InvenTrust Properties Q3 net income rises to $19.4M

Q: How did IVT perform in the third quarter of 2026?

IVT reported net income of $19.4 million, or $0.25 per diluted share, compared with $6.0 million, or $0.08 per diluted share, in the third quarter of 2025. Nareit FFO was $0.53 per diluted share and Core FFO was $0.50 per diluted share.

Q: What is IVT's updated 2026 guidance?

IVT's current 2026 guidance is $0.31–$0.33 of net income per diluted share, $2.05–$2.07 of Nareit FFO per diluted share, and $1.94–$1.96 of Core FFO per diluted share. The company also projects Same Property NOI growth of 3.75%–4.25%.

Q: What property did IVT acquire in the third quarter of 2026?

On July 1, 2026, IVT 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 updated 2026 outlook sets net income at $0.31–$0.33 per diluted share and Nareit FFO at $2.05–$2.07 per diluted share.

Filing Impact

(High)

Filing Sentiment

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Form Type

8-K

Rhea-AI Filing Summary

InvenTrust Properties Corp. (IVT) reported third-quarter 2026 net income of $19.4 million, or $0.25 per diluted share, versus $6.0 million and $0.08 a year earlier. Nareit FFO was $41.5 million ($0.53 per diluted share) and Core FFO was $39.0 million ($0.50), compared with $38.4 million ($0.49) and $36.7 million ($0.47), respectively. For the first nine months, net income was $26.0 million, versus $108.8 million in 2025. Same Property NOI was $50.4 million, up 3.1% year over year; leased occupancy was 96.4% as of September 30, 2026.

IVT updated 2026 guidance to net income of $0.31–$0.33 per diluted share and Nareit FFO of $2.05–$2.07 per diluted share. It acquired New Garden Crossing, a 169,000-square-foot community center in Greensboro, North Carolina, for a gross acquisition price of $34.0 million. As of September 30, 2026, total liquidity was $509.5 million, comprising $29.5 million of cash and $480.0 million of revolver availability. Trailing-12-month net debt-to-adjusted EBITDA was 5.3x as of that date. The board declared a $0.25-per-share quarterly cash distribution, paid October 15, 2026.

2 points · 0 major

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0 major · 1 point

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Positive

Moderate pointThird-quarter net income was $19.4 million, versus $6.0 million in 2025.
Moderate pointThird-quarter Nareit FFO was $41.5 million, versus $38.4 million in 2025.

Negative

Moderate pointNine-month net income was $26.0 million, versus $108.8 million in 2025.

Filing Explained

At September 30, 2026, reported net debt and leverage were higher than at year-end, while diluted net-income guidance is $0.31 to $0.33 per share.

The Q3 update reports InvenTrust’s net debt at September 30, 2026 as $1,010,677 thousand, equal to 5.3 times trailing-12-month adjusted EBITDA; at December 31, 2025, the figures were $790,908 thousand and 4.5 times.

The revised 2026 diluted net-income guidance is $0.31 to $0.33 per share, compared with $0.12 to $0.18 previously. The guidance table, in thousands of dollars, puts net investment activity at $190,000 to $255,000, versus approximately $300,000 previously; the company defines that activity as anticipated acquisitions less dispositions.

These are forecasts, not completed results; the company says assumptions may change and offers no assurance that it will achieve them.

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, or exhibit attachments filed with this report.

Key Figures

Third-quarter net income: $19.4 million Nine-month net income: $26.0 million Nareit FFO per diluted share: $0.53 +5 more

8 metrics

Third-quarter net income $19.4 million Three months ended September 30, 2026; $6.0 million in 2025

Nine-month net income $26.0 million Nine months ended September 30, 2026; $108.8 million in 2025

Nareit FFO per diluted share $0.53 Three months ended September 30, 2026; $0.49 in 2025

Core FFO per diluted share $0.50 Three months ended September 30, 2026; $0.47 in 2025

Same Property NOI growth 3.1% Three months ended September 30, 2026, compared with the same period in 2025

Leased occupancy 96.4% As of September 30, 2026

Total liquidity $509.5 million As of September 30, 2026

Quarterly cash distribution $0.25 per share For the quarter ended September 30, 2026; paid October 15, 2026

Key Terms

Nareit FFO, Core FFO, Same Property NOI, Net Debt-to-Adjusted EBITDA, +1 more

5 terms

Nareit FFO financial

"Nareit FFO per diluted share"

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 per diluted share"

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 September 30, 2026"

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 was 5.3x"

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.

Annualized Base Rent financial

"Annualized Base Rent (ABR) per square foot"

Annualized base rent is the total fixed rent a tenant is contractually required to pay over a year, based on the agreed monthly or periodic rate and excluding variable charges like utilities or percentage rent. For investors it acts like a predictable paycheck from a property lease, helping assess steady income, cash flow stability, and the value of real estate holdings much like knowing a subscription’s guaranteed yearly revenue.

Earnings Snapshot

Net income: $19.4 million · Guidance included

Three months ended September 30, 2026

Net income $19.4 million Compared with $6.0 million in 2025

Nareit FFO per diluted share $0.53 Compared with $0.49 in 2025

Core FFO per diluted share $0.50 Compared with $0.47 in 2025

Same Property NOI $50.4 million 3.1% increase compared with the same period in 2025

Guidance

Updated 2026 guidance: net income per diluted share of $0.31–$0.33; Nareit FFO per diluted share of $2.05–$2.07; Core FFO per diluted share of $1.94–$1.96; Same Property NOI growth of 3.75%–4.25%.

FAQ

AI-generated questions and answers. How Rhea-AI works. Not financial advice.

How did IVT perform in the third quarter of 2026?

IVT reported net income of $19.4 million, or $0.25 per diluted share, compared with $6.0 million, or $0.08 per diluted share, in the third quarter of 2025. Nareit FFO was $0.53 per diluted share and Core FFO was $0.50 per diluted share.

What is IVT's updated 2026 guidance?

IVT's current 2026 guidance is $0.31–$0.33 of net income per diluted share, $2.05–$2.07 of Nareit FFO per diluted share, and $1.94–$1.96 of Core FFO per diluted share. The company also projects Same Property NOI growth of 3.75%–4.25%.

What property did IVT acquire in the third quarter of 2026?

On July 1, 2026, IVT 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.

AI-generated analysis. How Rhea-AI works. Not financial advice.

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Available on EDGAR 10/27/2026 - 04:09 PM EDT Accepted by SEC EDGAR 10/27/2026 - 04:08 PM EDT

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

October 27, 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 October 27, 2026, InvenTrust Properties Corp. (the "Company") issued a press release announcing its results for the quarter ended September 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 October 27, 2026, the Company posted on its website, at https://www.inventrustproperties.com/investor-relations/, certain supplemental information for the quarter ended September 30, 2026 (the "Third Quarter Supplemental"). A copy of the Third 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 October 27, 2026 (furnished pursuant to Item 2.02)
99.2						Third 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:

October 27, 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 Third Quarter Results

DOWNERS GROVE, IL – October 27, 2026 – InvenTrust Properties Corp. (“InvenTrust” or the “Company”) (NYSE: IVT) today reported financial and operating results for the quarter ended September 30, 2026. For the three months ended September 30, 2026 and 2025, the Company reported Net Income of $19.4 million, or $0.25 per diluted share, and $6.0 million, or $0.08 per diluted share, respectively. For the nine months ended September 30, 2026 and 2025, the Company reported Net Income of $26.0 million, or $0.33 per diluted share, and $108.8 million, or $1.39 per diluted share, respectively.

Third Quarter 2026 Highlights:

•Nareit FFO of $0.53 per diluted share

•Core FFO of $0.50 per diluted share

•Same Property Net Operating Income (“NOI”) growth of 3.1%

•Leased Occupancy as of September 30, 2026 of 96.4%

•Executed 86 leases totaling approximately 549,000 square feet of GLA, of which 512,000 square feet was executed at a blended comparable lease spread of 14.2%

•Acquired one property, totaling approximately 169,000 square feet, for a purchase price of $34.0 million

“InvenTrust made meaningful progress during the quarter, converting signed leases into rent-paying occupancy and cash flow,” said DJ Busch, President and Chief Executive Officer of InvenTrust. “Our internal growth drivers, together with the earnings contribution from recent acquisitions, helped drive year-to-date Nareit FFO per-share growth of approximately 10%. As we look toward 2027, our signed-but-not-open leases, redevelopment activity and acquisition opportunities provide multiple avenues to grow the business and create long-term shareholder value.”

