8-K

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

Date of Report (Date of Earliest Event Reported): October 23, 2019

ACADIA REALTY TRUST

(Exact name of registrant as specified in its charter)

Maryland	1-12002	23-2715194
(State or other jurisdiction of incorporation)	(Commission File Number)	(I.R.S. Employer Identification No.)

411 Theodore Fremd Avenue

Suite 300

Rye, New York 10580

(Address of principal executive offices) (Zip Code)

(914) 288-8100

(Registrant’s telephone number, including area code)

(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))

Indicate by check mark whether the registrant is an emerging growth company as defined in 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.  ☐

Title of class of registered securities	Trading symbol	Name of exchange on which registered
Common shares of beneficial interest, par value $0.001 per share	AKR	The New York Stock Exchange

Item 2.02.Results of Operations and Financial Condition.

On October 23, 2019, Acadia Realty Trust (the “Company”) issued a press release announcing its consolidated financial results for the quarter ended September 30, 2019. A copy of this press release is attached to this Current Report on Form 8-K as Exhibit 99.1 and incorporated herein by reference. On the same day, the Company made available supplemental reporting information concerning the ownership, operations and portfolio of the Company as of and for the quarter ended September 30, 2019. A copy of this supplemental reporting information is attached to this Current Report on Form 8-K as Exhibit 99.2 and incorporated herein by reference.

The information included in this Item 2.02, including the information included in Exhibits 99.1 and 99.2 attached hereto, is intended to be furnished solely pursuant to this Item 2.02, and is not deemed to be “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or incorporated by reference into any filing under the Securities Act of 1933, as amended (“Securities Act”) or the Exchange Act, or otherwise subject to the liabilities of Sections 11 and 12 (a) (2) of the Securities Act.

Item 9.01.Financial Statements and Exhibits.

(d) Exhibits

Exhibit Number	Description
99.1	Press release of the Company dated October 23, 2019.
99.2	Supplemental Reporting Information of the Company as of and for the quarter ended September 30, 2019.

SIGNATURES

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

	ACADIA REALTY TRUST
Dated:	(Registrant)
	By:	/s/ John Gottfried
	Name:	John Gottfried
October 24, 2019	Title:	Sr. Vice President and Chief Financial Officer

EX-99.1

Exhibit 99.1

Sunny Holcomb

(914) 288-8100

ACADIA REALTY TRUST REPORTS THIRD QUARTER 2019 OPERATING RESULTS

RYE, NY (October 23, 2019) - Acadia Realty Trust (NYSE: AKR) (“Acadia” or the “Company”) today reported operating results for the quarter ended September 30, 2019. All per share amounts are on a fully-diluted basis.

Acadia operates dual platforms, comprised of a high-quality core real estate portfolio (“Core Portfolio”), through which the Company owns and operates assets in the nation’s most dynamic urban and street-retail corridors, and a series of discretionary, institutional funds (“Funds”) that target opportunistic and value-add investments.

Please refer to the tables and notes accompanying this press release for further details on operating results and additional disclosures related to net income, funds from operations ("FFO") and net operating income ("NOI").

Highlights

• Earnings: Generated GAAP earnings per share of $0.12 and FFO per share of $0.34 for the third quarter

• Core Portfolio Operating Results:

◦ In line with expectations, the Company generated same-property net operating income growth of 3.1% for the third quarter and 4.1% year to date (excluding redevelopments), driven by its street and urban portfolio

◦ Continued leasing progress across the portfolio including the execution of several key street leases in New York City

◦ Reported 94.9% leased occupancy as of September 30, 2019

• Core Acquisition Activity: During the third quarter, the Company continued to execute its strategy of building scale in its key street locations by completing core acquisitions of $32.9 million consisting of a previously announced property on Greene Street in Soho ($25.1 million) and adding two properties within its W Armitage Avenue corridor in Lincoln Park ($7.8 million). On Greene Street and W Armitage Avenue, the Company now owns three and seven contiguous buildings, respectively. To date, the Company has acquired, or entered into contracts or agreements in principle to acquire $180.3 million of core acquisitions

• Fund Acquisition/Disposition Activity: During the third quarter, the Company completed $141.8 million of Fund V investments and $318.0 million year to date. During the third quarter, the Company completed $67.5 million of fund dispositions and $78.0 million year to date in addition to a $15.3 million monetization of a preferred equity investment

• Balance Sheet: Maintained balance sheet metrics by match-funding and pre-funding its core acquisitions; raising proceeds of $61.6 million during the quarter and $137.8 million through September 30, 2019 at an average gross issuance price per share in excess of $28.60 through the Company’s at-the-market (“ATM”) program. At September 30, 2019, substantially all of Core Portfolio debt was fixed at an average rate of 3.8% with a debt to EBITDA ratio of 4.7x

• Guidance Update: The Company tightened its annual 2019 earnings per share and FFO guidance ranges: earnings per share $0.44 to $0.50 and FFO per share $1.40 to $1.42. The FFO guidance for the fourth quarter does not incorporate any significant transactional or other non-recurring items. The Company reaffirms its annual same property net operating income growth guidance of 3.5% to 4.5%

“We reported another strong quarter operationally along with robust investment activity. We have completed approximately $400.0 million of core and fund acquisitions to date with a strong pipeline,” stated Kenneth F. Bernstein, President and CEO of Acadia Realty Trust. “We continue to see solid leasing trends with respect to our existing portfolio.

With plenty of dry powder, we are well positioned to continue to execute on our accretive external growth initiatives. Looking ahead for the balance of the year and into 2020, while we remain cognizant of the current geopolitical and economic factors, we continue to see opportunities emerging from this volatility.”

FINANCIAL RESULTS

A complete reconciliation, in dollars and per share amounts, of net income attributable to common shareholders to FFO attributable to common shareholders and operating income to NOI is included in the financial tables of this release.

Net Income

Net income attributable to common shareholders for the quarter ended September 30, 2019 was $10.5 million, or $0.12 per share. Net income attributable to common shareholders for the quarter ended September 30, 2018 was $9.2 million, or $0.11 per share.

Net income attributable to common shareholders for the nine months ended September 30, 2019 was $31.7 million, or $0.38 per share, including $5.8 million, or $0.07 per share, related to a previously-announced accelerated tenant recapture. Net income attributable to common shareholders for the nine months ended September 30, 2018 was $24.3 million, or $0.29 per share.

FFO

FFO for the quarter ended September 30, 2019 was $31.0 million, or $0.34 per share, compared to $30.1 million, or $0.35 per share for the quarter ended September 30, 2018.

FFO for the nine months ended September 30, 2019 was $97.6 million, or $1.09 per share, including $5.8 million, or $0.07 per share related to previously-announced accelerated tenant recaptures. FFO was $89.1 million, or $1.01 per share, for the nine months ended September 30, 2018.

CORE PORTFOLIO

Core Operating Results

The Company had solid same-property net operating income growth of 3.1% for the third quarter (before redevelopments), as compared to 3.4% in the third quarter of 2018, and 4.1% for the nine months ended September 30, 2019, as compared to 1.1% for the nine months ended September 30, 2018. This was driven by contractual rental growth and profitable re-leasing of key street/urban properties. The Company has delivered approximately 27,800 square feet of space to Uniqlo on State and Washington in Chicago with rent commencement expected during the fourth quarter.  

To date, the Company has executed several key street leases including 154 Spring Street (New York City), 135 Prince Street (New York City) and 61 Main Street (Westport, CT).

The Core Portfolio was 93.5% occupied and 94.9% leased as of September 30, 2019 compared to 93.6% occupied and 94.6% leased as of June 30, 2019. The leased rate includes space that is leased but not yet occupied and excludes development and redevelopment properties.

During the third quarter, the Company generated an 18.7% and 4.5% increase in rent on a GAAP and cash basis, respectively, on 17 conforming new and renewal leases aggregating approximately 255,000 square feet.

Core Acquisitions

During the nine months ended September 30, 2019, the Company acquired, or entered into contracts or agreements in principle to acquire, $180.3 million of Core Portfolio properties. Through September 30, 2019, the Company has closed on $82.4 million, which consist of $74.6 million from the previously-announced Core Portfolio acquisitions and $7.8 million in Chicago on W Armitage Ave. Amounts below are inclusive of transaction costs.

Soho, New York, NY. The Company has acquired or entered into contracts to acquire $121.8 million of New York City street retail assets in Soho. To date, of the $121.8 million, $74.6 million consisting of four buildings on Greene Street (three of which are contiguous) have closed and $47.2 million remain under contract at September 30, 2019.

47 Greene Street, New York, NY. In July, the Company acquired 47 Greene Street for $25.1 million in an off-market transaction. 47 Greene Street, which is adjacent to the Company’s other Greene Street acquisitions, is a retail property leased to Theory.

The Company expects to complete the remaining Greene Street properties under contract in late 2019 and early 2020.

849 and 912 W Armitage Avenue, Chicago, IL. In September, the Company acquired 849 and 912 W Armitage Avenue for an aggregate of $7.8 million. With these acquisitions, the Company now owns ten buildings (seven of which are contiguous) on this prime stretch of W Armitage Avenue, a premier retail corridor in Lincoln Park with an exciting line-up of retailers including: Allbirds, Bonobos, Warby Parker, Lively, Parachute, Outdoor Voices, Serena & Lily and Marine Layer.

The Melrose Place Collection, Los Angeles, CA. The Company has entered into a contract to acquire five contiguous store fronts on Melrose Place for $47.7 million in Los Angeles, CA. This acquisition expands its existing presence on the West Coast into Southern California. Melrose Place is located within proximity to Beverly Hills and West Hollywood and is leased to a variety of high-quality luxury tenants, including Chloe (a subsidiary of Richemont), The Row, Melanie Grant, L’Agence, Oscar de la Renta and Violet Gray.

Acquisitions completed to date, along with the remaining assets under contract, were pre-funded with equity raised under the Company’s ATM program at an average gross price per share in excess of $28.60.

No assurance can be given that the Company will successfully close on the remaining acquisitions under contract, which are subject to customary closing conditions.

FUND PLATFORM

Fund Acquisitions

The Company completed the following acquisitions during the third quarter 2019. Amounts below are inclusive of transaction costs.

Landstown Commons, Virginia Beach, VA (Fund V). In August, Fund V closed on the purchase of Landstown Commons, a 400,000 square-foot shopping center located in Virginia Beach, VA for $87.0 million. The property is anchored by strong retailers including Ross, Best Buy, Ulta, Five Below, Old Navy and Dollar Tree. It benefits from several submarket drivers within five miles of the asset including Naval Station Oceana and several education and medical facilities. As the dominant center in the region, this higher-yielding asset has a diverse mix of necessity, entertainment, food and soft foods retailers that complement the market.

Two Property Portfolio, Frederick, MD (Fund V). In August, Fund V, a 90% partner in the joint venture with DLC Management Corp., closed on a two-asset portfolio totaling $54.9 million. Both assets are in Frederick, Maryland, a growing market ideally positioned as a suburb to both Washington DC and Baltimore.

Frederick Crossing, a 300,000 square-foot center anchored by Kohl’s, Best Buy, Ross and Dollar Tree, was purchased for $33.1 million. The asset is the dominant center in the market with above-average sales and strong stability exhibited through several recent tenant renewals and extensions.

Frederick County Square, a 225,000 square-foot Kmart anchored center was purchased for $21.8 million. This center was purchased well below replacement cost at an attractive yield affording the optionality to accretively redevelop the center to take advantage of an increasing crop of tenants interested in expanding into this growing market.

Fund Dispositions

The Company completed the following dispositions during the third quarter of 2019:

938 W North Avenue, Chicago, IL (Fund IV). In September, Fund IV completed the disposition of 938 W North Avenue for $32.0 million, a three-story, 32,000 square-foot building in Lincoln Park. In November 2013, the Fund acquired the property with the opportunity to recapture Restoration Hardware’s prime, below-market corner space. During its

ownership, the Fund modernized the facade and leased 100% of the vacant space to lululemon for a new marketplace concept. This sale generated a 6.1% IRR and 1.2x multiple on the Fund’s equity investment.

