2nd QUARTER 2022 SUPPLEMENTAL INFORMATION Retail Opportunity Investments Corp. 11250 El Camino Real, Suite 200 San Diego, CA 92130 www.roireit.net
Supplemental Disclosure Quarter Ended June 30, 2022 -2- Overview Our Company Retail Opportunity Investments Corp. (Nasdaq: ROIC), is a fully integrated, self-managed real estate investment trust (REIT) that specializes in the acquisition, ownership and management of grocery-anchored shopping centers located in densely populated, metropolitan markets across the West Coast. As of June 30, 2022, ROIC owned 92 shopping centers encompassing approximately 10.4 million square feet. ROIC is the largest publicly-traded, grocery-anchored shopping center REIT focused exclusively on the West Coast. ROIC is a member of the S&P SmallCap 600 Index and has investment-grade corporate debt ratings from Moody's Investor Services, S&P Global Ratings and Fitch Ratings, Inc. Additional information is available at www.roireit.net. Supplemental Information The enclosed information should be read in conjunction with ROIC's filings with the Securities and Exchange Commission, including but not limited to, its Form 10-Qs filed quarterly and Form 10-Ks filed annually. Additionally, the enclosed information does not purport to disclose all items under generally accepted accounting principles (“GAAP”). Non-GAAP Disclosures Funds from operations (“FFO”), is a widely-recognized non-GAAP financial measure for REITs that the Company believes when considered with financial statements presented in accordance with GAAP, provides additional and useful means to assess its financial performance. FFO is frequently used by securities analysts, investors and other interested parties to evaluate the performance of REITs, most of which present FFO along with net income as calculated in accordance with GAAP. The Company computes FFO in accordance with the “White Paper” on FFO published by the National Association of Real Estate Investment Trusts (“NAREIT”), which defines FFO as net income attributable to common stockholders (determined in accordance with GAAP) excluding gains or losses from debt restructuring, sales of depreciable property and impairments, plus real estate related depreciation and amortization, and after adjustments for partnerships and unconsolidated joint ventures. The Company uses cash net operating income (“NOI”) internally to evaluate and compare the operating performance of the Company’s properties. The Company believes cash 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, can be used to determine trends in earnings of the Company’s properties as this measure is not affected by the non-cash revenue and expense recognition items, the cost of the Company’s funding, the impact of depreciation and amortization expenses, gains or losses from the acquisition and sale of operating real estate assets, general and administrative expenses or other gains and losses that relate to the Company’s ownership of properties. The Company believes the exclusion of these items from operating income is useful because the resulting measure captures the actual revenue generated and actual expenses incurred in operating the Company’s properties as well as trends in occupancy rates, rental rates and operating costs. Cash NOI is a measure of the operating performance of the Company’s properties but does not measure the Company’s performance as a whole and is therefore not a substitute for net income or operating income as computed in accordance with GAAP. The Company defines cash NOI as operating revenues (rental revenue and other income), less property and related expenses (property operating expenses and property taxes), adjusted for non-cash revenue and operating expense items such as straight-line rent and amortization of lease intangibles, debt-related expenses and other adjustments. Cash NOI also excludes general and administrative expenses, depreciation and amortization, acquisition transaction costs, other expense, interest expense, gains and losses from property acquisitions and dispositions and extraordinary items. Other REITs may use different methodologies for calculating cash NOI, and accordingly, the Company’s cash NOI may not be comparable to other REITs.
Supplemental Disclosure Quarter Ended June 30, 2022 -3- Page Financial Data Balance Sheets ..................................................................................................................................................................................... 4 Income Statements ................................................................................................................................................................................ 5 Funds From Operations ........................................................................................................................................................................ 6 Summary of Debt Outstanding ............................................................................................................................................................. 7 Selected Financial Analysis .................................................................................................................................................................. 9 Property Acquisitions ........................................................................................................................................................................... 10 Portfolio Data Property Portfolio ................................................................................................................................................................................. 11 Same-Center Cash Net Operating Income Analysis ............................................................................................................................ 14 Top Ten Tenants ................................................................................................................................................................................... 15 Lease Expiration Schedule ................................................................................................................................................................... 16 Leasing Summary ................................................................................................................................................................................. 17 Same-Space Comparative Leasing Summary ...................................................................................................................................... 18 Leased vs. Billed Summary .................................................................................................................................................................. 19 Investor Information ....................................................................................................................................... 20 Table of Contents
Supplemental Disclosure Quarter Ended June 30, 2022 -4- Balance Sheets (unaudited, dollars in thousands, except par values and share amounts) 06/30/22 12/31/21 ASSETS: Real Estate Investments: Land $ 934,687 $ 915,861 Building and improvements 2,419,177 2,350,294 3,353,864 3,266,155 Less: accumulated depreciation 546,043 510,836 2,807,821 2,755,319 Mortgage note receivable 4,831 4,875 Real Estate Investments, net 2,812,652 2,760,194 Cash and cash equivalents 5,632 13,218 Restricted cash 1,730 2,145 Tenant and other receivables, net 52,619 55,787 Acquired lease intangible assets, net 52,296 50,139 Prepaid expenses 1,950 5,337 Deferred charges, net 25,358 25,017 Other assets 16,473 17,007 TOTAL ASSETS $ 2,968,710 $ 2,928,844 LIABILITIES: Term loan $ 299,071 $ 298,889 Credit facility 46,000 — Senior Notes 946,035 945,231 Mortgage notes payable 61,339 85,354 Acquired lease intangible liabilities, net 141,577 136,608 Accounts payable and accrued expenses 38,632 48,598 Tenants’ security deposits 7,561 7,231 Other liabilities 40,271 40,580 TOTAL LIABILITIES 1,580,486 1,562,491 EQUITY: Common stock, $0.0001 par value, 500,000,000 shares authorized 12 12 Additional paid-in capital 1,604,495 1,577,837 Dividends in excess of earnings (307,039) (297,801) Accumulated other comprehensive loss (5) (3,154) Total Retail Opportunity Investments Corp. stockholders’ equity 1,297,463 1,276,894 Non-controlling interests 90,761 89,459 TOTAL EQUITY 1,388,224 1,366,353 TOTAL LIABILITIES AND EQUITY $ 2,968,710 $ 2,928,844 The Company's Form 10-Q for the quarter ended June 30, 2022, and Form 10-K for the year ended December 31, 2021 should be read in conjunction with the above information.