NET INCOME

•Net Income for the three months ended September 30, 2026 was $19.4 million, or $0.25 per diluted share, compared to $6.0 million, or $0.08 per diluted share, for the same period in 2025.

•Net Income for the nine months ended September 30, 2026 was $26.0 million, or $0.33 per diluted share, compared to $108.8 million, or $1.39 per diluted share, for the same period in 2025.

NAREIT FFO

•Nareit FFO for the three months ended September 30, 2026 was $41.5 million, or $0.53 per diluted share, compared to $38.4 million, or $0.49 per diluted share, for the same period in 2025.

•Nareit FFO for the nine months ended September 30, 2026 was $122.6 million, or $1.56 per diluted share, compared to $111.1 million, or $1.42 per diluted share, for the same period in 2025.


1 Earnings Release - Quarter Ended September 30, 2026

CORE FFO

•Core FFO for the three months ended September 30, 2026 was $39.0 million, or $0.50 per diluted share, compared to $36.7 million, or $0.47 per diluted share, for the same period in 2025.

•Core FFO for the nine months ended September 30, 2026 was $115.9 million, or $1.47 per diluted share, compared to $107.3 million, or $1.37 per diluted share, for the same period in 2025.

SAME PROPERTY NOI

•Same Property NOI for the three months ended September 30, 2026 was $50.4 million, a 3.1% increase, compared to the same period in 2025.

•Same Property NOI for the nine months ended September 30, 2026 was $144.8 million, a 3.4% increase, compared to the same period in 2025.

DIVIDEND

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

PORTFOLIO PERFORMANCE & INVESTMENT ACTIVITY

•As of September 30, 2026, the Company’s Leased Occupancy was 96.4%.

◦Anchor Leased Occupancy was 98.4% and Small Shop Leased Occupancy was 93.2%. Anchor Leased Occupancy increased 30 basis points and Small Shop Leased Occupancy was unchanged on a sequential basis compared to the previous quarter.

◦Leased to Economic Occupancy spread of 110 basis points, which equates to approximately $4.3 million of base rent on an annualized basis.

•Comparable leases signed in the third quarter generated a blended re-leasing spread of 14.2%, including 41.7% on new leases and 10.9% on renewals. Renewal spreads included 6.8% on option exercises and 16.0% on non-option renewals.

•Annualized Base Rent (“ABR”) per square foot (“PSF”) as of September 30, 2026 was $20.97, an increase of 3.4% compared to the same period in 2025. Anchor Tenant ABR PSF was $13.24 and Small Shop Tenant ABR PSF was $34.51 as of September 30, 2026.

•During the third quarter, the Company completed the following acquisition using available liquidity:

◦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.

LIQUIDITY AND CAPITAL STRUCTURE

•InvenTrust had $509.5 million of total liquidity as of September 30, 2026, comprised of $29.5 million of cash and cash equivalents and $480.0 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 September 30, 2026 was 4.70% and the weighted average remaining term was 4.1 years.


2 Earnings Release - Quarter Ended September 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	$0.31	—	$0.33	$0.12	—	$0.18
Nareit FFO per diluted share	$2.05	—	$2.07	$2.01	—	$2.07
Core FFO per diluted share (3)	$1.94	—	$1.96	$1.92	—	$1.96
Same Property NOI (“SPNOI”) Growth	3.75%	—	4.25%	3.25%	—	4.25%
General and administrative	$35,750	—	$36,750	$35,750	—	$36,750
Interest expense, net (4)	$44,000	—	$44,500	~ $45,000
Net investment activity (5)	$190,000	—	$255,000	~ $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	$	0.31	$	0.33
Depreciation and amortization of real estate assets	1.96		1.96

Gain on sale of investment properties	(0.22)		(0.22)
Nareit FFO per diluted share	2.05		2.07
Amortization of market-lease intangibles and inducements, net	(0.09)		(0.09)
Straight-line rent adjustments, net	(0.07)		(0.07)
Amortization of debt discounts and financing costs	0.05		0.05
Depreciation and amortization of corporate assets	0.01		0.01
Non-operating income and expense, net	(0.01)		(0.01)
Core FFO per diluted share	$	1.94	$	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: Wednesday, October 28, 2026

Time: 10:00 a.m. ET

Dial-in: (833) 461-5787 / Access Code 407-103-358

Webcast & Replay Link: https://events.q4inc.com/attendee/407103358

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


3 Earnings Release - Quarter Ended September 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.


4 Earnings Release - Quarter Ended September 30, 2026


			Financial Statements

Condensed Consolidated Balance Sheets

In thousands, except share amounts


	As of September 30		As of December 31
	2026		2025
Assets	(unaudited)
Investment properties
Land	$	747,227	$	702,147
Building and other improvements	2,478,598		2,295,852
Construction in progress	14,976		7,473
Total	3,240,801		3,005,472
Less accumulated depreciation	(577,960)		(525,830)
Net investment properties	2,662,841		2,479,642
Cash, cash equivalents, and restricted cash	36,704		40,518
Intangible assets, net	211,585		193,963
Accounts and rents receivable	44,784		37,471
Deferred costs and other assets, net	53,466		37,053
Total assets	$	3,009,380	$	2,788,647

Liabilities
Debt, net	$	1,040,203	$	825,881
Accounts payable and accrued expenses	60,897		48,291
Distributions payable	19,494		18,450
Intangible liabilities, net	77,396		68,475
Other liabilities	31,890		33,288
Total liabilities	1,229,880		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, 77,978,431 shares issued and outstanding as of September 30, 2026 and 77,691,533 shares issued and outstanding as of December 31, 2025	78		78
Additional paid-in capital	5,738,889		5,736,652
Distributions in excess of accumulated net income	(3,979,733)		(3,947,229)
Accumulated comprehensive income	20,266		4,761
Total stockholders' equity	1,779,500		1,794,262
Total liabilities and stockholders' equity	$	3,009,380	$	2,788,647


5 Earnings Release - Quarter Ended September 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 September 30				Nine months ended September 30
	2026		2025		2026		2025
Income
Lease income, net	$	86,631	$	74,019	$	251,084	$	220,538
Other property income	486		447		1,444		1,250
Total income	87,117		74,466		252,528		221,788

Operating expenses
Depreciation and amortization	39,731		32,734		114,776		94,086
Property operating	13,202		11,054		37,876		33,277
Real estate taxes	10,369		9,047		30,178		28,597
General and administrative	8,557		8,316		26,818		25,569
Total operating expenses	71,859		61,151		209,648		181,529

Other (expense) income
Interest expense, net	(13,210)		(8,969)		(34,623)		(25,637)


Gain on sale of investment properties	17,379		52		17,379		90,961
Other income and expense, net	(14)		1,628		330		3,177
Total other (expense) income, net	4,155		(7,289)		(16,914)		68,501

Net income	$	19,413	$	6,026	$	25,966	$	108,760

Weighted-average common shares outstanding - basic	77,975,439		77,615,993		77,954,965		77,590,691
Weighted-average common shares outstanding - diluted	78,726,151		78,498,873		78,632,013		78,317,551

Net income per common share - basic	$	0.25	$	0.08	$	0.33	$	1.40
Net income per common share - diluted	$	0.25	$	0.08	$	0.33	$	1.39

Comprehensive income
Net income	$	19,413	$	6,026	$	25,966	$	108,760
Unrealized gain (loss) on derivatives, net	18,932		(1,008)		20,287		(2,637)
Reclassification to net income	(7,994)		(2,316)		(4,782)		(6,851)
Comprehensive income	$	30,351	$	2,702	$	41,471	$	99,272


6 Earnings Release - Quarter Ended September 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 September 30				Nine months ended September 30
	2026		2025		2026		2025
Income
Minimum base rent	$	46,411	$	45,169	$	132,829	$	129,144
Real estate tax recoveries	8,569		8,125		24,512		24,395
Common area maintenance, insurance, and other recoveries	9,198		8,822		26,116		25,337
Ground rent income	4,852		4,741		14,500		14,167
Short-term and other lease income	993		849		3,106		2,714
Provision for estimated credit losses	(163)		(137)		(562)		(271)
Other property income	429		409		1,267		1,148
Total income	70,289		67,978		201,768		196,634

Operating Expenses
Property operating	10,712		10,458		30,527		30,140
Real estate taxes	9,214		8,657		26,414		26,365
Total operating expenses	19,926		19,115		56,941		56,505

Same Property NOI	$	50,363	$	48,863	$	144,827	$	140,129

Net Income to Same Property NOI

The following table reconciles Net Income to Same Property NOI:


	Three months ended September 30				Nine months ended September 30
	2026		2025		2026		2025
Net income	$	19,413	$	6,026	$	25,966	$	108,760
Adjustments to reconcile to non-GAAP measures:
Other income and expense, net	14		(1,628)		(330)		(3,177)
Interest expense, net	13,210		8,969		34,623		25,637

Gain on sale of investment properties	(17,379)		(52)		(17,379)		(90,961)

Depreciation and amortization	39,731		32,734		114,776		94,086
General and administrative	8,557		8,316		26,818		25,569
Adjustments to NOI (a)	(3,727)		(2,453)		(10,691)		(6,233)
NOI	59,819		51,912		173,783		153,681
NOI from other investment properties	(9,456)		(3,049)		(28,956)		(13,552)
Same Property NOI	$	50,363	$	48,863	$	144,827	$	140,129

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


7 Earnings Release - Quarter Ended September 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 September 30				Nine months ended September 30
	2026		2025		2026		2025
Net income	$	19,413	$	6,026	$	25,966	$	108,760
Depreciation and amortization of real estate assets	39,466		32,446		113,972		93,263

Gain on sale of investment properties	(17,379)		(52)		(17,379)		(90,961)
Nareit FFO Applicable to Common Shares and Dilutive Securities	41,500		38,420		122,559		111,062
Amortization of market-lease intangibles and inducements, net	(2,063)		(1,186)		(6,014)		(3,170)
Straight-line rent adjustments, net	(1,622)		(1,121)		(3,802)		(2,859)
Amortization of debt discounts and financing costs	923		736		2,632		2,076
Accretion of finance lease liability	51		49		153		60
Depreciation and amortization of corporate assets	265		288		804		823
Non-operating income and expense, net (a)	(54)		(484)		(470)		(725)
Core FFO Applicable to Common Shares and Dilutive Securities	$	39,000	$	36,702	$	115,862	$	107,267

Weighted average common shares outstanding - basic	77,975,439		77,615,993		77,954,965		77,590,691
Dilutive effect of unvested restricted shares (b)	750,712		882,880		677,048		726,860
Weighted average common shares outstanding - diluted	78,726,151		78,498,873		78,632,013		78,317,551

Net income per diluted share	$	0.25	$	0.08	$	0.33	$	1.39
Nareit FFO per diluted share	$	0.53	$	0.49	$	1.56	$	1.42
Core FFO per diluted share	$	0.50	$	0.47	$	1.47	$	1.37

(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 measures, 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 September 30				Nine months ended September 30
	2026		2025		2026		2025
Net income	$	19,413	$	6,026	$	25,966	$	108,760
Interest expense, net	13,210		8,969		34,623		25,637
Income tax expense	149		144		440		420
Depreciation and amortization	39,731		32,734		114,776		94,086
EBITDA	72,503		47,873		175,805		228,903

Gain on sale of investment properties	(17,379)		(52)		(17,379)		(90,961)
Amortization of market-lease intangibles and inducements, net	(2,063)		(1,186)		(6,014)		(3,170)
Straight-line rent adjustments, net	(1,622)		(1,121)		(3,802)		(2,859)

Non-operating income and expense, net (a)	(54)		(484)		(470)		(725)
Adjusted EBITDA	$	51,385	$	45,030	$	148,140	$	131,188

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


8 Earnings Release - Quarter Ended September 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 September 30		As of December 31
	2026		2025
Net Debt
Outstanding Debt, net	$	1,040,203	$	825,881
Less: Cash and cash equivalents	(29,526)		(34,973)
Net Debt	$	1,010,677	$	790,908

Trailing 12 Months, Net Debt-to-Adjusted EBITDA
Net Debt	$	1,010,677	$	790,908
Adjusted EBITDA	192,153		175,201
Net Debt-to-Adjusted EBITDA	5.3x		4.5x

Current Quarter Annualized, Net Debt-to-Adjusted EBITDA
Net Debt	$	1,010,677	$	790,908
Adjusted EBITDA	205,540		176,052
Net Debt-to-Adjusted EBITDA	4.9x		4.5x


9 Earnings Release - Quarter Ended September 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 September 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.


10 Earnings Release - Quarter Ended September 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, Dispositions, Capital Investments, and Leasing Costs						16

Investment Summary
Development Pipeline						17
Property Summary						18

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

CONTACT:

Dan Lombardo

Vice President of Investor Relations

630-570-0605

dan.lombardo@inventrustproperties.com

InvenTrust Properties Corp. Reports 2026 Third Quarter Results

Third Quarter 2026 Highlights:

•Nareit FFO of $0.53 per diluted share

•Core FFO of $0.50 per diluted share

•Same Property Net Operating Income (“NOI”) growth of 3.1%

•Leased Occupancy as of September 30, 2026 of 96.4%

•Executed 86 leases totaling approximately 549,000 square feet of GLA, of which 512,000 square feet was executed at a blended comparable lease spread of 14.2%

•Acquired one property, totaling approximately 169,000 square feet, for a purchase price of $34.0 million

NET INCOME

•Net Income for the three months ended September 30, 2026 was $19.4 million, or $0.25 per diluted share, compared to $6.0 million, or $0.08 per diluted share, for the same period in 2025.

•Net Income for the nine months ended September 30, 2026 was $26.0 million, or $0.33 per diluted share, compared to $108.8 million, or $1.39 per diluted share, for the same period in 2025.

NAREIT FFO

•Nareit FFO for the three months ended September 30, 2026 was $41.5 million, or $0.53 per diluted share, compared to $38.4 million, or $0.49 per diluted share, for the same period in 2025.

•Nareit FFO for the nine months ended September 30, 2026 was $122.6 million, or $1.56 per diluted share, compared to $111.1 million, or $1.42 per diluted share, for the same period in 2025.


iii			Supplemental - Quarter Ended September 30, 2026

CORE FFO

•Core FFO for the three months ended September 30, 2026 was $39.0 million, or $0.50 per diluted share, compared to $36.7 million, or $0.47 per diluted share, for the same period in 2025.

•Core FFO for the nine months ended September 30, 2026 was $115.9 million, or $1.47 per diluted share, compared to $107.3 million, or $1.37 per diluted share, for the same period in 2025.

SAME PROPERTY NOI

•Same Property NOI for the three months ended September 30, 2026 was $50.4 million, a 3.1% increase, compared to the same period in 2025.

•Same Property NOI for the nine months ended September 30, 2026 was $144.8 million, a 3.4% increase, compared to the same period in 2025.

DIVIDEND

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

PORTFOLIO PERFORMANCE & INVESTMENT ACTIVITY

•As of September 30, 2026, the Company’s Leased Occupancy was 96.4%.

◦Leased to Economic Occupancy spread of 110 basis points, which equates to approximately $4.3 million of base rent on an annualized basis.

•During the third quarter, the Company completed the following acquisition using available liquidity:

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 September 30, 2026 was 4.70% and the weighted average remaining term was 4.1 years.


iv			Supplemental - Quarter Ended September 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	$0.31	—	$0.33	$0.12	—	$0.18
Nareit FFO per diluted share	$2.05	—	$2.07	$2.01	—	$2.07
Core FFO per diluted share (3)	$1.94	—	$1.96	$1.92	—	$1.96
Same Property NOI (“SPNOI”) Growth	3.75%	—	4.25%	3.25%	—	4.25%
General and administrative	$35,750	—	$36,750	$35,750	—	$36,750
Interest expense, net (4)	$44,000	—	$44,500	~ $45,000
Net investment activity (5)	$190,000	—	$255,000	~ $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	$	0.31	$	0.33
Depreciation and amortization of real estate assets	1.96		1.96

Gain on sale of investment properties	(0.22)		(0.22)
Nareit FFO per diluted share	2.05		2.07
Amortization of market-lease intangibles and inducements, net	(0.09)		(0.09)
Straight-line rent adjustments, net	(0.07)		(0.07)
Amortization of debt discounts and financing costs	0.05		0.05
Depreciation and amortization of corporate assets	0.01		0.01
Non-operating income and expense, net	(0.01)		(0.01)
Core FFO per diluted share	$	1.94	$	1.96


v			Supplemental - Quarter Ended September 30, 2026


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


	Three months ended September 30				Nine months ended September 30
	2026		2025		2026		2025
Financial Results

Net income	$	19,413	$	6,026	$	25,966	$	108,760
Net income per common share - basic	0.25		0.08		0.33		1.40
Net income per common share - diluted	0.25		0.08		0.33		1.39

Same Property NOI (page 6)	50,363		48,863		144,827		140,129
Same Property NOI growth	3.1%				3.4%

Nareit FFO (page 7)	41,500		38,420		122,559		111,062
Nareit FFO per diluted share	0.53		0.49		1.56		1.42