Nostrand Avenue, Brooklyn, NY (Fund III). In August, Fund III completed the disposition of Nostrand Avenue for $27.7 million, a 70,000 square-foot property. In March 2017, the Fund executed an expansion of Silver Star Meat Market, the property’s grocery anchor, from 5,000 square-foot to 9,000 square-foot and extended the term of the lease for 20 years to 2037. The property’s facade was replaced to present a unified, refreshed look and finished white boxes were delivered to tenants with respect to the second-floor office space. Nostrand Avenue is the primary north-south artery in the neighborhood and has become its main retail shopping corridor. This sale generated a 3.1% IRR and 1.2x multiple on the Fund’s equity investment.

JFK Plaza, Waterville, ME (Fund IV). In July, Fund IV completed the disposition of JFK Plaza, a property within the Northeast Grocery Portfolio for $7.8 million. During its ownership, the Fund stabilized the asset through tenant lease extensions with T.J. Maxx and Jo-Ann stores.

The Company does not report return metrics for partial sales of portfolio transactions.

BALANCE SHEET

The Company further strengthened its already solid balance sheet by match and pre-funding its Core acquisition activity. The Company raised proceeds of $61.6 million during the quarter and $137.8 million year to date through September 30, 2019 at an average gross price per share in excess of $28.60 through the Company’s ATM program.

Through match funding, the Company strengthened its already-solid, low-leveraged balance sheet. As of September 30, 2019, the Company’s net debt to EBITDA ratio for the Core Portfolio was 4.7x, with substantially all of its Core Portfolio debt fixed at an average rate of 3.8%.

During October, the Company exercised the accordion on its credit facility, increasing its revolver capacity from $150.0 million to $250.0 million.

2019 GUIDANCE

The Company tightened its annual 2019 earnings per share and FFO guidance ranges as follows: earnings per share $0.44 to $0.50 and FFO per share $1.40 to $1.42. The FFO guidance for the fourth quarter does not incorporate any significant transactional or other non-recurring items. The Company reaffirms its annual same property net operating income growth guidance of 3.5% to 4.5%.

• Presented below is the revised 2019 guidance reflecting the accretive impact of its external growth described above and the continued strength in its Core Portfolio compared to the revised second quarter 2019 guidance:

	2019 Guidance
	Revised	Prior
Net income per share attributable to Common Shareholders	$0.44 to $0.50	$0.39 to $0.46
Impact of transactional activity and tenant recapture	(0.09) to (0.13)	(0.09) to (0.12)
Depreciation of real estate and amortization of leasing costs
(net of noncontrolling interests' share)	0.96	0.96
Gain on disposition of properties (net of noncontrolling interests' share)	(0.03)		—
Noncontrolling interest in Operating Partnership	0.02	0.02
Funds from operations, prior to    additional transactional activity, per share	1.30 to 1.32	1.28 to 1.32
Fund acquisitions and related fees	0.01	0.01 to 0.02
Net Promote and other transactional income	0.02	0.02 to 0.03
Accelerated tenant recapture - GAAP adjustments	0.07	0.07
Funds from operations per share attributable to Common Shareholders and Common OP Unit holders	$1.40 to $1.42	$1.38 to $1.44

CONFERENCE CALL

Management will conduct a conference call on Thursday, October 24, 2019 at 12:00 PM ET to review the Company’s earnings and operating results. Dial-in and webcast information is listed below.

Live Conference Call:

Date:            Thursday, October 24, 2019

Time:           12:00 PM ET

Dial#:         844-309-6711

Passcode:     “Acadia Realty” or “9779466”

Webcast (Listen-only):  www.acadiarealty.com under Investors, Presentations & Events

Phone Replay:

Dial#:            855-859-2056

Passcode:      “9779466”

Available Through:     Thursday, October 31, 2019

Webcast Replay:www.acadiarealty.com under Investors,Presentations & Events

About Acadia Realty Trust

Acadia Realty Trust is an equity real estate investment trust focused on delivering long-term, profitable growth via its dual - Core and Fund - operating platforms and its disciplined, location-driven investment strategy. Acadia Realty Trust is accomplishing this goal by building a best-in-class core real estate portfolio with meaningful concentrations of assets in the nation’s most dynamic urban and street-retail corridors; making profitable opportunistic and value-add investments through its series of discretionary, institutional funds; and maintaining a strong balance sheet. For further information, please visit www.acadiarealty.com.

Safe Harbor Statement

Certain matters in this press release may constitute forward-looking statements within the meaning of federal securities law and as such may involve known and unknown risks, uncertainties and other factors that may cause the actual results, performances or achievements of Acadia to be materially different from any future results, performances or achievements expressed or implied by such forward-looking statements. These forward-looking statements include statements regarding Acadia’s future financial results and its ability to capitalize on potential investment opportunities. Factors that could cause the Company’s forward-looking statements to differ from its future results include, but are not limited to, those discussed under the headings “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in the Company’s most recent annual report on Form 10-K filed with the SEC on February 19, 2019 (“Form 10-K”) and other periodic reports filed with the SEC, including risks related to: (i) political and economic uncertainty; (ii) the Company’s reliance on revenues derived from major tenants; (iii) the Company’s limited control over joint venture investments; (iv) the Company’s partnership structure; (v) real estate and the geographic concentration of the Company’s properties; (vi) market interest rates; (vii) leverage; (viii) liability for environmental matters; (ix) the Company’s growth strategy; (x) the Company’s status as a REIT; (xi) uninsured losses; (xii) information technology security threats and (xiii) the loss of key executives. Copies of the Form 10-K and the other periodic reports Acadia files with the SEC are available on the Company’s website at www.acadiarealty.com. Any forward-looking statements in this press release speak only as of the date hereof. Acadia expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements contained herein to reflect any change in Acadia’s expectations with regard thereto or change in events, conditions or circumstances on which any such statement is based.

ACADIA REALTY TRUST AND SUBSIDIARIES

Consolidated Statements of Operations^(a)  

(dollars and Common Shares in thousands, except per share data)

	Three Months Ended September 30,						Nine Months Ended September 30,
	2019			2018			2019			2018
Revenues
Rental income	$	72,191		$	51,003		$	214,490		$	150,838
Expense reimbursements (b)		—			13,194			—			35,000
Other		1,136			1,330			3,053			4,116
Total revenues		73,327			65,527			217,543			189,954
Operating expenses
Depreciation and amortization		32,170			28,676			92,807			86,755
General and administrative		8,222			7,982			25,579			24,359
Real estate taxes		10,225			11,538			29,680			27,528
Property operating		13,180			10,113			37,267			30,709
Impairment charge		321			—			1,721			—
Other operating		—			270			—			655
Total operating expenses		64,118			58,579			187,054			170,006
Gain on disposition of properties		12,056			5,107			14,070			5,140
Operating income		21,265			12,055			44,559			25,088
Equity in earnings of unconsolidated affiliates		1,299			376			7,129			7,079
Interest income		1,748			3,513			6,247			10,539
Other income		5,034			—			6,947			—
Interest expense		(19,103	)		(18,077	)		(56,721	)		(50,882	)
Income (loss) from continuing operations before income taxes		10,243			(2,133	)		8,161			(8,176	)
Income tax provision		(1,403	)		(464	)		(1,622	)		(851	)
Net income (loss)		8,840			(2,597	)		6,539			(9,027	)
Net loss attributable to noncontrolling interests		1,618			11,822			25,196			33,336
Net income attributable to Acadia	$	10,458		$	9,225		$	31,735		$	24,309
Less: net income attributable to participating securities		(38	)		(66	)		(134	)		(158	)
Net income attributable to Common Shareholders - basic and diluted earnings per share	$	10,420		$	9,159		$	31,601		$	24,151
Weighted average shares for diluted earnings per share		84,888			81,566			83,552			82,245
Net Earnings per share - basic and diluted (c)	$	0.12		$	0.11		$	0.38		$	0.29

ACADIA REALTY TRUST AND SUBSIDIARIES

Reconciliation of Consolidated Net Income to Funds From Operations^{(a, d)}  

(dollars and Common Shares and Units in thousands, except per share data)

	Three Months Ended September 30,						Nine Months Ended September 30,
	2019			2018			2019			2018
Net income attributable to Acadia	$	10,458		$	9,225		$	31,735		$	24,309
Depreciation of real estate and amortization of leasing costs (net of    noncontrolling interests' share)		22,436			21,141			66,157			63,812
Impairment charge (net of noncontrolling interests' share)		74			—			395			—
Gain on disposition of properties (net of noncontrolling interests’ share)		(2,758	)		(994	)		(3,142	)		(994	)
Income attributable to Common OP Unit holders		649			596			2,031			1,572
Distributions - Preferred OP Units		135			135			405			404
Funds from operations attributable to Common Shareholders and Common OP Unit holders	$	30,994		$	30,103		$	97,581		$	89,103
Funds From Operations per Share - Diluted
Weighted average number of Common Shares and Common OP Units (e)		90,683			87,251			89,404			87,900
Diluted Funds from operations, per Common Share and Common OP Unit	$	0.34		$	0.35		$	1.09		$	1.01

ACADIA REALTY TRUST AND SUBSIDIARIES

Reconciliation of Consolidated Operating Income to Net Property Operating Income (“NOI”)^(a)  

(dollars in thousands)

	Three Months Ended September 30,						Nine Months Ended September 30,
	2019			2018			2019			2018
Consolidated operating income	$	21,265		$	12,055		$	44,559		$	25,088
Add back:
General and administrative		8,222			7,982			25,579			24,359
Depreciation and amortization		32,170			28,676			92,807			86,755
Impairment charge		321			—			1,721			—
Less:
Above/below market rent, straight-line rent and other adjustments		(4,338	)		(4,387	)		(16,970	)		(15,491	)
Gain on disposition of properties		(12,056	)		(5,107	)		(14,070	)		(5,140	)
Consolidated NOI		45,584			39,219			133,626			115,571
Noncontrolling interest in consolidated NOI		(13,157	)		(9,482	)		(38,217	)		(26,913	)
Less: Operating Partnership's interest in Fund NOI included above		(3,480	)		(2,477	)		(10,292	)		(6,938	)
Add: Operating Partnership's share of unconsolidated    joint ventures NOI (f)		6,288			6,280			19,553			18,356
NOI - Core Portfolio	$	35,235		$	33,540		$	104,670		$	100,076

ACADIA REALTY TRUST AND SUBSIDIARIES

Consolidated Balance Sheets^(a)  

(dollars in thousands)

	As of
	September 30, 2019			December 31, 2018
ASSETS
Investments in real estate, at cost
Land	$	733,679		$	710,469
Buildings and improvements		2,840,206			2,745,982
Construction in progress		38,458			44,092
Properties under capital lease (b)		—			76,965
Right-of-use assets - finance leases (b)		93,796			—
Right-of-use assets - operating leases (b)		55,717			—
		3,761,856			3,577,508
Less: Accumulated depreciation and amortization		(473,479	)		(416,657	)
Operating real estate, net		3,288,377			3,160,851
Real estate under development		250,278			120,297
Net investments in real estate		3,538,655			3,281,148
Notes receivable, net		94,807			109,613
Investments in and advances to unconsolidated affiliates		372,478			262,410
Other assets, net		200,588			208,570
Cash and cash equivalents		48,140			21,268
Restricted cash		12,867			13,580
Rents receivable		59,071			62,191
Assets of properties held for sale		2,939			—
Total assets	$	4,329,545		$	3,958,780
LIABILITIES
Mortgage and other notes payable, net	$	1,029,678		$	1,017,288
Unsecured notes payable, net		625,677			533,257
Accounts payable and other liabilities (b)		403,297			286,072
Dividends and distributions payable		26,017			24,593
Distributions in excess of income from, and investments in, unconsolidated affiliates		15,353			15,623
Total liabilities		2,100,022			1,876,833
Commitments and contingencies
EQUITY
Acadia Shareholders' Equity
Common shares, $0.001 par value, authorized 200,000,000 shares, issued and outstanding 86,644,196 and 81,557,472 shares, respectively		87			82
Additional paid-in capital		1,692,659			1,548,603
Accumulated other comprehensive (loss) income		(44,138	)		516
Distributions in excess of accumulated earnings		(129,026	)		(89,696	)
Total Acadia shareholders’ equity		1,519,582			1,459,505
Noncontrolling interests		709,941			622,442
Total equity		2,229,523			2,081,947
Total liabilities and equity	$	4,329,545		$	3,958,780

ACADIA REALTY TRUST AND SUBSIDIARIES

Notes to Financial Highlights:

(a) For additional information and analysis concerning the Company’s balance sheet and results of operations, reference is made to the Company’s Quarterly Supplemental Disclosure furnished on Form 8-K to the SEC and included on the Company’s website at www.acadiarealty.com.