Supplemental Disclosure Quarter Ended June 30, 2022 -5- Income Statements Three Months Ended Six Months Ended 06/30/22 06/30/21 06/30/22 06/30/21 REVENUES: Rental revenue (1) $ 77,218 $ 70,114 $ 152,255 $ 139,018 Other income 1,007 616 2,443 899 TOTAL REVENUES 78,225 70,730 154,698 139,917 OPERATING EXPENSES: Property operating 12,672 10,766 24,763 21,325 Property taxes 8,416 8,332 16,936 16,938 Depreciation and amortization 24,350 23,507 48,112 46,547 General and administrative expenses 5,702 5,232 10,942 9,607 Other expense 488 331 667 484 TOTAL OPERATING EXPENSES 51,628 48,168 101,420 94,901 Gain on sale of real estate — 9,460 — 9,460 OPERATING INCOME 26,597 32,022 53,278 54,476 NON-OPERATING EXPENSES: Interest expense and other finance expenses (14,283) (14,337) (28,498) (28,817) NET INCOME 12,314 17,685 24,780 25,659 NET INCOME ATTRIBUTABLE TO NON-CONTROLLING INTERESTS (807) (1,201) (1,632) (1,760) NET INCOME ATTRIBUTABLE TO RETAIL OPPORTUNITY INVESTMENTS CORP. $ 11,507 $ 16,484 $ 23,148 $ 23,899 NET INCOME PER COMMON SHARE - BASIC AND DILUTED $ 0.09 $ 0.14 $ 0.19 $ 0.20 Weighted average common shares outstanding - basic 123,537 118,532 122,977 118,138 Weighted average common shares outstanding - diluted 132,581 127,467 132,042 127,191 (1) RENTAL REVENUE Base rents $ 54,629 $ 50,641 $ 108,262 $ 101,548 Recoveries from tenants 18,641 16,862 37,165 34,187 Straight-line rent 915 294 1,366 312 Amortization of above- and below-market rent 3,254 2,214 6,311 4,446 Bad debt (221) 103 (849) (1,475) TOTAL RENTAL REVENUE $ 77,218 $ 70,114 $ 152,255 $ 139,018 (unaudited, in thousands, except per share amounts) The Company’s Form 10-Q for the quarters ended June 30, 2022 and June 30, 2021 should be read in conjunction with the above information.
Supplemental Disclosure Quarter Ended June 30, 2022 -6- Funds From Operations (unaudited, in thousands, except per share amounts) Three Months Ended Six Months Ended 06/30/22 06/30/21 06/30/22 06/30/21 Funds from Operations (FFO) (1): Net income attributable to ROIC common stockholders $ 11,507 $ 16,484 $ 23,148 $ 23,899 Plus: Depreciation and amortization expense 24,350 23,507 48,112 46,547 Less: Gain on sale of real estate — (9,460) — (9,460) FUNDS FROM OPERATIONS - BASIC 35,857 30,531 71,260 60,986 Net income attributable to non-controlling interests 807 1,201 1,632 1,760 FUNDS FROM OPERATIONS - DILUTED $ 36,664 $ 31,732 $ 72,892 $ 62,746 FUNDS FROM OPERATIONS PER SHARE - BASIC $ 0.29 $ 0.26 $ 0.58 $ 0.52 FUNDS FROM OPERATIONS PER SHARE - DILUTED $ 0.28 $ 0.25 $ 0.55 $ 0.49 Weighted average common shares outstanding - basic 123,537 118,532 122,977 118,138 Weighted average common shares outstanding - diluted 132,581 127,467 132,042 127,191 Common dividends per share $ 0.13 $ 0.11 $ 0.26 $ 0.22 FFO Payout Ratio 46.4 % 44.0 % 47.3 % 44.9 % Additional Disclosures: Non Cash Expense (Income) Straight line rent $ (915) $ (294) $ (1,366) $ (312) Above/below market rent amortization, net (3,254) (2,214) (6,311) (4,446) Non-cash interest (income) expense (14) — (28) 73 Deferred financing costs and mortgage premiums, net 670 594 1,213 1,185 Stock based compensation 3,028 3,233 5,600 5,296 Capital Expenditures Tenant improvements $ 7,412 $ 7,129 $ 16,347 $ 10,464 Leasing commissions 461 600 900 956 Building improvements 168 147 202 279 Reimbursable property improvements 778 219 1,365 326 Pad and other development 2,610 4,783 6,488 7,334 Value enhancing tenant improvements 1,906 1,899 4,356 3,165 (1) Funds from operations (“FFO”, is a widely-recognized non GAAP financial measure for REITs that ROIC believes, when considered with financial statements determined in accordance with GAAP, provides additional and useful means to assess its financial performance. FFO is frequently used by securities analysts, investors and other interested parties to evaluate the performance of REITs. ROIC computes FFO in accordance with the “White Paper” on FFO published by the National Association of Real Estate Investment Trusts (“NAREIT”), which defines FFO as net income attributable to common shareholders (determined in accordance with GAAP) excluding gains or losses from debt restructuring and sales of property, plus real estate related depreciation and amortization, and after adjustments for partnerships and unconsolidated joint ventures. The above does not purport to disclose all items required under GAAP.
