑Adjusted EBITDA ratio of 5.5x. Updated 2026 guidance calls for Nareit FFO per diluted share of $2.01–$2.07 and Core FFO per diluted share of $1.92–$1.96.

Positive

Nareit FFO and Core FFO growth: Q2 2026 Nareit FFO was $39.8 million ($0.50/share) versus $35.5 million ($0.45/share), and Core FFO was $38.1 million ($0.48/share) versus $34.3 million ($0.44/share), indicating stronger recurring earnings.
Meaningful acquisition program: In the first half of 2026 the company closed on five properties for approximately $252 million, expanding its grocery-anchored Sun Belt portfolio and adding scale in several key markets.
Ample liquidity despite higher leverage: As of June 30, 2026 InvenTrust had $489.3 million of total liquidity (including $64.3 million of cash and $425.0 million of revolver capacity), supporting its investment and redevelopment pipeline.

Negative

Sharp decline in GAAP net income: Q2 2026 net income was $1.4 million versus $95.9 million in Q2 2025, as the prior-year period included a $90.9 million gain on sale of investment properties.
Higher leverage metrics: Net Debt rose to $1.03 billion from $790.9 million and trailing Net Debt-to-Adjusted EBITDA increased to 5.5x from 4.5x, reflecting debt-funded growth.

Filing Explained

As of June 30, 2026, InvenTrust had higher net debt and leverage than at year-end, while quarterly figures remained unaudited pending the Form 10-Q.

This Form 8-K furnishes InvenTrust’s quarterly results for the period ended June 30, 2026 and supplemental information under Item 2.02, which covers specified material results announcements. The disclosure is therefore a furnished, current report of the quarter and its capital structure, rather than a completed audited annual report.

The release and supplemental are unaudited, and the company says they may vary from the final Form 10-Q. For existing common holders, the new balance-sheet comparison is a more leveraged capital structure: net debt was $1,030,494 at June 30, 2026, versus $790,908 at December 31, 2025, while trailing Net Debt-to-Adjusted EBITDA was 5.5x versus 4.5x.

The debt schedule reports no debt maturing in 2026 and $26.0 million of debt maturing in 2027; the newly disclosed interest-rate swap schedule also identifies September 22, 2026 and March 22, 2027 termination dates for existing hedges.

At those swap termination dates, the stated fixed rates for the affected term loans become 4.50% and weighted-average 4.58%, respectively, subject to the debt arrangements continuing as disclosed.

The updated 2026 guidance remains conditional: the company says its assumptions may change and gives no assurance that the projected results will be achieved.

8-K Event Classification

2 items: 2.02, 9.01

2 items

Item 2.02 Results of Operations and Financial Condition Financial

Disclosure of earnings results, typically an earnings press release or preliminary financials.

Item 9.01 Financial Statements and Exhibits Exhibits

Financial statements, pro forma financial information, and exhibit attachments filed with this report.

Key Figures

Q2 2026 Net Income: $1.4 million Q2 2026 Nareit FFO: $39.8 million Q2 2026 Core FFO: $38.1 million +7 more

10 metrics

Q2 2026 Net Income $1.4 million For the three months ended June 30, 2026

Q2 2026 Nareit FFO $39.8 million Three months ended June 30, 2026; $0.50 per diluted share

Q2 2026 Core FFO $38.1 million Three months ended June 30, 2026; $0.48 per diluted share

Same Property NOI Q2 2026 $48.5 million Three months ended June 30, 2026; 4.1% increase vs 2025

Leased Occupancy 96.2% Portfolio leased occupancy as of June 30, 2026

Q2 2026 Dividend $0.25 per share Quarterly cash distribution for quarter ended June 30, 2026

Senior Notes Issuance $250 million Private placement of senior notes completed June 29, 2026

Total Liquidity $489.3 million As of June 30, 2026; includes $64.3M cash and $425.0M revolver

Net Debt $1,030,494 Net Debt as of June 30, 2026

Net Debt-to-Adjusted EBITDA 5.5x Trailing 12 months as of June 30, 2026

Key Terms

Nareit FFO, Core FFO, Same Property NOI, Net Debt-to-Adjusted EBITDA, +2 more

6 terms

Nareit FFO financial

"Nareit FFO for the three months ended June 30, 2026 was $39.8 million"

NAREIT FFO is a standardized measure of operating performance for real estate companies that starts with net income, removes gains or losses from property sales, and adds back depreciation and amortization tied to real estate. Investors use it like a clearer view of recurring cash-earning ability—similar to checking a store’s everyday sales rather than one‑time clearance events—so it helps compare profitability and dividend capacity across property firms.

Core FFO financial

"Core FFO for the three months ended June 30, 2026 was $38.1 million"

Core FFO (Core Funds From Operations) is a real estate industry measure of a property owner's recurring cash earnings calculated by starting with net income and removing non-cash accounting items and one-time gains or losses so the number reflects ongoing operating performance. Investors use it like a trimmed-down paycheck: it helps compare cash-generating ability across periods and companies by focusing on the stable, repeatable income rather than temporary or accounting-driven swings.

Same Property NOI financial

"Same Property NOI for the three months ended June 30, 2026 was $48.5 million"

Same property NOI is the net operating income—rental and other property revenue minus regular operating costs—for only those real estate assets that a company owned and operated in both the current and prior comparison periods. Think of it like comparing sales at the same retail stores before and after a season to judge whether individual locations are healthier, excluding effects from buying or selling properties. Investors use it to gauge organic property performance and management effectiveness without growth-related noise.

Net Debt-to-Adjusted EBITDA financial

"Net Debt-to-Adjusted EBITDA | 5.5x | | 4.5x"

Net debt-to-adjusted EBITDA is a leverage ratio that divides a company’s net debt (total debt minus cash and equivalents) by its adjusted EBITDA, which is the company’s operating cash profit after removing one-time or unusual items. It tells investors how many years of that recurring operating cash flow would be needed to pay off current net debt, like estimating how many paychecks it would take to clear a mortgage, and helps gauge financial risk and borrowing capacity.

Revolving Credit Facility financial

"availability under its Revolving Credit Facility"

A revolving credit facility is a type of loan that a business can borrow from whenever it needs money, up to a set limit. It’s like having a credit card for companies—allowing them to borrow, pay back, and borrow again as needed, providing flexibility for managing cash flow or funding short-term expenses.

Blended re-leasing spreads financial

"blended re-leasing spreads for comparable new and renewal leases"

Earnings Snapshot

Net income: $1.4 million; $0.02 per diluted share · Guidance included

quarter ended June 30, 2026

Net income $1.4 million; $0.02 per diluted share Q2 2025: $95.9 million; $1.23 per diluted share

Nareit FFO $39.8 million; $0.50 per diluted share Q2 2025: $35.5 million; $0.45 per diluted share

Core FFO $38.1 million; $0.48 per diluted share Q2 2025: $34.3 million; $0.44 per diluted share

Same Property NOI $48.5 million Q2 2025: $46.6 million

Leased occupancy 96.2% Includes anchor 98.1% and small shop 93.2% as of June 30, 2026

Guidance

2026 guidance: net income per diluted share $0.12–$0.18; Nareit FFO per diluted share $2.01–$2.07; Core FFO per diluted share $1.92–$1.96; Same Property NOI growth 3.25%–4.25%.

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Available on EDGAR 08/03/2026 - 04:07 PM Accepted by SEC EDGAR 08/03/2026 - 04:06 PM

FAQ

How did InvenTrust Properties (IVT) perform financially in Q2 2026?

In Q2 2026, InvenTrust reported net income of $1.4 million ($0.02 per diluted share) and Nareit FFO of $39.8 million ($0.50 per diluted share). Core FFO was $38.1 million, or $0.48 per diluted share, reflecting solid recurring cash earnings.

What were InvenTrust’s key operating metrics and occupancy in Q2 2026?

Same Property NOI for Q2 2026 was $48.5 million, a 4.1% increase over 2025. Leased occupancy was 96.2%, with anchor tenants at 98.1% and small shop tenants at 93.2%. Blended comparable leasing spreads were 8.5% on 377,000 square feet.

What acquisitions did InvenTrust Properties (IVT) complete in 2026 so far?

In the first half of 2026, InvenTrust closed on five properties for approximately $252 million, including Q2 purchases of 3609 South, Sweetgrass Corner, and Western Plaza totaling about 286,000 square feet for $132.6 million.

How strong is InvenTrust’s liquidity and debt position as of June 30, 2026?

As of June 30, 2026, InvenTrust had $489.3 million of total liquidity, including $64.3 million of cash and $425.0 million of revolver availability. Net Debt was $1.03 billion and trailing Net Debt-to-Adjusted EBITDA was 5.5x.

What dividend did InvenTrust (IVT) pay for Q2 2026?

For the quarter ended June 30, 2026, InvenTrust’s board declared a quarterly cash distribution of $0.25 per share, which was paid on July 15, 2026. This compared with distributions of $0.2377 per share in prior recent quarters.

What guidance has InvenTrust provided for full-year 2026?

For 2026, InvenTrust guides to net income per diluted share of $0.12–$0.18, Nareit FFO per diluted share of $2.01–$2.07, and Core FFO per diluted share of $1.92–$1.96, with Same Property NOI growth expected at 3.25%–4.25%.

What is InvenTrust’s net debt-to-EBITDA and maturity profile?

As of June 30, 2026, trailing Net Debt-to-Adjusted EBITDA was 5.5x. The company has no debt maturing in 2026 and $26.0 million maturing in 2027, with a weighted average interest rate of 4.36% and remaining term of 4.3 years.

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

___________________________________

FORM 8-K

___________________________________

CURRENT REPORT

Pursuant to Section 13 or 15(d)

of the Securities Exchange Act of 1934

August 3, 2026

Date of Report (Date of earliest event reported)

___________________________________

INVENTRUST PROPERTIES CORP.

(Exact name of registrant as specified in its charter)

___________________________________


Maryland (State or other jurisdiction of incorporation)	001-40896 (Commission File Number)	34-2019608 (IRS Employer Identification No.)
3025 Highland Parkway, Suite 350 Downers Grove, Illinois 60515
(Address of principal executive offices and zip code)
(855) 377-0510
(Registrant's telephone number, including area code)
N/A
(Former name or former address, if changed since last report)

___________________________________

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:


☐			Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
☐			Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐			Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐			Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))


Securities registered pursuant to Section 12(b) of the Act:
Title of each class	Trading Symbol	Name of each exchange on which registered
Common stock, $0.001 par value	IVT	New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Item 2.02 - Results of Operations and Financial Condition.

On August 3, 2026, InvenTrust Properties Corp. (the "Company") issued a press release announcing its results for the quarter ended June 30, 2026. The full text of the press release is attached as Exhibit 99.1 to this Form 8-K and is incorporated herein by reference.

On August 3, 2026, the Company posted on its website, at https://www.inventrustproperties.com/investor-relations/, certain supplemental information for the quarter ended June 30, 2026 (the "Second Quarter Supplemental"). A copy of the Second Quarter Supplemental is attached as Exhibit 99.2 to this Form 8-K and is incorporated herein by reference.

The information furnished under this Item 2.02, including Exhibit 99.1 and Exhibit 99.2, shall not be deemed "filed" for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of that section and shall not be deemed to be incorporated by reference into any filing under the Securities Act of 1933 as amended, or the Exchange Act, except as set forth by specific reference in such filing.

Item 9.01 - Financial Statements and Exhibits.

(d) Exhibits


Exhibit No.						Description
99.1						Earnings Release of InvenTrust Properties Corp., dated as of August 3, 2026 (furnished pursuant to Item 2.02)
99.2						Second Quarter Supplemental (furnished pursuant to Item 2.02)
104						Cover Page Interactive Data File (embedded within the Inline XBRL document)

SIGNATURE

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

Date:

August 3, 2026

INVENTRUST PROPERTIES CORP.

By:

/s/ Christy L. David

Name:

Christy L. David

Title:

Executive Vice President, Chief Operating Officer, General Counsel & Secretary

CONTACT:

Dan Lombardo

Vice President of Investor Relations

630-570-0605

dan.lombardo@inventrustproperties.com

InvenTrust Properties Corp. Reports 2026 Second Quarter Results

DOWNERS GROVE, IL – August 3, 2026 – InvenTrust Properties Corp. (“InvenTrust” or the “Company”) (NYSE: IVT) today reported financial and operating results for the quarter ended June 30, 2026. For the three months ended June 30, 2026 and 2025, the Company reported Net Income of $1.4 million, or $0.02 per diluted share, and $95.9 million, or $1.23 per diluted share, respectively. For the six months ended June 30, 2026 and 2025, the Company reported Net Income of $6.6 million, or $0.08 per diluted share, and $102.7 million, or $1.31 per diluted share, respectively.

Second Quarter 2026 Highlights:

•Nareit FFO of $0.50 per diluted share

•Core FFO of $0.48 per diluted share

•Same Property Net Operating Income (“NOI”) growth of 4.1%

•Leased Occupancy as of June 30, 2026 of 96.2%

•Executed 76 leases totaling approximately 464,000 square feet of GLA, of which 377,000 square feet was executed at a blended comparable lease spread of 8.5%

•Acquired three properties, totaling approximately 286,000 square feet, for an aggregate purchase price of $132.6 million

•Completed the private placement of $250.0 million of senior notes

“Our second quarter results reflect the strength of the InvenTrust platform, with Same Property NOI growth accelerating to 4.1% and healthy leasing activity across our markets,” said DJ Busch, President and Chief Executive Officer of InvenTrust. “We also had a very productive first half of 2026 on the acquisition front, closing on five properties for approximately $252 million and expanding our presence in core and complementary emerging Sun Belt markets. These investments enhance the quality of the portfolio, deepen our exposure to attractive growth markets, and support our ability to create long-term value for our shareholders.”

NET INCOME

•Net Income for the three months ended June 30, 2026 was $1.4 million, or $0.02 per diluted share, compared to $95.9 million, or $1.23 per diluted share, for the same period in 2025.

•Net Income for the six months ended June 30, 2026 was $6.6 million, or $0.08 per diluted share, compared to $102.7 million, or $1.31 per diluted share, for the same period in 2025.