Core FFO (page 7)	39,000		36,702		115,862		107,267
Core FFO per diluted share	0.50		0.47		1.47		1.37

Adjusted EBITDA (page 7)	51,385		45,030		148,140		131,188

Distributions declared per common share	0.25		0.24		0.75		0.71


Aggregate distributions declared (as a % of Core FFO)	50.0	%	50.3	%	50.5	%	51.6	%


	As of September 30, 2026		As of December 31, 2025		As of December 31, 2024
Capital Information
Shares outstanding	77,978,431		77,691,533		77,450,794
Net Debt	$	1,010,677	$	790,908	$	653,020

Debt Metrics (trailing 12 months)
Adjusted EBITDA	$	192,153	$	175,201	$	158,009
Net Debt-to-Adjusted EBITDA	5.3x		4.5x		4.1x
Fixed charge coverage	4.7x		5.4x		4.5x
Net debt to real estate assets, excl property acc depr.	31.2%		26.3%		23.0%
Net debt to total assets, excl property acc depr.	28.2%		23.9%		20.7%

Debt Metrics (current quarter annualized)
Adjusted EBITDA	$	205,540	$	176,052	$	165,528
Net Debt-to-Adjusted EBITDA	4.9x		4.5x		3.9x


Distributions Paid Per Share		Liquidity and Credit Facility
Q3 2026	$0.2500	Cash and cash equivalents	$	29,526
Q2 2026	$0.2500	Available under revolving credit facility	480,000
Q1 2026	$0.2377	Total	$	509,526
Q4 2025	$0.2377


	Same Property				Same Property				Total
	Three months ended September 30				Nine months ended September 30				Nine months ended September 30
	2026		2025		2026		2025		2026		2025
Portfolio Metrics
No. of properties	66		66		62		62		78		71
GLA (square feet)	10,426		10,411		10,096		10,081		12,301		11,347
Economic Occupancy	95.0	%	95.4	%	94.9	%	95.4	%	95.3	%	95.6	%
Leased Occupancy	96.1	%	97.1	%	96.1	%	97.1	%	96.4	%	97.2	%
ABR PSF	$20.84		$20.33		$20.77		$20.28		$20.97		$20.28


1			Supplemental - Quarter Ended September 30, 2026


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


	As of
	September 30, 2026		December 31, 2025
Assets	(unaudited)
Investment properties
Land	$	747,227	$	702,147
Building and other improvements	2,478,598		2,295,852
Construction in progress	14,976		7,473
Total	3,240,801		3,005,472
Less accumulated depreciation	(577,960)		(525,830)
Net investment properties	2,662,841		2,479,642
Cash, cash equivalents, and restricted cash	36,704		40,518
Intangible assets, net	211,585		193,963
Accounts and rents receivable	44,784		37,471
Deferred costs and other assets, net	53,466		37,053
Total assets	$	3,009,380	$	2,788,647

Liabilities
Debt, net	$	1,040,203	$	825,881
Accounts payable and accrued expenses	60,897		48,291
Distributions payable	19,494		18,450
Intangible liabilities, net	77,396		68,475
Other liabilities	31,890		33,288
Total liabilities	1,229,880		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, 77,978,431 shares issued and outstanding as of September 30, 2026 and 77,691,533 shares issued and outstanding as of December 31, 2025	78		78
Additional paid-in capital	5,738,889		5,736,652
Distributions in excess of accumulated net income	(3,979,733)		(3,947,229)
Accumulated comprehensive income	20,266		4,761
Total stockholders' equity	1,779,500		1,794,262
Total liabilities and stockholders' equity	$	3,009,380	$	2,788,647


2			Supplemental - Quarter Ended September 30, 2026


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


	Three months ended September 30				Nine months ended September 30
	2026		2025		2026		2025
Income
Lease income, net	$	86,631	$	74,019	$	251,084	$	220,538
Other property income	486		447		1,444		1,250
Total income	87,117		74,466		252,528		221,788

Operating expenses
Depreciation and amortization	39,731		32,734		114,776		94,086
Property operating	13,202		11,054		37,876		33,277
Real estate taxes	10,369		9,047		30,178		28,597
General and administrative	8,557		8,316		26,818		25,569
Total operating expenses	71,859		61,151		209,648		181,529

Other (expense) income
Interest expense, net	(13,210)		(8,969)		(34,623)		(25,637)


Gain on sale of investment properties	17,379		52		17,379		90,961
Other income and expense, net	(14)		1,628		330		3,177
Total other (expense) income, net	4,155		(7,289)		(16,914)		68,501

Net income	$	19,413	$	6,026	$	25,966	$	108,760

Weighted-average common shares outstanding - basic	77,975,439		77,615,993		77,954,965		77,590,691
Weighted-average common shares outstanding - diluted	78,726,151		78,498,873		78,632,013		78,317,551

Net income per common share - basic	$	0.25	$	0.08	$	0.33	$	1.40
Net income per common share - diluted	$	0.25	$	0.08	$	0.33	$	1.39

Comprehensive income
Net income	$	19,413	$	6,026	$	25,966	$	108,760
Unrealized gain (loss) on derivatives, net	18,932		(1,008)		20,287		(2,637)
Reclassification to net income	(7,994)		(2,316)		(4,782)		(6,851)
Comprehensive income	$	30,351	$	2,702	$	41,471	$	99,272


3			Supplemental - Quarter Ended September 30, 2026


			Condensed Consolidated Supplemental Details of Assets and Liabilities
			In thousands


	As of
	September 30, 2026		December 31, 2025

Cash, cash equivalents, and restricted cash
Cash and cash equivalents	$	29,526	$	34,973
Restricted cash	7,178		5,545
Total	$	36,704	$	40,518

Accounts and rents receivable
Base rent, recoveries, and other receivables	$	13,535	$	9,624
Straight-line rent receivables	31,249		27,847
Total	$	44,784	$	37,471

Deferred costs and other assets, net
Derivative assets	$	20,266	$	5,196
Deferred leasing costs, net	17,437		16,240
Deferred costs, net	5,044		4,995
Other assets	4,539		4,741
Financing costs, net	3,285		4,342
Prepaid insurance premiums	1,593		—
Operating lease right of use assets, net	1,302		1,539
Total	$	53,466	$	37,053

Other liabilities
Unearned lease income	$	9,706	$	10,207
Security deposits	8,967		8,661
Deferred revenues	7,085		7,574
Other liabilities	4,318		4,282
Operating lease liabilities	1,814		2,129
Derivative liabilities	—		435
Total	$	31,890	$	33,288


4			Supplemental - Quarter Ended September 30, 2026


			Condensed Consolidated Supplemental Details of Operations
			In thousands


		Three months ended September 30				Nine months ended September 30
		2026		2025		2026		2025
Income
*	Minimum base rent	$	55,480	$	47,632	$	160,396	$	141,856
*	Real estate tax recoveries	9,624		8,516		28,015		26,509
*	Common area maintenance, insurance, and other recoveries	10,995		9,228		31,767		27,737
*	Ground rent income	5,968		5,449		17,628		15,527
	Amortization of market-lease intangibles and inducements, net	2,063		1,186		6,014		3,170
*	Short-term and other lease income	1,082		859		3,339		3,084
	Termination fee income	42		146		875		204
	Straight-line rent adjustments, net	1,622		1,121		3,802		2,859
*	Provision for estimated credit losses	(245)		(118)		(752)		(408)
	Lease income, net	86,631		74,019		251,084		220,538

*	Other property income	486		447		1,444		1,250

	Total income	$	87,117	$	74,466	$	252,528	$	221,788

Operating expenses
	Depreciation and amortization	$	39,731	$	32,734	$	114,776	$	94,086

*	Repairs and maintenance	4,810		3,719		13,877		10,927
*	Payroll, benefits, and office	2,634		2,532		8,114		7,897
*	Utilities and waste removal	3,251		2,703		8,795		7,692
*	Property insurance	1,338		1,266		3,889		4,182
*	Security, legal, and other	1,169		834		3,201		2,579

	Property operating expenses	13,202		11,054		37,876		33,277



*	Real estate taxes	10,369		9,047		30,178		28,597

	General and administrative	6,404		6,278		20,454		19,380
	Stock-based compensation costs	2,836		2,711		8,449		8,195
	Capitalized direct development compensation costs	(683)		(673)		(2,085)		(2,006)
	General and administrative expense	8,557		8,316		26,818		25,569