Supplemental Disclosure Quarter Ended June 30, 2022 -7- Summary of Debt Outstanding (unaudited, dollars in thousands) Outstanding GAAP Maturity Percent of Balance Interest Rate Interest Rate Date Total Indebtedness Fixed Rate Debt Mortgage Debt: Fullerton Crossroads $ 26,000 4.73 % 3.82 % 4/6/2024 1.9 % Diamond Hills Plaza 35,063 3.55 % 3.61 % 10/1/2025 2.6 % Total Mortgage Debt 61,063 4.05 % 3.70 % 2.6 Years (WA) 4.5 % Unsecured Senior Notes: Senior Notes Due 2023 250,000 5.00 % 5.21 % 12/15/2023 18.4 % Senior Notes Due 2024 250,000 4.00 % 4.21 % 12/15/2024 18.4 % Senior Notes Due 2026 200,000 3.95 % 3.95 % 9/22/2026 14.8 % Senior Notes Due 2027 250,000 4.19 % 4.19 % 12/15/2027 18.4 % Total Unsecured Senior Notes 950,000 4.30 % 4.41 % 3.4 Years (WA) 70.0 % Term Loan: Interest rate swaps 100,000 3.59 % 3.59 % 8/31/2022 7.4 % Interest rate swaps 200,000 2.74 % 2.74 % 8/31/2022 14.7 % Total Term Loan 300,000 3.02 % 3.02 % 22.1 % Total Fixed Rate Debt 1,311,063 4.00 % 4.06 % 3.3 Years (WA) 96.6 % Variable Rate Debt Credit Facility 46,000 2.10 % 2.10 % 2/20/2024 (1) 3.40 % Term Loan 300,000 1/20/2025 Interest rate swaps - Term loan (300,000) Total Variable Rate Debt 46,000 2.10 % 2.10 % 2.4 Years (WA) 3.40 % TOTAL PRINCIPAL DEBT $ 1,357,063 3.93 % 4.00 % 3.1 Years (WA) 100.0 % Net unamortized premiums on mortgages 396 Net unamortized discounts on notes (1,751) Net unamortized deferred financing charges (2) (3,263) Total Debt $ 1,352,445 (1) Does not include extension options available to ROIC. (2) Net unamortized deferred financing charges for the Term Loan, Senior Notes and Mortgages.
Supplemental Disclosure Quarter Ended June 30, 2022 -8- Summary of Debt Outstanding, continued (unaudited, dollars in thousands) Summary of Principal Maturities Mortgage Principal Mortgage Principal Senior Total Principal Percentage of Year Payments due at Maturity Credit Facility (1) Term Loan Unsecured Notes Payments Debt Maturing 2022 $ 332 $ — $ — $ — $ — $ 332 0.1 % 2023 686 — — — 250,000 250,686 18.4 % 2024 708 26,000 46,000 — 250,000 322,708 23.8 % 2025 550 32,787 — 300,000 — 333,337 24.5 % 2026 — — — — 200,000 200,000 14.8 % 2027 — — — — 250,000 250,000 18.4 % Thereafter — — — — — — — % $ 2,276 $ 58,787 $ 46,000 $ 300,000 $ 950,000 $ 1,357,063 100.0 % Summary of Unencumbered/Encumbered Properties Number of Percentage Properties GLA of GLA Unencumbered properties 90 10,087,063 96.6 % Encumbered properties 2 359,404 3.4 % 92 10,446,467 100.0 % Summary of Unsecured Debt/Secured Debt Percentage of Total Amount Principal Debt Unsecured principal debt $ 1,296,000 95.5 % Secured principal debt 61,063 4.5 % Total Principal Debt $ 1,357,063 100.0 % (1) Does not include extension options available to ROIC.
Supplemental Disclosure Quarter Ended June 30, 2022 -9- Selected Financial Analysis (unaudited, in thousands, except per share amounts) 06/30/22 03/31/22 12/31/21 09/30/21 06/30/21 Debt coverage ratios, three months ending: Interest coverage ratio (EBITDA/interest expense) 3.6x 3.6x 3.3x 3.3x 3.2x Debt service coverage (EBITDA/(interest expense + scheduled principal payments)) 3.5x 3.5x 3.2x 3.3x 3.2x Net principal debt (Total principal debt less cash & equivalents)/Annualized EBITDA 6.7x 6.4x 7.0x 6.6x 6.9x Net principal debt (Total principal debt less cash & equivalents)/TTM EBITDA 6.9x 6.8x 7.1x 6.6x 6.8x Debt/book value ratios, at period end: Total principal debt/total book assets 45.7 % 45.2 % 45.6 % 46.1 % 46.7 % Total principal debt/undepreciated book value 38.6 % 38.3 % 38.8 % 39.4 % 39.9 % Secured principal debt/undepreciated book value 1.7 % 1.8 % 2.5 % 2.5 % 2.5 % Market capitalization calculations, at period end: Common shares outstanding 123,613 123,002 121,926 120,664 120,041 Operating partnership units (OP units) outstanding 8,647 8,694 8,542 8,542 8,542 Common stock price per share $ 15.78 $ 19.39 $ 19.60 $ 17.42 $ 17.66 Total equity market capitalization $ 2,087,066 $ 2,553,590 $ 2,557,170 $ 2,250,772 $ 2,270,784 Total principal debt 1,357,063 1,321,225 1,334,864 1,335,127 1,335,279 TOTAL MARKET CAPITALIZATION $ 3,444,129 $ 3,874,815 $ 3,892,034 $ 3,585,899 $ 3,606,063 Unsecured Senior Notes Financial Covenants: (1) Total debt to total assets not to exceed 60% 40.6 % 40.4 % 40.9 % 41.5 % 42.2 % Total secured debt to total assets not to exceed 40% 1.8 % 1.9 % 2.6 % 2.6 % 2.7 % Total unencumbered assets to total unsecured debt not to be less than 150% 248.3 % 250.1 % 246.1 % 242.4 % 238.7 % Consolidated income available for debt service to interest expense not to be less than 1.5:1 3.4x 3.3x 3.2x 3.3x 3.2x (1) Calculated in accordance with GAAP pursuant to underlying bond indentures.