NAREIT FFO

•Nareit FFO for the three months ended June 30, 2026 was $39.8 million, or $0.50 per diluted share, compared to $35.5 million, or $0.45 per diluted share, for the same period in 2025.

•Nareit FFO for the six months ended June 30, 2026 was $81.1 million, or $1.03 per diluted share, compared to $72.6 million, or $0.93 per diluted share, for the same period in 2025.


1 Earnings Release - Quarter Ended June 30, 2026

CORE FFO

•Core FFO for the three months ended June 30, 2026 was $38.1 million, or $0.48 per diluted share, compared to $34.3 million, or $0.44 per diluted share, for the same period in 2025.

•Core FFO for the six months ended June 30, 2026 was $76.9 million, or $0.98 per diluted share, compared to $70.6 million, or $0.90 per diluted share, for the same period in 2025.

SAME PROPERTY NOI

•Same Property NOI for the three months ended June 30, 2026 was $48.5 million, a 4.1% increase, compared to the same period in 2025.

•Same Property NOI for the six months ended June 30, 2026 was $97.2 million, a 3.3% increase, compared to the same period in 2025.

DIVIDEND

•For the quarter ended June 30, 2026, the Board of Directors declared a quarterly cash distribution of $0.25 per share, paid on July 15, 2026.

PORTFOLIO PERFORMANCE & INVESTMENT ACTIVITY

•As of June 30, 2026, the Company’s Leased Occupancy was 96.2%.

◦Anchor Leased Occupancy was 98.1% and Small Shop Leased Occupancy was 93.2%. Anchor Leased Occupancy decreased 40 basis points and Small Shop Leased Occupancy increased 30 basis points on a sequential basis compared to the previous quarter.

◦Leased to Economic Occupancy spread of 160 basis points, which equates to approximately $5.6 million of base rent on an annualized basis.

•Blended re-leasing spreads for comparable new and renewal leases signed in the second quarter were 8.5%.

•Annualized Base Rent (“ABR”) per square foot (“PSF”) as of June 30, 2026 was $20.94, an increase of 3.8% compared to the same period in 2025. Anchor Tenant ABR PSF was $13.22 and Small Shop Tenant ABR PSF was $34.26 as of June 30, 2026.

•During the second quarter, the Company completed the following acquisitions using available liquidity:

◦On May 8, 2026, the Company acquired 3609 South, a 29,000 square foot unanchored neighborhood center in Charlotte, North Carolina, for a gross acquisition price of $16.6 million.

◦On June 17, 2026, the Company acquired Sweetgrass Corner, a 95,000 square foot community center anchored by Trader Joe’s in Charleston, South Carolina, for a gross acquisition price of $51.0 million.

◦On June 18, 2026, the Company acquired Western Plaza, a 162,000 square foot community center anchored by The Fresh Market in Knoxville, Tennessee, for a gross acquisition price of $65.0 million.


2 Earnings Release - Quarter Ended June 30, 2026

LIQUIDITY AND CAPITAL STRUCTURE

•On June 29, 2026, the Company issued $250 million of senior notes in a private placement, consisting of $50 million at 5.09% due June 29, 2029, $100 million at 5.32% due June 29, 2031, and $100 million at 5.60% due June 29, 2033.

•InvenTrust had $489.3 million of total liquidity, as of June 30, 2026, comprised of $64.3 million of cash and cash equivalents and $425.0 million of availability under its Revolving Credit Facility.

•InvenTrust has no debt maturing in 2026 and $26.0 million of debt maturing in 2027.

•The Company's weighted average interest rate on its debt as of June 30, 2026 was 4.36% and the weighted average remaining term was 4.3 years.

SUBSEQUENT EVENTS

•On July 1, 2026, the Company acquired New Garden Crossing, a 169,000 square foot community center anchored by Lowes Foods, in Greensboro, North Carolina, for a gross acquisition price of $34.0 million. The Company completed the transaction using available liquidity.


3 Earnings Release - Quarter Ended June 30, 2026

2026 GUIDANCE

InvenTrust has updated its 2026 guidance, as summarized in the following table.


(Unaudited, dollars in thousands, except per share amounts)	Current (1) (2)			Previous
Net Income per diluted share	$0.12	—	$0.18	$0.10	—	$0.16
Nareit FFO per diluted share	$2.01	—	$2.07	$2.00	—	$2.06
Core FFO per diluted share (3)	$1.92	—	$1.96	$1.92	—	$1.96
Same Property NOI (“SPNOI”) Growth	3.25%	—	4.25%	3.25%	—	4.25%
General and administrative	$35,750	—	$36,750	$35,750	—	$36,750
Interest expense, net (4)	~ $45,000			~ $44,000
Net investment activity (5)	~ $300,000			~ $300,000

(1)The Company’s 2026 guidance excludes projections related to gains or losses on dispositions, gains or losses on debt transactions, and depreciation, amortization, and straight-line rent adjustments related to anticipated acquisitions.

(2)The Company’s 2026 guidance includes an expectation of uncollectibility, reflected as 30-70 basis points of expected total revenue.

(3)Core FFO per diluted share excludes amortization of market-lease intangibles and inducements, straight-line rent adjustments, gains or losses on debt transactions, amortization of debt discounts and financing costs, accretion of finance lease liability, depreciation and amortization of corporate assets, and non-operating income and expense.

(4)Interest expense, net, excludes amortization of debt discounts and financing costs, accretion of finance lease liability, and expected interest income of approximately $0.5 million.

(5)Net investment activity represents anticipated acquisition activity less disposition activity.

In addition to the foregoing assumptions, the Company's 2026 guidance incorporates several other assumptions that are subject to change and may be outside the control of the Company. If actual results vary from these assumptions, the Company's expectations may change. There can be no assurances that InvenTrust will achieve these results.

The following table reconciles the range of the Company's 2026 estimated net income per diluted share to estimated Nareit FFO and Core FFO per diluted share:


(Unaudited)	Low End		High End
Net income per diluted share	$	0.12	$	0.18
Depreciation and amortization of real estate assets	1.89		1.89


Nareit FFO per diluted share	2.01		2.07
Amortization of market-lease intangibles and inducements, net	(0.08)		(0.08)
Straight-line rent adjustments, net	(0.06)		(0.07)
Amortization of debt discounts and financing costs	0.04		0.04
Depreciation and amortization of corporate assets	0.01		0.01
Non-operating income and expense, net	—		(0.01)
Core FFO per diluted share	$	1.92	$	1.96

This earnings release does not include a reconciliation of forward-looking SPNOI to forward-looking GAAP Net Income because the Company is unable, without making unreasonable efforts, to provide a meaningful or reasonably accurate calculation or estimation of certain reconciling items which could be significant to the Company’s results.

EARNINGS CALL INFORMATION

Date: Tuesday, August 4, 2026

Time: 10:00 a.m. ET

Dial-in: (833) 461-5787 / Access Code 864388

Webcast & Replay Link: https://events.q4inc.com/attendee/638136477

A webcast replay will be available shortly after the conclusion of the presentation using the webcast link above.


4 Earnings Release - Quarter Ended June 30, 2026


			Definitions

NON-GAAP FINANCIAL MEASURES

This Earnings Release includes certain financial measures and other terms that are not in accordance with U.S. Generally Accepted Accounting Principles (“GAAP”) that management believes are helpful in understanding the Company’s business. These measures should not be considered as alternatives to, or more meaningful than, net income (calculated in accordance with GAAP) or other GAAP financial measures, as an indicator of financial performance and are not alternatives to, or more meaningful than, cash flow from operating activities (calculated in accordance with GAAP) as a measure of liquidity. Non-GAAP performance measures have limitations as they do not include all items of income and expense that affect operations, and accordingly, should always be considered as supplemental financial results to those calculated in accordance with GAAP. The Company's computation of these non-GAAP performance measures may differ in certain respects from the methodology utilized by other REITs and, therefore, may not be comparable to similarly titled measures presented by such other REITs. Investors are cautioned that items excluded from these non-GAAP performance measures are relevant to understanding and addressing financial performance. Reconciliations of the Company’s non-GAAP measures to the most directly comparable GAAP financial measures are included herein.

SAME PROPERTY NOI or SPNOI

Information provided on a same property basis includes the results of properties that were owned and operated for the entirety of both periods presented. NOI excludes general and administrative expenses, depreciation and amortization, other income and expense, net, impairment of real estate assets, gains (losses) from sales of properties, gains (losses) on extinguishment of debt, interest expense, net, lease termination income and expense, and GAAP rent adjustments such as amortization of market-lease intangibles, amortization of lease incentives, and straight-line rent adjustments (“GAAP Rent Adjustments”). The Company bifurcates NOI into Same Property NOI and NOI from other investment properties based on whether the retail properties meet the Company’s Same Property criteria. NOI from other investment properties includes adjustments for the Company’s captive insurance company.

NAREIT FUNDS FROM OPERATIONS (NAREIT FFO) and CORE FFO

The Company’s non-GAAP measure of Nareit Funds from Operations ("Nareit FFO"), based on the National Association of Real Estate Investment Trusts ("Nareit") definition, is net income (or loss) in accordance with GAAP, excluding gains (or losses) resulting from dispositions of properties, plus depreciation and amortization and impairment charges on depreciable real property. Core Funds From Operations (“Core FFO”) is an additional supplemental non-GAAP financial measure of the Company’s operating performance. In particular, Core FFO provides an additional measure to compare the operating performance of different REITs without having to account for certain remaining amortization assumptions within Nareit FFO and other unique revenue and expense items which some may consider not pertinent to measuring a particular company’s ongoing operating performance.

EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION, AND AMORTIZATION (EBITDA) and ADJUSTED EBITDA

The Company’s non-GAAP measure of EBITDA is net income (or loss) in accordance with GAAP, excluding interest expense, net, income tax expense (or benefit), and depreciation and amortization. Adjusted EBITDA is an additional supplemental non-GAAP financial measure of the Company’s operating performance. In particular, Adjusted EBITDA provides an additional measure to compare the operating performance of different REITs without having to account for certain remaining amortization assumptions within EBITDA, certain gains or losses remaining within EBITDA, and other unique revenue and expense items which some may consider not pertinent to measuring a particular company's ongoing operating performance.

NET DEBT-TO-ADJUSTED EBITDA

Net Debt-to-Adjusted EBITDA is Net Debt divided by Adjusted EBITDA.


5 Earnings Release - Quarter Ended June 30, 2026


			Financial Statements

Condensed Consolidated Balance Sheets

In thousands, except share amounts


	As of June 30		As of December 31
	2026		2025
Assets	(unaudited)
Investment properties
Land	$	745,227	$	702,147
Building and other improvements	2,472,966		2,295,852
Construction in progress	12,417		7,473
Total	3,230,610		3,005,472
Less accumulated depreciation	(570,912)		(525,830)
Net investment properties	2,659,698		2,479,642
Cash, cash equivalents, and restricted cash	74,904		40,518
Intangible assets, net	217,591		193,963
Accounts and rents receivable	39,631		37,471
Deferred costs and other assets, net	42,631		37,053
Total assets	$	3,034,455	$	2,788,647

Liabilities
Debt, net	$	1,094,796	$	825,881
Accounts payable and accrued expenses	46,581		48,291
Distributions payable	19,492		18,450
Intangible liabilities, net	75,775		68,475
Other liabilities	32,129		33,288
Total liabilities	1,268,773		994,385
Commitments and contingencies

Stockholders' Equity
Preferred stock, $0.001 par value, 40,000,000 shares authorized, none outstanding	—		—
Common stock, $0.001 par value, 146,000,000 shares authorized, 77,966,461 shares issued and outstanding as of June 30, 2026 and 77,691,533 shares issued and outstanding as of December 31, 2025	78		78
Additional paid-in capital	5,735,928		5,736,652
Distributions in excess of accumulated net income	(3,979,652)		(3,947,229)
Accumulated comprehensive income	9,328		4,761
Total stockholders' equity	1,765,682		1,794,262
Total liabilities and stockholders' equity	$	3,034,455	$	2,788,647


6 Earnings Release - Quarter Ended June 30, 2026


			Financial Statements, continued

Condensed Consolidated Statements of Operations and Comprehensive Income

In thousands, except share and per share amounts, unaudited


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Income
Lease income, net	$	82,343	$	73,130	$	164,453	$	146,519
Other property income	487		421		958		803
Total income	82,830		73,551		165,411		147,322

Operating expenses
Depreciation and amortization	38,660		30,738		75,045		61,352
Property operating	12,653		11,476		24,674		22,223
Real estate taxes	9,907		10,194		19,809		19,550
General and administrative	8,942		8,706		18,261		17,253
Total operating expenses	70,162		61,114		137,789		120,378

Other (expense) income
Interest expense, net	(11,328)		(8,346)		(21,413)		(16,668)


Gain on sale of investment properties	—		90,909		—		90,909
Other income and expense, net	29		942		344		1,549
Total other (expense) income, net	(11,299)		83,505		(21,069)		75,790

Net income	$	1,369	$	95,942	$	6,553	$	102,734

Weighted-average common shares outstanding - basic	77,955,027		77,591,538		77,944,558		77,577,831
Weighted-average common shares outstanding - diluted	78,754,271		78,292,422		78,584,774		78,226,681

Net income per common share - basic	$	0.02	$	1.24	$	0.08	$	1.32
Net income per common share - diluted	$	0.02	$	1.23	$	0.08	$	1.31

Comprehensive income
Net income	$	1,369	$	95,942	$	6,553	$	102,734
Unrealized (loss) gain on derivatives, net	(1,483)		(43)		1,355		(1,629)
Reclassification to net income	4,818		(2,293)		3,212		(4,535)
Comprehensive income	$	4,704	$	93,606	$	11,120	$	96,570


7 Earnings Release - Quarter Ended June 30, 2026


			Reconciliation of Non-GAAP Measures
			In thousands

Same Property NOI

The following table presents the components of Same Property NOI:


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Income
Minimum base rent	$	44,901	$	43,556	$	89,250	$	86,740
Real estate tax recoveries	8,028		8,778		16,237		16,690
Common area maintenance, insurance, and other recoveries	8,700		8,450		17,498		17,095
Ground rent income	4,889		4,771		9,761		9,531
Short-term and other lease income	978		866		2,306		2,040
Provision for estimated credit losses	(278)		(170)		(434)		(138)
Other property income	433		406		859		754
Total income	67,651		66,657		135,477		132,712

Operating Expenses
Property operating	10,467		10,509		20,750		20,491
Real estate taxes	8,675		9,554		17,532		18,169
Total operating expenses	19,142		20,063		38,282		38,660

Same Property NOI	$	48,509	$	46,594	$	97,195	$	94,052

Net Income to Same Property NOI

The following table reconciles Net Income to Same Property NOI:


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Net income	$	1,369	$	95,942	$	6,553	$	102,734
Adjustments to reconcile to non-GAAP metrics:
Other income and expense, net	(29)		(942)		(344)		(1,549)
Interest expense, net	11,328		8,346		21,413		16,668

Gain on sale of investment properties	—		(90,909)		—		(90,909)

Depreciation and amortization	38,660		30,738		75,045		61,352
General and administrative	8,942		8,706		18,261		17,253
Adjustments to NOI (a)	(2,726)		(1,981)		(6,964)		(3,780)
NOI	57,544		49,900		113,964		101,769
NOI from other investment properties	(9,035)		(3,306)		(16,769)		(7,717)
Same Property NOI	$	48,509	$	46,594	$	97,195	$	94,052

(a)Adjustments to NOI include lease termination income and expense and GAAP Rent Adjustments.