	Total operating expenses	$	71,859	$	61,151	$	209,648	$	181,529



Interest expense, net
	Term loans, including impact of derivatives	$	3,370	$	3,370	$	9,832	$	10,083
	Senior notes	6,643		3,202		13,045		9,604
	Mortgages payable	1,258		1,062		3,772		2,913
	Revolving credit facility, including facility fees	897		477		5,063		958
	Capitalized interest	(69)		(65)		(286)		(227)
	Interest on finance lease liability	137		138		412		170
	Accretion of finance lease liability	51		49		153		60
	Amortization of debt discounts and financing costs	923		736		2,632		2,076
	Total interest expense, net	$	13,210	$	8,969	$	34,623	$	25,637

Gain on sale of investment properties		$	17,379	$	52	$	17,379	$	90,961

Other income and expense, net
	Interest on cash and cash equivalents	$	81	$	1,288	$	300	$	2,872
	Income tax expense	(149)		(144)		(440)		(420)
	Miscellaneous and settlement income	54		484		470		725
	Total other income and expense, net	$	(14)	$	1,628	$	330	$	3,177

* Component of Net Operating Income


5			Supplemental - Quarter Ended September 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 September 30				Nine months ended September 30
	2026		2025		2026		2025
Income
Minimum base rent	$	46,411	$	45,169	$	132,829	$	129,144
Real estate tax recoveries	8,569		8,125		24,512		24,395
Common area maintenance, insurance, and other recoveries	9,198		8,822		26,116		25,337
Ground rent income	4,852		4,741		14,500		14,167
Short-term and other lease income	993		849		3,106		2,714
Provision for estimated credit losses	(163)		(137)		(562)		(271)
Other property income	429		409		1,267		1,148
Total income	70,289		67,978		201,768		196,634

Operating Expenses
Property operating	10,712		10,458		30,527		30,140
Real estate taxes	9,214		8,657		26,414		26,365
Total operating expenses	19,926		19,115		56,941		56,505

Same Property NOI	$	50,363	$	48,863	$	144,827	$	140,129


Same Property NOI Growth	3.1	%	3.4	%

Same Property Count	66		62

Net Income to Same Property NOI

The following table reconciles Net Income to Same Property NOI:


	Three months ended September 30				Nine months ended September 30
	2026		2025		2026		2025
Net income	$	19,413	$	6,026	$	25,966	$	108,760
Adjustments to reconcile to non-GAAP measures:
Other income and expense, net	14		(1,628)		(330)		(3,177)
Interest expense, net	13,210		8,969		34,623		25,637

Gain on sale of investment properties	(17,379)		(52)		(17,379)		(90,961)

Depreciation and amortization	39,731		32,734		114,776		94,086
General and administrative	8,557		8,316		26,818		25,569
Adjustments to NOI (a)	(3,727)		(2,453)		(10,691)		(6,233)
NOI	59,819		51,912		173,783		153,681
NOI from other investment properties	(9,456)		(3,049)		(28,956)		(13,552)
Same Property NOI	$	50,363	$	48,863	$	144,827	$	140,129

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


6			Supplemental - Quarter Ended September 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 September 30				Nine months ended September 30
	2026		2025		2026		2025
Net income	$	19,413	$	6,026	$	25,966	$	108,760
Depreciation and amortization of real estate assets	39,466		32,446		113,972		93,263

Gain on sale of investment properties	(17,379)		(52)		(17,379)		(90,961)
Nareit FFO Applicable to Common Shares and Dilutive Securities	41,500		38,420		122,559		111,062
Amortization of market-lease intangibles and inducements, net	(2,063)		(1,186)		(6,014)		(3,170)
Straight-line rent adjustments, net	(1,622)		(1,121)		(3,802)		(2,859)
Amortization of debt discounts and financing costs	923		736		2,632		2,076
Accretion of finance lease liability	51		49		153		60
Depreciation and amortization of corporate assets	265		288		804		823
Non-operating income and expense, net (a)	(54)		(484)		(470)		(725)
Core FFO Applicable to Common Shares and Dilutive Securities	$	39,000	$	36,702	$	115,862	$	107,267

Weighted average common shares outstanding - basic	77,975,439		77,615,993		77,954,965		77,590,691
Dilutive effect of unvested restricted shares (b)	750,712		882,880		677,048		726,860
Weighted average common shares outstanding - diluted	78,726,151		78,498,873		78,632,013		78,317,551

Net income per diluted share	$	0.25	$	0.08	$	0.33	$	1.39
Nareit FFO per diluted share	$	0.53	$	0.49	$	1.56	$	1.42
Core FFO per diluted share	$	0.50	$	0.47	$	1.47	$	1.37

(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 measures, 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 September 30				Nine months ended September 30
	2026		2025		2026		2025
Net income	$	19,413	$	6,026	$	25,966	$	108,760
Interest expense, net	13,210		8,969		34,623		25,637
Income tax expense	149		144		440		420
Depreciation and amortization	39,731		32,734		114,776		94,086
EBITDA	72,503		47,873		175,805		228,903

Gain on sale of investment properties	(17,379)		(52)		(17,379)		(90,961)
Amortization of market-lease intangibles and inducements, net	(2,063)		(1,186)		(6,014)		(3,170)
Straight-line rent adjustments, net	(1,622)		(1,121)		(3,802)		(2,859)

Non-operating income and expense, net (a)	(54)		(484)		(470)		(725)
Adjusted EBITDA	$	51,385	$	45,030	$	148,140	$	131,188

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


7			Supplemental - Quarter Ended September 30, 2026


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

Debt Allocation


	Balance as of September 30, 2026		Weighted Average Interest Rate	Weighted Average Years to Maturity
Fixed rate secured debt	$	117,029	4.28%	2.2
Fixed rate unsecured debt	900,000		4.75%	4.4
Variable rate revolving credit facility	20,000		4.96%	2.3
Total secured and unsecured debt	1,037,029		4.70%	4.1
Finance lease liability	11,235
Debt discounts and financing costs, net	(8,061)
Total Debt, net	$	1,040,203

Debt Payments and Maturities by Year


Maturity Year	Mortgage Payments		Mortgage Maturities		Term Loan & Senior Notes		Revolving Credit Facility		Total
Remaining 2026	$	197	$	—	$	—	$	—	$	197
2027	810		26,000		—		—		26,810
2028	495		21,321		—		—		21,816
2029	449		61,750		200,000		20,000		282,199
2030	154		5,853		200,000		—		206,007
Thereafter	—		—		500,000		—		500,000
Total	2,105		114,924		900,000		20,000		1,037,029
Finance lease liability									11,235
Debt discounts and financing costs, net									(8,061)
Total									$	1,040,203

Debt Covenants


		For the quarter ended
Description	Unsecured Debt Covenants	Q3 2026	Q2 2026	Q1 2026	Q4 2025
Leverage Ratio	< 60.0%	28.0%	29.2%	26.8%	24.2%
Fixed Charge Coverage Ratio	> 1.50	4.6	5.0	5.1	5.2
Maximum Secured Recourse Debt	< 10% of Total Asset Value	—%	—%	—%	—%
Unsecured Interest Coverage Ratio	> 1.75	5.2	6.0	6.6	6.9
Unsecured Leverage Ratio	< 60%	27.2%	28.9%	25.8%	23.0%

Financial Leverage Ratios

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


	As of September 30		As of December 31
	2026		2025
Net Debt:
Outstanding Debt, net	$	1,040,203	$	825,881
Less: Cash and cash equivalents	(29,526)		(34,973)
Net Debt	$	1,010,677	$	790,908

Trailing 12 Months, Net Debt-to-Adjusted EBITDA
Net Debt	$	1,010,677	$	790,908
Adjusted EBITDA	192,153		175,201
Net Debt-to-Adjusted EBITDA	5.3x		4.5x

Current Quarter Annualized, Net Debt-to-Adjusted EBITDA
Net Debt	$	1,010,677	$	790,908
Adjusted EBITDA	205,540		176,052
Net Debt-to-Adjusted EBITDA	4.9x		4.5x


8			Supplemental - Quarter Ended September 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%

21,879

Daniels Marketplace

Jul-29

4.34%

30,250

Shops at Arbor Trails

Dec-29

4.12%

31,500

Plaza Escondida

May-30

4.24%

7,400

Total

117,029

Term Loan

$200.0 million 5 years

Aug-30

4.50% (a)

100,000

$200.0 million 5 years

Aug-30

4.50% (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)

20,000

Total secured and unsecured debt

4.70%

1,037,029

Finance Lease Liability

West Ashley Station Ground Lease

Jan-92

11,235

Total Debt

1,048,264

(a)On September 22, 2026, the Company elected Daily Simple SOFR in place of 1-Month Term SOFR for its $200 million term loan maturing August 26, 2030. Concurrently, existing swaps expired and its $200 million notional forward-starting Daily Simple SOFR swaps became effective, fixing the interest rate.