Supplemental Disclosure Quarter Ended June 30, 2022 -10- Property Acquisitions (dollars in thousands) Acquisitions Date Owned Shopping Centers Location Acquired Purchase Amount GLA 2Q 2022 Powell Valley Junction Gresham, OR 04/01/22 $ 17,595 108,639 Olympia Square North Olympia, WA 04/01/22 18,355 89,884 Village Oaks Shopping Center Martinez, CA 05/17/22 24,000 79,875 $ 59,950 278,398 Total 2022 Acquisitions $ 59,950 278,398
Supplemental Disclosure Quarter Ended June 30, 2022 -11- Property Portfolio (dollars in thousands) Date Owned % Metro Area City State Acquired GLA Leased ABR (1) Major Tenants Los Angeles metro area Paramount Plaza * Paramount CA 12/22/09 95,062 100.0 % $ 2,009 Grocery Outlet Supermarket, 99¢ Only Stores, Rite Aid Pharmacy Claremont Promenade * Claremont CA 09/23/10 92,215 96.2 % 2,485 Super King Supermarket Gateway Village * Chino Hills CA 12/17/10 96,959 98.5 % 3,035 Sprouts Market Seabridge Marketplace * Oxnard CA 05/31/12 98,348 97.4 % 2,047 Safeway (Vons) Supermarket Glendora Shopping Center * Glendora CA 08/01/12 106,535 95.9 % 1,445 Albertsons Supermarket Redondo Beach Plaza * Redondo Beach CA 12/28/12 110,509 100.0 % 2,378 Safeway (Vons) Supermarket, Petco Diamond Bar Town Center * Diamond Bar CA 02/01/13 100,342 98.1 % 2,387 Walmart Neighborhood Market, Crunch Fitness Diamond Hills Plaza * Diamond Bar CA 04/22/13 139,505 97.5 % 4,051 H-Mart Supermarket, Planet Fitness Plaza de la Cañada * La Cañada Flintridge CA 12/13/13 100,425 97.3 % 2,634 Gelson’s Supermarket, TJ Maxx, Rite Aid Pharmacy Fallbrook Shopping Center * Los Angeles CA 06/13/14 755,299 99.2 % 13,575 Sprouts Market, Trader Joes, Kroger (Ralph’s) Supermarket(2), TJ Maxx Moorpark Town Center * Moorpark CA 12/03/14 133,547 91.6 % 2,015 Kroger (Ralph’s) Supermarket, CVS Pharmacy Ontario Plaza * Ontario CA 01/06/15 150,149 97.2 % 2,418 El Super Supermarket, Rite Aid Pharmacy Park Oaks Shopping Center * Thousand Oaks CA 01/06/15 110,092 91.3 % 2,601 Safeway (Vons) Supermarket, Dollar Tree Warner Plaza * Woodland Hills CA 12/31/15 110,918 93.0 % 4,317 Sprouts Market, Kroger (Ralph’s) Supermarket (2), Rite Aid Pharmacy (2) Magnolia Shopping Center * Santa Barbara CA 03/10/16 116,089 84.5 % 2,095 Kroger (Ralph’s) Supermarket Casitas Plaza Shopping Center * Carpinteria CA 03/10/16 105,118 99.2 % 1,933 Albertsons Supermarket, CVS Pharmacy Bouquet Center * Santa Clarita CA 04/28/16 148,903 98.3 % 3,764 Safeway (Vons) Supermarket, CVS Pharmacy, Ross Dress For Less North Ranch Shopping Center * Westlake Village CA 06/01/16 146,444 91.5 % 4,607 Kroger (Ralph’s) Supermarket, Trader Joe’s, Rite Aid Pharmacy, Petco The Knolls * Long Beach CA 10/03/16 52,021 96.2 % 1,382 Trader Joe’s, Pet Food Express The Terraces * Rancho Palos Verdes CA 03/17/17 172,922 93.8 % 3,625 Trader Joe’s, Marshall’s, LA Fitness Los Angeles metro area total 2,941,402 96.4 % $ 64,803 Seattle metro area Meridian Valley Plaza * Kent WA 02/01/10 51,597 100.0 % $ 892 Kroger (QFC) Supermarket The Market at Lake Stevens * Lake Stevens WA 03/11/10 74,130 100.0 % 1,683 Albertsons (Haggen) Supermarket Canyon Park Shopping Center * Bothell WA 07/29/11 123,592 99.1 % 2,600 PCC Community Markets, Rite Aid Pharmacy, Petco Hawks Prairie Shopping Center * Lacey WA 09/09/11 157,529 100.0 % 1,988 Safeway Supermarket, Dollar Tree, Big Lots The Kress Building * Seattle WA 09/30/11 74,616 73.5 % 1,437 IGA Supermarket, TJMaxx Gateway Shopping Center * Marysville WA 02/16/12 104,298 100.0 % 2,654 WinCo Foods (2), Rite Aid Pharmacy, Ross Dress For Less Aurora Square * Shoreline WA 2012/2014 108,558 100.0 % 2,014 Central Supermarket, Marshall’s Canyon Crossing * Puyallup WA 04/15/13 120,398 98.2 % 2,866 Safeway Supermarket Crossroads Shopping Center * Bellevue WA 2010/2013 473,131 99.6 % 12,347 Kroger (QFC) Supermarket, Bed Bath & Beyond, Dick’s Sporting Goods Bellevue Marketplace * Bellevue WA 12/10/15 113,758 100.0 % 3,458 Asian Family Market Four Corner Square * Maple Valley WA 12/21/15 119,531 100.0 % 2,664 Grocery Outlet Supermarket, Walgreens, Johnsons Home & Garden Bridle Trails Shopping Center * Kirkland WA 10/17/16 110,257 100.0 % 2,444 Grocery Outlet Supermarket, Rite Aid (Bartell) Pharmacy, Dollar Tree PCC Community Markets Plaza * Edmonds WA 01/25/17 34,459 100.0 % 690 PCC Community Markets Highland Hill Shopping Center * Tacoma WA 05/09/17 163,926 96.0 % 2,935 WinCo Foods, LA Fitness, Dollar Tree, Petco North Lynnwood Shopping Center * Lynnwood WA 10/19/17 63,606 97.6 % 1,097 Grocery Outlet Supermarket, Dollar Tree Stadium Center * Tacoma WA 02/23/18 48,888 100.0 % 1,094 Thriftway Supermarket Summerwalk Village * Lacey WA 12/13/19 60,343 100.0 % 935 Walmart Neighborhood Market South Point Plaza Everett WA 11/10/21 189,960 96.4 % 2,215 Grocery Outlet Supermarket, Rite Aid Pharmacy, Hobby Lobby, Pep Boys Olympia West Center Olympia WA 12/06/21 69,212 100.0 % 1,539 Trader Joe’s, Petco Olympia Square North Olympia WA 04/01/22 89,884 100.0 % 871 Albertsons, Crunch Fitness Seattle metro area total 2,351,673 98.3 % $ 48,423 (1) ABR is equal to annualized base rent on a cash basis for all leases in-place at period end. (2) These retailers are not tenants of ROIC. * Denotes properties in same center pool for 2Q 2022.