8 Earnings Release - Quarter Ended June 30, 2026


			Reconciliation of Non-GAAP Measures, continued
			in thousands, except share and per share amounts

Nareit FFO and Core FFO

The following table reconciles Net Income to Nareit FFO Applicable to Common Shares and Dilutive Securities and Core FFO Applicable to Common Shares and Dilutive Securities:


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Net income	$	1,369	$	95,942	$	6,553	$	102,734
Depreciation and amortization of real estate assets	38,395		30,451		74,506		60,817

Gain on sale of investment properties	—		(90,909)		—		(90,909)
Nareit FFO Applicable to Common Shares and Dilutive Securities	39,764		35,484		81,059		72,642
Amortization of market-lease intangibles and inducements, net	(1,693)		(1,089)		(3,951)		(1,984)
Straight-line rent adjustments, net	(1,002)		(844)		(2,180)		(1,738)
Amortization of debt discounts and financing costs	877		657		1,709		1,340
Accretion of finance lease liability	51		11		102		11
Depreciation and amortization of corporate assets	265		287		539		535
Non-operating income and expense, net (a)	(152)		(170)		(416)		(241)
Core FFO Applicable to Common Shares and Dilutive Securities	$	38,110	$	34,336	$	76,862	$	70,565

Weighted average common shares outstanding - basic	77,955,027		77,591,538		77,944,558		77,577,831
Dilutive effect of unvested restricted shares (b)	799,244		700,884		640,216		648,850
Weighted average common shares outstanding - diluted	78,754,271		78,292,422		78,584,774		78,226,681

Net income per diluted share	$	0.02	$	1.23	$	0.08	$	1.31
Nareit FFO per diluted share	$	0.50	$	0.45	$	1.03	$	0.93
Core FFO per diluted share	$	0.48	$	0.44	$	0.98	$	0.90

(a)Reflects items which are not pertinent to measuring ongoing operating performance, such as miscellaneous and settlement income.

(b)For purposes of calculating non-GAAP per share metrics, the Company applies the same denominator used in calculating diluted earnings per share in accordance with GAAP.

EBITDA and Adjusted EBITDA

The following table reconciles Net Income to EBITDA and Adjusted EBITDA:


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Net income	$	1,369	$	95,942	$	6,553	$	102,734
Interest expense, net	11,328		8,346		21,413		16,668
Income tax expense	144		140		291		276
Depreciation and amortization	38,660		30,738		75,045		61,352
EBITDA	51,501		135,166		103,302		181,030

Gain on sale of investment properties	—		(90,909)		—		(90,909)
Amortization of market-lease intangibles and inducements, net	(1,693)		(1,089)		(3,951)		(1,984)
Straight-line rent adjustments, net	(1,002)		(844)		(2,180)		(1,738)

Non-operating income and expense, net (a)	(152)		(170)		(416)		(241)
Adjusted EBITDA	$	48,654	$	42,154	$	96,755	$	86,158

(a)Reflects items which are not pertinent to measuring ongoing operating performance, such as miscellaneous and settlement income.


9 Earnings Release - Quarter Ended June 30, 2026


			Financial Leverage Ratios
			In thousands

Net Debt and Net Debt-to-Adjusted EBITDA

The following table calculates net debt and Net Debt-to-Adjusted EBITDA:


	As of June 30		As of December 31
	2026		2025
Net Debt
Outstanding Debt, net	$	1,094,796	$	825,881
Less: Cash and cash equivalents	(64,302)		(34,973)
Net Debt	$	1,030,494	$	790,908

Trailing 12 Months, Net Debt-to-Adjusted EBITDA
Net Debt	$	1,030,494	$	790,908
Adjusted EBITDA	185,798		175,201
Net Debt-to-Adjusted EBITDA	5.5x		4.5x

Current Quarter Annualized, Net Debt-to-Adjusted EBITDA
Net Debt	$	1,030,494	$	790,908
Adjusted EBITDA	194,616		176,052
Net Debt-to-Adjusted EBITDA	5.3x		4.5x


10 Earnings Release - Quarter Ended June 30, 2026

About InvenTrust Properties Corp.

InvenTrust Properties Corp. (the “Company,” "IVT," or "InvenTrust") is a premier Sun Belt, multi-tenant essential retail REIT that owns, leases, redevelops, acquires and manages grocery-anchored neighborhood and community centers as well as high-quality power centers that often have a grocery component. Management pursues the Company's business strategy by acquiring retail properties in Sun Belt markets, opportunistically disposing of retail properties, and maintaining a flexible capital structure. A trusted, local operator bringing real estate expertise to its tenant relationships, IVT has built a strong reputation with market participants across its portfolio. For more information, please visit www.inventrustproperties.com.

The enclosed information should be read in conjunction with the Company's filings with the U.S. Securities and Exchange Commission (“SEC”), including, but not limited to, the Company's Form 10-Qs filed quarterly and Form 10-Ks filed annually. Additionally, the enclosed information does not purport to disclose all items required under GAAP. The information provided in this earnings release is unaudited and includes non-GAAP measures (as discussed herein), and there can be no assurance that the information will not vary from the final information in the Company's Form 10-Q for the quarter ended June 30, 2026. The Company may, but assumes no obligation to, update information in this earnings release.

Forward-Looking Statements Disclaimer

Forward-Looking Statements in this earnings release, or made during the earnings call, which are not historical facts, are forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. These statements are based on the current beliefs and expectations of InvenTrust's management and are subject to significant risks and uncertainties. Actual results may differ materially from those described in the forward-looking statements. Any statements made in this earnings release that are not statements of historical fact, including statements about our beliefs and expectations, are forward-looking statements. Forward-looking statements include information concerning possible or assumed future results of operations, including our guidance and descriptions of our business plans and strategies. These statements often include words such as "may," "should," “could,” "would," "expect," "intend," "plan," "seek," "anticipate," "believe," "estimate," "target," "project," "predict," "potential," "continue," "likely," "will," "forecast," "outlook," "guidance," "suggest," and variations of these terms and similar expressions, or the negative of these terms or similar expressions.

The following factors, among others, could cause actual results, financial position and timing of certain events to differ materially from those described in the forward-looking statements: interest rate movements; local, regional, national and global economic performance; the impact of inflation on the Company and on its tenants; competitive factors; the impact of e-commerce on the retail industry; future retailer store closings; retailer consolidation; retailers reducing store size; retailer bankruptcies; government policy changes, including the effects of tariffs and changes in global trade policies, on the overall state of the economy and on our and our tenants' business and operations and any material market changes and trends that could affect the Company’s business strategy. For further discussion of factors that could materially affect the outcome of management's forward-looking statements and IVT's future results and financial condition, see the Risk Factors included in the Company's most recent Annual Report on Form 10-K, as updated by any subsequent Quarterly Report on Form 10-Q, in each case as filed with the SEC. InvenTrust intends that such forward-looking statements be subject to the safe harbors created by Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, except as may be required by applicable law.

IVT cautions you not to place undue reliance on any forward-looking statements, which are made as of the date of this earnings release. IVT undertakes no obligation to update publicly any of these forward-looking statements to reflect actual results, new information or future events, changes in assumptions or changes in other factors affecting forward-looking statements, except to the extent required by applicable laws. If IVT updates one or more forward-looking statements, no inference should be drawn that IVT will make additional updates with respect to those or other forward-looking statements.

Availability of Information on InvenTrust Properties Corp.'s Website and Social Media Channels

Investors and others should note that InvenTrust routinely announces material information to investors and the marketplace using U.S. Securities and Exchange Commission filings, press releases, public conference calls, webcasts and the InvenTrust investor relations website. The Company uses these channels as well as social media channels (e.g., the InvenTrust X account, x.com/inventrustprop); and the InvenTrust LinkedIn account (linkedin.com/company/inventrustproperties), as a means of disclosing information about the Company's business to colleagues, investors, and the public. While not all of the information that the Company posts to the InvenTrust investor relations website or on the Company’s social media channels is of a material nature, some information could be deemed to be material. Accordingly, the Company encourages investors, the media and others interested in InvenTrust to review the information that it shares on inventrustproperties.com/investor-relations and on the Company’s social media channels.


11 Earnings Release - Quarter Ended June 30, 2026


			Table of Contents


						Page No.

Introductory Notes						i

Earnings Release						iii

Financial Information
Summary Financial Information						1
Condensed Consolidated Balance Sheets						2
Condensed Consolidated Statements of Operations and Comprehensive Income						3
Condensed Consolidated Supplemental Details of Assets and Liabilities						4
Condensed Consolidated Supplemental Details of Operations						5
Reconciliation of Non-GAAP Measures
Same Property Net Operating Income						6
Nareit FFO and Core FFO						7
EBITDA and Adjusted EBITDA						7
Debt Allocation, Debt Payments and Maturities by Year, Covenants and Financial Leverage Ratios						8
Supplemental Detail of Debt Maturities						9
Interest Rate Swaps						10

Portfolio and Leasing Overview
Markets and Tenant Size						11
Top 25 Tenants by Total ABR and Tenant Merchandise Mix						12
Comparable & Non-Comparable Lease Statistics						13
Tenant Lease Expirations						15
Acquisitions, Capital Investments, and Leasing Costs						16

Investment Summary
Development Pipeline						17
Property Summary						18

Components of Net Asset Value (NAV) as of June 30, 2026						21

Glossary of Terms						22


			Introductory Notes

About InvenTrust Properties Corp.

The enclosed information should be read in conjunction with the Company's filings with the U.S. Securities and Exchange Commission (“SEC”), including, but not limited to, the Company's Form 10-Qs filed quarterly and Form 10-Ks filed annually. Additionally, the enclosed information does not purport to disclose all items required under U.S. Generally Accepted Accounting Principles (“GAAP”). The information provided in this supplemental is unaudited and includes non-GAAP measures (as discussed herein), and there can be no assurance that the information will not vary from the final information in the Company's Form 10-Q for the quarter ended June 30, 2026. The Company may, but assumes no obligation to, update information in this supplemental.

Forward-Looking Statements Disclaimer

Forward-Looking Statements in this supplemental, which are not historical facts, are forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. These statements are based on the current beliefs and expectations of InvenTrust's management and are subject to significant risks and uncertainties. Actual results may differ materially from those described in the forward-looking statements. Any statements made in this supplemental that are not statements of historical fact, including statements about our beliefs and expectations, are forward-looking statements. Forward-looking statements include information concerning possible or assumed future results of operations, including our guidance and descriptions of our business plans and strategies. These statements often include words such as "may," "should," “could,” "would," "expect," "intend," "plan," "seek," "anticipate," "believe," "estimate," "target," "project," "predict," "potential," "continue," "likely," "will," "forecast," "outlook," "guidance," "suggest," and variations of these terms and similar expressions, or the negative of these terms or similar expressions.

IVT cautions you not to place undue reliance on any forward-looking statements, which are made as of the date of this supplemental. IVT undertakes no obligation to update publicly any of these forward-looking statements to reflect actual results, new information or future events, changes in assumptions or changes in other factors affecting forward-looking statements, except to the extent required by applicable laws. If IVT updates one or more forward-looking statements, no inference should be drawn that IVT will make additional updates with respect to those or other forward-looking statements.