(b) Effective January 1, 2019, expense reimbursements are combined with Rental income on the consolidated statements of income, right-of-use assets have been established under operating real estate and lease liabilities within accounts payable and other liabilities on the consolidated balance sheets in accordance with Accounting Standards Codification 842, Leases. For more information about the implementation of ASC 842, please refer to the Company’s current Quarterly Report on Form 10-Q.

(c) Diluted earnings per share reflects the potential dilution that could occur if securities or other contracts to issue Common Shares were exercised or converted into Common Shares. The effect of the conversion of Common OP Units is not reflected in the above table as they are exchangeable for Common Shares on a one-for-one basis. The income allocable to such units is allocated on the same basis and reflected as noncontrolling interests in the consolidated financial statements. As such, the assumed conversion of these units would have no net impact on the determination of diluted earnings per share.

(d) The Company considers funds from operations (“FFO”) as defined by the National Association of Real Estate Investment Trusts (“NAREIT”) and net property operating income (“NOI”) to be appropriate supplemental disclosures of operating performance for an equity REIT due to their widespread acceptance and use within the REIT and analyst communities. FFO and NOI are presented to assist investors in analyzing the performance of the Company. They are helpful as they exclude various items included in net income that are not indicative of the operating performance, such as gains (losses) from sales of depreciated property, depreciation and amortization, and impairment of depreciable real estate. In addition, NOI excludes interest expense. The Company’s method of calculating FFO and NOI may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. FFO does not represent cash generated from operations as defined by generally accepted accounting principles (“GAAP”) and is not indicative of cash available to fund all cash needs, including distributions. It should not be considered as an alternative to net income for the purpose of evaluating the Company’s performance or to cash flows as a measure of liquidity. Consistent with the NAREIT definition, the Company defines FFO as net income (computed in accordance with GAAP), excluding gains (losses) from sales of depreciated property, plus depreciation and amortization, impairment of depreciable real estate, and after adjustments for unconsolidated partnerships and joint ventures.

(e) In addition to the weighted-average Common Shares outstanding, basic and diluted FFO also assume full conversion of a weighted-average 5,082 thousand and 4,929 thousand OP Units into Common Shares for the quarters ended September 30, 2019 and 2018 and 5,140 thousand and 4,954 thousand OP Units into Common Shares for the nine months ended September 30, 2019 and 2018, respectively. Diluted FFO also includes: (i) the assumed conversion of Preferred OP Units into 499 thousand Common Shares for the quarters ended September 30, 2019 and 2018 and for the nine months ended September 30, 2019 and 2018; and (ii) the effect of 213 thousand and 258 thousand restricted share units and LTIP units for the quarters ended September 30, 2019 and 2018 and 213 thousand and 202 thousand for the nine months ended September 30, 2019 and 2018, respectively.

(f) The Pro-rata share of NOI is based upon our stated ownership percentages in each operating agreement. Does not include the Operating Partnership's share of NOI from unconsolidated joint ventures within the Funds.

EX-99.2

Exhibit 99.2

ACADIA—REALTY TRUST—Q2 2018 SUPPLEMENTAL REPORTING INFORMATIO

Table of Contents		Supplemental Report – September 30, 2019
Section I - Third Quarter 2019 Earnings Press Release
Section II - Financial Information		Section III – Core Portfolio Information
Company Information	3	Core Properties	26
Market Capitalization	4	Core Top Tenants	30
Operating Statements		Core Lease Expirations	31
Consolidated Income Statements	5	Core New and Renewal Rent Spreads	32
Income Statement - Pro-rata Adjustments	7	Core Capital Expenditures	33
Consolidated Balance Sheet	8
Balance Sheet - Pro-rata Adjustments	9
Funds from Operations (“FFO”), Adjusted FFO (“AFFO”)	11
EBITDA	12
Same Property Net Operating Income	13
Fee Income	14	Section IV - Fund Information
Structured Financing	15
Other Information		Fund Overview	34
Transactional Activity	16	Fund Properties	35
2019 Guidance	18	Fund Lease Expirations	38
Net Asset Valuation Information	19	Development and Redevelopment Activity	39
Selected Financial Ratios	20
Debt Analysis
Summary	22
Detail	23
Maturities	25	Important Notes	41

Visitwww.acadiarealty.comfor additional investor and portfolio information

Supplemental Report – September 30, 2019		Company Information
Acadia Realty Trust is a fully-integrated equity real estate investment trust, focused on the ownership, acquisition, redevelopment and management of high-quality retail properties located in key street and urban retail corridors as well as suburban locations within high-barrier-to-entry, densely-populated metropolitan areas. Acadia owns, or has an ownership interest in, these properties through its Core Portfolio and through a series of opportunistic/value-add investment funds. Additional information may be found on the Company’s website at www.acadiarealty.com.
Contact Information
	Corporate Headquarters	Investor Relations	New York Stock Exchange
	411 Theodore Fremd Avenue	Amy Racanello	Symbol AKR
	Suite 300	Senior Vice President,
	Rye, NY 10580	Capital Markets & Investments
		(914) 288-3345
		aracanello@acadiarealty.com
Analyst Coverage
	Bank of America / Merrill Lynch	BTIG	KeyBanc Capital Markets, Inc.
	Craig Schmidt - (646) 855-3640	Michael Gorman - (212) 738-6138	Todd Thomas - (917) 368-2286
	craig.schmidt@baml.com	mgorman@btig.com	tthomas@key.com
	Green Street Advisors	Citigroup - Global Markets	J.P. Morgan Securities, Inc.
	Vince Tibone - (949) 640-8780	Christy McElroy - (212) 816-6981	Michael W. Mueller, CFA - (212) 622-6689
	vtibone@greenstreetadvisors.com	christy.mcelroy@citi.com	michael.w.mueller@jpmorgan.com
		Compass Point Research & Trading, LLC
		Floris van Dijkum – (646) 757-2621
		fvandijkum@compasspointllc.com

3

	Market Capitalization
Supplemental Report – September 30, 2019	(Including pro-rata share of Fund debt, in thousands)

							Changes in Total Outstanding Common								Weighted Average
	Total Market					Capitalization	Shares and OP Units (in thousands)								Diluted EPS				FFO
	Capitalization ($)				%	Based on Net Debt 1		Common Shares		Common OP Units			Total		Quarter		YTD		Quarter		YTD
Equity Capitalization
Common Shares		86,644					Balance at 12/31/2018		81,557		5,030			86,587
Common Operating Partnership ("OP") Units		5,071					Other		5		276			281
Combined Common Shares and OP Units		91,715					Share issuances		971		—			971
							OP Conversions		175		(175	)		—
Share Price at September 30, 2019	$	28.58					Balance at 3/31/2019		82,708		5,131			87,839		82,037		82,037		87,969		87,969
							Other		16		15			31
Equity Capitalization - Common Shares and OP Units	$	2,621,215					Share issuances		1,696		—			1,696
Preferred OP Units		14,271		2			OP Conversions		33		(33	)		—
Total Equity Capitalization		2,635,486			73%	73%	Balance at 6/30/2019		84,453		5,113			89,566		83,704		82,873		89,530		88,744
							Share issuances		2,149		—			2,149
Debt Capitalization							OP Conversions		42		(42	)		—
Consolidated debt		1,664,142					Balance at 9/30/2019		86,644		5,071			91,715		84,888		83,552		90,683		89,404
Adjustment to reflect pro-rata share of debt		(675,450	)
Total Debt Capitalization		988,692			27%	27%
Total Market Capitalization	$	3,624,178		3	100%	100%

__________

1. Reflects debt net of Core Portfolio cash of$16,137and pro-rata share of Funds cash of$9,340for total cash netted against debt of$25,477.

2. Represents188Series A and136,593Series C Preferred OP Units convertible into25,067and474,278Common OP Units, respectively, multiplied by the Common Share price at quarter end.

3. Market capitalization comprises (fixed-rate debt includes notional principal fixed through interest rate swap transactions):

4

	Consolidated Income Statement
Supplemental Report – September 30, 2019	(in thousands)

	September 30, 2019 1
CONSOLIDATED INCOME STATEMENT	Quarter			Year to Date
Revenues
Rental income	$	72,191		$	214,490
Expense reimbursements 2		—			—
Other		1,136			3,053
Total revenues		73,327			217,543
Operating expenses
Depreciation and amortization		32,170			92,807
General and administrative		8,222			25,579
Real estate taxes		10,225			29,680
Property operating		13,180			37,267
Impairment charge		321			1,721
Total operating expenses		64,118			187,054
Gain on disposition of properties		12,056			14,070
Operating income		21,265			44,559
Equity in earnings of unconsolidated affiliates		1,299			7,129
Interest income		1,748			6,247
Other income		5,034			6,947
Interest expense		(19,103	)		(56,721	)
Income from continuing operations before income taxes		10,243			8,161
Income tax provision		(1,403	)		(1,622	)
Net income		8,840			6,539
Net loss attributable to noncontrolling interests		1,618			25,196
Net income attributable to Acadia	$	10,458		$	31,735

5

	Income Statement - Detail
Supplemental Report – September 30, 2019	(in thousands)

	September 30, 2019 1
CORE PORTFOLIO AND FUND INCOME	Quarter			Year to Date
PROPERTY REVENUES
Minimum rents	$	53,510		$	156,749
Percentage rents		86			378
Expense reimbursements - CAM 2		5,990			16,904
Expense reimbursements - Taxes 2		8,683			24,337
Other property income		684			1,919
Total Property Revenues		68,953			200,287
PROPERTY EXPENSES
Property operating - CAM		10,395			29,285
Other property operating (Non-CAM)		2,752			7,696
Real estate taxes		10,225			29,680
Total Property Expenses		23,372			66,661
NET OPERATING INCOME - PROPERTIES		45,581			133,626
OTHER INCOME (EXPENSE)
Interest income		1,748			6,247
Straight-line rent income		1,616			3,837
Above/below-market rent		2,705			12,782
Interest expense 3		(16,417	)		(48,495	)
Amortization of finance costs		(1,866	)		(5,769	)
Above/below-market interest expense		26			78
Asset and property management expense		(96	)		(364	)
Other income/expense		(87	)		328
Financing lease interest		(846	)		(2,535	)
Impairment of asset		(321	)		(1,721	)
CORE PORTFOLIO AND FUND INCOME		32,043			98,014
FEE INCOME
Asset and property management fees		199			644
Net promote and other transactional income		5,033			6,619
Transactional fees 4		5			71
Income tax provision		(1,403	)		(1,622	)
Total Fee Income		3,834			5,712
General and Administrative		(8,222	)		(25,579	)
Depreciation and amortization		(32,058	)		(92,464	)
Non-real estate depreciation and amortization		(112	)		(343	)
Gain on disposition of properties		12,056			14,070
Income before equity in earnings and noncontrolling interests		7,541			(590	)
Equity in earnings of unconsolidated affiliates		1,299			7,129
Noncontrolling interests		1,618			25,196
NET INCOME ATTRIBUTABLE TO ACADIA	$	10,458		$	31,735