Supplemental Disclosure Quarter Ended June 30, 2022 -12- Property Portfolio, continued (dollars in thousands) Date Owned % Metro Area City State Acquired GLA Leased ABR (1) Major Tenants Portland metro area Happy Valley Town Center * Happy Valley OR 07/14/10 138,397 100.0 % $ 3,920 New Seasons Market Wilsonville Old Town Square * Wilsonville OR 2010/2012 49,937 100.0 % 1,934 Kroger (Fred Meyer) Supermarket (2) Cascade Summit Town Square * West Linn OR 08/20/10 94,934 100.0 % 2,047 Safeway Supermarket, U.S. Postal Service Heritage Market Center * Vancouver WA 09/23/10 108,054 100.0 % 1,973 Safeway Supermarket, Dollar Tree Division Crossing * Portland OR 12/22/10 103,561 100.0 % 1,330 Rite Aid Pharmacy, Ross Dress For Less, Ace Hardware Halsey Crossing * Gresham OR 12/22/10 99,428 100.0 % 1,485 24 Hour Fitness, Dollar Tree Hillsboro Market Center * Hillsboro OR 11/23/11 156,021 100.0 % 2,698 Albertsons Supermarket, Dollar Tree, Ace Hardware Robinwood Shopping Center * West Linn OR 08/23/13 70,831 100.0 % 1,147 Walmart Neighborhood Market Tigard Marketplace * Tigard OR 02/18/14 136,889 100.0 % 2,268 H-Mart Supermarket, Bi-Mart Wilsonville Town Center * Wilsonville OR 12/11/14 167,829 99.1 % 3,017 Safeway Supermarket, Rite Aid Pharmacy, Dollar Tree Tigard Promenade * Tigard OR 07/28/15 88,043 97.7 % 1,496 Safeway Supermarket Sunnyside Village Square * Happy Valley OR 07/28/15 92,278 100.0 % 1,674 Grocery Outlet Supermarket, Snap Fitness, Ace Hardware Johnson Creek Center * Happy Valley OR 11/09/15 108,588 100.0 % 2,323 Trader Joe’s, Walgreens, Sportsman's Warehouse Rose City Center * Portland OR 09/15/16 60,680 100.0 % 833 Safeway Supermarket Division Center * Portland OR 04/05/17 118,122 100.0 % 2,115 Grocery Outlet Supermarket, Rite Aid Pharmacy, Petco Riverstone Marketplace * Vancouver WA 10/11/17 95,774 100.0 % 2,301 Kroger (QFC) Supermarket King City Plaza * King City OR 05/18/18 62,676 95.1 % 984 Grocery Outlet Supermarket Powell Valley Junction Gresham OR 04/01/22 108,639 99.0 % 1,199 Walmart Neighborhood Market Portland metro area total 1,860,681 99.6 % $ 34,744 San Francisco metro area Pleasant Hill Marketplace * Pleasant Hill CA 04/08/10 69,715 100.0 % $ 1,524 Total Wine and More, Buy Buy Baby, Basset Furniture Pinole Vista Shopping Center * Pinole CA 01/06/11 140,962 97.1 % 3,131 Save Mart (Lucky California) Supermarket, Planet Fitness Country Club Gate Center * Pacific Grove CA 07/08/11 109,331 97.1 % 2,321 Save Mart (Lucky California) Supermarket, Rite Aid Pharmacy Marlin Cove Shopping Center * Foster City CA 05/04/12 73,943 99.6 % 2,616 99 Ranch Market The Village at Novato * Novato CA 07/24/12 20,081 100.0 % 600 Trader Joe’s, Pharmaca Pharmacy Santa Teresa Village * San Jose CA 11/08/12 131,263 98.9 % 3,299 Grocery Outlet Supermarket, Dollar Tree, MedVet Silicon Valley Granada Shopping Center * Livermore CA 06/27/13 71,525 100.0 % 1,525 Save Mart (Lucky California) Supermarket Country Club Village * San Ramon CA 11/26/13 111,093 96.5 % 2,191 Walmart Neighborhood Market, CVS Pharmacy North Park Plaza * San Jose CA 04/30/14 76,697 95.3 % 2,547 H-Mart Supermarket Winston Manor * South San Francisco CA 01/07/15 49,852 91.0 % 1,674 Grocery Outlet Supermarket Jackson Square * Hayward CA 07/01/15 114,220 100.0 % 2,406 Safeway Supermarket, CVS Pharmacy, 24 Hour Fitness Gateway Centre * San Ramon CA 09/01/15 112,553 92.4 % 2,497 Save Mart (Lucky California) Supermarket, Walgreens Iron Horse Plaza * Danville CA 12/04/15 61,915 100.0 % 2,372 Lunardi’s Market Monterey Center * Monterey CA 07/14/16 25,626 100.0 % 1,088 Trader Joe’s, Pharmaca Pharmacy Santa Rosa Southside Shopping Center * Santa Rosa CA 03/24/17 88,606 100.0 % 1,837 REI, Cost Plus World Market, DSW Monta Loma Plaza * Mountain View CA 09/19/17 49,694 100.0 % 1,610 Safeway Supermarket Canyon Creek Plaza San Jose CA 09/01/21 64,662 96.4 % 2,084 New Seasons Market Village Oaks Shopping Center Martinez CA 05/17/22 79,875 97.9 % 1,412 Save Mart (Lucky California) Supermarket, Rite Aid Pharmacy(2) San Francisco metro area total 1,451,613 97.7 % $ 36,734 (1) ABR is equal to annualized base rent on a cash basis for all leases in-place at period end. (2) These retailers are not tenants of ROIC. * Denotes properties in same center pool for 2Q 2022.