Notice Regarding Non-GAAP Financial Measures

In addition to GAAP measures, this supplemental contains and refers to certain non-GAAP measures. Management does not consider the Company's non-GAAP measures included in the Glossary of Terms to be alternatives to measures required in accordance with GAAP. Certain non-GAAP measures should not be viewed as an alternative measure of IVT's financial performance as they may not reflect the operations of the entire portfolio, and they may not reflect the impact of general and administrative expenses, depreciation and amortization, interest expense, other income (expense), or the level of capital expenditures and leasing costs necessary to maintain the operating performance of IVT's properties that could materially impact IVT's results from operations. Additionally, certain non-GAAP measures should not be considered as an indication of IVT's liquidity, nor as an indication of funds available to cover IVT's cash needs, including IVT's ability to fund distributions, and may not be a useful measure of the impact of long-term operating performance on value if management does not continue to operate the business in the manner currently contemplated. Accordingly, non-GAAP measures should be reviewed in connection with other GAAP measurements, and should not be viewed as more prominent measures of performance than net income (loss) or cash flows from operations prepared in accordance with GAAP. Other REITs may use different methodologies for calculating similar non-GAAP measures, and accordingly, IVT's non-GAAP measures may not be comparable to other REITs. Reconciliations of the Company's non-GAAP measures to the most directly comparable GAAP financial measures are included on pages 6 and 7 and definitions of the Company's non-GAAP measures are included in the Glossary of Terms on page 22.


i			Supplemental - Quarter Ended June 30, 2026


			Introductory Notes

Availability of Information on InvenTrust Properties Corp.'s Website and Social Media Channels

Investors and others should note that InvenTrust routinely announces material information to investors and the marketplace using U.S. Securities and Exchange Commission filings, press releases, public conference calls, webcasts and the InvenTrust investor relations website. The Company uses these channels as well as social media channels (e.g., the InvenTrust X account, x.com/inventrustprop); and the InvenTrust LinkedIn account (linkedin.com/company/inventrustproperties) as a means of disclosing information about the Company's business to colleagues, investors, and the public. While not all of the information that the Company posts to the InvenTrust investor relations website or on the Company’s social media channels is of a material nature, some information could be deemed to be material. Accordingly, the Company encourages investors, the media and others interested in InvenTrust to review the information that it shares on inventrustproperties.com/investor-relations and on the Company’s social media channels.


ii			Supplemental - Quarter Ended June 30, 2026

CONTACT:

Dan Lombardo

Vice President of Investor Relations

630-570-0605

dan.lombardo@inventrustproperties.com

InvenTrust Properties Corp. Reports 2026 Second Quarter Results

Second Quarter 2026 Highlights:

•Nareit FFO of $0.50 per diluted share

•Core FFO of $0.48 per diluted share

•Same Property Net Operating Income (“NOI”) growth of 4.1%

•Leased Occupancy as of June 30, 2026 of 96.2%

•Executed 76 leases totaling approximately 464,000 square feet of GLA, of which 377,000 square feet was executed at a blended comparable lease spread of 8.5%

•Acquired three properties, totaling approximately 286,000 square feet, for an aggregate purchase price of $132.6 million

•Completed the private placement of $250.0 million of senior notes

NET INCOME

•Net Income for the three months ended June 30, 2026 was $1.4 million, or $0.02 per diluted share, compared to $95.9 million, or $1.23 per diluted share, for the same period in 2025.

•Net Income for the six months ended June 30, 2026 was $6.6 million, or $0.08 per diluted share, compared to $102.7 million, or $1.31 per diluted share, for the same period in 2025.

NAREIT FFO

•Nareit FFO for the three months ended June 30, 2026 was $39.8 million, or $0.50 per diluted share, compared to $35.5 million, or $0.45 per diluted share, for the same period in 2025.

•Nareit FFO for the six months ended June 30, 2026 was $81.1 million, or $1.03 per diluted share, compared to $72.6 million, or $0.93 per diluted share, for the same period in 2025.


iii			Supplemental - Quarter Ended June 30, 2026

CORE FFO

•Core FFO for the three months ended June 30, 2026 was $38.1 million, or $0.48 per diluted share, compared to $34.3 million, or $0.44 per diluted share, for the same period in 2025.

•Core FFO for the six months ended June 30, 2026 was $76.9 million, or $0.98 per diluted share, compared to $70.6 million, or $0.90 per diluted share, for the same period in 2025.

SAME PROPERTY NOI

•Same Property NOI for the three months ended June 30, 2026 was $48.5 million, a 4.1% increase, compared to the same period in 2025.

•Same Property NOI for the six months ended June 30, 2026 was $97.2 million, a 3.3% increase, compared to the same period in 2025.

DIVIDEND

•For the quarter ended June 30, 2026, the Board of Directors declared a quarterly cash distribution of $0.25 per share, paid on July 15, 2026.

PORTFOLIO PERFORMANCE & INVESTMENT ACTIVITY

•As of June 30, 2026, the Company’s Leased Occupancy was 96.2%.

◦Leased to Economic Occupancy spread of 160 basis points, which equates to approximately $5.6 million of base rent on an annualized basis.

•Blended re-leasing spreads for comparable new and renewal leases signed in the second quarter were 8.5%.

•During the second quarter, the Company completed the following acquisitions using available liquidity:

◦On May 8, 2026, the Company acquired 3609 South, a 29,000 square foot unanchored neighborhood center in Charlotte, North Carolina, for a gross acquisition price of $16.6 million.

◦On June 18, 2026, the Company acquired Western Plaza, a 162,000 square foot community center anchored by The Fresh Market in Knoxville, Tennessee, for a gross acquisition price of $65.0 million.


iv			Supplemental - Quarter Ended June 30, 2026

LIQUIDITY AND CAPITAL STRUCTURE

•InvenTrust has no debt maturing in 2026 and $26.0 million of debt maturing in 2027.

•The Company's weighted average interest rate on its debt as of June 30, 2026 was 4.36% and the weighted average remaining term was 4.3 years.

SUBSEQUENT EVENTS


v			Supplemental - Quarter Ended June 30, 2026

2026 GUIDANCE

InvenTrust has updated its 2026 guidance, as summarized in the following table.


(Unaudited, dollars in thousands, except per share amounts)	Current (1) (2)			Previous
Net Income per diluted share	$0.12	—	$0.18	$0.10	—	$0.16
Nareit FFO per diluted share	$2.01	—	$2.07	$2.00	—	$2.06
Core FFO per diluted share (3)	$1.92	—	$1.96	$1.92	—	$1.96
Same Property NOI (“SPNOI”) Growth	3.25%	—	4.25%	3.25%	—	4.25%
General and administrative	$35,750	—	$36,750	$35,750	—	$36,750
Interest expense, net (4)	~ $45,000			~ $44,000
Net investment activity (5)	~ $300,000			~ $300,000

(2)The Company’s 2026 guidance includes an expectation of uncollectibility, reflected as 30-70 basis points of expected total revenue.

(4)Interest expense, net, excludes amortization of debt discounts and financing costs, accretion of finance lease liability, and expected interest income of approximately $0.5 million.

(5)Net investment activity represents anticipated acquisition activity less disposition activity.

The following table reconciles the range of the Company's 2026 estimated net income per diluted share to estimated Nareit FFO and Core FFO per diluted share:


(Unaudited)	Low End		High End
Net income per diluted share	$	0.12	$	0.18
Depreciation and amortization of real estate assets	1.89		1.89


Nareit FFO per diluted share	2.01		2.07
Amortization of market-lease intangibles and inducements, net	(0.08)		(0.08)
Straight-line rent adjustments, net	(0.06)		(0.07)
Amortization of debt discounts and financing costs	0.04		0.04
Depreciation and amortization of corporate assets	0.01		0.01
Non-operating income and expense, net	—		(0.01)
Core FFO per diluted share	$	1.92	$	1.96


vi			Supplemental - Quarter Ended June 30, 2026


			Summary Financial Information
			In thousands, except share information and per square foot amounts


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Financial Results

Net income	$	1,369	$	95,942	$	6,553	$	102,734
Net income per common share - basic	0.02		1.24		0.08		1.32
Net income per common share - diluted	0.02		1.23		0.08		1.31

Same Property NOI (page 6)	48,509		46,594		97,195		94,052
Same Property NOI growth	4.1%				3.3%

Nareit FFO (page 7)	39,764		35,484		81,059		72,642
Nareit FFO per diluted share	0.50		0.45		1.03		0.93

Core FFO (page 7)	38,110		34,336		76,862		70,565
Core FFO per diluted share	0.48		0.44		0.98		0.90

Adjusted EBITDA (page 7)	48,654		42,154		96,755		86,158

Distributions declared per common share	0.25		0.24		0.50		0.48


Aggregate distributions declared (as a % of Core FFO)	51.1	%	53.7	%	50.7	%	52.3	%


	As of June 30, 2026		As of December 31, 2025		As of December 31, 2024
Capital Information
Shares outstanding	77,966,461		77,691,533		77,450,794
Net Debt	$	1,030,494	$	790,908	$	653,020

Debt Metrics (trailing 12 months)
Adjusted EBITDA	$	185,798	$	175,201	$	158,009
Net Debt-to-Adjusted EBITDA	5.5x		4.5x		4.1x
Fixed charge coverage	5.3x		5.4x		4.5x
Net debt to real estate assets, excl property acc depr.	31.9%		26.3%		23.0%
Net debt to total assets, excl property acc depr.	28.6%		23.9%		20.7%

Debt Metrics (current quarter annualized)
Adjusted EBITDA	$	194,616	$	176,052	$	165,528
Net Debt-to-Adjusted EBITDA	5.3x		4.5x		3.9x


Distributions Paid Per Share		Liquidity and Credit Facility
Q2 2026	$0.2500	Cash and cash equivalents	$	64,302
Q1 2026	$0.2377	Available under revolving credit facility	425,000
Q4 2025	$0.2377	Total	$	489,302
Q3 2025	$0.2377


	Same Property				Same Property				Total
	Three months ended June 30				Six months ended June 30				Six months ended June 30
	2026		2025		2026		2025		2026		2025
Portfolio Metrics
No. of properties	63		63		63		63		78		67
GLA (square feet)	10,243		10,225		10,243		10,225		12,278		10,556
Economic Occupancy	94.7	%	95.5	%	94.7	%	95.5	%	94.6	%	95.5	%
Leased Occupancy	96.0	%	97.3	%	96.0	%	97.3	%	96.2	%	97.3	%
ABR PSF	$20.61		$20.14		$20.61		$20.14		$20.94		$20.18


1			Supplemental - Quarter Ended June 30, 2026


			Condensed Consolidated Balance Sheets
			In thousands, except share and per share amounts


	As of
	June 30, 2026		December 31, 2025
Assets	(unaudited)
Investment properties
Land	$	745,227	$	702,147
Building and other improvements	2,472,966		2,295,852
Construction in progress	12,417		7,473
Total	3,230,610		3,005,472
Less accumulated depreciation	(570,912)		(525,830)
Net investment properties	2,659,698		2,479,642
Cash, cash equivalents, and restricted cash	74,904		40,518
Intangible assets, net	217,591		193,963
Accounts and rents receivable	39,631		37,471
Deferred costs and other assets, net	42,631		37,053
Total assets	$	3,034,455	$	2,788,647

Liabilities
Debt, net	$	1,094,796	$	825,881
Accounts payable and accrued expenses	46,581		48,291
Distributions payable	19,492		18,450
Intangible liabilities, net	75,775		68,475
Other liabilities	32,129		33,288
Total liabilities	1,268,773		994,385
Commitments and contingencies

Stockholders' Equity
Preferred stock, $0.001 par value, 40,000,000 shares authorized, none outstanding	—		—
Common stock, $0.001 par value, 146,000,000 shares authorized, 77,966,461 shares issued and outstanding as of June 30, 2026 and 77,691,533 shares issued and outstanding as of December 31, 2025	78		78
Additional paid-in capital	5,735,928		5,736,652
Distributions in excess of accumulated net income	(3,979,652)		(3,947,229)
Accumulated comprehensive income	9,328		4,761
Total stockholders' equity	1,765,682		1,794,262
Total liabilities and stockholders' equity	$	3,034,455	$	2,788,647


2			Supplemental - Quarter Ended June 30, 2026


			Condensed Consolidated Statements of Operations and Comprehensive Income
			In thousands, except share and per share information, unaudited


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Income
Lease income, net	$	82,343	$	73,130	$	164,453	$	146,519
Other property income	487		421		958		803
Total income	82,830		73,551		165,411		147,322

Operating expenses
Depreciation and amortization	38,660		30,738		75,045		61,352
Property operating	12,653		11,476		24,674		22,223
Real estate taxes	9,907		10,194		19,809		19,550
General and administrative	8,942		8,706		18,261		17,253
Total operating expenses	70,162		61,114		137,789		120,378

Other (expense) income
Interest expense, net	(11,328)		(8,346)		(21,413)		(16,668)


Gain on sale of investment properties	—		90,909		—		90,909
Other income and expense, net	29		942		344		1,549
Total other (expense) income, net	(11,299)		83,505		(21,069)		75,790

Net income	$	1,369	$	95,942	$	6,553	$	102,734

Weighted-average common shares outstanding - basic	77,955,027		77,591,538		77,944,558		77,577,831
Weighted-average common shares outstanding - diluted	78,754,271		78,292,422		78,584,774		78,226,681

Net income per common share - basic	$	0.02	$	1.24	$	0.08	$	1.32
Net income per common share - diluted	$	0.02	$	1.23	$	0.08	$	1.31

Comprehensive income
Net income	$	1,369	$	95,942	$	6,553	$	102,734
Unrealized (loss) gain on derivatives, net	(1,483)		(43)		1,355		(1,629)
Reclassification to net income	4,818		(2,293)		3,212		(4,535)
Comprehensive income	$	4,704	$	93,606	$	11,120	$	96,570


3			Supplemental - Quarter Ended June 30, 2026


			Condensed Consolidated Supplemental Details of Assets and Liabilities
			In thousands


	As of
	June 30, 2026		December 31, 2025

Cash, cash equivalents, and restricted cash
Cash and cash equivalents	$	64,302	$	34,973
Restricted cash	10,602		5,545
Total	$	74,904	$	40,518

Accounts and rents receivable
Base rent, recoveries, and other receivables	$	9,605	$	9,624
Straight-line rent receivables	30,026		27,847
Total	$	39,631	$	37,471

Deferred costs and other assets, net
Deferred leasing costs, net	$	16,951	$	16,240
Derivative assets	9,328		5,196
Other assets	3,535		4,741
Financing costs, net	3,220		4,342
Deferred costs, net	5,743		4,995
Operating lease right of use assets, net	1,381		1,539
Prepaid insurance premiums	2,473		—
Total	$	42,631	$	37,053

Other liabilities
Security deposits	$	8,992	$	8,661
Deferred revenues	7,248		7,574
Unearned lease income	9,510		10,207
Other liabilities	4,458		4,282
Operating lease liabilities	1,921		2,129
Derivative liabilities	—		435
Total	$	32,129	$	33,288


4			Supplemental - Quarter Ended June 30, 2026


			Condensed Consolidated Supplemental Details of Operations
			In thousands


		Three months ended June 30				Six months ended June 30
		2026		2025		2026		2025
Income
*	Minimum base rent	$	53,465	$	47,158	$	104,916	$	94,224
*	Real estate tax recoveries	9,187		9,394		18,391		17,993
*	Common area maintenance, insurance, and other recoveries	10,434		9,110		20,772		18,509
*	Ground rent income	5,855		5,002		11,660		10,078
	Amortization of market-lease intangibles and inducements, net	1,693		1,089		3,951		1,984
*	Short-term and other lease income	966		808		2,257		2,225
	Termination fee income	31		48		833		58
	Straight-line rent adjustments, net	1,002		844		2,180		1,738
*	Provision for estimated credit losses	(290)		(323)		(507)		(290)
	Lease income, net	82,343		73,130		164,453		146,519