6

	Income Statement – Pro Rata Adjustments
Supplemental Report – September 30, 2019	(in thousands)

	Quarter Ended September 30, 2019						Year to Date September 30, 2019
CORE PORTFOLIO AND FUND INCOME	Noncontrolling Interest in Consolidated Subsidiaries 5			Company’s Interest in Unconsolidated Subsidiaries 6			Noncontrolling Interest in Consolidated Subsidiaries 5			Company’s Interest in Unconsolidated Subsidiaries 6
PROPERTY REVENUES
Minimum rents	$	(21,373	)	$	10,677		$	(58,781	)	$	29,146
Percentage rents		(64	)		36			(262	)		141
Expense reimbursements - CAM 2		(2,917	)		912			(7,081	)		2,656
Expense reimbursements - Taxes 2		(2,433	)		1,901			(6,437	)		5,488
Other property income		(324	)		71			(814	)		270
Total Property Revenues		(27,111	)		13,597			(73,375	)		37,701
PROPERTY EXPENSES
Property operating - CAM		(5,678	)		908			(14,959	)		2,452
Other property operating (Non-CAM)		(1,635	)		267			(3,959	)		560
Real estate taxes		(3,486	)		2,019			(9,397	)		5,996
Total Property Expenses		(10,799	)		3,194			(28,315	)		9,008
NET OPERATING INCOME - PROPERTIES		(16,312	)		10,403			(45,060	)		28,693
OTHER INCOME (EXPENSE)
Interest income		(394	)		—			(2,143	)		119
Straight-line rent income		(952	)		4			(2,471	)		981
Above/below-market rent		(1,077	)		222			(2,233	)		1,095
Interest expense 3		9,820			(2,838	)		29,088			(7,856	)
Amortization of finance costs		1,371			(238	)		4,212			(658	)
Above/below-market interest expense		—			21			—			63
Asset and property management expense		202			(285	)		566			(757	)
Other income/expense		11			44			(181	)		27
Financing lease interest		65			—			196			—
Impairment of asset		247			—			1,326			—
CORE PORTFOLIO AND FUND INCOME		(7,019	)		7,333			(16,700	)		21,707
FEE INCOME
Asset and property management fees		4,076			110			12,177			317
Promote income from funds, net		—			—			—			—
Net promote and other transactional income		(3,689	)		—			(4,886	)		—
Transactional fees 4		1,922			222			4,770			353
Income tax provision		7			(3	)		383			(14	)
Total Fee Income		2,316			329			12,444			656
General and Administrative		555			(272	)		1,277			(408	)
Depreciation and amortization		15,713			(6,091	)		41,136			(14,826	)
Non-real estate depreciation and amortization		—			—			—			—
Gain on disposition of properties		(9,298	)		—			(10,929	)		—
Income before equity in earnings and noncontrolling interests		2,267			1,299			27,228			7,129
Equity in earnings of unconsolidated affiliates		—			—			—			—
Noncontrolling interests 7		(649	)		—			(2,032	)		—
NET INCOME ATTRIBUTABLE TO ACADIA	$	1,618		$	1,299		$	25,196		$	7,129

7

	Balance Sheet
Supplemental Report – September 30, 2019	(in thousands)

ASSETS	Consolidated Balance Sheet As Reported			Line Item Details:
Real estate
Land	$	733,679		The components of Real estate under development, at cost are as follows:
Buildings and improvements		2,840,206		Core	$	64,945
Construction in progress		38,458		Fund II		9,088
Right-of-use assets - finance leases 8		93,796		Fund III		35,524
Right-of-use assets - operating leases 8		55,717		Fund IV		140,721
		3,761,856		Total	$	250,278
Less: accumulated depreciation and amortization		(473,479	)
Operating real estate, net		3,288,377		Summary of other assets, net:
Real estate under development		250,278		Deferred charges, net	$	28,520
Net investments in real estate		3,538,655		Prepaid expenses		18,301
Notes receivable, net		94,807		Accrued interest receivable		9,898
Investments in and advances to unconsolidated affiliates		372,478		Derivative financial instruments		1,217
Lease intangibles, net		121,171		Other receivables		10,361
Other assets, net		79,417		Deposits		3,673
Cash and cash equivalents		2,939		Due from seller		3,682
Restricted cash		48,140		Income taxes receivable		1,443
Straight-line rents receivable, net		44,255		Corporate assets		1,666
Rents receivable		14,816		Deferred tax assets		656
Assets of properties held for sale		12,867		Total	$	79,417
Total Assets	$	4,329,545
LIABILITIES AND SHAREHOLDERS' EQUITY
Mortgage and other notes payable, net	$	1,029,678		Summary of accounts payable and other liabilities:
Unsecured notes payable, net		625,677		Lease liability - finance leases, net 8	$	88,137
Accounts payable and other liabilities		313,465		Lease liability - operating leases, net 8		57,093
Lease intangibles, net		89,832		Accounts payable and accrued expenses		71,732
Dividends and distributions payable		26,017		Deferred income		31,392
Distributions in excess of income from, and investments in, unconsolidated affiliates		15,353		Tenant security deposits, escrow and other		11,780
Total Liabilities		2,100,022		Derivative financial instruments		53,194
Shareholders' equity				Other		137
Common shares		87		Total	$	313,465
Additional paid-in capital		1,692,659
Accumulated other comprehensive loss		(44,138	)
Distributions in excess of accumulated earnings		(129,026	)
Total Acadia shareholders’ equity		1,519,582
Noncontrolling interests		709,941
Total Shareholders' Equity		2,229,523
Total Liabilities and Shareholders' Equity	$	4,329,545

8

	Balance Sheet – Pro-rata Adjustments9
Supplemental Report – September 30, 2019	(in thousands)

ASSETS	Noncontrolling Interest in Consolidated Subsidiaries 5			Company’s Interest in Unconsolidated Subsidiaries 6
Real estate
Land	$	(191,584	)	$	93,023
Buildings and improvements		(987,715	)		370,742
Construction in progress		(25,951	)		232
Right-of-use assets - finance leases 8		(4,129	)		15,632
Right-of-use assets - operating leases 8		(37,775	)		66
		(1,247,154	)		479,695
Less: accumulated depreciation and amortization		80,275			(72,030	)
Operating real estate, net		(1,166,879	)		407,665
Real estate under development		(139,884	)		(6	)
Net investments in real estate		(1,306,763	)		407,659
Notes receivable, net		(28,142	)		—
Investments in and advances to unconsolidated affiliates		(113,925	)		(256,242	)
Lease intangibles, net		(49,046	)		12,428
Other assets, net		3,962			4,526
Cash and cash equivalents		(2,265	)		—
Restricted cash		(28,553	)		5,890
Straight-line rents receivable, net		(13,882	)		5,869
Rents receivable		(4,684	)		3,461
Assets of properties held for sale		(9,335	)		1,154
Total Assets	$	(1,552,633	)	$	184,745
LIABILITIES AND SHAREHOLDERS' EQUITY
Mortgage and other notes payable, net	$	(623,248	)	$	167,467
Unsecured notes payable, net		(214,590	)		—
Unsecured line of credit		—			—
Accounts payable and other liabilities		(102,475	)		22,550
Lease intangibles, net		(27,553	)		10,081
Lease liability - finance leases		—			—
Lease liability - operating leases		—			—
Dividends and distributions payable		—			—
Distributions in excess of income from, and investments in, unconsolidated affiliates		—			(15,353	)
Total Liabilities		(967,866	)		184,745
Shareholders' equity
Common shares		—			—
Additional paid-in capital		—			—
Accumulated other comprehensive loss		—			—
Distributions in excess of accumulated earnings		—			—
Total Acadia shareholders’ equity		—			—
Noncontrolling interests		(584,767	)		—
Total Shareholders' Equity		(584,767	)		—
Total Liabilities and Shareholders' Equity	$	(1,552,633	)	$	184,745

9

	Balance Sheet – Pro-rata Adjustments9
Supplemental Report – September 30, 2019	(in thousands)

__________

Notes to income statements, balance sheet and pro rata adjustments:

1. Quarterly results are unaudited, although they reflect all adjustments, which in the opinion of management are necessary for a fair presentation of operating results for the interim periods.

2. Effective January 1, 2019, expense reimbursements are combined with Rental income in accordance with Accounting Standards Codification 842, Leases. For more information about the implementation of ASC 842, please refer to the Company’s current Quarterly Report on Form 10-Q.

3. Net of capitalized interest of $3.1 million for the quarter and $8.5 million for the nine monthsended September 30, 2019.

4. Consists of development, construction, leasing and legal fees.

5. Noncontrolling interests represent limited partners’ interests in consolidated partnerships’ activities.

6. Represents the Company’s share of co-investment partnerships’ activities, of which each are included on a single line presentation in the Company’s consolidated financial statements in accordance with GAAP.

7. Adjustment to noncontrolling interests exclude income allocable to Operating Partnership Units of $0.6 million for the quarter and $2.0 million for the nine months ended September 30, 2019.

8. Effective January 1, 2019, the Company established right-of-use assets and corresponding lease liabilities associated with its leases payable in accordance with Accounting Standards Codification 842, Leases. For more information about the implementation of ASC 842, please refer to the Company’s current Quarterly Report on Form 10-Q.

9. The Company currently invests in Funds II, III, IV & V and Mervyns II which are consolidated within the Company's financial statements.

10

	Funds from Operations (“FFO”), Adjusted Funds from Operations (“AFFO”)1
Supplemental Report – September 30, 2019	(in thousands)

	Quarter Ended									Year to Date			Quarter Ended			Year to Date
	March 31, 2019			June 30, 2019			September 30, 2019			September 30, 2019			September 30, 2018			September 30, 2018
Funds from operations ("FFO"):
Net Income	$	12,197		$	9,080		$	10,458		$	31,735		$	9,225		$	24,309
Add back:
Depreciation of real estate and amortization of leasing costs (net of noncontrolling interest share)		21,999			21,722			22,436			66,157			21,141			63,812
Gain on disposition of depreciable properties (net of noncontrolling interest share)		(384	)		—			(2,758	)		(3,142	)		(994	)		(994	)
Impairment charge		—			321			74			395			—			—
Income attributable to noncontrolling interests' share in Operating Partnership		930			722			784			2,436			731			1,976
FFO to Common Shareholders and Common OP Unit holders	$	34,742		$	31,845		$	30,994		$	97,581		$	30,103		$	89,103
Adjusted Funds from operations ("AFFO"):
Diluted FFO	$	34,742		$	31,845		$	30,994		$	97,581		$	30,103		$	89,103
Straight-line rent, net		(498	)		(1,181	)		(668	)		(2,347	)		(1,101	)		(3,881	)
Above/(below)-market rent		(7,523	)		(2,271	)		(1,850	)		(11,644	)		(2,119	)		(6,465	)
Amortization of finance costs		696			786			733			2,215			642			1,831
Above/below-market interest		(47	)		(47	)		(47	)		(141	)		(47	)		(141	)
Non-real estate depreciation		117			114			112			343			169			387
Leasing commissions		(537	)		(584	)		(312	)		(1,433	)		(320	)		(1,164	)
Tenant improvements		(1,810	)		(1,834	)		(450	)		(4,094	)		(3,745	)		(7,180	)
Capital expenditures		(527	)		(231	)		(1,220	)		(1,978	)		(1,471	)		(2,580	)
AFFO to Common Shareholders and Common OP Unit holders	$	24,613		$	26,597		$	27,292		$	78,502		$	22,111		$	69,910
Total weighted average diluted shares and OP Units		87,969			89,530			90,683			89,404			87,251			87,900
Diluted FFO per Common share and OP Unit:
FFO	$	0.39		$	0.36		$	0.34		$	1.09		$	0.35		$	1.01