Supplemental Disclosure Quarter Ended June 30, 2022 -13- Property Portfolio, continued (dollars in thousands) Date Owned % Metro Area City State Acquired GLA Leased ABR (1) Major Tenants Orange County metro area Santa Ana Downtown Plaza * Santa Ana CA 01/26/10 105,536 97.1 % $ 2,336 Kroger (Food 4 Less) Supermarket, Marshall’s Sycamore Creek * Corona CA 09/30/10 74,198 98.2 % 1,904 Safeway (Vons) Supermarket, CVS Pharmacy (2) Desert Springs Marketplace * Palm Desert CA 02/17/11 113,718 91.9 % 2,712 Kroger (Ralph’s) Supermarket, Rite Aid Pharmacy Cypress Center West * Cypress CA 12/04/12 112,080 100.0 % 2,229 Kroger (Ralph’s) Supermarket, Rite Aid Pharmacy Harbor Place Center * Garden Grove CA 12/28/12 122,636 97.9 % 1,915 AA Supermarket, Ross Dress For Less, AutoZone Mega Hub 5 Points Plaza * Huntington Beach CA 09/27/13 160,536 88.9 % 4,294 Trader Joe’s Peninsula Marketplace * Huntington Beach CA 10/15/13 95,416 99.0 % 2,496 Kroger (Ralph’s) Supermarket, Planet Fitness Fullerton Crossroads * Fullerton CA 10/11/17 219,899 100.0 % 3,663 Kroger (Ralph’s) Supermarket, Kohl’s, Jo-Ann Fabrics and Crafts The Village at Nellie Gail Ranch * Laguna Hills CA 11/30/17 89,041 94.5 % 2,945 Smart & Final Extra Supermarket Orange Country metro area total 1,093,060 96.3 % $ 24,494 San Diego metro area Marketplace Del Rio * Oceanside CA 01/03/11 183,787 95.9 % $ 3,507 Stater Brothers Supermarket, Walgreens, Planet Fitness Renaissance Towne Centre * San Diego CA 08/03/11 52,866 94.5 % 2,594 CVS Pharmacy Bay Plaza * San Diego CA 10/05/12 73,324 98.0 % 2,163 Seafood City Supermarket Bernardo Heights Plaza * Rancho Bernardo CA 02/06/13 37,729 100.0 % 969 Sprouts Market Hawthorne Crossings * San Diego CA 06/27/13 141,288 100.0 % 3,540 Mitsuwa Supermarket, Ross Dress For Less, Staples Creekside Plaza * Poway CA 02/28/14 133,914 92.2 % 3,131 Stater Brothers Supermarket, AMC Theatres Palomar Village Temecula CA 10/12/21 125,130 95.9 % 2,033 Albertsons Supermarket, CVS Pharmacy San Diego metro area total 748,038 96.3 % $ 17,937 Number of Owned % Metro Area Summary Centers GLA Leased ABR (1) Los Angeles 20 2,941,402 96.4 % $ 64,803 Seattle 20 2,351,673 98.3 % 48,423 Portland 18 1,860,681 99.6 % 34,744 San Francisco 18 1,451,613 97.7 % 36,734 Orange County 9 1,093,060 96.3 % 24,494 San Diego 7 748,038 96.3 % 17,937 TOTAL SHOPPING CENTER PORTFOLIO 92 10,446,467 97.6 % $ 227,135 (1) ABR is equal to annualized base rent on a cash basis for all leases in-place at period end. (2) These retailers are not tenants of ROIC. * Denotes properties in same center pool for 2Q 2022.
Supplemental Disclosure Quarter Ended June 30, 2022 -14- Three Months Ended Six Months Ended 06/30/22 06/30/21 $ Change % Change 06/30/22 06/30/21 $ Change % Change Number of shopping centers included in same-center analysis (1) 85 85 85 85 Same-center occupancy 97.6 % 97.0 % 0.6 % 97.6 % 97.0 % 0.6 % REVENUES: Base rents $ 51,589 $ 49,619 $ 1,970 4.0 % $ 102,816 $ 99,069 $ 3,747 3.8 % Percentage rent 142 (9) 151 (1,677.8) % 330 174 156 89.7 % Recoveries from tenants 17,416 16,445 971 5.9 % 34,992 33,157 1,835 5.5 % Other property income 825 445 380 85.4 % 1,854 554 1,300 234.7 % Bad debt (136) 127 (263) (207.1) % (700) (1,425) 725 (50.9) % TOTAL REVENUES 69,836 66,627 3,209 4.8 % 139,292 131,529 7,763 5.9 % OPERATING EXPENSES: Property operating expenses 12,365 10,636 1,729 16.3 % 24,120 21,100 3,020 14.3 % Property taxes 7,887 8,195 (308) (3.8) % 16,094 16,604 (510) (3.1) % TOTAL OPERATING EXPENSES 20,252 18,831 1,421 7.5 % 40,214 37,704 2,510 6.7 % SAME-CENTER CASH NET OPERATING INCOME $ 49,584 $ 47,796 $ 1,788 3.7 % $ 99,078 $ 93,825 $ 5,253 5.6 % SAME-CENTER CASH NET OPERATING INCOME RECONCILIATION GAAP Operating Income $ 26,597 $ 32,022 $ 53,278 $ 54,476 Depreciation and amortization 24,350 23,507 48,112 46,547 General and administrative expenses 5,702 5,232 10,942 9,607 Other expense 488 331 667 484 Gain on sale of real estate — (9,460) — (9,460) Straight-line rent (915) (294) (1,366) (312) Amortization of above- and below-market rent (3,254) (2,214) (6,311) (4,446) Property revenues and other expenses (2) (265) (52) (589) (181) TOTAL COMPANY CASH NET OPERATING INCOME 52,703 49,072 104,733 96,715 Non Same-Center Cash NOI (3,119) (1,276) (5,655) (2,890) SAME-CENTER CASH NET OPERATING INCOME $ 49,584 $ 47,796 $ 99,078 $ 93,825 Same-Center Cash Net Operating Income Analysis (unaudited, dollars in thousands) (1) Same centers are those properties which were owned for the entirety of the current and comparable prior year period. (2) Includes anchor lease termination fees net of contractual amounts, if any, expense and recovery adjustments related to prior periods and other miscellaneous adjustments.