*	Other property income	487		421		958		803

	Total income	$	82,830	$	73,551	$	165,411	$	147,322

Operating expenses
	Depreciation and amortization	$	38,660	$	30,738	$	75,045	$	61,352

*	Repairs and maintenance	4,919		3,833		9,067		7,208
*	Payroll, benefits, and office	2,618		2,610		5,480		5,365
*	Utilities and waste removal	2,842		2,527		5,544		4,989
*	Property insurance	1,218		1,586		2,551		2,916
*	Security, legal, and other	1,056		920		2,032		1,745

	Property operating expenses	12,653		11,476		24,674		22,223



*	Real estate taxes	9,907		10,194		19,809		19,550

	General and administrative	6,831		6,659		14,050		13,102
	Stock-based compensation costs	2,812		2,718		5,613		5,484
	Capitalized direct development compensation costs	(701)		(671)		(1,402)		(1,333)
	General and administrative expense	8,942		8,706		18,261		17,253

	Total operating expenses	$	70,162	$	61,114	$	137,789	$	120,378



Interest expense, net
	Term loans, including impact of derivatives	$	3,291	$	3,393	$	6,462	$	6,713
	Senior notes	3,201		3,201		6,402		6,402
	Mortgages payable	1,258		925		2,514		1,851
	Revolving credit facility, including facility fees	2,558		281		4,166		481

	Capitalized interest	(46)		(154)		(217)		(162)
	Interest on finance lease liability	138		32		275		32
	Accretion of finance lease liability	51		11		102		11
	Amortization of debt discounts and financing costs	877		657		1,709		1,340
	Total interest expense, net	$	11,328	$	8,346	$	21,413	$	16,668

Other income and expense, net
	Interest on cash and cash equivalents	$	21	$	912	$	219	$	1,584
	Income tax expense	(144)		(140)		(291)		(276)
	Miscellaneous and settlement income	152		170		416		241
	Total other income and expense, net	$	29	$	942	$	344	$	1,549

* Component of Net Operating Income


5			Supplemental - Quarter Ended June 30, 2026


			Reconciliation of Non-GAAP Measures
			In thousands

Same Property NOI

The following table presents the components of Same Property NOI:


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Income
Minimum base rent	$	44,901	$	43,556	$	89,250	$	86,740
Real estate tax recoveries	8,028		8,778		16,237		16,690
Common area maintenance, insurance, and other recoveries	8,700		8,450		17,498		17,095
Ground rent income	4,889		4,771		9,761		9,531
Short-term and other lease income	978		866		2,306		2,040
Provision for estimated credit losses	(278)		(170)		(434)		(138)
Other property income	433		406		859		754
Total income	67,651		66,657		135,477		132,712

Operating Expenses
Property operating	10,467		10,509		20,750		20,491
Real estate taxes	8,675		9,554		17,532		18,169
Total operating expenses	19,142		20,063		38,282		38,660

Same Property NOI	$	48,509	$	46,594	$	97,195	$	94,052


Same Property NOI Growth	4.1	%	3.3	%

Same Property Count	63		63

Net Income to Same Property NOI

The following table reconciles Net Income to Same Property NOI:


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Net income	$	1,369	$	95,942	$	6,553	$	102,734
Adjustments to reconcile to non-GAAP metrics:
Other income and expense, net	(29)		(942)		(344)		(1,549)
Interest expense, net	11,328		8,346		21,413		16,668

Gain on sale of investment properties	—		(90,909)		—		(90,909)

Depreciation and amortization	38,660		30,738		75,045		61,352
General and administrative	8,942		8,706		18,261		17,253
Adjustments to NOI (a)	(2,726)		(1,981)		(6,964)		(3,780)
NOI	57,544		49,900		113,964		101,769
NOI from other investment properties	(9,035)		(3,306)		(16,769)		(7,717)
Same Property NOI	$	48,509	$	46,594	$	97,195	$	94,052

(a)Adjustments to NOI include lease termination income and expense and GAAP Rent Adjustments.


6			Supplemental - Quarter Ended June 30, 2026


			Reconciliation of Non-GAAP Measures, continued
			In thousands, except share and per share amounts

Nareit FFO and Core FFO

The following table reconciles Net Income to Nareit FFO Applicable to Common Shares and Dilutive Securities and Core FFO Applicable to Common Shares and Dilutive Securities:


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Net income	$	1,369	$	95,942	$	6,553	$	102,734
Depreciation and amortization of real estate assets	38,395		30,451		74,506		60,817

Gain on sale of investment properties	—		(90,909)		—		(90,909)
Nareit FFO Applicable to Common Shares and Dilutive Securities	39,764		35,484		81,059		72,642
Amortization of market-lease intangibles and inducements, net	(1,693)		(1,089)		(3,951)		(1,984)
Straight-line rent adjustments, net	(1,002)		(844)		(2,180)		(1,738)
Amortization of debt discounts and financing costs	877		657		1,709		1,340
Accretion of finance lease liability	51		11		102		11
Depreciation and amortization of corporate assets	265		287		539		535
Non-operating income and expense, net (a)	(152)		(170)		(416)		(241)
Core FFO Applicable to Common Shares and Dilutive Securities	$	38,110	$	34,336	$	76,862	$	70,565

Weighted average common shares outstanding - basic	77,955,027		77,591,538		77,944,558		77,577,831
Dilutive effect of unvested restricted shares (b)	799,244		700,884		640,216		648,850
Weighted average common shares outstanding - diluted	78,754,271		78,292,422		78,584,774		78,226,681

Net income per diluted share	$	0.02	$	1.23	$	0.08	$	1.31
Nareit FFO per diluted share	$	0.50	$	0.45	$	1.03	$	0.93
Core FFO per diluted share	$	0.48	$	0.44	$	0.98	$	0.90

(a)Reflects items which are not pertinent to measuring ongoing operating performance, such as miscellaneous and settlement income.

(b)For purposes of calculating non-GAAP per share metrics, the Company applies the same denominator used in calculating diluted earnings per share in accordance with GAAP.

EBITDA and Adjusted EBITDA

The following table reconciles Net Income to EBITDA and Adjusted EBITDA:


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Net income	$	1,369	$	95,942	$	6,553	$	102,734
Interest expense, net	11,328		8,346		21,413		16,668
Income tax expense	144		140		291		276
Depreciation and amortization	38,660		30,738		75,045		61,352
EBITDA	51,501		135,166		103,302		181,030
Impairment of real estate assets	—		—		—		—
Gain on sale of investment properties	—		(90,909)		—		(90,909)
Amortization of market-lease intangibles and inducements, net	(1,693)		(1,089)		(3,951)		(1,984)
Straight-line rent adjustments, net	(1,002)		(844)		(2,180)		(1,738)
Loss on debt extinguishment	—		—		—		—
Non-operating income and expense, net (a)	(152)		(170)		(416)		(241)
Adjusted EBITDA	$	48,654	$	42,154	$	96,755	$	86,158

(a)Reflects items which are not pertinent to measuring ongoing operating performance, such as miscellaneous and settlement income.


7			Supplemental - Quarter Ended June 30, 2026


			Debt Allocation, Debt Payments and Maturities by Year, Covenants and Financial Leverage Ratios
			In thousands

Debt Allocation


	Balance as of June 30, 2026		Weighted Average Interest Rate	Weighted Average Years to Maturity
Fixed rate secured debt	$	117,222	4.28%	2.5
Fixed rate unsecured debt	900,000		4.34%	4.7
Variable rate revolving credit facility	75,000		4.70%	2.5
Total secured and unsecured debt	1,092,222		4.36%	4.3
Finance lease liability	11,184
Debt discounts and financing costs, net	(8,610)
Total Debt, net	$	1,094,796

Debt Payments and Maturities by Year


Maturity Year	Mortgage Payments		Mortgage Maturities		Term Loan & Senior Notes		Revolving Credit Facility		Total
Remaining 2026	$	390	$	—	$	—	$	—	$	390
2027	810		26,000		—		—		26,810
2028	495		21,321		—		—		21,816
2029	449		61,750		200,000		75,000		337,199
2030	154		5,853		200,000		—		206,007
Thereafter	—		—		500,000		—		500,000
Total	2,298		114,924		900,000		75,000		1,092,222
Finance lease liability									11,184
Debt discounts and financing costs, net									(8,610)
Total									$	1,094,796

Debt Covenants


		For the quarter ended
Description	Unsecured Debt Covenants	Q2 2026	Q1 2026	Q4 2025	Q3 2025
Leverage Ratio	< 60.0%	29.2%	26.8%	24.2%	23.0%
Fixed Charge Coverage Ratio	> 1.50	5.0	5.1	5.2	5.1
Maximum Secured Recourse Debt	< 10% of Total Asset Value	—%	—%	—%	—%
Unsecured Interest Coverage Ratio	> 1.75	6.0	6.6	6.9	6.5
Unsecured Leverage Ratio	< 60%	28.9%	25.8%	23.0%	21.8%

Financial Leverage Ratios

The following table calculates net debt and Net Debt-to-Adjusted EBITDA:


	As of June 30		As of December 31
	2026		2025
Net Debt:
Outstanding Debt, net	$	1,094,796	$	825,881
Less: Cash and cash equivalents	(64,302)		(34,973)
Net Debt	$	1,030,494	$	790,908

Trailing 12 Months, Net Debt-to-Adjusted EBITDA
Net Debt	$	1,030,494	$	790,908
Adjusted EBITDA	185,798		175,201
Net Debt-to-Adjusted EBITDA	5.5x		4.5x

Current Quarter Annualized, Net Debt-to-Adjusted EBITDA
Net Debt	$	1,030,494	$	790,908
Adjusted EBITDA	194,616		176,052
Net Debt-to-Adjusted EBITDA	5.3x		4.5x


8			Supplemental - Quarter Ended June 30, 2026


			Supplemental Detail of Debt Maturities
			Unaudited, Dollars in thousands

Supplemental Detail of Debt Maturities

Maturity

Interest Rate

Balance

Mortgages Payable

Escarpment Village

Jul-27

3.86%

26,000

Asheville Market

Mar-28

4.92%

21,972

Daniels Marketplace

Jul-29

4.34%

30,250

Shops at Arbor Trails

Dec-29

4.12%

31,500

Plaza Escondida

May-30

4.24%

7,500

Total

117,222

Term Loan

$200.0 million 5 years

Aug-30

2.66% (a)

100,000

$200.0 million 5 years

Aug-30

2.66% (a)

100,000

$200.0 million 5.5 years

Feb-31

2.63% (b)

50,000

$200.0 million 5.5 years

Feb-31

2.69% (b)

50,000

$200.0 million 5.5 years

Feb-31

4.84% (b)

100,000

Total

400,000

Senior Notes

2022 Senior Notes

$150.0 million Series A Notes

Aug-29

5.07%

150,000

$100.0 million Series B Notes

Aug-32

5.20%

100,000

2026 Senior Notes

$50.0 million Series A Notes

Jun-29

5.09%

50,000

$100.0 million Series B Notes

Jun-31

5.32%

100,000

$100.0 million Series C Notes

Jun-33

5.60%

100,000

Total

500,000

Revolving Credit Facility

$500.0 million total capacity

Jan-29

1M SOFR + 1.05% (c)

75,000

Total secured and unsecured debt

4.36%

1,092,222

Finance Lease Liability

West Ashley Station Ground Lease

Jan-92

11,184

Total Debt

1,103,406

(a)Interest rates reflect the fixed rates achieved through the Company's effective interest rate swaps terminating on September 22, 2026, at which point the fixed interest rate will become 4.50%.

(b)Interest rates reflect the fixed rates achieved through the Company's effective interest rate swaps terminating on March 22, 2027, at which point the weighted average fixed interest rate will become 4.58%.

(c)As of June 30, 2026, 1-Month Term SOFR was 3.65%. An additional annual facility fee of 0.15% applies to entire revolving credit facility capacity.


9			Supplemental - Quarter Ended June 30, 2026


			Interest Rate Swaps
			Unaudited, Dollars in thousands

Interest Rate Swaps

As of June 30, 2026, the Company is party to five effective interest rate swap agreements:


Effective Interest Rate Swaps	Effective Date	Termination Date	InvenTrust Receives	InvenTrust Pays Fixed Rate of	Fixed Rate Achieved (a)	Notional Amount
5.5 year Term Loan	4/3/23	3/22/27	1-Month SOFR	3.69%	4.84%	$	100,000
5 year Term Loan	12/21/23	9/22/26	1-Month SOFR	1.51%	2.66%	100,000
5 year Term Loan	12/21/23	9/22/26	1-Month SOFR	1.51%	2.66%	100,000
5.5 year Term Loan	6/21/24	3/22/27	1-Month SOFR	1.54%	2.69%	50,000
5.5 year Term Loan	6/21/24	3/22/27	1-Month SOFR	1.48%	2.63%	50,000
						$	400,000

(a)Interest rates reflect the Company's current credit spread of 1.15%.

As of June 30, 2026, the Company is party to four forward-starting interest rate swap agreements:

Forward-Starting
Interest Rate Swaps

Effective Date

Termination Date

InvenTrust
Receives

InvenTrust Pays
Fixed Rate of

Fixed Rate
Achieved (a)

Notional
Amount

5 year Term Loan

9/22/26

8/26/30

Daily SOFR

3.35%

4.50%

100,000

5 year Term Loan

9/22/26

8/26/30

Daily SOFR

3.35%

4.50%

100,000

5.5 year Term Loan

3/22/27

2/24/31

Daily SOFR

3.42%

4.57%

100,000

5.5 year Term Loan

3/22/27

2/24/31

Daily SOFR

3.43%

4.58%

100,000

400,000

(a)Interest rates reflect the Company's current credit spread of 1.15%.