(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 September 30, 2026, 1-Month Term SOFR was 3.91%. An additional annual facility fee of 0.15% applies to entire revolving credit facility capacity.


9			Supplemental - Quarter Ended September 30, 2026


			Interest Rate Swaps
			Unaudited, Dollars in thousands

Interest Rate Swaps

As of September 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

5.5 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

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

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

As of September 30, 2026, the Company is party to two 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

5.5 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

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


10			Supplemental - Quarter Ended September 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	%	$	34,964	$	17.56	14.3	%	2,092	17.0	%
Atlanta, GA	10	98.0	%	22,906		22.03		9.4	%	1,076	8.7	%
Miami-Fort Lauderdale-Miami Beach, FL	3	98.0	%	20,930		24.98		8.5	%	859	7.0	%
Houston-Sugar Land-Baytown, TX	5	95.0	%	19,954		17.17		8.1	%	1,234	10.0	%
Dallas-Fort Worth-Arlington, TX	7	96.9	%	19,351		21.29		7.9	%	941	7.6	%
Charlotte-Gastonia-Concord, NC	7	97.4	%	17,725		23.60		7.2	%	781	6.3	%
Raleigh-Cary-Durham, NC	5	97.1	%	13,758		20.96		5.6	%	688	5.6	%
Richmond, VA	3	97.5	%	12,627		17.62		5.2	%	774	6.3	%
Charleston-Berkeley-Dorchester, SC	4	98.5	%	10,484		27.67		4.3	%	388	3.2	%
Tampa-St. Petersburg, FL	3	86.4	%	10,465		16.33		4.3	%	744	6.0	%
Orlando-Kissimmee, FL	4	95.6	%	10,269		26.58		4.2	%	417	3.4	%
San Antonio, TX	3	94.9	%	9,618		28.90		3.9	%	353	2.9	%
Cape Coral-Fort Myers, FL	3	98.2	%	8,225		22.02		3.4	%	380	3.1	%
Phoenix, AZ	4	98.5	%	7,674		26.48		3.1	%	294	2.4	%
Washington D.C., MD	2	93.0	%	6,404		38.00		2.6	%	181	1.5	%
Nashville, TN	1	97.3	%	5,922		18.79		2.4	%	324	2.6	%
Knoxville, TN	1	98.6	%	3,450		21.63		1.4	%	162	1.3	%
Asheville, NC	1	94.1	%	2,446		20.44		1.0	%	130	1.1	%
Greensboro-High Point, NC	1	100	%	2,399		14.20		1.0	%	169	1.4	%
Savannah, GA	1	99.2	%	2,093		19.90		0.9	%	106	0.9	%
Los Angeles, CA	1	79.5	%	1,766		19.87		0.7	%	117	1.0	%
Tucson, AZ	1	97.4	%	1,532		17.26		0.6	%	91	0.7	%
Total	78	96.4	%	$	244,962	$	20.97	100	%	12,301	100	%

Market	No. of Properties	Leased Occupancy		ABR		ABR PSF		ABR as % of Total		GLA	GLA as % of Total
Texas	23	96.7	%	$	83,887	$	19.09	34.2	%	4,620	37.5	%
Florida	13	94.0	%	49,889		22.29		20.4	%	2,400	19.5	%
North Carolina	14	97.3	%	36,328		21.42		14.8	%	1,768	14.4	%
Georgia	11	98.1	%	24,999		21.84		10.3	%	1,182	9.6	%
Virginia	3	97.5	%	12,627		17.62		5.2	%	774	6.3	%
South Carolina	4	98.5	%	10,484		27.67		4.3	%	388	3.2	%
Tennessee	2	97.7	%	9,372		19.75		3.8	%	486	3.9	%
Arizona	5	98.2	%	9,206		24.32		3.7	%	385	3.1	%
Maryland	2	93.0	%	6,404		38.00		2.6	%	181	1.5	%
California	1	79.5	%	1,766		19.87		0.7	%	117	1.0	%
Total	78	96.4	%	$	244,962	$	20.97	100	%	12,301	100	%


Tenant type	Economic Occupancy		Leased Occupancy		ABR		ABR PSF		GLA
20,000 SF+ (a)	98.6	%	99.1	%	$	75,735	$	11.99	6,448
10,000 - 19,999 SF (a)	94.5	%	94.5	%	22,730		20.28		1,185
5,000 - 9,999 SF (b)	90.5	%	94.1	%	25,915		28.16		1,017
1 - 4,999 SF (b)	91.1	%	92.9	%	120,582		36.27		3,651
Total	95.3	%	96.4	%	$	244,962	$	20.97	12,301

Anchor Tenants (a)	98.0	%	98.4	%	$	98,465	$	13.24	7,633
Small Shop Tenants (b)	91.0	%	93.2	%	$	146,497	$	34.51	4,668

(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 September 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 GLA
1	Kroger	Kroger 6 / Harris Teeter 5	BBB	11	$	7,555	3.1	%	720	5.9	%
2	Publix Super Markets, Inc.	Publix 13 / Publix Liquor 3	N/A	16	7,382		3.0	%	629	5.1	%
3	TJX Companies	Marshalls 10 / HomeGoods 6 / TJ Maxx 3 / Homesense 1	A	20	6,778		2.8	%	554	4.5	%
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	2.9	%
6	H-E-B	H-E-B 4 / H-E-B Staff Office 1	N/A	5	4,385		1.8	%	479	3.9	%
7	Trader Joe's		N/A	8	3,216		1.3	%	103	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	Wegmans		N/A	2	2,603		1.1	%	242	2.0	%
13	BC Partners	PetSmart 7	B+	7	2,521		1.0	%	145	1.2	%
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	EOS Fitness		N/A	3	1,885		0.8	%	102	0.8	%
17	Kingswood Capital Management	World Market 7	N/A	7	1,853		0.8	%	128	1.0	%
18	Petco Health and Wellness Company, Inc.		B	7	1,807		0.7	%	93	0.8	%
19	Costco Wholesale		AA	2	1,735		0.7	%	298	2.4	%
20	Bank of America		A-	6	1,735		0.7	%	34	0.3	%
21	Burlington		BB+	4	1,724		0.7	%	127	1.0	%
22	Crunch Fitness		N/A	5	1,666		0.7	%	206	1.7	%
23	Lowes Foods	Lowes Foods 2 / Lowes Fuel 1	N/A	3	1,665		0.7	%	106	0.9	%
24	The Gap, Inc.	Old Navy 6	BB+	6	1,641		0.7	%	93	0.8	%
25	Five Below, Inc.		N/A	8	1,555		0.6	%	74	0.6	%
	Totals			172	$	77,199	31.7	%	5,833	47.4	%

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

Tenant Merchandise Mix


Tenant Category	ABR		% of Total ABR
Grocery / Drug	$	42,614	17.4	%
Quick Service Restaurants	28,913		11.8	%
Personal Health and Beauty Services	26,525		10.8	%
Medical	23,769		9.7	%
Full Service Restaurants	22,228		9.1	%
Off Price	15,439		6.3	%
Apparel / Accessories	14,185		5.8	%
Fitness	11,668		4.8	%
Banks	9,622		3.9	%
Hobby / Sports	9,200		3.8	%
Pets	9,080		3.7	%
Other	6,741		2.7	%
Office / Communications	6,499		2.7	%
Home	5,814		2.4	%
Other Essential Retail / Services	4,816		2.0	%
Office (Non-Financial, Non-Medical)	3,275		1.3	%
Entertainment	2,516		1.0	%
Hardware / Auto	2,058		0.8	%
Total	$	244,962	100	%


12			Supplemental - Quarter Ended September 30, 2026


			Comparable and Non-Comparable Lease Statistics
			GLA in thousands

The Company's portfolio had 1,027 thousand square feet expiring during the nine months ended September 30, 2026, of which 914 thousand square feet was re-leased. This achieved a retention rate of approximately 89%. The following table summarizes the activity for leases that were executed during the nine months ended September 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)	172	1,060	$22.68	$20.70	9.6%	5.8	$1.26	$0.01
Comparable New Leases (b)	22	78	32.74	24.79	32.1%	9.6	12.93	16.25
Non-Comparable Renewal and New Leases	32	203	24.23	N/A	N/A	11.9	49.72	4.37
Total	226	1,341	$23.37	$20.98	11.4%	7.0	$9.29	$1.61