11

	EBITDA
Supplemental Report – September 30, 2019	(in thousands)

	Quarter Ended September 30, 2019									Year to Date September 30, 2019
	Core									Core
	Portfolio			Funds			Total			Portfolio			Funds			Total
EBITDA
Net Income Attributable to Acadia	$	8,890		$	1,568		$	10,458		$	33,949		$	(2,214	)	$	31,735
Adjustments:
Depreciation and amortization		18,099			4,449			22,548			54,625			11,872			66,497
Interest expense		6,894			2,541			9,435			19,700			7,563			27,263
Amortization of finance costs		332			401			733			982			1,233			2,215
Above/below-market interest		(47	)		—			(47	)		(141	)		—			(141	)
Gain on disposition of properties		—			(2,758	)		(2,758	)		—			(3,142	)		(3,142	)
Provision (benefit) for income taxes		1,397			2			1,399			1,115			138			1,253
Impairment charge		—			74			74			—			395			395
Noncontrolling interest - OP		649			—			649			2,032			—			2,032
EBITDA	$	36,214		$	6,277		$	42,491		$	112,262		$	15,845		$	128,107

12

	Core Portfolio – Same Property Performance 1
Supplemental Report – September 30, 2019	(in thousands)

	Quarter Ended						Change			Year to Date				Change
	September 30, 2019			September 30, 2018			Favorable/ (Unfavorable)			September 30, 2019		September 30, 2018		Favorable/ (Unfavorable)
Summary
Minimum rents	$	32,037		$	31,710			1.0	%	$	96,587	$	94,120		2.6	%
Expense reimbursements		9,388			10,156			(7.6	)%		28,481		27,124		5.0	%
Other property income		253			190			33.2	%		825		746		10.6	%
Total Revenue		41,678			42,056			(0.9	)%		125,893		121,990		3.2	%
Expenses
Property operating - CAM & Real estate taxes		9,824			11,393			13.8	%		30,944		31,360		1.3	%
Other property operating (Non-CAM)		665			409			(62.6	)%		2,016		1,398		(44.2	)%
Total Expenses		10,489			11,802			11.1	%		32,960		32,758		(0.6	)%
Same Property NOI - Core properties	$	31,189		$	30,254			3.1	%	$	92,933	$	89,232		4.1	%
Reconciliation of Same Property NOI to Core NOI
NOI of Properties excluded from Same Property NOI		4,046			3,286						11,737		10,844
Core NOI	$	35,235		$	33,540					$	104,670	$	100,076
Other same property information
Physical Occupancy		94.6	%		95.2	%
Leased Occupancy		95.8	%		96.0	%

__________

1. The above amounts include the pro-rata activity related to the Company's Core consolidated and unconsolidated investments.

13

	Fee Income by Fund
Supplemental Report – September 30, 2019	(in thousands)

	Fund II		Fund III		Fund IV		Fund V		Other		Total
Year to Date September 30, 2019
Asset and property management fees	$	1,629	$	1,937	$	3,740	$	5,663	$	169	$	13,138
Transactional fees		593		924		1,866		1,738		73		5,194
Total fees	$	2,222	$	2,861	$	5,606	$	7,401	$	242	$	18,332
Quarter Ended September 30, 2019
Asset and property management fees	$	537	$	615	$	1,211	$	1,967	$	55	$	4,385
Transactional fees		312		406		781		644		6		2,149
Total fees	$	849	$	1,021	$	1,992	$	2,611	$	61	$	6,534
Quarter Ended June 30, 2019
Asset and property management fees	$	542	$	684	$	1,250	$	1,859	$	56	$	4,391
Transactional fees		173		210		627		604		57		1,671
Total fees	$	715	$	894	$	1,877	$	2,463	$	113	$	6,062
Quarter Ended March 31, 2019
Asset and property management fees	$	550	$	638	$	1,279	$	1,837	$	58	$	4,362
Transactional fees		108		308		458		490		10		1,374
Total fees	$	658	$	946	$	1,737	$	2,327	$	68	$	5,736

14

	Structured Financing Portfolio
Supplemental Report – September 30, 2019	(in thousands)

	June 30, 2019						Quarter Ended September 30, 2019										Stated			Effective
	Principal		Accrued		Ending				Repayments /		Current		Accrued		Ending		Interest			Interest			Maturity
Investment	Balance		Interest		Balance		Advances		Conversions		Principal 1		Interest		Balance		Rate			Rate			Dates
First mortgage notes	$	56,475	$	4,423	$	60,898	$	—	$	—	$	56,475	$	4,723	$	61,198		7.44	%		7.44	%	Oct-19 to Apr-20
Total Core notes receivable	$	56,475	$	4,423	$	60,898	$	—	$	—	$	56,475	$	4,723	$	61,198		7.44	%		7.44	%
__________
1. Reconciliation of Notes Receivable to the Consolidated Balance Sheet (Pro Rata):
Total Notes Receivable per above											$	56,475
Pro-rata share of Fund loans												10,190
Total Pro-rata Notes Receivable											$	66,665

15

Fund

	Transactional Activity
Supplemental Report – September 30, 2019	(in thousands)

PROPERTY ACQUISTIONS AND DISPOSITIONS
Property Name	Location	Key Tenants		Date of Transaction	Transaction Amount		Ownership %			Fund Share		Acadia Share
ACQUISITIONS 1
Core:
849 & 912 W. Armitage Avenue	Chicago, IL	Marine Layer		September 11, 2019	$	7,802		100.00	%	$	—		7,802
1238-1242 Wisconsin Avenue 2	Washington, DC		—	May 2, 2019		—		100.00	%		—		—
41, 47, 51 and 53 Greene Street -    Soho Collection	New York, NY	Frame Denim, A.L.C., Stone Island, Theory		March 15, 2019 March 27, 2019 May 29, 2019 July 30, 2019		74,638		100.00	%		—		74,638
3104 M Street	Washington, DC		—	January 24, 2019		10,681		20.00	%		—		2,136
						93,121					—		84,576
Fund IV:
110 University Place 3	New York, NY		—	April 30, 2019		10,536		100.00	%		10,536		2,436
Fund V:
Washington REIT Portfolio	Frederick County, MD	Kmart, Kohl's, Best Buy		August 21, 2019		54,870		90.00	%		49,383		9,926
Landstown Commons	Virginia Beach, VA	Best Buy, Ross, Ulta		August 2, 2019		86,961		100.00	%		86,961		17,479
Lincoln Commons 4	Lincoln, RI	Stop and Shop, Marshall's		June 21, 2019		54,299		100.00	%		54,299		10,914
Palm Coast Landing	Palm Coast, FL	TJ Maxx, Michaels, PetSmart		May 6, 2019		36,644		100.00	%		36,644		7,365
Tri-City Plaza	Vernon, CT	TJ Maxx, HomeGoods		April 30, 2019		36,706		90.00	%		33,035		6,640
Family Center at Riverdale	Riverdale, UT	Target		March 19, 2019		48,549		90.00	%		43,694		8,782
						318,029					304,016		61,106
					$	421,686				$	314,552	$	148,118
DISPOSITIONS
Fund III:
3104 M Street	Washington, DC			January 24, 2019	$	10,500		80.00	%	$	8,400	$	2,061
Nostrand Avenue	Brooklyn, NY			August 22, 2019		27,650		100.00	%		27,650		6,785
						38,150					36,050		8,846
Fund IV:
938 W. North Street	Chicago, IL			September 27, 2019		32,000		100.00	%		32,000		7,398
JFK Plaza	Waterville, ME			July 24, 2019		7,800		100.00	%		7,800		1,803
						39,800					39,800		9,201
					$	77,950				$	75,850	$	18,047
STRUCTURED FINANCING ACTIVITY
Note Description	Transaction Type			Date of Transaction	Transaction Amount		Ownership %			Fund Share		Acadia Share
Fund IV:
900 W. Randolph Note	Redemption			June 20, 2019	$	15,250		100.00	%	$	15,250	$	3,526

16

	Transactional Activity
Supplemental Report – September 30, 2019	(in thousands)

________

1. Acquisition amounts include capitalized acquisition costs, where applicable.

2. Property under ground lease which has been accounted for as a finance lease in the amount of $11.2 million. See “Development and Redevelopment Activity” page in this Supplemental Report.

3. Property under ground lease which has been accounted for as an operating lease. Amount represents the price paid for the leasehold interest. See “Development and Redevelopment Activity” page in this Supplemental Report.

4. Acquisition amount includes $1.6 million placed into escrow to cover potential contingent costs for selected tenants.

17

	2019 Guidance
Supplemental Report – September 30, 2019	(in thousands)

	2019 Guidance
	Revised	Prior
Net income per share attributable to Common Shareholders	$0.44 to $0.50	$0.39 to $0.46
Impact of transactional activity and tenant recapture	(0.09) to (0.13)	(0.09) to (0.12)
Depreciation of real estate and amortization of leasing costs
(net of noncontrolling interests' share)	0.96	0.96
Gain on disposition of properties (net of noncontrolling interests' share)	(0.03)		—
Noncontrolling interest in Operating Partnership	0.02	0.02
Funds from operations, prior to    additional transactional activity, per share	1.30 to 1.32	1.28 to 1.32
Fund acquisitions and related fees	0.01	0.01 to 0.02
Net Promote and other transactional income	0.02	0.02 to 0.03
Accelerated tenant recapture - GAAP adjustments	0.07	0.07
Funds from operations per share attributable to Common Shareholders and Common OP Unit holders	$1.40 to $1.42	$1.38 to $1.44

18

	Net Asset Valuation Information
Supplemental Report – September 30, 2019	(in thousands)

	CORE			FUND II 2			FUND III			FUND IV			FUND V
Ownership Percentage	N/A				28.33	%		24.54	%		23.12	%		20.10	%
Current Quarter NOI
Net Operating Income 1	$	35,235		N/A			$	1,019		$	6,907		$	11,420
Less:
(Income) loss from properties sold or under contract		—		N/A				(187	)		(464	)		—
(Income) loss from pre-stabilized assets, development and redevelopment projects 3, 4		(1,471	)	N/A				(832	)		64			—
Net Operating Income of stabilized assets	$	33,764		N/A			$	—		$	6,507		$	11,420
Costs to Date (Pro Rata)
Pre-stabilized assets 3	$	20,595		N/A			$	25,107		$	34,532		$	—
Development and redevelopment projects 4		174,997		N/A				7,374			38,677			—
Total Costs to Date	$	195,592		N/A			$	32,481		$	73,209		$	—
Debt (Pro Rata)	$	728,897		$	76,157		$	14,623		$	91,508		$	77,507
Finance Lease (Pro Rata)	$	103,764		$	1,535		$	—		$	—		$	—

__________

1. Does not include a full quarter of NOI for any assets purchased during the current quarter. See “Transactional Activity” page in this Supplemental Report for descriptions of those acquisitions.

2. Fund II has been substantially liquidated except for its investment in City Point with pre-stabilized assets of $528.1 million and debt of $283.1 million.

3. Pre-stabilized assets consist of the following projects for the Core Portfolio: 613-623 West Diversey; Fund III: 640 Broadway and Cortlandt Crossing; Fund IV: Paramus Plaza, 210 Bowery, 801 Madison, 27 E 61st Street and 1035 Third Avenue.

