Earnings release
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1 SITE Centers Corp. For additional information: 3300 Enterprise Parkway Gerald Morgan, EVP and Beachwood, OH 44122 216-755-5500 Chief Financial Officer FOR IMMEDIATE RELEASE: SITE Centers Reports Second Quarter 2026 Results Beachwood, Ohio, August 3, 2026 - SITE Centers Corp. (NYSE: SITC) announced today operating results for the quarter ended June 30, 2026. “Year to date, the Company has sold five properties, a land parcel and a joint venture interest for aggregate gross sales prices of approximately $167.8 million,” commented David R. Lukes, President and Chief Executive Officer. “SITE Centers remains focused on maximizing the value of its remaining assets through additional asset sales and resolution of its investment in the DTP joint venture.” Results for the Second Quarter • Second quarter net loss was $1.3 million, or a loss of $0.03 per diluted share, as compared to net income of $46.5 million, or $0.88 per diluted share, in the year-ago period. The decrease year-over-year was primarily the result of the decrease in gain on disposition of real estate, increase in impairment charges and lower Net Operating Income (“NOI”) as a result of property dispositions offset by increases in interest income and decreases in interest expense and depreciation and amortization expense. • Second quarter operating funds from operations (“Operating FFO” or “OFFO”) was a loss of $4.6 million, or a loss of $0.09 per diluted share, compared to income of $8.3 million, or income of $0.16 per diluted share, in the year -ago period. The decrease year-over-year was primarily the result of lower NOI as a result of property dispositions partially offset by an increase in interest income and a decrease in interest expense. • Sold Meadowmont Crossings and the Pike Outlets for aggregate gross sales prices of $61.1 million. Net proceeds from these sales after adjustment for certain pro-rations, allocations and other credits were approximately $56.5 million. • The Company held $238.9 million of unrestricted cash at June 30, 2026. The Company expects to maintain a higher cash balance pending the resolution of the DTP joint venture in order to maximize options to monetize its remaining joint venture investment. • On June 29, 2026, the Company delivered a buy-sell notice to its partner under the DTP joint venture agreement. Pursuant to the terms of the joint venture agreement, unless an alternative consensual resolution is agreed between the Company and its partner, the partner is required to inform the Company by August 31, 2026 of its decision to either purchase the Company’s 20% interest in the joint venture for a price of approximately $32.4 million or sell its 80% interest in the joint venture to the Company for a price of approximately $129.6 million. Pursuant to the terms of the joint venture agreement, closing of the transaction should occur no later than October 15, 2026. No assurances can be given that the partner will comply with its obligations under the joint venture agreement with respect to the buy-sell notice. Significant Second Quarter Activity and Key Operating Results • Declared a $1.00 per share special dividend that was paid on July 31, 2026. • Recorded environmental litigation and tenant litigation legal expense of $1.0 million in the second quarter of 2026 as compared to $0.4 million in the second quarter of 2025. On an annual basis, the Company recorded $1.1 million and $0.6 million for the six months ended June 30, 2026 and 2025, respectively. • Reported a leased rate of 82.5% at June 30, 2026 as compared to 87.8% at December 31, 2025 and 88.1% at June 30, 2025, all on a pro rata basis. The change in the leased rate was due primarily to transactional activity and the remaining mix of properties. • Executed two new leases and 14 renewals for 64,702 square feet during the quarter.
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2 Recent Activity • In July, the Company sold Meadowmont Market (Chapel Hill, North Carolina) and a land parcel (Freehold, New Jersey) for aggregate gross sales prices of approximately $11.5 million. Net proceeds from these sales after adjustment for certain pro-rations, allocations and other credits were approximately $11.1 million. • The Company has entered into agreements to sell Shoppes at Paradise Point (Fort Walton Beach, Florida) and The Maxwell (Chicago, Illinois) for $8.4 million and $15.3 million in cash, respectively, subject to adjustment for certain closing pro-rations, allocations and credits. The general due diligence period has expired under both of these sale agreements and the closings are expected to occur by the end of the third quarter of 2026 subject to satisfaction of customary closing conditions. About SITE Centers Corp. SITE Centers is an owner and manager of open-air shopping centers. The Company is a self-administered and self-managed REIT operating as a fully integrated real estate company and is publicly traded on the New York Stock Exchange under the ticker symbol SITC. Additional information about the Company is available at www.sitecenters.com. To be included in the Company’s e-mail distributions for press releases and other investor news, please click here. Supplemental Information Copies of the Company's quarterly financial supplement are available on the Investor Relations portion of the Company's website, ir.sitecenters.com. Non-GAAP Measures and Other Operational Metrics Funds from Operations (“FFO”) is a supplemental non-GAAP financial measure used as a standard in the real estate industry and is a widely accepted measure of real estate investment trust (“REIT”) performance. Management believes that both FFO and Operating FFO provide additional indicators of the financial performance of a REIT. The Company also believes that FFO and Operating FFO more appropriately measure the core operations of the Company and provide benchmarks to its peer group. FFO is generally defined and calculated by the Company as net income (loss) (computed in accordance with generally accepted accounting principles in the United States (“GAAP”)), adjusted to exclude (i ) gains and losses from disposition of real estate property and related investments, which are presented net of taxes, (ii) impairment charges on real estate property and related investments and (iii) certain non-cash items. These non-cash items principally include real property depreciation and amortization of intangibles, equity income (loss) from joint ventures and adding the Company’s proportionate share of FFO from its unconsolidated joint ventures, determined on a consistent basis. The Company’s calculation of FFO is consistent with the definition of FFO provided by NAREIT. The Company calculates Operating FFO as FFO excluding certain non-operating charges, income and gains/losses. Operating FFO is useful to investors as the Company removes non-comparable charges, income and gains/losses to analyze the results of its operations and assess performance of the core operating real estate portfolio. Other real estate companies may calculate FFO and Operating FFO in a different manner. The Company also uses NOI, a non-GAAP financial measure, as a supplemental performance measure. NOI is calculated as property revenues less property-related expenses. The Company believes NOI provides useful information to investors regarding the Company’s financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level and, when compared across periods, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition and disposition activity on an unleveraged basis. FFO, Operating FFO and NOI do not represent cash generated from operating activities in accordance with GAAP, are not necessarily indicative of cash available to fund cash needs and should not be considered as alternatives to net income computed in accordance with GAAP, as indicators of the Company’s operating performance or as alternatives to cash flow as a measure of liquidity. Reconciliations of these non-GAAP measures to their most directly comparable GAAP measures have been provided herein. Safe Harbor SITE Centers Corp. considers portions of the information in this press release to be forward- looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, both as amended, with respect to the Company's expectation for future periods. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. For this purpose, any statements contained herein that are not historical fact, including statements regarding the Company's projected operational and financial performance, strategy, prospects and plans, may be deemed to be forward-looking statements. There are a number of important factors that could cause our results to differ materially from those indicated by such forward-looking statements, including, among other factors, our ability to enter into
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3 agreements to sell our remaining properties on commercially reasonable terms and to satisfy closing conditions applicable to such sales; our ability to resolve and realize value from our remaining joint venture investment; impairment charges; general economic conditions, including inflation and interest rate volatility; local conditions such as the supply of, and demand for, retail real estate space in our geographic markets; the loss of, significant downsizing of or bankruptcy of a major tenant an d the impact of any such event on rental income from other tenants and our properties; the impact of e- commerce; property damage, expenses related thereto and other business and economic consequences (including the potential loss of rental revenues) resulting from extreme weather conditions or natural disasters in loc ations where we own properties, and the sufficiency and timing of any insurance recovery payments related thereto; the impact of pandemics and other public health crises; our ability to finance our businesses on commercially acceptable terms or at all; una uthorized access, use, theft or destruction of financial, operations or third party data maintained in our information systems or by third parties on our behalf; our ability to maintain REIT status; our ability to project known and contingent expenses and liabilities arising in connection with the anticipated wind-up of our operations; and any change in strategy. For additional factors that could cause the results of the Company to differ materially from those indicated in the forward-looking statements, please refer to the Company's most recent reports on Forms 10-K and 10-Q. The Company undertakes no obligation to publicly revise these forward- looking statements to reflect events or circumstances that arise after the date hereof.