Anchor Tenants
Comparable Renewal Leases (b)	24	664	$14.94	$13.89	7.6%	6.0	$1.83	—
Comparable New Leases (b)	1	30	24.17	14.00	72.6%	10.5	—	$16.23
Non-Comparable Renewal and New Leases	3	134	19.23	N/A	N/A	13.5	56.38	—
Total	28	828	$15.34	$13.89	10.4%	7.4	$10.61	$0.59

Small Shop Tenants
Comparable Renewal Leases (b)	148	396	$35.69	$32.12	11.1%	5.5	$0.30	$0.02
Comparable New Leases (b)	21	48	38.10	31.55	20.8%	9.0	21.04	16.27
Non-Comparable Renewal and New Leases	29	69	33.93	N/A	N/A	8.7	36.79	12.85
Total	198	513	$35.95	$32.06	12.1%	6.2	$7.16	$3.27

(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 September 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 September 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
Q3 2026	77	512	$22.58	$19.77	14.2%	6.6	$3.33	$1.61
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
Total	254	1,451	$23.78	$21.23	12.0%	6.0	$2.27	$1.16

Renewals
Q3 2026	67	460	$21.75	$19.62	10.9%	6.3	$2.80	$0.02
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	—
Total	221	1,351	$22.92	$20.74	10.5%	5.7	$1.08	$0.01

New Leases
Q3 2026	10	52	$29.89	$21.10	41.7%	9.9	$7.96	$15.56
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
Total	33	100	$35.31	$27.87	26.7%	9.7	$18.07	$16.62

Non-Comparable Leases
Q3 2026	9	37	$26.18			6.7	$31.40	$6.18
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
Total	51	240	$25.91			11.1	$45.46	$5.36


14			Supplemental - Quarter Ended September 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	1	18	0.2	%	$	324	0.3	%	$18.00
	2027	18	598	8.0	%	7,764		7.4	%	12.98
	2028	26	666	8.9	%	9,926		9.4	%	14.90
	2029	32	957	12.8	%	12,119		11.5	%	12.66
	2030	29	954	12.7	%	11,933		11.3	%	12.51
	2031	22	764	10.2	%	9,663		9.2	%	12.65
	2032	30	938	12.5	%	13,091		12.4	%	13.96
	2033	9	260	3.5	%	3,445		3.3	%	13.25
	2034	15	624	8.3	%	8,666		8.2	%	13.89
	2035	7	302	4.0	%	4,726		4.5	%	15.65
	Thereafter	35	1,394	18.8	%	23,555		22.2	%	16.90
	Other (b)	1	11	0.1	%	346		0.3	%	31.45
	Totals	225	7,486	100	%	$	105,558	100	%	$14.10
	Vacant space		147
	Total		7,633

Small Shop Tenants

	2026	30	67	1.6	%	$	2,225	1.4	%	$33.21
	2027	192	431	10.2	%	14,842		9.2	%	34.44
	2028	241	594	14.0	%	20,402		12.6	%	34.35
	2029	241	635	15.0	%	22,917		14.2	%	36.09
	2030	209	518	12.2	%	19,093		11.8	%	36.86
	2031	220	612	14.4	%	22,531		13.9	%	36.82
	2032	130	383	9.0	%	13,972		8.6	%	36.48
	2033	76	217	5.1	%	9,147		5.7	%	42.15
	2034	92	253	6.0	%	10,982		6.8	%	43.41
	2035	90	251	5.9	%	11,620		7.2	%	46.29
	Thereafter	95	265	6.2	%	13,327		8.3	%	50.29
	Other (b)	9	19	0.4	%	564		0.3	%	29.68
	Totals	1,625	4,245	100	%	$	161,622	100	%	$38.07
	Vacant space		423
	Total		4,668

Total

	2026	31	85	0.7	%	$	2,549	1.0	%	$29.99
	2027	210	1,029	8.8	%	22,606		8.5	%	21.97
	2028	267	1,260	10.7	%	30,328		11.4	%	24.07
	2029	273	1,592	13.6	%	35,036		13.1	%	22.01
	2030	238	1,472	12.5	%	31,026		11.6	%	21.08
	2031	242	1,376	11.7	%	32,194		12.0	%	23.40
	2032	160	1,321	11.3	%	27,063		10.1	%	20.49
	2033	85	477	4.1	%	12,592		4.7	%	26.40
	2034	107	877	7.5	%	19,648		7.4	%	22.40
	2035	97	553	4.7	%	16,346		6.1	%	29.56
	Thereafter	130	1,659	14.1	%	36,882		13.8	%	22.23
	Other (b)	10	30	0.3	%	910		0.3	%	30.33
	Totals	1,850	11,731	100	%	$	267,180	100	%	$22.78
	Vacant space		570
	Total		12,301

(a)Expiring ABR and ABR PSF reflect 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 September 30, 2026


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

Acquisitions


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

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 (c)	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
Jul-26	New Garden Crossing	Greensboro, NC	169	34,000		100%	Lowes Foods, Dollar Tree, HomeGoods, Marshalls, Office Depot

	Total		846	$	289,576

(a)Leased occupancy is shown as of the date of acquisition.

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

(c)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.

Dispositions

Month

Property

Market

GLA

Disposition Price

Major Anchors (a)

Sep-26

Eldridge Town Center

Houston, TX

144

36,000

Kroger, Kohl's*, Petco

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

Capital Investments and Leasing Costs


	Three months ended September 30				Nine months ended September 30
	2026		2025		2026		2025
Tenant improvements	$	3,650	$	2,583	$	6,081	$	4,840
Leasing costs	983		1,048		2,259		2,899
Property improvements	3,441		3,031		7,932		10,218
Capitalized indirect costs (a)	402		336		1,249		1,150
Total capital expenditures and leasing costs	8,476		6,998		17,521		19,107
Development and redevelopment direct costs	2,809		5,013		6,987		10,325
Development and redevelopment indirect costs (a)	360		388		1,147		1,071
Capital investments and leasing costs (b)	$	11,645	$	12,399	$	25,655	$	30,503

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

(b)As of September 30, 2026 and 2025, total accrued capital investments and leasing costs were $11,237 and $4,900, respectively.


16			Supplemental - Quarter Ended September 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

2,300

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

5,000

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

900

Total Redevelopment Costs

21,600

8,200

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 an outparcel building.

The Centre on Hugh Howell

Atlanta, GA

New development, including addition of an outparcel building.

Twelve Oaks Shopping Center

Savannah, GA

Anchor repositioning and site improvements.


17			Supplemental - Quarter Ended September 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%

$24.27

Yes

H-E-B

Kyle Marketplace

Austin-Round Rock

258

98.5%

$15.64

Yes

H-E-B

Market at Westlake

Austin-Round Rock

100%

$22.26

Walgreens

Scofield Crossing

Austin-Round Rock

98.7%

$28.28

Crunch Fitness, Goodwill

Shops at Arbor Trails

Austin-Round Rock

357

100%

$15.37

Yes

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

Shops at the Galleria

Austin-Round Rock

537

94.8%

$15.42

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%

$17.06

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%

$20.71

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%

$16.29

Yes

Tom Thumb

Eldorado Marketplace

Dallas-Fort Worth-Arlington

189

100%

$25.58

Yes

Market Street, PetSmart, Phenix Salon Suites

Prestonwood Town Center

Dallas-Fort Worth-Arlington

236

99.4%

$21.67

Yes

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

Riverview Village

Dallas-Fort Worth-Arlington

100%

$13.62

Yes

Tom Thumb, Petco

Riverwalk Market

Dallas-Fort Worth-Arlington

95.6%

$22.72

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%

$19.91

Yes

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

Antoine Town Center

Houston-Sugar Land-Baytown

110

92.4%

$15.17

Yes

Kroger

Bay Colony

Houston-Sugar Land-Baytown

415

97.7%

$17.68

Yes

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

Blackhawk Town Center

Houston-Sugar Land-Baytown

127

99.1%

$14.40

Yes

H-E-B, Walgreens

Cyfair Town Center

Houston-Sugar Land-Baytown

434

92.6%

$17.71

Yes

Kroger, Cinemark USA, Crunch Fitness, JC Penney

Stables Town Center

Houston-Sugar Land-Baytown

148

93.0%

$18.11

Yes

Kroger

Sonterra Village

San Antonio

81.2%

$37.96

Yes

Trader Joe's

Stone Ridge Market

San Antonio

219

99.0%

$27.36

Yes

H-E-B Plus*, Burlington, PetSmart

The Marketplace at Encino Park (d)