4. See “Development and Redevelopment Activity” page in this Supplemental Report.

19

	Selected Financial Ratios
Supplemental Report – September 30, 2019	(in thousands)

	Quarter Ended September 30,						Year to Date September 30,							Quarter Ended
COVERAGE RATIOS 1	2019			2018			2019			2018			LEVERAGE RATIOS	September 30, 2019			June 30, 2019
Fixed-Charge Coverage Ratios													Debt/Market Capitalization Ratios
EBITDA 2 divided by:	$	36,214		$	36,289		$	112,262		$	105,810		Debt + Preferred Equity (Preferred O.P. Units)	$	1,002,963		$	1,002,532
Interest expense		6,894			6,425			19,700			19,509		Total Market Capitalization		3,624,178			3,453,953
Principal Amortization		1,036			901			3,053			2,894		Debt + Preferred Equity/
Preferred Dividends 3		649			135			2,031			404		Total Market Capitalization		28	%		29	%
Fixed-Charge Coverage Ratio - Core Portfolio		4.2	x		4.9	x		4.5	x		4.6	x
EBITDA divided by:	$	42,491		$	40,216		$	128,107		$	117,911		Debt 6	$	977,486		$	986,549
Interest expense		9,435			9,066			27,263			26,260		Total Market Capitalization		3,624,178			3,453,953
Principal Amortization		1,230			1,144			3,717			3,625		Net Debt + Preferred Equity/
Preferred Dividends		649			135			2,031			404		Total Market Capitalization		27	%		29	%
Fixed-Charge Coverage Ratio - Core Portfolio and Funds		3.8	x		3.9	x		3.9	x		3.9	x
Payout Ratios													Debt/EBITDA Ratios
Dividends declared (per share/OP Unit)	$	0.28		$	0.27		$	0.84		$	0.81		Debt	$	728,897		$	719,932
													EBITDA		151,106			151,146
Dividends (Shares) & Distributions (OP Units) declared	$	26,025		$	23,710		$	76,390		$	71,433		Debt/EBITDA - Core Portfolio		4.8	x		4.8	x
FFO		30,994			30,103			97,581			89,103
FFO Payout Ratio		84	%		79	%		78	%		80	%	Debt 5	$	712,760		$	712,051
													EBITDA		151,106			151,146
													Net Debt/EBITDA - Core Portfolio		4.7	x		4.7	x
Dividends (Shares) & Distributions (OP Units) declared	$	26,025		$	23,710		$	76,390		$	71,433
AFFO		27,292			22,111			78,502			69,910		Debt 4	$	988,692		$	988,865
AFFO Payout Ratio		95	%		107	%		97	%		102	%	EBITDA		172,571			170,798
													Debt/EBITDA - Core Portfolio and Funds		5.7	x		5.8	x
													Debt 6	$	963,215		$	972,882
													EBITDA		172,571			170,798
													Net Debt/EBITDA - Core Portfolio and Funds		5.6	x		5.7	x

20

	Selected Financial Ratios
Supplemental Report – September 30, 2019	(in thousands)

__________

1. Quarterly results are unaudited, although they reflect all adjustments, which in the opinion of management, are necessary for a fair presentation of operating results for the interim periods. The coverage ratios include the Company's pro-rata share of FFO, AFFO, EBITDA, interest expense and principal amortization related to both the Company's consolidated and unconsolidated investments in joint ventures.

2. See EBITDA page in this Supplemental Report for a reconciliation of EBITDA to Net Income attributable to Acadia.

3. Represents preferred distributions on Preferred Operating partnership Units.

4. Includes the Company's pro-rata share of consolidated and unconsolidated joint venture debt. Excludes capital lease obligations.

5. Reflects debt net of the current Core Portfolio cash balance at end of period.

6. Reflects debt net of the current Core Portfolio and pro-rata share of the Funds cash balance at end of period.

Reconciliation of EBITDA to Adjusted EBITDA
Core EBITDA as reported	$	36,214
Less tenant recapture for quarter		—
Adjusted Core EBITDA		36,214
Annualized Core EBITDA		144,856
Add: Annualized tenant recapture		6,250
Adjusted Annualized Core EBITDA		151,106
Funds EBITDA as reported		6,277
Less promote and other transactional income for quarter		(1,344	)
Adjusted Fund EBITDA		4,933
Annualized Fund EBITDA		19,732
Add: Annualized net Promote and other transactional income		1,733
Adjusted annualized Fund EBITDA		21,465
Adjusted Annualized EBITDA Core and Funds	$	172,571

21

	Portfolio Debt - Summary
Supplemental Report – September 30, 2019	(in thousands)

	Acadia Pro-Rata Share of Debt 2
	Core Portfolio							Funds							Total										Reconciliation to Consolidated Debt as Reported
Unsecured Debt	Principal Balance		Interest Rate			WA Years to Maturity 6		Principal Balance		Interest Rate			WA Years to Maturity 6		Principal Balance		%			Interest Rate			WA Years to Maturity 6		Add: Noncontrolling Interest Share of Debt 3		Less: Pro-rata Share of Unconsolidated Debt 4			Acadia Consolidated Debt as Reported
Fixed-Rate Debt 1	$	350,000		3.3	%		3.6	$	—		—			—	$	350,000		36	%		3.3	%		3.6	$	—	$	—		$	350,000
Variable-Rate Debt 5		—		—			—		61,415		3.8	%		0.2		61,415		6	%		3.8	%		0.2		214,590		—			276,005
																		42	%
Mortgage and Other Notes Payable
Fixed-Rate Debt 1		345,983		4.2	%		6.7		119,480		5.7	%		1.7		465,463		47	%		4.6	%		5.4		373,358		(126,360	)		712,461
Variable-Rate Debt 5		32,914		3.8	%		3.8		78,900		2.6	%		1.5		111,814		11	%		3.0	%		2.2		255,791		(41,929	)		325,676
																		58	%
Total	$	728,897		3.8	%		5.0	$	259,795		4.3	%		1.3	$	988,692		100	%		3.9	%		4.1	$	843,739	$	(168,289	)		1,664,142
Unamortized premium																															676
Net unamortized loan costs																															(9,463	)
Total																														$	1,655,355

_________

1. Fixed-rate debt includes notional principal fixed through swap transactions.

2. Represents the Company's pro-rata share of debt based on its percent ownership.

3. Represents the noncontrolling interest pro-rata share of consolidated partnership debt based on its percent ownership.

4. Represents the Company's pro-rata share of unconsolidated partnership debt based on its percent ownership.

5. Variable rate debt includes certain borrowings that are subject to interest rate cap agreements.

6. Based on debt maturity date without regard to swap expirations or available extension options.

22

	Portfolio Debt - Detail
Supplemental Report – September 30, 2019	(in thousands)

		Principal Balance at			Acadia's Pro-rata Share						Interest		Extension
Property		September 30, 2019			Percent			Amount			Rate	Maturity	Options
CORE PORTFOLIO
Fixed-Rate Debt
Brandywine 2		$	26,250			22.22	%	$	5,833		6.00%	07/01/16	None
163 Highland Avenue			8,651			100.00	%		8,651		4.66%	02/01/24	None
Crossroads Shopping Center			65,261			49.00	%		31,978		3.94%	10/06/24	None
555 9th Street			60,000			100.00	%		60,000		3.99%	01/01/25	None
840 N. Michigan			73,500			88.43	%		64,996		4.36%	02/10/25	None
Georgetown Portfolio (2008 Investment)			16,250			50.00	%		8,125		4.72%	12/10/27	None
State & Washington			24,023			100.00	%		24,023		4.40%	09/05/28	None
239 Greenwich Avenue			26,686			75.00	%		20,015		3.88%	01/10/29	None
North & Kingsbury			12,263			100.00	%		12,263		4.01%	11/05/29	None
151 North State Street			13,652			100.00	%		13,652		4.03%	12/01/29	None
Concord & Milwaukee			2,669			100.00	%		2,669		4.40%	06/01/30	None
California & Armitage			2,521			100.00	%		2,521		5.89%	04/15/35	None
Unsecured interest rate swaps 1			350,000			100.00	%		350,000		3.33%	3.6 YRS
Secured interest rate swaps 1			101,371			90.02	%		91,257		4.10%	6.7 YRS
Sub-Total Fixed-Rate Debt			783,097						695,983		3.76%
Secured Variable-Rate Debt
3104 M Street 5			4,569			20.00	%		914		Prime+50	12/10/21	None
28 Jericho Turnpike			13,544			100.00	%		13,544		LIBOR+190	01/23/23	None
60 Orange Street			7,068			98.00	%		6,927		LIBOR+175	04/03/23	None
Gotham Plaza			19,554			49.00	%		9,581		LIBOR+160	06/10/23	None
Georgetown Portfolio (2016 Investment)			160,000			20.00	%		32,000		LIBOR+170	08/01/23	None
330-340 River Street			11,205			100.00	%		11,205		LIBOR+170	06/01/26	None
Sullivan Center			50,000			100.00	%		50,000		LIBOR+150	11/16/28	None
Secured interest rate swaps 1			(101,371	)		90.02	%		(91,257	)	LIBOR+201	6.7 YRS
Unsecured Variable-Rate Debt
Unsecured Line of Credit 3			—			100.00	%		—		LIBOR+115	03/31/22	2 x 6 mos.
Unsecured Term Loan			350,000			100.00	%		350,000		LIBOR+125	03/31/23	None
Unsecured interest rate swaps 1			(350,000	)		100.00	%		(350,000	)	LIBOR+124	3.6 YRS
Sub-Total Variable-Rate Debt			164,569						32,914		LIBOR+175
Total Debt - Core Portfolio		$	947,666					$	728,897		3.76%
Funds
Fixed-Rate Debt
CityPoint 4	Fund II		200,000			26.67	%		53,340		4.75%	05/29/20	None
1964 Union Street 4	Fund IV		1,463			20.80	%		304		3.80%	10/01/25	None
2207 Fillmore Street 4	Fund IV		1,120			20.80	%		233		4.50%	10/31/25	None
2208-2216 Fillmore Street 4	Fund IV		5,606			20.80	%		1,166		3.40%	06/01/26	None
Interest rate swaps 1	Funds II, IV & V		477,400			23.33	%		111,387		3.77%	0.8 YRS
Sub-Total Fixed-Rate Debt			685,589						166,430		4.08%
Variable-Rate Debt
717 N. Michigan Avenue	Fund IV		56,700			23.12	%		13,109		LIBOR+310	12/09/19	2 x 12 mos.
Acadia Strategic Opportunity IV LLC	Fund IV		8,400			23.12	%		1,942		LIBOR+165	12/31/19	None
640 Broadway 4	Fund III		39,470			15.49	%		6,114		LIBOR+310	01/09/20	2 x 12 mos.
Wake Forest Crossing	Fund IV		23,431			23.12	%		5,417		LIBOR+160	02/14/20	2 x 12 mos.
Lincoln Place	Fund IV		23,100			23.12	%		5,341		LIBOR+185	03/13/20	2 x 12 mos.