10			Supplemental - Quarter Ended June 30, 2026


			Markets and Tenant Size
			GLA and dollar amounts in thousands, except per square foot amounts


Market	No. of Properties	Leased Occupancy		ABR		ABR PSF		ABR as % of Total		GLA	GLA as % of Total
Austin-Round Rock, TX	8	98.0	%	$	34,567	$	17.35	14.2	%	2,094	17.1	%
Atlanta, GA	10	98.1	%	22,766		21.92		9.4	%	1,076	8.8	%
Houston-Sugar Land-Baytown, TX	6	94.8	%	22,134		17.09		9.1	%	1,378	11.2	%
Miami-Fort Lauderdale-Miami Beach, FL	3	99.0	%	21,108		24.93		8.7	%	859	7.0	%
Dallas-Fort Worth-Arlington, TX	7	96.9	%	19,124		21.13		7.9	%	941	7.7	%
Charlotte-Gastonia-Concord, NC	7	97.6	%	17,554		23.46		7.2	%	781	6.4	%
Raleigh-Cary-Durham, NC	5	96.7	%	13,597		20.81		5.6	%	688	5.6	%
Richmond, VA	3	94.6	%	12,738		17.52		5.2	%	774	6.3	%
Orlando-Kissimmee, FL	4	97.4	%	10,633		26.87		4.4	%	417	3.4	%
Tampa-St. Petersburg, FL	3	86.5	%	10,511		16.35		4.3	%	744	6.1	%
Charleston-Berkeley-Dorchester, SC	4	99.0	%	10,334		27.41		4.3	%	388	3.2	%
San Antonio, TX	3	95.6	%	9,665		28.60		4.0	%	353	2.9	%
Cape Coral-Fort Myers, FL	3	98.2	%	7,983		21.68		3.3	%	380	3.1	%
Phoenix, AZ	4	98.5	%	7,426		25.91		3.1	%	294	2.4	%
Washington D.C., MD	2	93.0	%	6,249		38.16		2.6	%	181	1.5	%
Nashville, TN	1	98.0	%	6,003		18.90		2.5	%	324	2.6	%
Knoxville, TN	1	98.6	%	2,931		26.02		1.2	%	162	1.3	%
Asheville, NC	1	91.8	%	2,437		20.36		0.9	%	130	1.0	%
Savannah, GA	1	99.2	%	2,093		19.90		0.8	%	106	0.8	%
Los Angeles, CA	1	76.0	%	1,751		19.70		0.7	%	117	0.9	%
Tucson, AZ	1	97.4	%	1,458		16.81		0.6	%	91	0.7	%
Total	78	96.2	%	$	243,062	$	20.94	100	%	12,278	100	%

Market	No. of Properties	Leased Occupancy		ABR		ABR PSF		ABR as % of Total		GLA	GLA as % of Total
Texas	24	96.7	%	$	85,490	$	18.87	35.2	%	4,766	38.9	%
Florida	13	94.7	%	50,235		22.29		20.7	%	2,400	19.6	%
North Carolina	13	96.7	%	33,588		22.08		13.7	%	1,599	13.0	%
Georgia	11	98.2	%	24,859		21.73		10.2	%	1,182	9.6	%
Virginia	3	94.6	%	12,738		17.52		5.2	%	774	6.3	%
South Carolina	4	99.0	%	10,334		27.41		4.3	%	388	3.2	%
Tennessee	2	98.2	%	8,934		20.77		3.7	%	486	3.9	%
Arizona	5	98.2	%	8,884		23.79		3.7	%	385	3.1	%
Maryland	2	93.0	%	6,249		38.16		2.6	%	181	1.5	%
California	1	76.0	%	1,751		19.70		0.7	%	117	0.9	%
	78	96.2	%	$	243,062	$	20.94	100	%	12,278	100	%


Tenant type	Economic Occupancy		Leased Occupancy		ABR		ABR PSF		GLA
20,000 SF+ (a)	97.2	%	98.6	%	$	74,158	$	11.93	6,396
10,000 - 19,999 SF (a)	95.6	%	95.6	%	23,011		20.27		1,187
5,000 - 9,999 SF (b)	91.2	%	94.8	%	26,140		28.15		1,018
1 - 4,999 SF (b)	90.7	%	92.8	%	119,753		35.96		3,677
Total	94.6	%	96.2	%	$	243,062	$	20.94	12,278

Anchor Tenants (a)	96.9	%	98.1	%	$	97,169	$	13.22	7,583
Small Shop Tenants (b)	90.8	%	93.2	%	$	145,893	$	34.26	4,695

(a)Tenants with square footage greater than or equal to 10,000 square feet are considered Anchor Tenants.

(b)Tenants with square footage less than 10,000 square feet are considered Small Shop Tenants.


11			Supplemental - Quarter Ended June 30, 2026


			Top 25 Tenants by Total ABR and Tenant Merchandise Mix
			In thousands


	Parent Name	Tenant Name/Count	Credit Rating (a)	No. of Leases	ABR		% of Total ABR		GLA	% of Total Occ.GLA
1	Kroger	Kroger 7 / Kroger Fuel 1 / Harris Teeter 5	BBB	13	$	8,079	3.3	%	787	6.4	%
2	Publix Super Markets, Inc.	Publix 13 / Publix Liquor 3	N/A	16	7,381		3.0	%	629	5.1	%
3	TJX Companies	Marshalls 9 / HomeGoods 5 / TJ Maxx 3 / Homesense 1	A	18	6,289		2.6	%	505	4.1	%
4	Amazon, Inc.	Whole Foods Market 8	AA	8	5,023		2.1	%	320	2.6	%
5	Albertsons	Tom Thumb 2 / Market Street 2 / Safeway 1 / Albertsons 1	BB+	6	4,400		1.8	%	365	3.0	%
6	H-E-B	H-E-B 4 / H-E-B Staff Office 1	N/A	5	4,385		1.8	%	481	3.9	%
7	Trader Joe's		N/A	8	3,197		1.3	%	102	0.8	%
8	Dick's Sporting Goods, Inc.	Dick's Sporting Goods 3 / Going, Going, Gone! 1 / Golf Galaxy 1	BBB	5	3,156		1.3	%	237	1.9	%
9	Apollo Global Management, Inc.	Michaels 9	B-	9	2,973		1.2	%	211	1.7	%
10	Nordstrom Inc.	Nordstrom Rack 4 / Nordstrom 1	BB	5	2,718		1.1	%	146	1.2	%
11	Ross Dress For Less	Ross Dress for Less 6 / dd's Discounts 1	A-	7	2,717		1.1	%	201	1.6	%
12	BC Partners	PetSmart 7	B+	7	2,521		1.0	%	145	1.2	%
13	Wegmans		N/A	2	2,502		1.0	%	242	2.0	%
14	Best Buy		BBB+	4	2,420		1.0	%	138	1.1	%
15	Ulta Beauty Inc.		N/A	8	2,086		0.9	%	82	0.7	%
16	Petco Health and Wellness Company, Inc.		B	8	2,026		0.8	%	106	0.9	%
17	Kingswood Capital Management	World Market 7	N/A	7	1,853		0.8	%	128	1.0	%
18	EOS Fitness		N/A	3	1,770		0.7	%	102	0.8	%
19	Costco Wholesale		AA	2	1,735		0.7	%	298	2.4	%
20	Bank of America		A-	6	1,729		0.7	%	34	0.3	%
21	Burlington		BB+	4	1,724		0.7	%	127	1.0	%
22	The Gap, Inc.	Old Navy 6	BB+	6	1,569		0.6	%	93	0.8	%
23	Five Below, Inc.		N/A	8	1,537		0.6	%	74	0.6	%
24	Sprouts Farmers Market		N/A	3	1,517		0.6	%	84	0.7	%
25	DSW		N/A	5	1,506		0.6	%	88	0.7	%
	Totals			173	$	76,813	31.3	%	5,725	46.5	%

(a) Reflects the most recently available S&P credit rating.

Tenant Merchandise Mix


Tenant Category	ABR		% of Total ABR
Grocery / Drug	$	42,423	17.4	%
Quick Service Restaurants	28,652		11.8	%
Personal Health and Beauty Services	26,325		10.8	%
Medical	23,597		9.7	%
Full Service Restaurants	22,505		9.3	%
Off Price	14,740		6.1	%
Apparel / Accessories	14,509		6.0	%
Fitness	10,902		4.5	%
Banks	9,509		3.9	%
Pets	9,429		3.9	%
Hobby / Sports	9,108		3.7	%
Other	6,900		2.8	%
Office / Communications	6,079		2.5	%
Home	5,794		2.4	%
Other Essential Retail / Services	4,853		2.0	%
Office (Non-Financial, Non-Medical)	3,346		1.4	%
Entertainment	2,410		1.0	%
Hardware / Auto	1,981		0.8	%
Total	$	243,062	100	%


12			Supplemental - Quarter Ended June 30, 2026


			Comparable and Non-Comparable Lease Statistics
			GLA in thousands

The Company's portfolio had 780 thousand square feet expiring during the six months ended June 30, 2026, of which 686 thousand square feet was re-leased. This achieved a retention rate of approximately 88%. The following table summarizes the activity for leases that were executed during the six months ended June 30, 2026.


	No. of Leases Executed	GLA	New Contractual Rent ($PSF) (a)	Prior Contractual Rent ($PSF) (a)	% Change over Prior Lease Rent (a)	Weighted Average Lease Term (Years)	Tenant Improvement Allowance ($ PSF)	Lease Commissions ($ PSF)

All Tenants
Comparable Renewal Leases (b)	105	600	$23.40	$21.52	8.7%	5.5	$0.08	—
Comparable New Leases (b)	12	25	38.61	32.40	19.2%	9.0	23.19	$17.69
Non-Comparable Renewal and New Leases	23	167	23.80	N/A	N/A	13.0	53.73	3.97
Total	140	792	$24.02	$21.96	9.4%	7.2	$12.13	$1.40

Anchor Tenants
Comparable Renewal Leases (b)	11	349	$15.30	$14.43	6.0%	5.7	—	—
Comparable New Leases (b)	—	—	—	—	—	—	—	—
Non-Comparable Renewal and New Leases	2	116	19.58	N/A	N/A	14.8	$65.07	—
Total	13	465	$15.30	$14.43	6.0%	8.0	$16.27	—

Small Shop Tenants
Comparable Renewal Leases (b)	94	251	$34.68	$31.39	10.5%	5.2	$0.19	—
Comparable New Leases (b)	12	25	38.61	32.40	19.2%	9.0	23.19	$17.69
Non-Comparable Renewal and New Leases	21	51	33.51	N/A	N/A	8.8	27.64	13.11
Total	127	327	$35.04	$31.48	11.3%	6.1	$6.23	$3.40

(a)Non-comparable leases are not included in totals.
(b)Comparable leases are leases that meet all of the following criteria: terms greater than or equal to one year, unit was vacant less than one year prior to executed lease, square footage of unit remains unchanged or within 10% of prior unit square footage, and has a rent structure consistent with the previous tenant.


13			Supplemental - Quarter Ended June 30, 2026


			Comparable and Non-Comparable Lease Statistics, continued
			GLA in thousands

The following table summarizes the activity for leases that were executed during the trailing four quarters ended June 30, 2026.


	No. of Leases Executed	GLA	New Contractual Rent ($PSF)	Prior Contractual Rent ($PSF)	% Change over Prior Lease Rent	Weighted Average Lease Term (Years)	Tenant Improvement Allowance ($ PSF)	Lease Commissions ($ PSF)

Comparable Leases
Total Renewals and New Leases
Q2 2026	62	377	$22.89	$21.09	8.5%	5.7	$1.03	$0.81
Q1 2026	55	248	25.73	23.29	10.5%	5.6	1.00	0.58
Q4 2025	60	314	25.28	22.16	14.1%	5.7	3.01	1.32
Q3 2025	49	360	16.53	14.82	11.5%	5.5	1.05	0.65
Total	226	1,299	$22.25	$20.03	11.1%	5.6	$1.51	$0.84

Renewals
Q2 2026	56	361	$22.25	$20.63	7.9%	5.5	$0.09	—
Q1 2026	49	239	25.14	22.87	9.9%	5.5	0.06	—
Q4 2025	49	291	23.80	20.88	14.0%	5.4	0.44	—
Q3 2025	44	345	15.75	14.27	10.4%	5.3	0.02	—
Total	198	1,236	$21.36	$19.35	10.4%	5.4	$0.15	—

New Leases
Q2 2026	6	16	$37.16	$31.30	18.7%	9.6	$21.87	$18.76
Q1 2026	6	9	41.19	34.37	19.8%	7.9	25.54	15.79
Q4 2025	11	23	43.95	38.18	15.1%	9.9	35.28	17.85
Q3 2025	5	15	34.45	27.43	25.6%	10.5	24.80	15.59
Total	28	63	$39.57	$33.33	18.7%	9.7	$27.98	$17.25

Non-Comparable Leases
Q2 2026	14	87	$26.35			16.0	$53.53	$5.80
Q1 2026	9	80	21.02			9.8	53.94	1.98
Q4 2025	19	36	35.39			6.8	21.53	10.92
Q3 2025	7	49	23.88			17.7	67.30	3.60
Total	49	252	$25.48			13.0	$51.71	$4.90


14			Supplemental - Quarter Ended June 30, 2026


			Tenant Lease Expirations
			GLA and ABR in thousands, except per square foot amounts


	Lease Expiration Year	No. of Expiring Leases	GLA of Expiring Leases	Percent of Total GLA of Expiring Leases		ABR of Expiring Leases (a)		Percent of Total ABR		Expiring ABR PSF (a)

Anchor Tenants

	2026	2	31	0.4	%	$	641	0.6	%	$20.68
	2027	28	853	11.5	%	11,279		11.0	%	13.22
	2028	27	680	9.2	%	10,161		9.9	%	14.94
	2029	32	964	13.1	%	12,246		12.0	%	12.70
	2030	29	954	13.0	%	11,933		11.7	%	12.51
	2031	20	700	9.5	%	8,811		8.6	%	12.59
	2032	18	645	8.8	%	8,947		8.7	%	13.87
	2033	9	260	3.5	%	3,445		3.4	%	13.25
	2034	15	624	8.5	%	8,666		8.5	%	13.89
	2035	8	366	5.0	%	5,210		5.1	%	14.23
	Thereafter	31	1,257	17.1	%	20,431		20.0	%	16.25
	Other (b)	2	28	0.4	%	535		0.5	%	19.11
	Totals	221	7,362	100	%	$	102,305	100	%	$13.90
	Vacant space		221
	Total		7,583

