Segment Reporting

6 Months Ended

Jun. 30, 2026

Segment Reporting [Abstract]

Segment Reporting

19. Segment Reporting

The Company is an owner and operator of open-air, grocery-anchored shopping centers and mixed use assets of which all the Company's properties are located within the U.S., inclusive of Puerto Rico. Management does not distinguish or group its operations on a

geographical basis for purposes of allocating resources or capital. The Company reviews and evaluates operating and financial data for each property on an individual basis. As a result, each of the Company's individual properties is a separate operating segment. The Company defines its reportable segments to be in accordance with the method of internal reporting and the manner in which the Company's chief operating decision maker (“CODM”), makes key operating decisions, evaluates financial results, allocates resources and manages the Company's business. Accordingly, the Company aggregates its operating segments into a single reportable segment due to the similarities with regard to the nature and economics of its properties, tenants and operations, which are operated using consistent business strategies.

In accordance with ASC Topic 280 Segment Reporting, the Company’s CODM has been identified as the Chief Executive Officer. The CODM evaluates the Company’s portfolio and assesses the ongoing operations and performance of its consolidated properties and the Company's share of unconsolidated joint venture operations. The accounting policies of the reportable segments are the same as the Company’s accounting policies. Net Operating Income (“NOI”) is the primary performance measure reviewed by the Company’s CODM to assess operating performance and consists only of revenues and expenses directly related to real estate rental operations. NOI is calculated by deducting property operating expenses from lease revenues and other property related income. NOI reflects property acquisitions and dispositions, occupancy levels, rental rate increases or decreases, and the recoverability of operating expenses. The Company’s calculation of NOI may not be directly comparable to similarly titled measures calculated by other REITs. The CODM does not review asset information as a measure to assess performance.

The following table presents accrual-based lease revenue and other property related income and operating expenses included in the Company's share of NOI for its consolidated and unconsolidated properties (“NOI at share”) the periods presented (in thousands):

	Three Months Ended June 30,						Six Months Ended June 30,
	2026			2025			2026			2025
Revenues	$	546,423		$	520,930		$	1,099,235		$	1,052,216
Operating expenses
Rent		(4,082	)		(4,242	)		(8,229	)		(8,426	)
Real estate taxes		(71,232	)		(66,559	)		(144,074	)		(136,470	)
Operating and maintenance		(95,131	)		(91,069	)		(190,360	)		(180,622	)
Total operating expenses		(170,445	)		(161,870	)		(342,663	)		(325,518	)
NOI from unconsolidated real estate joint ventures		50,226			49,585			101,280			100,585
NOI at share	$	426,204		$	408,645		$	857,852		$	827,283

The following table presents the reconciliation of NOI at share to Net income (in thousands):

	Three Months Ended June 30,						Six Months Ended June 30,
	2026			2025			2026			2025
NOI at share	$	426,204		$	408,645		$	857,852		$	827,283
Adjustments:
Management and other fee income		4,378			4,245			9,582			9,583
General and administrative		(29,949	)		(32,447	)		(67,136	)		(66,839	)
Impairment charges		(6,616	)		(7,645	)		(6,666	)		(8,179	)
Depreciation and amortization		(149,009	)		(156,323	)		(305,505	)		(314,776	)
Gain on sale of properties		1,362			38,922			17,069			39,809
Other (expense)/income, net		(1,630	)		2,901			(3,249	)		3,108
Mortgage and other financing income, net		11,444			12,062			23,919			23,331
Interest expense		(83,905	)		(81,204	)		(167,030	)		(161,581	)
(Provision)/benefit for income taxes, net		(4	)		(366	)		235			(830	)
Equity in income of joint ventures, net		32,446			23,990			57,257			46,673
Equity in (loss)/income of other investments, net		(532	)		1,747			5,262			2,448
NOI from unconsolidated real estate joint ventures		(50,226	)		(49,585	)		(101,280	)		(100,585	)
Net income	$	153,963		$	164,942		$	320,310		$	299,445