23

	Portfolio Debt - Detail
Supplemental Report – September 30, 2019	(in thousands)

		Principal Balance at			Acadia's Pro-rata Share						Interest		Extension
Property		September 30, 2019			Percent			Amount			Rate	Maturity	Options
650 Bald Hill Road 4	Fund IV		16,624			20.81	%		3,459		LIBOR+265	04/27/20	None
Acadia Strategic Opportunity Fund V LLC	Fund V		148,380			20.10	%		29,824		LIBOR+160	05/04/20	None
Eden Square 4	Fund IV		24,389			22.78	%		5,556		LIBOR+215	06/01/20	1 x 12 mos.
17 E. 71st Street	Fund IV		18,896			23.12	%		4,369		LIBOR+190	06/09/20	None
Cortlandt Crossing	Fund III		34,675			24.54	%		8,509		LIBOR+275	06/19/20	2 x 12 mos.
Acadia Strategic Opportunity Fund II, LLC	Fund II		40,000			28.33	%		11,332		LIBOR+165	09/20/20	2 x 12 mos.
Hickory Ridge	Fund V		28,613			20.10	%		5,751		LIBOR+225	10/05/20	2 x 12 mos.
Santa Fe Plaza	Fund V		22,893			20.10	%		4,601		LIBOR+215	01/24/21	2 x 12 mos.
New Towne Center	Fund V		16,900			20.10	%		3,397		LIBOR+220	02/01/21	2 x 12 mos.
Broughton Street Portfolio	Fund IV		29,175			23.12	%		6,745		LIBOR+250	05/01/21	None
Fairlane Green	Fund V		40,300			20.10	%		8,100		LIBOR+190	06/05/21	2 x 12 mos.
Trussville Promenade	Fund V		29,370			20.10	%		5,903		LIBOR+185	06/15/21	2 x 12 mos.
Acadia Strategic Opportunity IV LLC	Fund IV		79,225			23.12	%		18,317		LIBOR+200	06/30/21	None
146 Geary Street	Fund IV		22,900			23.12	%		5,294		LIBOR+340	07/14/21	1 x 12 mos.
Restaurants at Fort Point	Fund IV		6,098			23.12	%		1,410		LIBOR+235	08/25/21	None
CityPoint 4	Fund II		19,138			26.67	%		5,104		LIBOR+139	11/01/21	None
Promenade at Manassas 4	Fund IV		25,840			22.78	%		5,886		LIBOR+175	12/05/21	2 x 12 mos.
Airport Mall	Fund IV		5,370			23.12	%		1,242		LIBOR+200	04/01/22	None
Colonie Plaza	Fund IV		11,781			23.12	%		2,724		LIBOR+225	04/01/22	None
Dauphin Plaza	Fund IV		9,801			23.12	%		2,266		LIBOR+200	04/01/22	None
Shaw's Plaza (Waterville)	Fund IV		7,688			23.12	%		1,777		LIBOR+200	04/01/22	None
Wells Plaza	Fund IV		3,223			23.12	%		745		LIBOR+200	04/01/22	None
CityPoint Phase III 4	Fund II		23,925			26.67	%		6,381		LIBOR+300	04/01/22	2 x 12 mos.
Dauphin Plaza	Fund IV		3,000			23.12	%		694		LIBOR+200	04/01/22	None
Paramus Plaza 4	Fund IV		18,900			11.56	%		2,185		LIBOR+175	04/26/22	None
Riverdale 4	Fund V		32,233			17.97	%		5,794		LIBOR+170	05/28/22	2 x 12 mos.
Shaw's Plaza (Windham)	Fund IV		5,739			23.12	%		1,327		LIBOR+200	12/01/22	None
Elk Grove Commons	Fund V		41,500			20.10	%		8,342		LIBOR+150	01/01/23	1 x 12 mos.
Hiram Pavilion	Fund V		28,830			20.10	%		5,795		LIBOR+190	03/05/24	None
Interest rate swaps 1	Funds II, IV & V		(477,400	)		23.33	%		(111,387	)	LIBOR+185	0.8 YRS
Sub-Total Variable-Rate Debt			469,107						93,365		LIBOR+266
Total Debt - Funds		$	1,154,696					$	259,795		4.32%
Total Debt - Core Portfolio and Funds		$	2,102,362					$	988,692		3.91%

_________

1. The Company has hedged a portion of its variable-rate debt with variable to fixed-rate swap agreements. Maturity reflects the weighted-average years to maturity of the swapped loans without regard to the expiration of the related swap agreements. Fund interest rate swaps include $155.4 million of Core swaps which are not designated to specific debt instruments.

2. This loan is in default as ofSeptember 30, 2019and is accruing interest for accounting purposes at the default rate of 11%.

3. The interest rate on the unsecured revolving credit facility excludes a 20 basis point facility fee.  

4. Acadia's interest in this Fund debt is also reflected net of other JV interests at the investment level.

5. Bears interest at the greater of 4% or the Prime Rate plus 50 basis points.

24

	Future Debt Maturities 1
Supplemental Report – September 30, 2019	(in thousands)

Core Portfolio	Total Debt Maturities						Acadia's Pro-Rata Share						Weighted Average Interest Rate
														Fixed-
	Scheduled						Scheduled						Total	Rate	Variable-
Year	Amortization		Maturities		Total		Amortization		Maturities		Total		Debt	Debt	Rate Debt
2019 (Remainder)	$	1,329	$	26,250	$	27,579	$	1,024	$	5,833	$	6,857	6.00%	6.00%	n/a
2020		5,433		—		5,433		4,188		—		4,188	n/a	n/a	n/a
2021		5,674		4,569		10,243		4,372		914		5,286	5.75%	n/a	5.75%
2022		5,894		—		5,894		4,540		—		4,540	n/a	n/a	n/a
2023		5,018		545,295		550,313		3,817		408,228		412,045	3.41%	n/a	3.41%
Thereafter		18,560		329,644		348,204		16,210		279,771		295,981	4.05%	4.17%	3.62%
Total	$	41,908	$	905,758	$	947,666	$	34,151	$	694,746	$	728,897
Funds	Total Debt Maturities						Acadia's Pro-Rata Share						Weighted Average Interest Rate
														Fixed-
	Scheduled						Scheduled						Total	Rate	Variable-
Year	Amortization		Maturities		Total		Amortization		Maturities		Total		Debt	Debt	Rate Debt
2019 (Remainder)	$	531	$	94,275	$	94,806	$	125	$	21,796	$	21,921	5.51%	5.51%	n/a
2020		2,023		597,229		599,252		468		138,934		139,402	4.66%	4.75%	4.60%
2021		1,575		261,551		263,126		371		57,747		58,118	4.35%	n/a	4.35%
2022		1,479		118,611		120,090		310		24,428		24,738	4.61%	n/a	4.61%
2023		677		40,947		41,624		136		8,230		8,366	3.93%	n/a	3.93%
Thereafter		27,609		8,189		35,798		5,546		1,704		7,250	2.44%	2.44%	n/a
Total	$	33,894	$	1,120,802	$	1,154,696	$	6,956	$	252,839	$	259,795

__________

1. Does not include any applicable extension options or subsequent refinancings.

25

	Core Portfolio Retail Properties - Detail
Supplemental Report – September 30, 2019	(in thousands)

			Year	Acadia's			Gross Leasable Area (GLA)								In Place Occupancy												Leased Occupancy			Annualized Base Rent		ABR
Property	Key Tenants		Acquired	Interest			Street		Anchors		Shops		Total		Street			Anchors			Shops			Total			Total			(ABR)		PSF
STREET AND URBAN RETAIL
Chicago Metro
664 N. Michigan Avenue	Tommy Bahama,    Ann Taylor Loft		2013		100.0	%		18,141		—		—		18,141		100.0	%		—	%		—	%		100.0	%		100.0	%	$	4,845,848	$	267.12
840 N. Michigan Avenue	H & M, Verizon    Wireless		2014		88.4	%		87,135		—		—		87,135		100.0	%		—	%		—	%		100.0	%		100.0	%		8,313,164		95.41
Rush and Walton Streets    Collection (5 properties)	Lululemon, BHLDN,    Marc Jacobs		2011/12		100.0	%		40,210		—		—		40,210		88.1	%		—	%		—	%		88.1	%		88.1	%		6,376,339		179.96
651-671 West Diversey	Trader Joe's,    Urban Outfitters		2011		100.0	%		46,259		—		—		46,259		100.0	%		—	%		—	%		100.0	%		100.0	%		2,037,056		44.04
Clark Street and W. Diversey    Collection (3 properties)	Ann Taylor,    Starbucks		2011/12		100.0	%		23,531		—		—		23,531		50.1	%		—	%		—	%		50.1	%		50.1	%		697,459		59.10
Halsted and Armitage    Collection (9 properties)	Serena and Lily,    Bonobos, Allbirds    Warby Parker,    Marine Layer		2011/12		100.0	%		49,304		—		—		49,304		91.3	%		—	%		—	%		91.3	%		91.3	%		2,240,011		49.78
North Lincoln Park Chicago    Collection (6 properties)	Forever 21,    Champion,    Carhartt		2011/14		100.0	%		22,125		—		27,794		49,919		100.0	%		—	%		52.4	%		73.5	%		73.5	%		1,594,021		43.43
State and Washington	Nordstrom Rack		2016		100.0	%		78,771		—		—		78,771		64.8	%		—	%		—	%		64.8	%		100.0	%		2,409,875		47.23
151 N. State Street	Walgreens		2016		100.0	%		27,385		—		—		27,385		100.0	%		—	%		—	%		100.0	%		100.0	%		1,430,000		52.22
North and Kingsbury	Old Navy,    Pier 1 Imports		2016		100.0	%		41,700		—		—		41,700		100.0	%		—	%		—	%		100.0	%		100.0	%		1,751,906		42.01
Concord and Milwaukee		—	2016		100.0	%		13,105		—		—		13,105		100.0	%		—	%		—	%		100.0	%		100.0	%		424,228		32.37
California and Armitage		—	2016		100.0	%		—		—		18,275		18,275		—	%		—	%		70.6	%		70.6	%		70.6	%		619,821		48.07
Roosevelt Galleria	Petco, Vitamin    Shoppe		2015		100.0	%		—		—		37,995		37,995		—	%		—	%		47.7	%		47.7	%		47.7	%		599,497		33.07
Sullivan Center	Target, DSW		2016		100.0	%		176,181		—		—		176,181		98.6	%		—	%		—	%		98.6	%		98.6	%		6,842,444		39.38
								623,847		—		84,064		707,911		92.5	%		—	%		54.2	%		88.0	%		93.3	%		40,181,669		64.52
New York Metro
Soho Collection    (7 properties)	Paper Source,    Faherty,  ALC    3x1 Jeans,    Frame, Theory		2011 2014 2019		100.0	%		26,054		—		—		26,054		91.6	%		—	%		—	%		91.6	%		96.9	%		7,244,987		303.68
5-7 East 17th Street	Union Park Events		2008		100.0	%		11,467		—		—		11,467		100.0	%		—	%		—	%		100.0	%		100.0	%		1,300,014		113.37
200 West 54th Street	Stage Coach Tavern		2007		100.0	%		5,777		—		—		5,777		77.8	%		—	%		—	%		77.8	%		77.8	%		1,921,520		427.31
61 Main Street		—	2014		100.0	%		3,470		—		—		3,470		—	%		—	%		—	%		—	%		100.0	%		—		—
181 Main Street	TD Bank		2012		100.0	%		11,350		—		—		11,350		100.0	%		—	%		—	%		100.0	%		100.0	%		968,387		85.32
4401 White Plains Road	Walgreens		2011		100.0	%		—		12,964		—		12,964		—	%		100.0	%		—	%		100.0	%		100.0	%		625,000		48.21
Bartow Avenue		—	2005		100.0	%		—		—		14,590		14,590		—	%		—	%		66.6	%		66.6	%		66.6	%		324,007		33.33

26

	Core Portfolio Retail Properties – Detail 1
Supplemental Report – September 30, 2019