Small Shop Tenants

	2026	64	139	3.3	%	$	4,649	2.9	%	$33.39
	2027	223	523	12.3	%	17,781		11.0	%	34.00
	2028	246	606	14.2	%	20,785		12.9	%	34.30
	2029	243	641	15.0	%	23,246		14.4	%	36.24
	2030	210	517	12.1	%	19,093		11.9	%	36.95
	2031	201	565	13.3	%	20,603		12.8	%	36.45
	2032	112	320	7.5	%	11,739		7.3	%	36.66
	2033	73	210	4.9	%	8,840		5.5	%	42.02
	2034	92	256	6.0	%	10,997		6.8	%	43.02
	2035	93	259	6.1	%	11,879		7.4	%	45.83
	Thereafter	70	207	4.9	%	10,733		6.7	%	51.89
	Other (b)	6	19	0.4	%	588		0.4	%	32.71
	Totals	1,633	4,262	100	%	$	160,933	100	%	$37.76
	Vacant space		433
	Total		4,695

Total

	2026	66	170	1.5	%	$	5,290	2.0	%	$31.12
	2027	251	1,376	11.8	%	29,060		11.0	%	21.12
	2028	273	1,286	11.1	%	30,946		11.8	%	24.06
	2029	275	1,605	13.8	%	35,492		13.5	%	22.11
	2030	239	1,471	12.7	%	31,026		11.8	%	21.09
	2031	221	1,265	10.8	%	29,414		11.1	%	23.25
	2032	130	965	8.3	%	20,686		7.9	%	21.44
	2033	82	470	4.0	%	12,285		4.7	%	26.14
	2034	107	880	7.6	%	19,663		7.5	%	22.34
	2035	101	625	5.4	%	17,089		6.5	%	27.34
	Thereafter	101	1,464	12.6	%	31,164		11.8	%	21.29
	Other (b)	8	47	0.4	%	1,123		0.4	%	23.89
	Totals	1,854	11,624	100	%	$	263,238	100	%	$22.65
	Vacant space		654
	Total		12,278

(a)Expiring ABR and ABR PSF reflects ABR at the time of lease expiration.

(b)Other lease expirations include the GLA, ABR and ABR PSF of month-to-month leases.


15			Supplemental - Quarter Ended June 30, 2026


			Acquisitions, Capital Investments, and Leasing Costs
			Dollars and GLA in thousands

Acquisitions


Month	Property	Market	GLA	Acquisition Price		Leased Occ.	Major Anchors (a)

Feb-26	Marketplace at Hudson Station	Phoenix, AZ	60	$	31,250	100%	Fry's Marketplace*, EOS Fitness
Feb-26	Nashville West	Nashville, TN	324	88,000		98.0%	Costco Wholesale, Publix, Target*, Best Buy, Books-A-Million, Boot Barn Western and Work Wear, Dick's Sporting Goods, Dollar Tree, DSW, Marshalls, Old Navy, PetSmart, Ross Dress for Less, The Tile Shop, World Market
Mar-26	The Centre on Hugh Howell - Outparcel (b)	Atlanta, GA	7	3,731		100%	N/A
May-26	3609 South	Charlotte, NC	29	16,600		100%	N/A
Jun-26	Sweetgrass Corner	Charleston, SC	95	50,995		100%	Trader Joe's, Golf Galaxy, Homesense
Jun-26	Western Plaza	Knoxville, TN	162	65,000		98.6%	The Fresh Market, Crunch Fitness, e\|spaces


	Total		677	$	255,576

(a)Grocers listed first and bolded, remaining anchor tenants are shown alphabetically. Shadow-anchors are noted with an asterisk.

(b)The Company acquired a single-tenant outparcel adjacent to this retail property. The assets, liabilities, and operations of the outparcel acquired are combined for presentation purposes with the retail property already owned by the Company.

Capital Investments and Leasing Costs


	Three months ended June 30				Six months ended June 30
	2026		2025		2026		2025
Tenant improvements	$	1,883	$	1,370	$	2,431	$	2,257
Leasing costs	699		1,042		1,276		1,851
Property improvements	2,872		3,975		4,491		7,187
Capitalized indirect costs (a)	513		386		847		814
Total capital expenditures and leasing costs	5,967		6,773		9,045		12,109
Development and redevelopment direct costs	1,536		3,518		4,178		5,312
Development and redevelopment indirect costs (a)	420		440		787		683
Capital investments and leasing costs (b)	$	7,923	$	10,731	$	14,010	$	18,104

(a)Indirect costs include capitalized interest, real estate taxes, insurance, and payroll costs.

(b)As of June 30, 2026 and 2025, total accrued capital investments and leasing costs were $5,346 and $5,240, respectively.


16			Supplemental - Quarter Ended June 30, 2026


			Development Pipeline
			In thousands

Active Redevelopments

Estimated Completion Quarter (a)

Projected Incremental Costs

Costs to Date

Estimated Incremental Yield on Cost

Property

Market

Project Description

Westpark Shopping Center

Richmond, VA

Development of an 8,400 square foot multi-tenant building.

1Q - 2027

4,500

1,700

The Parke

Austin - Round Rock, TX

Anchor space repositioning, including an 8,000 square foot expansion of the existing grocer and repositioning of small shop space.

3Q - 2027

9,700

3,300

Plantation Grove

Orlando - Kissimmee, FL

Demolition and rebuild of the existing grocer to accommodate a larger, 54,000 square foot prototype.

4Q - 2027

7,400

400

Total Redevelopment Costs

21,600

5,400

7-10%

(a) The Company's estimated timing of completion may be impacted by factors outside of management's control, including global supply constraints or government restrictions.

Recently Completed Redevelopments

Property

Market

Project Description

Completion Quarter

Completed Costs

Bay Colony

Houston - Sugar Land-Baytown, TX

Redevelopment of an existing outparcel building.

2Q - 2026

1,400

Sarasota Pavilion

Tampa - St. Petersburg, FL

Anchor space repositioning and remerchandising into new tenant spaces, including a 27,000 square foot anchor space and a 5,000 square foot small shop space.

1Q - 2026

5,900

Shops at Arbor Trails

Austin - Round Rock, TX

Redevelopment of a pre-existing single-tenant building to a multi-tenant building.

1Q - 2026

2,600

Buckhead Crossing

Atlanta, GA

Anchor space repositioning and remerchandising into new tenant spaces, including a 10,000 square foot anchor space and a 7,000 square foot small shop space.

1Q - 2026

4,200

Sandy Plains Centre

Atlanta, GA

Redevelopment and expansion to accommodate a 10,000 square foot swim school and additional small shop space.

3Q - 2025

2,800

Potential Developments and Redevelopments

Projects shown below are listed alphabetically, are in various stages of planning, and may or may not commence due to a number of factors.

Property

Market

Project Description

Bay Landing

Cape Coral - Fort Myers, FL

New development of building area adjacent to existing stores.

Buckhead Crossing

Atlanta, GA

New development, including addition of an outparcel building.

Carmel Village

Charlotte, NC

New development, including addition of an outparcel building.

Gateway Market Center

Tampa - St. Petersburg, FL

Extensive repositioning and reconfiguration of the center to right size anchor space, add freestanding buildings and improve vehicular access.

Kyle Marketplace

Austin - Round Rock, TX

New development, including addition of outparcel buildings.

Sarasota Pavilion

Tampa - St. Petersburg, FL

New development, including anchor repositioning and the addition of new outparcel building.

The Centre on Hugh Howell

Atlanta, GA

New development, including addition of outparcel building.

Twelve Oaks Shopping Center

Savannah, GA

Anchor repositioning and site improvements.


17			Supplemental - Quarter Ended June 30, 2026


			Property Summary, by Total Market GLA
			GLA in thousands

Property

Market

State

Center
Type (a)

GLA

Leased Occupancy

ABR
PSF

Grocery
Anchor (b)

Major Anchors (c)

Escarpment Village

Austin-Round Rock

170

100%

$24.08

Yes

H-E-B

Kyle Marketplace

Austin-Round Rock

260

98.5%

$15.53

Yes

H-E-B

Market at Westlake

Austin-Round Rock

100%

$22.26

Walgreens

Scofield Crossing

Austin-Round Rock

98.7%

$28.08

Crunch Fitness, Goodwill

Shops at Arbor Trails

Austin-Round Rock

357

100%

$14.90

Yes

Costco Wholesale, Whole Foods Market, Haverty's Furniture, Marshalls

Shops at the Galleria

Austin-Round Rock

537

94.8%

$15.20

Yes

Trader Joe's, Best Buy, Five Below, Home Consignment Center, HomeGoods, Lowe's, Marshalls, Michaels, Old Navy, PetSmart, Signature Bridal Salon and Bestow Bridal, Spec's Wine Spirits & Finer Foods, World Market

The Parke

Austin-Round Rock

409

98.8%

$17.03

Yes

Whole Foods Market, Cavender's Boot City, Dick's Sporting Goods, DSW, Five Below, La-Z-Boy Furniture Galleries, Marshalls, Michaels, Nordstrom, Old Navy, Petco, Ulta, World Market

University Oaks Shopping Center

Austin-Round Rock

236

98.3%

$20.46

Burlington, Crunch Fitness, DSW, IKEA*, JC Penney*, PetSmart, Ross Dress for Less, Spec's Wine Spirits & Finer Foods

Custer Creek Village

Dallas-Fort Worth-Arlington

95.5%

$16.21

Yes

Tom Thumb

Eldorado Marketplace

Dallas-Fort Worth-Arlington

189

100%

$25.43

Yes

Market Street, PetSmart, Phenix Salon Suites

Prestonwood Town Center

Dallas-Fort Worth-Arlington

236

99.4%

$21.59

Yes

Walmart*, Barnes & Noble, Burlington, DSW, HomeGoods, Michaels, Petco, Ulta

Riverview Village

Dallas-Fort Worth-Arlington

100%

$13.59

Yes

Tom Thumb, Petco

Riverwalk Market

Dallas-Fort Worth-Arlington

95.6%

$22.23

Yes

Market Street

Shops at Fairview Town Center

Dallas-Fort Worth-Arlington

100%

$26.15

Yes

Whole Foods Market

The Highlands of Flower Mound

Dallas-Fort Worth-Arlington

175

89.0%

$19.60

Yes

Target*, Michaels, Nordstrom Rack, Skechers, World Market

Antoine Town Center

Houston-Sugar Land-Baytown

110

92.4%

$15.14

Yes

Kroger

Bay Colony

Houston-Sugar Land-Baytown

415

97.7%

$17.52

Yes

H-E-B, Kohl's, EOS Fitness, Petco, Social Security Administration, The University of Texas Medical Branch, Walgreens

Blackhawk Town Center

Houston-Sugar Land-Baytown

127

99.1%

$14.38

Yes

H-E-B, Walgreens

Cyfair Town Center

Houston-Sugar Land-Baytown

434

91.8%

$17.49

Yes

Kroger, Cinemark USA, Crunch Fitness, JC Penney

Eldridge Town Center

Houston-Sugar Land-Baytown

144

95.4%

$17.68

Yes

Kroger, Kohl's*, Petco

Stables Town Center

Houston-Sugar Land-Baytown

148

93.0%

$17.96

Yes

Kroger

Sonterra Village

San Antonio

86.9%

$37.95

Yes

Trader Joe's

Stone Ridge Market

San Antonio

219

99.0%

$26.90

Yes

H-E-B Plus*, Burlington, PetSmart

The Marketplace at Encino Park (d)

San Antonio

91.4%

$28.89

Yes

Sprouts Farmers Market

Total Texas

4,766

96.7%

$18.87

Bay Landing

Cape Coral - Fort Myers

98.1%

$11.12

Yes

The Fresh Market, HomeGoods

Daniels Marketplace (d)

Cape Coral - Fort Myers

131

100%

$32.12

Yes

Whole Foods Market

The Forum

Cape Coral - Fort Myers

186

97.1%

$17.74

Yes

Target*, dd's Discounts, Home Depot*, Michaels, Petco, Ross Dress for Less, Sky Zone, Staples

PGA Plaza

Miami-Ft Lauderdale-Miami Beach

121

100%

$38.14

Yes

Trader Joe's, Marshalls, Ulta

Southern Palm Crossing

Miami-Ft Lauderdale-Miami Beach

345

99.1%

$18.04

Yes

Costco Wholesale, Going, Going, Gone!, Marshalls

Westfork Plaza & Paraiso Parc

Miami-Ft Lauderdale-Miami Beach

393

98.7%

$26.88

Yes

Costco Wholesale*, Publix, Baptist Outpatient Services, Dollar Tree, Pembroke Pink Imaging, Petco, Regal Bistro, Ross Dress for Less, Skechers, TJ Maxx, Ulta

Lakeside & Lakeside Crossing

Orlando - Kissimmee

98.5%

$50.40

Yes

Trader Joe's


18			Supplemental - Quarter Ended June 30, 2026


			Property Summary, by Total Market GLA, continued
			GLA in thousands


	Property	Market	State	Center Type (a)	GLA	Leased Occupancy	ABR PSF	Grocery Anchor (b)	Major Anchors (c)
32	Plantation Grove	Orlando - Kissimmee	FL	N	113	98.6%	$21.87	Yes	Publix
33	Rio Pinar Plaza	Orlando - Kissimmee	FL	N	131	96.3%	$20.53	Yes	Publix, Planet Fitness
34	Suncrest Village	Orlando - Kissimmee	FL	N	97	96.8%	$22.71	Yes	Publix, Orange County Tax Collector
35	Gateway Market Center	Tampa - St. Petersburg	FL	P	231	64.0%	$14.41	Yes	Publix, Target*, HomeGoods, PetSmart, TJ Maxx
36	Peachland Promenade	Tampa - St. Petersburg	FL	C	177	97.0%	$15.52	Yes	Publix, Goodwill, My Salon Suite, Planet Fitness
37	Sarasota Pavilion	Tampa - St. Petersburg	FL	P	336	96.4%	$17.68	Yes	Publix, Bank of America, Bealls, Marshalls, Michaels, Nordstrom Rack, Old Navy, PetSmart, Ross Dress for Less, Truist Bank, World Market
	Total Florida				2,400	94.7%	$22.29