Supplemental Disclosure Quarter Ended June 30, 2022 -15- Top Ten Tenants (dollars in thousands) Percent Number of Leased of Total Percent of Tenant Leases GLA Leased GLA ABR Total ABR 1 Albertsons / Safeway Supermarkets 20 1,002,931 9.9 % $ 12,635 5.6 % 2 Kroger Supermarkets 11 488,735 4.8 % 7,538 3.3 % 3 Save Mart Supermarkets 5 234,713 2.3 % 3,495 1.5 % 4 Rite Aid Pharmacy 14 263,390 2.6 % 3,413 1.5 % 5 JP Morgan Chase 21 94,681 0.9 % 3,205 1.4 % 6 Trader Joe’s 9 109,307 1.1 % 3,166 1.4 % 7 Grocery Outlet Supermarkets 10 225,004 2.2 % 3,096 1.4 % 8 Marshall’s / TJMaxx 6 178,195 1.8 % 2,840 1.3 % 9 Sprouts Markets 4 159,163 1.6 % 2,747 1.2 % 10 H-Mart Supermarkets 3 147,040 1.4 % 2,684 1.2 % Top 10 Tenants Total 103 2,903,159 28.6 % $ 44,819 19.8 % Other Tenants 1,891 7,278,768 71.4 % 182,316 80.2 % Total Portfolio 1,994 10,181,927 100.0 % $ 227,135 100.0 %
Supplemental Disclosure Quarter Ended June 30, 2022 -16- Lease Expiration Schedule (dollars in thousands) Anchor Tenants (1) Number of Leased Percent of Total Percent of ABR Leases Expiring (2) GLA Total Leased GLA ABR Total ABR Per Sq. Ft. 2022 — — — % $ — — % $ — 2023 24 688,122 6.8 % 11,515 5.1 % 16.73 2024 15 519,675 5.1 % 8,471 3.7 % 16.30 2025 23 753,966 7.4 % 10,466 4.6 % 13.88 2026 24 784,371 7.7 % 10,196 4.5 % 13.00 2027 14 461,682 4.5 % 5,115 2.2 % 11.08 2028 19 716,549 7.0 % 12,043 5.3 % 16.81 2029 12 438,785 4.3 % 6,988 3.1 % 15.93 2030 7 242,126 2.4 % 3,828 1.7 % 15.81 2031 10 336,035 3.3 % 5,040 2.2 % 15.00 2032+ 22 814,918 8.0 % 12,075 5.3 % 14.82 170 5,756,229 56.5 % $ 85,737 37.7 % $ 14.89 Non-Anchor Tenants Number of Leased Percent of Total Percent of ABR Leases Expiring (2) GLA Total Leased GLA ABR Total ABR Per Sq. Ft. 2022 128 203,106 2.0 % $ 6,758 3.0 % $ 33.27 2023 290 606,555 6.0 % 19,742 8.7 % 32.55 2024 291 648,852 6.4 % 20,429 9.0 % 31.48 2025 265 611,807 6.0 % 19,139 8.4 % 31.28 2026 265 616,521 6.1 % 20,054 8.8 % 32.53 2027 242 596,078 5.8 % 18,768 8.3 % 31.49 2028 72 212,003 2.1 % 7,457 3.3 % 35.17 2029 58 184,231 1.8 % 5,850 2.6 % 31.75 2030 47 147,272 1.4 % 5,161 2.3 % 35.05 2031 59 203,270 2.0 % 6,189 2.7 % 30.45 2032+ 107 396,003 3.9 % 11,851 5.2 % 29.93 1,824 4,425,698 43.5 % $ 141,398 62.3 % $ 31.95 All Tenants Number of Leased Percent of Total Percent of ABR Leases Expiring (2) GLA Total Leased GLA ABR Total ABR Per Sq. Ft. 2022 128 203,106 2.0 % $ 6,758 3.0 % $ 33.27 2023 314 1,294,677 12.8 % 31,257 13.8 % 24.14 2024 306 1,168,527 11.5 % 28,900 12.7 % 24.73 2025 288 1,365,773 13.4 % 29,605 13.0 % 21.68 2026 289 1,400,892 13.8 % 30,250 13.3 % 21.59 2027 256 1,057,760 10.3 % 23,883 10.5 % 22.58 2028 91 928,552 9.1 % 19,500 8.6 % 21.00 2029 70 623,016 6.1 % 12,838 5.7 % 20.61 2030 54 389,398 3.8 % 8,989 4.0 % 23.09 2031 69 539,305 5.3 % 11,229 4.9 % 20.82 2032+ 129 1,210,921 11.9 % 23,926 10.5 % 19.76 1,994 10,181,927 100.0 % $ 227,135 100.0 % $ 22.31 (1) Anchor tenants are leases equal to or greater than 15,000 square feet. (2) Does not assume exercise of renewal options.
Supplemental Disclosure Quarter Ended June 30, 2022 -17- Leasing Summary For the Three Months Ended June 30, 2022 For the Six Months Ended June 30, 2022 New Leases Non-Anchor Anchor Total Non-Anchor Anchor Total Number of Leases 38 — 38 77 — 77 Gross Leasable Area (sq. ft.) 83,276 — 83,276 177,440 — 177,440 Initial Base Rent ($/sq. ft.) (1) $ 28.66 $ — $ 28.66 $ 28.40 $ — $ 28.40 Tenant Improvements ($/sq. ft.) $ 1.89 $ — $ 1.89 $ 0.92 $ — $ 0.92 Leasing Commissions ($/sq. ft.) $ 2.01 $ — $ 2.01 $ 1.76 $ — $ 1.76 Weighted Average Lease Term (Yrs.) (2) 8.0 — 8.0 7.4 — 7.4 Renewals Non-Anchor Anchor Total Non-Anchor Anchor Total Number of Leases 51 4 55 112 9 121 Gross Leasable Area (sq. ft.) 92,603 121,862 214,465 214,772 322,168 536,940 Initial Base Rent ($/sq. ft.) (1) $ 39.86 $ 21.30 $ 29.31 $ 38.25 $ 15.64 $ 24.68 Tenant Improvements ($/sq. ft.) $ 2.73 $ — $ 1.18 $ 1.20 $ — $ 0.48 Leasing Commissions ($/sq. ft.) $ — $ — $ — $ — $ — $ — Weighted Average Lease Term (Yrs.) (2) 5.6 4.3 4.8 5.4 6.2 5.8 Total Non-Anchor Anchor Total Non-Anchor Anchor Total Number of Leases 89 4 93 189 9 198 Gross Leasable Area (sq. ft.) 175,879 121,862 297,741 392,212 322,168 714,380 Initial Base Rent ($/sq. ft.) (1) $ 34.55 $ 21.30 $ 29.13 $ 33.80 $ 15.64 $ 25.61 Tenant Improvements ($/sq. ft.) $ 2.33 $ — $ 1.38 $ 1.07 $ — $ 0.59 Leasing Commissions ($/sq. ft.) $ 0.95 $ — $ 0.56 $ 0.80 $ — $ 0.44 Weighted Average Lease Term (Yrs.) (2) 6.7 4.3 5.7 6.3 6.2 6.2 (1) Initial Base Rent is on a cash basis and is the initial contractual monthly rent, annualized. (2) Does not assume exercise of renewal options.