San Antonio

91.4%

$29.10

Yes

Sprouts Farmers Market

Total Texas

4,620

96.7%

$19.09

Bay Landing

Cape Coral - Fort Myers

98.1%

$11.21

Yes

The Fresh Market, HomeGoods

Daniels Marketplace (d)

Cape Coral - Fort Myers

131

100%

$32.46

Yes

Whole Foods Market

The Forum

Cape Coral - Fort Myers

186

97.1%

$18.12

Yes

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

PGA Plaza

Miami-Ft Lauderdale-Miami Beach

121

99.1%

$38.43

Yes

Trader Joe's, Marshalls, Ulta

Southern Palm Crossing

Miami-Ft Lauderdale-Miami Beach

345

97.3%

$18.07

Yes

Costco Wholesale, Going, Going, Gone!, Marshalls

Westfork Plaza & Paraiso Parc

Miami-Ft Lauderdale-Miami Beach

393

98.2%

$26.83

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

88.2%

$51.05

Yes

Trader Joe's

Plantation Grove

Orlando - Kissimmee

113

98.6%

$22.52

Yes

Publix


18			Supplemental - Quarter Ended September 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	Rio Pinar Plaza	Orlando - Kissimmee	FL	N	131	96.3%	$20.71	Yes	Publix, Planet Fitness
33	Suncrest Village	Orlando - Kissimmee	FL	N	97	96.8%	$22.81	Yes	Publix, Orange County Tax Collector
34	Gateway Market Center	Tampa - St. Petersburg	FL	P	231	63.1%	$14.21	Yes	Publix, Target*, HomeGoods, PetSmart, TJ Maxx
35	Peachland Promenade	Tampa - St. Petersburg	FL	C	177	97.0%	$15.58	Yes	Publix, Goodwill, My Salon Suite, Planet Fitness
36	Sarasota Pavilion	Tampa - St. Petersburg	FL	P	336	96.8%	$17.69	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	94.0%	$22.29

37	Asheville Market (d)	Asheville	NC	C	130	94.1%	$20.44	Yes	Whole Foods Market, DSW, Fifth Season Gardening, Guitar Center
38	3609 South (d)	Charlotte-Gastonia-Concord	NC	N	29	100%	$30.01	No	N/A
39	Carmel Village (e)	Charlotte-Gastonia-Concord	NC	N	54	89.0%	$28.56	No	N/A
40	Eastfield Village	Charlotte-Gastonia-Concord	NC	N	96	98.8%	$19.70	Yes	Food Lion, Gold's Gym
41	Northcross Commons	Charlotte-Gastonia-Concord	NC	N	63	100%	$29.81	Yes	Whole Foods Market
42	Rea Farms (d)	Charlotte-Gastonia-Concord	NC	C	183	95.9%	$25.97	Yes	Harris Teeter
43	Sycamore Commons	Charlotte-Gastonia-Concord	NC	P	265	98.8%	$21.65	Yes	Costco Wholesale, Best Buy, Dick's Sporting Goods, Lowe's, Michaels, Nordstrom Rack, Old Navy, Ulta, World Market
44	The Shoppes at Davis Lake	Charlotte-Gastonia-Concord	NC	N	91	97.4%	$19.30	Yes	Harris Teeter
45	New Garden Crossing (d)	Greensboro-High Point	NC	C	169	100%	$14.20	Yes	Lowes Foods, Dollar Tree, HomeGoods, Marshalls, Office Depot
46	Bent Tree Plaza	Raleigh-Cary-Durham	NC	N	80	100%	$16.27	Yes	Food Lion
47	Cary Park Town Center	Raleigh-Cary-Durham	NC	N	93	95.8%	$17.75	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	95.6%	$24.40	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%	$17.82	Yes	Harris Teeter
	Total North Carolina				1,768	97.3%	$21.42

51	Buckhead Crossing	Atlanta	GA	C	221	96.2%	$25.26	No	HomeGoods, Marshalls, Michaels, Ross Dress for Less, The Tile Shop, Ulta
52	Coweta Crossing	Atlanta	GA	N	68	100%	$11.61	Yes	Publix
53	Kennesaw Marketplace	Atlanta	GA	C	130	100%	$37.07	Yes	Whole Foods Market, Academy Sports + Outdoors, Guitar Center, Hobby Lobby, Petco
54	Moores Mill	Atlanta	GA	N	70	100%	$24.84	Yes	Publix
55	Plaza Midtown	Atlanta	GA	N	70	100%	$30.34	Yes	Publix
56	Rose Creek	Atlanta	GA	N	70	100%	$12.21	Yes	Publix
57	Sandy Plains Centre	Atlanta	GA	C	135	96.6%	$24.57	Yes	Kroger, Pet Supplies Plus, Walgreens*
58	The Centre on Hugh Howell	Atlanta	GA	N	90	98.2%	$15.58	No	Crunch Fitness
59	Thomas Crossroads	Atlanta	GA	N	105	97.5%	$10.57	Yes	Kroger
60	Windward Commons	Atlanta	GA	N	117	96.3%	$16.35	Yes	Kroger
61	Twelve Oaks Shopping Center (e)	Savannah	GA	N	106	99.2%	$19.90	Yes	Publix
	Total Georgia				1,182	98.1%	$21.84


19			Supplemental - Quarter Ended September 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	93.9%	$19.45	Yes	Wegmans, La-Z-Boy, Party City, Petco
63	West Broad Marketplace (d)	Richmond	VA	P	386	99.1%	$16.42	Yes	Wegmans, Burlington, Cabela's, Duluth Trading Company, Michaels, TJ Maxx
64	Westpark Shopping Center	Richmond	VA	C	174	98.6%	$18.22	Yes	Publix, Planet Fitness, The Tile Shop
	Total Virginia				774	97.5%	$17.62

65	Nashville West (d)	Nashville	TN	P	324	97.3%	$18.79	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%	$21.63	Yes	The Fresh Market, Crunch Fitness, e\|spaces
	Total Tennessee				486	97.7%	$19.75

67	Market at Mill Creek	Charleston-Berkeley-Dorchester	SC	N	80	98.2%	$24.66	Yes	Lowes Foods
68	Nexton Square	Charleston-Berkeley-Dorchester	SC	L	134	96.7%	$28.24	No	N/A
69	Sweetgrass Corner (d)	Charleston-Berkeley-Dorchester	SC	C	95	100%	$27.66	Yes	Trader Joe's, Golf Galaxy, Homesense
70	West Ashley Station (e)	Charleston-Berkeley-Dorchester	SC	N	79	100%	$29.78	Yes	Whole Foods Market
	Total South Carolina				388	98.5%	$27.67

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%	$21.15	Yes	Sprouts Farmers Market, Trader Joe's, EOS Fitness
73	Scottsdale North Marketplace	Phoenix	AZ	N	66	100%	$24.58	Yes	AJ's Fine Foods
74	The Plant	Phoenix	AZ	N	57	96.9%	$30.00	Yes	Sprouts Farmers Market
75	Plaza Escondida (e)	Tucson	AZ	N	91	97.4%	$17.26	Yes	Trader Joe's, Marshalls
	Total Arizona				385	98.2%	$24.32

76	The Shops at Town Center	Washington D.C	MD	N	125	97.0%	$32.76	Yes	Safeway
77	Travilah Square Shopping Center	Washington D.C	MD	N	56	84.1%	$51.44	Yes	Trader Joe's
	Total Maryland				181	93.0%	$38.00

78	Garden Village	Los Angeles	CA	N	117	79.5%	$19.87	Yes	Albertsons
	Total California				117	79.5%	$19.87

	Grand Totals				12,301	96.4%	$20.97

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

(b)Grocers may be leased or shadow-anchors and include 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 nine months ended September 30, 2026.

(e)Properties are excluded from Same Property for the nine months ended September 30, 2026.


20			Supplemental - Quarter Ended September 30, 2026


			Components of Net Asset Value (NAV) as of September 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	$	53,851	5
Ground rent income	5,968		5
NOI	59,819		6

Annualized NOI, excluding ground rent income	$	215,404
Annualized ground rent income	23,872

Projected remaining development
Net project costs	$	13,400	17
Estimated range for incremental yield	7-10%		17

Assets
Cash, cash equivalents, and restricted cash	$	36,704	2
Base rent, recoveries, and other receivables	13,535		4
Undeveloped land	—
Land held for development	—

Liabilities
Debt	$	1,048,264	9
Discounts and financing costs, net	(8,061)		8
Accounts payable and accrued expenses	60,897		2
Distributions payable	19,494		2
Other liabilities	31,890		2

Common Shares Outstanding	77,978,431		1


21			Supplemental - Quarter Ended September 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 September 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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