38	Asheville Market (d)	Asheville	NC	C	130	91.8%	$20.36	Yes	Whole Foods Market, DSW, Fifth Season Gardening, Guitar Center
39	3609 South (d)	Charlotte-Gastonia-Concord	NC	N	29	100%	$29.67	No	N/A
40	Carmel Village (d)	Charlotte-Gastonia-Concord	NC	N	54	93.3%	$28.57	No	N/A
41	Eastfield Village	Charlotte-Gastonia-Concord	NC	N	96	98.8%	$19.61	Yes	Food Lion, Gold's Gym
42	Northcross Commons	Charlotte-Gastonia-Concord	NC	N	63	100%	$29.70	Yes	Whole Foods Market
43	Rea Farms (d)	Charlotte-Gastonia-Concord	NC	C	183	95.3%	$25.82	Yes	Harris Teeter
44	Sycamore Commons	Charlotte-Gastonia-Concord	NC	P	265	98.8%	$21.55	Yes	Costco Wholesale, Best Buy, Dick's Sporting Goods, Lowe's, Michaels, Nordstrom Rack, Old Navy, Ulta, World Market
45	The Shoppes at Davis Lake	Charlotte-Gastonia-Concord	NC	N	91	97.4%	$19.26	Yes	Harris Teeter
46	Bent Tree Plaza	Raleigh-Cary-Durham	NC	N	80	100%	$16.25	Yes	Food Lion
47	Cary Park Town Center	Raleigh-Cary-Durham	NC	N	93	95.8%	$17.70	Yes	Harris Teeter, CVS
48	Commons at University Place	Raleigh-Cary-Durham	NC	N	92	100%	$17.64	Yes	Harris Teeter, CVS
49	Renaissance Center	Raleigh-Cary-Durham	NC	C	363	94.9%	$24.22	No	Ashley HomeStore, Best Buy, Nordstrom Rack, Old Navy, Popshelf, REI, Ulta, UNC Health Care, World Market
50	The Pointe at Creedmoor	Raleigh-Cary-Durham	NC	N	60	100%	$17.28	Yes	Harris Teeter
	Total North Carolina				1,599	96.7%	$22.08

51	Buckhead Crossing	Atlanta	GA	C	221	96.2%	$25.08	No	HomeGoods, Marshalls, Michaels, Ross Dress for Less, The Tile Shop, Ulta
52	Coweta Crossing	Atlanta	GA	N	68	100%	$11.56	Yes	Publix
53	Kennesaw Marketplace	Atlanta	GA	C	130	100%	$36.99	Yes	Whole Foods Market, Academy Sports + Outdoors, Guitar Center, Hobby Lobby, Petco
54	Moores Mill	Atlanta	GA	N	70	100%	$25.51	Yes	Publix
55	Plaza Midtown	Atlanta	GA	N	70	100%	$28.95	Yes	Publix
56	Rose Creek	Atlanta	GA	N	70	100%	$12.13	Yes	Publix
57	Sandy Plains Centre	Atlanta	GA	C	135	98.0%	$24.68	Yes	Kroger, Pet Supplies Plus, Walgreens*
58	The Centre on Hugh Howell	Atlanta	GA	N	90	96.7%	$15.57	No	Crunch Fitness
59	Thomas Crossroads	Atlanta	GA	N	105	97.5%	$10.54	Yes	Kroger
60	Windward Commons	Atlanta	GA	N	117	96.3%	$16.31	Yes	Kroger
61	Twelve Oaks Shopping Center (d)	Savannah	GA	N	106	99.2%	$19.90	Yes	Publix
	Total Georgia				1,182	98.2%	$21.73


19			Supplemental - Quarter Ended June 30, 2026


			Property Summary, by Total Market GLA, continued
			GLA in thousands


	Property	Market	State	Center Type (a)	GLA	Leased Occupancy	ABR PSF	Grocery Anchor (b)	Major Anchors (c)

62	Stonehenge Village	Richmond	VA	C	214	100%	$19.71	Yes	Wegmans, La-Z-Boy, Party City, Petco
63	West Broad Marketplace (d)	Richmond	VA	P	386	97.5%	$16.13	Yes	Wegmans, Burlington, Cabela's, Duluth Trading Company, Michaels, TJ Maxx
64	Westpark Shopping Center	Richmond	VA	C	174	81.3%	$17.94	Yes	Publix, Planet Fitness, The Tile Shop
	Total Virginia				774	94.6%	$17.52

65	Nashville West (d)	Nashville	TN	P	324	98.0%	$18.90	Yes	Costco Wholesale, Publix, Target*, Best Buy, Books-A-Million, Boot Barn Western and Work Wear, Dick's Sporting Goods, Dollar Tree, DSW, Marshalls, Old Navy, PetSmart, Ross Dress for Less, The Tile Shop, World Market
66	Western Plaza (d)	Knoxville	TN	C	162	98.6%	$26.02	Yes	The Fresh Market, Crunch Fitness, e\|spaces
	Total Tennessee				486	98.2%	$20.77

67	Market at Mill Creek	Charleston-Berkeley-Dorchester	SC	N	80	100%	$24.65	Yes	Lowes Foods
68	Nexton Square	Charleston-Berkeley-Dorchester	SC	L	134	97.0%	$28.19	No	N/A
69	Sweetgrass Corner (d)	Charleston-Berkeley-Dorchester	SC	C	95	100%	$26.68	Yes	Trader Joe's, Golf Galaxy, Homesense
70	West Ashley Station (d)	Charleston-Berkeley-Dorchester	SC	N	79	100%	$29.78	Yes	Whole Foods Market
	Total South Carolina				388	99.0%	$27.41


71	Marketplace at Hudson Station (d)	Phoenix	AZ	N	60	100%	$34.93	Yes	Fry's Marketplace*, EOS Fitness
72	Mesa Shores (d)	Phoenix	AZ	N	111	97.5%	$20.22	Yes	Sprouts Farmers Market, Trader Joe's, EOS Fitness
73	Scottsdale North Marketplace	Phoenix	AZ	N	66	100%	$24.43	Yes	AJ's Fine Foods
74	The Plant	Phoenix	AZ	N	57	96.9%	$28.92	Yes	Sprouts Farmers Market
75	Plaza Escondida (d)	Tucson	AZ	N	91	97.4%	$16.81	Yes	Trader Joe's, Marshalls
	Total Arizona				385	98.2%	$23.79

76	The Shops at Town Center	Washington D.C	MD	N	125	97.0%	$32.79	Yes	Safeway
77	Travilah Square Shopping Center	Washington D.C	MD	N	56	84.1%	$51.38	Yes	Trader Joe's
	Total Maryland				181	93.0%	$38.16

78	Garden Village	Los Angeles	CA	N	117	76.0%	$19.70	Yes	Albertsons
	Total California				117	76.0%	$19.70

	Grand Totals				12,278	96.2%	$20.94

(a)N = Neighborhood Center, P = Power Center, C = Community Center, L = Lifestyle Center

(b)Grocers may be leased or shadow-anchors and includes traditional, specialty grocers, and large format retailers (i.e. Walmart, Target, and Costco Wholesale).

(c)Grocers listed first and bolded, remaining anchor tenants are shown alphabetically. Shadow-anchors are noted with an asterisk.

(d)Properties are excluded from Same Property for the three and six months ended June 30, 2026.


20			Supplemental - Quarter Ended June 30, 2026


			Components of Net Asset Value (NAV) as of June 30, 2026
			In thousands, except share information


			Page No.
NOI Excluding Lease Termination Income and Expense, and GAAP Rent Adjustments, Most Recent Quarter
NOI, excluding ground rent income	$	51,689	5
Ground rent income	5,855		5
NOI	57,544		6

Annualized NOI, excluding ground rent income	$	206,756
Annualized ground rent income	23,420

Projected remaining development
Net project costs	$	16,200	17
Estimated range for incremental yield	7-10%		17

Assets
Cash, cash equivalents, and restricted cash	$	74,904	2
Base rent, recoveries, and other receivables	9,605		4
Undeveloped land	—
Land held for development	—

Liabilities
Debt	$	1,103,406	9
Discounts and financing costs, net	(8,610)		8
Accounts payable and accrued expenses	46,581		2
Distributions payable	19,492		2
Other liabilities	32,129		2

Common Shares Outstanding	77,966,461		1


21			Supplemental - Quarter Ended June 30, 2026


			Glossary of Terms


Terms						Definitions
ABR Per Square Foot (ABR PSF)						ABR PSF is the ABR divided by the occupied square footage as of the end of the period.
Adjusted EBITDA						Adjusted EBITDA is an additional supplemental non-GAAP financial measure of the Company’s operating performance. In particular, Adjusted EBITDA provides an additional measure to compare the operating performance of different REITs without having to account for certain remaining amortization assumptions within EBITDA, certain gains or losses remaining within EBITDA, and other unique revenue and expense items which some may consider not pertinent to measuring a particular company's ongoing operating performance.
Annualized Base Rent (ABR)						Annualized Base Rent (ABR) is the base rent for the last month of the period multiplied by twelve. Base rent is inclusive of ground rent and any abatement concessions and exclusive of Specialty Lease rent.
Anchor Tenant						Tenants with square footage greater than or equal to 10,000 square feet are considered Anchor Tenants.
Community Center						Community Centers are generally open air and designed for tenants that offer a larger array of apparel and other soft goods. Typically, community centers contain anchor stores and other national retail tenants.
Comparable Lease						A Comparable Lease meets all of the following criteria: terms greater than or equal to one year, unit was vacant less than one year prior to executed lease, square footage of unit remains unchanged or within 10% of prior unit square footage, and has a rent structure consistent with the previous tenant.
Earnings Before Interest, Taxes, Depreciation, and Amortization (EBITDA)						The Company's non-GAAP measure of Earnings Before Interest, Taxes, Depreciation, and Amortization (EBITDA) is net income (or loss) in accordance with GAAP, excluding interest expense, net, income tax expense (or benefit), and depreciation and amortization.
Economic Occupancy						Upon Rent Commencement Date, the percentage of occupied GLA divided by total GLA. For purposes of calculating occupancy, Specialty Lease GLA is deemed vacant.
GAAP Rent Adjustments						GAAP Rent Adjustments consist of amortization of market-lease intangibles, amortization of lease incentives, and straight-line rent adjustments.
Gross Leasable Area (GLA)						Measure of the total amount of leasable space at a property in square feet.
Leased Occupancy						Economic Occupancy plus the percentage of signed and not yet commenced GLA divided by total GLA.
Lifestyle Center						Lifestyle Centers consist of upscale national-chain specialty stores with dining and entertainment in an outdoor setting.
Nareit Funds From Operations (Nareit FFO) and Core FFO						The Company's non-GAAP measure of Nareit Funds from Operations ("Nareit FFO"), based on the National Association of Real Estate Investment Trusts ("Nareit") definition, is net income (or loss) in accordance with GAAP, excluding gains (or losses) resulting from dispositions of properties, plus depreciation and amortization and impairment charges on depreciable real property. Core Funds From Operations (“Core FFO”) is an additional supplemental non-GAAP financial measure of the Company's operating performance. In particular, Core FFO provides an additional measure to compare the operating performance of different REITs without having to account for certain remaining amortization assumptions within Nareit FFO and other unique revenue and expense items which some may consider not pertinent to measuring a particular company’s ongoing operating performance.
Neighborhood Center						Neighborhood Centers are convenience oriented with tenants such as a grocery store anchor, a drugstore, and other small retailers.
Net Debt						Net Debt is outstanding debt, net, less cash and cash equivalents.
Net Debt-to-Adjusted EBITDA						Net Debt-to-Adjusted EBITDA is net debt divided by Adjusted EBITDA.
Net Operating Income (NOI)						NOI excludes general and administrative expenses, depreciation and amortization, other income and expense, net, impairment of real estate assets, gains (losses) from sales of properties, gains (losses) on extinguishment of debt, interest expense, net, lease termination income and expense, and GAAP Rent Adjustments.
New Lease						New Leases are leases where a new tenant will be occupying a unit or an existing tenant is relocating from one unit to another (unless the tenant is moving from a temporary space back to the original unit).
NOI from other investment properties						NOI from other investment properties consists of properties which do not meet the Company's Same Property criteria and includes adjustments for the Company's captive insurance company.
Power Center						Power Centers consist of category-dominant anchors, such as discount department stores, off-price stores, or wholesale clubs, with only a few small shop tenants.
Prior Contractual Rent						Base rent charged for a particular unit, prior to the current term’s first year rent. If the prior lease terminated prior to the contractual expiration date, the prior contractual rent amount is the rent charged in the final month of occupancy.
Renewal Lease						Terms have been extended on an existing lease in the same unit. This may happen via an amendment, extension agreement or exercised option.
Same Property						Information provided on a same property basis includes the results of properties that were owned and operated for the entirety of both periods presented.
Shadow Anchor Tenant						Shadow Anchor Tenant represents tenants that are situated on parcels which are owned by unrelated third parties, but, due to their location within or immediately adjacent to a property, appear to the consumer as a retail tenant of the property and, as a result, attract additional consumer traffic to the property.
Small Shop Tenant						Tenants with square footage less than 10,000 square feet are considered Small Shop Tenants.
Specialty Lease						Specialty leasing represents leases of less than one year in duration for inline space and includes any term length for a common area space, and is excluded from the ABR and leased square footage figures when computing the ABR per square foot.


22			Supplemental - Quarter Ended June 30, 2026

InvenTrust Properties Corp.

CORPORATE OFFICE

3025 Highland Pkwy | Ste 350

Downers Grove, IL 60515

630.570.0700

InvestorRelations@InvenTrustProperties.com

Source: View Original Filing on SEC EDGAR

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InvenTrust Properties (NYSE: IVT) details Q2 2026 FFO, acquisitions and debt

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