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4 SITE Centers Corp. Income Statement: Consolidated Interests in thousands, except per share 2Q26 2Q25 6M26 6M25 Revenues: Rental income (1) $6,847 $30,662 $16,088 $62,112 Other property revenues 105 446 235 9,342 6,952 31,108 16,323 71,454 Expenses: Operating and maintenance (2) 3,776 6,457 7,069 13,589 Real estate taxes 1,173 4,690 2,815 9,411 4,949 11,147 9,884 23,000 Net operating income (3) 2,003 19,961 6,439 48,454 Other income (expense): JV and other fee income (4) 3,741 2,362 7,386 4,639 Interest expense 0 (5,304) 0 (10,766) Depreciation and amortization (3,894) (12,921) (8,911) (26,173) General and administrative (5) (9,229) (9,418) (18,128) (18,813) Other income (expense), net (6) (162) (1,165) 35 (1,660) Impairment charges (1,000) 0 (18,450) 0 Loss before earnings from JVs and other (8,541) (6,485) (31,629) (4,319) Equity in net loss of JVs (449) (68) (601) (29) Gain on sale of joint venture interests 0 0 19,989 0 Gain on disposition of real estate, net 7,804 53,236 11,811 54,265 Tax (expense) benefit (118) (179) 64 (328) Net (loss) income ($1,304) $46,504 ($366) $49,589 Weighted average shares – Basic and Diluted– EPS 52,475 52,445 52,471 52,440 Earnings per common share – Basic ($0.03) $0.88 ($0.01) $0.94 Earnings per common share – Diluted ($0.03) $0.88 ($0.01) $0.94 (1) Rental income: Minimum rents $4,161 $19,832 $9,570 $40,198 Ground lease minimum rents 241 1,281 549 2,602 Straight-line rent, net (65) 109 318 304 Amortization of (above)/below-market rent, net 36 166 120 306 Percentage and overage rent 348 389 597 753 Recoveries 1,708 7,900 3,838 16,302 Uncollectible revenue (121) 228 (85) 120 Ancillary and other rental income 171 389 363 790 Lease termination fees 0 0 81 0 Embedded lease Shared Services Agreement (“SSA”) with Curbline 368 368 737 737 (2) Environmental and tenant litigation expenses 1,000 378 1,096 628 Includes the allocation of property management personnel expenses 112 377 256 731 (3) Includes NOI from wholly-owned assets sold in 2026 and 2025 659 16,980 2,677 34,706 (4) Curbline SSA fee 1,201 800 2,283 1,492 Curbline SSA gross up 1,759 625 3,522 1,256 Embedded lease SSA (368) (368) (737) (737) (5) Other charges related to system conversion 0 160 9 675 (6) Interest income (fees), net 1,615 722 2,806 1,083 Transaction costs and other expenses (18) (758) 751 (983) Curbline SSA gross up (1,759) (625) (3,522) (1,256) Debt extinguishment costs 0 (504) 0 (504)
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5 SITE Centers Corp. Reconciliation: Net Income to FFO and Operating FFO and Other Financial Information in thousands, except per share 2Q26 2Q25 6M26 6M25 Net (loss) income ($1,304) $46,504 ($366) $49,589 Depreciation and amortization of real estate 2,387 12,054 5,720 24,468 Equity in net loss of JVs 449 68 601 29 JVs' FFO 721 1,545 1,668 3,138 Impairment charges 1,000 0 18,450 0 Gain on sale of joint venture interests 0 0 (19,989) 0 Gain on disposition of real estate, net (7,804) (53,236) (11,811) (54,265) FFO ($4,551) $6,935 ($5,727) $22,959 Debt extinguishment, transaction and other (at SITE's share) (18) 1,252 (821) 1,374 Condemnation revenue 0 0 0 (8,379) Other charges 0 160 95 675 Total non-operating items, net (18) 1,412 (726) (6,330) Operating FFO ($4,569) $8,347 ($6,453) $16,629 Weighted average shares & units – Basic: FFO & OFFO 52,475 52,445 52,471 52,440 Assumed conversion of dilutive securities 0 0 0 0 Weighted average shares & units – Diluted: FFO & OFFO 52,475 52,445 52,471 52,440 FFO per share – Basic $(0.09) $0.13 $(0.11) $0.44 FFO per share – Diluted $(0.09) $0.13 $(0.11) $0.44 Operating FFO per share – Basic $(0.09) $0.16 $(0.12) $0.32 Operating FFO per share – Diluted $(0.09) $0.16 $(0.12) $0.32 Common stock dividends declared, per share $1.00 $1.50 $1.00 $1.50 Capital expenditures (SITE Centers share): Maintenance capital expenditures 25 540 25 887 Tenant allowances and landlord work 700 708 2,345 1,771 Leasing commissions 67 179 218 464 Construction administrative costs (capitalized) 384 517 588 957 Certain non-cash items (SITE Centers share): Straight-line rent (84) 133 311 328 Straight-line fixed CAM (7) 16 (6) 30 Amortization of below-market rent/(above), net 125 261 310 401 Straight-line ground rent income (182) 21 (147) 40 Debt fair value and loan cost amortization (190) (904) (383) (1,600) Stock compensation expense (304) (316) (586) (701) Non-real estate depreciation expense (1,507) (870) (3,191) (3)
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6 SITE Centers Corp. Balance Sheet: Consolidated Interests $ in thousands At Period End 2Q26 4Q25 Assets: Land $20,346 $47,182 Buildings 113,610 338,527 Fixtures and tenant improvements 76,561 170,247 210,517 555,956 Depreciation (131,601) (332,774) 78,916 223,182 Construction in progress and land 548 2,554 Real estate, net 79,464 225,736 Investments in and advances to JVs 26,396 27,676 Cash 238,926 119,034 Restricted cash 2,415 3,781 Receivables and straight-line (1) 7,662 13,015 Intangible assets, net (2) 4,970 22,207 Amounts receivable from Curbline 397 902 Other assets, net 5,064 6,386 Total Assets 365,294 418,737 Liabilities and Equity: Dividends payable 52,691 0 Amounts payable to Curbline 9,420 22,107 Other liabilities (3) 20,924 61,865 Total Liabilities 83,035 83,972 Common shares 5,248 5,247 Paid-in capital 3,981,441 3,981,084 Distributions in excess of net income (3,704,395) (3,651,338) Common shares in treasury at cost (35) (228) Total Equity 282,259 334,765 Total Liabilities and Equity $365,294 $418,737 (1) Straight-line rents (including fixed CAM), net $1,436 $3,511 (2) Operating lease right of use assets 4,139 14,700 (3) Operating lease liabilities 4,930 34,330 Below-market leases, net 3,446 4,670