Supplemental Disclosure Quarter Ended June 30, 2022 -18- Same-Space Comparative Leasing Summary For the Three Months Ended June 30, 2022 For the Six Months Ended June 30, 2022 New Leases Non-Anchor Anchor Total Non-Anchor Anchor Total Comparative # of Leases 20 — 20 43 — 43 Comparative GLA (sq. ft.) (1) 40,909 — 40,909 97,874 — 97,874 Prior Base Rent ($/sq. ft.) (2) $ 27.46 $ — $ 27.46 $ 27.07 $ — $ 27.07 Initial Base Rent ($/sq. ft.) $ 32.05 $ — $ 32.05 $ 31.46 $ — $ 31.46 Percentage Change in Base Rents 16.7 % — % 16.7 % 16.2 % — % 16.2 % Tenant Improvements ($/sq. ft.) $ 1.31 $ — $ 1.31 $ 0.60 $ — $ 0.60 Leasing Commissions ($/sq. ft.) $ 1.65 $ — $ 1.65 $ 1.50 $ — $ 1.50 Weighted Average Lease Term (Yrs.) (3) 8.1 — 8.1 8.0 — 8.0 Renewals Non-Anchor Anchor Total Non-Anchor Anchor Total Comparative # of Leases 51 4 55 112 9 121 Comparative GLA (sq. ft.) 92,603 121,862 214,465 214,772 322,168 536,940 Prior Base Rent ($/sq. ft.) (2) $ 36.56 $ 18.92 $ 26.53 $ 35.40 $ 14.23 $ 22.70 Initial Base Rent ($/sq. ft.) $ 39.86 $ 21.30 $ 29.31 $ 38.25 $ 15.64 $ 24.68 Percentage Change in Base Rents 9.0 % 12.6 % 10.5 % 8.1 % 9.9 % 8.8 % Tenant Improvements ($/sq. ft.) $ 2.73 $ — $ 1.18 $ 1.20 $ — $ 0.48 Leasing Commissions ($/sq. ft.) $ — $ — $ — $ — $ — $ — Weighted Average Lease Term (Yrs.) (3) 5.6 4.3 4.8 5.4 6.2 5.8 Total Non-Anchor Anchor Total Non-Anchor Anchor Total Comparative # of Leases 71 4 75 155 9 164 Comparative GLA (sq. ft.) (1) 133,512 121,862 255,374 312,646 322,168 634,814 Prior Base Rent ($/sq. ft.) (2) $ 33.77 $ 18.92 $ 26.68 $ 32.79 $ 14.23 $ 23.37 Initial Base Rent ($/sq. ft.) $ 37.46 $ 21.30 $ 29.75 $ 36.12 $ 15.64 $ 25.73 Percentage Change in Base Rents 10.9 % 12.6 % 11.5 % 10.2 % 9.9 % 10.1 % Tenant Improvements ($/sq. ft.) $ 2.30 $ — $ 1.20 $ 1.01 $ — $ 0.50 Leasing Commissions ($/sq. ft.) $ 0.50 $ — $ 0.26 $ 0.47 $ — $ 0.23 Weighted Average Lease Term (Yrs.) (3) 6.3 4.3 5.4 6.2 6.2 6.2 (1) Comparative GLA includes spaces that were vacant for less than 12 months, excluding spaces that were not leased at the time of acquisition. (2) Prior Base Rent is on a cash basis and is the final monthly rent paid, annualized, for the prior tenant or the prior lease that was renewed. (3) Does not assume exercise of renewal options.
Supplemental Disclosure Quarter Ended June 30, 2022 -19- Leased vs. Billed Summary (dollars in thousands) 06/30/22 03/31/22 12/31/21 09/30/21 % leased at beginning of quarter 97.2 % 97.5 % 97.4 % 96.9 % % billed at beginning of quarter 92.6 % 92.8 % 92.8 % 92.4 % ABR of new leases signed/not yet commenced - at beginning of quarter $ 9,603 $ 10,601 $ 10,075 $ 10,420 less: ABR of new leases commenced during quarter (2,726) (2,019) (1,998) (1,890) plus: ABR of new leases signed during quarter 1,044 1,021 2,524 1,545 ABR of new leases signed/not yet commenced - at end of quarter $ 7,921 $ 9,603 $ 10,601 $ 10,075 % leased at end of quarter 97.6 % 97.2 % 97.5 % 97.4 % % billed at end of quarter 93.7 % 92.6 % 92.8 % 92.8 % ABR of new leases commenced during quarter - actual cash received $ 295 $ 380 $ 297 $ 298
Supplemental Disclosure Quarter Ended June 30, 2022 -20- Investor Information Retail Opportunity Investments Corp. Investor Relations: Transfer Agent: www.roireit.net Nicolette O'Leary Syed Hussaini NASDAQ: ROIC noleary@roireit.net Computershare 11250 El Camino Real, Suite 200 858.255.4913 syed.hussaini@computershare.com San Diego, CA 92130 Equity Research Coverage Bank of America Merrill Lynch Craig Schmidt 646.855.3640 Bank of Montreal John P. Kim 212.885.4115 Juan Sanabria 312.845.4074 Baird Wes Golladay 216.737.7510 BTIG Michael Gorman 212.738.6138 Capital One Securities, Inc. Chris Lucas 571.633.8151 Citi Michael Bilerman 212.816.1383 Craig Mailman 212.816.4471 Green Street Paulina Rojas Schmidt 949.640.8780 J.P. Morgan Michael W. Mueller 212.622.6689 Jefferies Linda Tsai 212.778.8011 KeyBanc Capital Markets Todd Thomas 917.368.2286 Raymond James RJ Milligan 908.447.4493 Fixed Income Research Coverage J.P. Morgan Mark Streeter 212.834.5086 Ratings Agency Coverage Fitch Ratings, Inc. William Kuo 609.658.7945 Moody’s Investors Service Juan Acosta 212.553.4849 S&P Global Ratings Michael Souers 212.438.2508