		Year	Acadia's			Gross Leasable Area (GLA)								In Place Occupancy												Leased Occupancy			Annualized Base Rent		ABR
Property	Key Tenants	Acquired	Interest			Street		Anchors		Shops		Total		Street			Anchors			Shops			Total			Total			(ABR)		PSF
239 Greenwich Avenue	Betteridge Jewelers	1998		75.0	%		16,553		—		—		16,553		100.0	%		—	%		—	%		100.0	%		100.0	%		1,641,124		99.14
252-256 Greenwich Avenue	Madewell,    Jack Wills,    Blue Mercury	2014		100.0	%		7,986		—		—		7,986		100.0	%		—	%		—	%		100.0	%		100.0	%		1,350,370		169.09
2914 Third Avenue	Planet Fitness	2006		100.0	%		—		21,650		18,670		40,320		—	%		100.0	%		100.0	%		100.0	%		100.0	%		985,972		24.45
868 Broadway	Dr. Martens	2013		100.0	%		2,031		—		—		2,031		100.0	%		—	%		—	%		100.0	%		100.0	%		790,705		389.32
313-315 Bowery 2	John Varvatos,    Patagonia	2013		100.0	%		6,600		—		—		6,600		100.0	%		—	%		—	%		100.0	%		100.0	%		479,160		72.60
120 West Broadway	HSBC Bank	2013		100.0	%		13,838		—		—		13,838		79.8	%		—	%		—	%		79.8	%		79.8	%		1,971,384		178.59
2520 Flatbush Avenue	Bob's Disc. Furniture,    Capital One	2014		100.0	%		—		—		29,114		29,114		—	%		—	%		100.0	%		100.0	%		100.0	%		1,163,976		39.98
991 Madison Avenue	Vera Wang,    Gabriella Hearst	2016		100.0	%		7,513		—		—		7,513		100.0	%		—	%		—	%		100.0	%		100.0	%		3,046,736		405.53
Shops at Grand	Stop & Shop (Ahold)	2014		100.0	%		—		52,336		47,349		99,685		—	%		100.0	%		100.0	%		100.0	%		100.0	%		3,330,241		33.41
Gotham Plaza	Bank of America,    Footlocker	2016		49.0	%		—		—		25,927		25,927		—	%		—	%		58.6	%		58.6	%		58.6	%		1,067,395		70.25
							112,639		86,950		135,650		335,239		91.3	%		100.0	%		88.5	%		92.4	%		93.9	%		28,210,978		91.04
San Francisco Metro
555 9th Street	Bed, Bath &    Beyond,    Nordstrom Rack	2016		100.0	%		—		119,862		28,970		148,832		—	%		100.0	%		100.0	%		100.0	%		100.0	%		6,218,177		41.78
							—		119,862		28,970		148,832		—	%		100.0	%		100.0	%		100.0	%		100.0	%		6,218,177		41.78
District of Columbia Metro
1739-53 & 1801-03    Connecticut Avenue	Ruth Chris Steak-    house, TD Bank	2012		100.0	%		20,669		—		—		20,669		100.0	%		—	%		—	%		100.0	%		100.0	%		1,352,991		65.46
Rhode Island Place    Shopping Center	Ross Dress for Less	2012		100.0	%		—		25,134		32,533		57,667		—	%		100.0	%		88.4	%		93.4	%		93.4	%		1,705,057		31.64
M Street and Wisconsin Corridor    (26 Properties) 3	Lululemon,    Sephora, The    Reformation	2011 2016 2019		25.2	%		244,853		—		—		244,853		90.7	%		—	%		—	%		90.7	%		90.7	%		16,365,859		73.69
							265,522		25,134		32,533		323,189		91.4	%		100.0	%		88.4	%		91.8	%		91.8	%		19,423,907		65.48
Boston Metro
330-340 River Street	Whole Foods	2012		100.0	%		—		40,800		13,426		54,226		—	%		100.0	%		100.0	%		100.0	%		100.0	%		1,243,517		22.93
165 Newbury Street	Starbucks	2016		100.0	%		1,050		—		—		1,050		100.0	%		—	%		—	%		100.0	%		100.0	%		269,630		256.79
							1,050		40,800		13,426		55,276		100.0	%		100.0	%		100.0	%		100.0	%		100.0	%		1,513,147		27.37
Total Street and Urban Retail							1,003,058		272,746		294,643		1,570,447		92.1	%		100.0	%		80.4	%		91.3	%		94.0	%	$	95,547,878	$	66.66
Acadia Share Total Street and Urban Retail							805,581		272,746		281,420		1,359,747		92.4	%		100.0	%		81.4	%		91.7	%		94.8	%	$	77,873,790	$	62.48

27

	Core Portfolio Retail Properties – Detail 1
Supplemental Report – September 30, 2019

			Year	Acadia's			Gross Leasable Area (GLA)								In Place Occupancy												Leased Occupancy			Annualized Base Rent		ABR
Property	Key Tenants		Acquired	Interest			Street		Anchors		Shops		Total		Street			Anchors			Shops			Total			Total			(ABR)		PSF
SUBURBAN PROPERTIES
New Jersey
Elmwood Park Shopping Center	Walgreens, Acme		1998		100.0	%		—		62,610		81,300		143,910		—	%		100.0	%		67.1	%		81.4	%		84.3	%		3,446,551	$	29.42
Marketplace of Absecon	Rite Aid, Dollar Tree		1998		100.0	%		—		46,724		57,832		104,556		—	%		100.0	%		71.3	%		84.1	%		84.1	%		1,372,830		15.61
60 Orange Street	Home Depot		2012		98.0	%		—		101,715		—		101,715		—	%		100.0	%		—	%		100.0	%		100.0	%		730,000		7.18
New York
Village Commons    Shopping Center		—	1998		100.0	%		—		—		87,128		87,128		—	%		—	%		93.6	%		93.6	%		98.1	%		2,670,206		32.74
Branch Plaza	LA Fitness,    The Fresh Market		1998		100.0	%		—		76,264		47,081		123,345		—	%		100.0	%		83.2	%		93.6	%		94.2	%		3,138,339		27.19
Amboy Center	Stop & Shop (Ahold)		2005		100.0	%		—		37,266		26,024		63,290		—	%		100.0	%		62.7	%		84.7	%		89.9	%		1,793,037		33.46
Pacesetter Park Shopping Center	Stop & Shop (Ahold)		1999		100.0	%		—		52,052		45,754		97,806		—	%		100.0	%		90.0	%		95.3	%		95.3	%		1,314,920		14.10
LA Fitness	LA Fitness		2007		100.0	%		—		55,000		—		55,000		—	%		100.0	%		—	%		100.0	%		100.0	%		1,485,287		27.01
Crossroads Shopping Center	HomeGoods,Pet-    Smart, Kmart		1998		49.0	%		—		202,727		109,177		311,904		—	%		100.0	%		76.5	%		91.8	%		91.8	%		7,088,075		24.76
New Loudon Center	Price Chopper,    Marshalls		1993		100.0	%		—		251,058		4,615		255,673		—	%		100.0	%		100.0	%		100.0	%		100.0	%		2,186,706		8.55
28 Jericho Turnpike	Kohl's		2012		100.0	%		—		96,363		—		96,363		—	%		100.0	%		—	%		100.0	%		100.0	%		1,815,000		18.84
Bedford Green	Shop Rite, CVS		2014		100.0	%		—		37,981		52,608		90,589		—	%		100.0	%		70.7	%		83.0	%		83.0	%		2,459,094		32.71
Connecticut
Town Line Plaza 4	Wal-Mart, Stop    & Shop (Ahold)		1998		100.0	%		—		163,159		43,187		206,346		—	%		100.0	%		93.6	%		98.7	%		98.7	%		1,794,483		16.68
Massachusetts
Methuen Shopping Center	Wal-Mart,    Market Basket		1998		100.0	%		—		120,004		10,017		130,021		—	%		100.0	%		100.0	%		100.0	%		100.0	%		1,360,858		10.47
Crescent Plaza	Home Depot, Shaw's    (Supervalu)		1993		100.0	%		—		156,985		61,163		218,148		—	%		100.0	%		67.7	%		90.9	%		90.9	%		1,905,550		9.60
201 Needham Street	Michael's		2014		100.0	%		—		20,409		—		20,409		—	%		100.0	%		—	%		100.0	%		100.0	%		646,965		31.70
163 Highland Avenue	Staples, Petco		2015		100.0	%		—		40,505		—		40,505		—	%		100.0	%		—	%		100.0	%		100.0	%		1,311,747		32.38
Vermont
The Gateway Shopping Center	Shaw's (Supervalu)		1999		100.0	%		—		73,184		28,471		101,655		—	%		100.0	%		93.7	%		98.2	%		98.2	%		2,143,280		21.46
Illinois
Hobson West Plaza	Garden Fresh    Markets		1998		100.0	%		—		51,692		47,258		98,950		—	%		100.0	%		68.0	%		84.7	%		95.3	%		862,551		10.29

28

	Core Portfolio Retail Properties – Detail 1
Supplemental Report – September 30, 2019

			Year	Acadia's			Gross Leasable Area (GLA)								In Place Occupancy												Leased Occupancy			Annualized Base Rent		ABR
Property	Key Tenants		Acquired	Interest			Street		Anchors		Shops		Total		Street			Anchors			Shops			Total			Total			(ABR)		PSF
Indiana
Merrillville Plaza	Jo-Ann Fabrics,    TJ Maxx		1998		100.0	%		—		123,220		112,867		236,087		—	%		100.0	%		80.9	%		90.9	%		90.9	%		3,227,552		15.04
Michigan
Bloomfield Town Square	Best Buy,    HomeGoods,    TJ Maxx		1998		100.0	%		—		153,839		81,183		235,022		—	%		100.0	%		89.7	%		96.4	%		96.4	%		3,730,037		16.46
Delaware
Town Center and Other    (2 properties)	Lowes, Bed Bath &    Beyond, Target		2003		65.1	%		—		748,210		51,808		800,018		—	%		91.6	%		85.7	%		91.3	%		91.3	%		12,642,074		17.32
Market Square Shopping Center	Trader Joe's,    TJ Maxx		2003		100.0	%		—		42,850		59,197		102,047		—	%		100.0	%		100.0	%		100.0	%		100.0	%		3,110,286		30.48
Naamans Road		—	2006		100.0	%		—		—		19,850		19,850		—	%		—	%		30.1	%		30.1	%		30.1	%		433,785		72.60
Pennsylvania
Mark Plaza	Kmart		1993		100.0	%		—		104,956		1,900		106,856		—	%		100.0	%		100.0	%		100.0	%		100.0	%		244,279		2.29
Plaza 422	Home Depot		1993		100.0	%		—		139,968		16,311		156,279		—	%		100.0	%		100.0	%		100.0	%		100.0	%		894,880		5.73
Chestnut Hill		—	2006		100.0	%		—		—		37,646		37,646		—	%		—	%		100.0	%		100.0	%		100.0	%		988,897		26.27
Abington Towne Center 5	Target, TJ Maxx		1998		100.0	%		—		184,616		32,255		216,871		—	%		100.0	%		90.0	%		98.5	%		100.0	%		1,071,355		18.35
Total Suburban Properties								—		3,143,357		1,114,632		4,257,989		—	%		98.0	%		81.5	%		93.7	%		94.3	%		65,868,624	$	17.56
Acadia Share Total Suburban Properties								—		2,813,822		1,034,127		3,847,949		—	%		98.8	%		81.7	%		94.2	%		94.9	%	$	58,590,397	$	17.31
TOTAL CORE PROPERTIES								1,003,058		3,416,103		1,409,275		5,828,436		92.1	%		98.2	%		81.3	%		93.0	%		94.2	%		161,416,502	$	31.13
Acadia Share Total Core Properties								805,581		3,086,568		1,315,547		5,207,696		92.4	%		98.9	%		81.7	%		93.5	%		94.9	%	$	140,332,892	$	30.29

__________

1. Excludes properties under development, redevelopment and pre-stabilized, see“Development and Redevelopment Activity”page of this Supplemental Report. The above occupancy and rent amounts do not include space which is currently leased, other than "leased occupancy," but for which rent payment has not yet commenced.

2. Represents the annual base rent paid to Acadia pursuant to a master lessee and does not reflect the rent paid by the retail tenants at the property.

3. Excludes 94,000 of office GLA.

4. Anchor GLA includes a 97,300 square foot Wal-Mart store which is not owned by the Company. This square footage has been excluded for calculating annualized base rent per square foot.

5. Anchor GLA includes a 157,616 square foot Target store which is not owned by the Company. This square footage has been excluded for calculating annualized base rent per square foot.

29

	Core Portfolio – Top Tenants 1
Supplemental Report – September 30, 2019	(Pro Rata Basis)

	Number of		Combined				Percentage of Total
Tenant	Stores		GLA		ABR		GLA			ABR
Target		3		390,416	$	7,809,968		7.5	%		5.6	%
Walgreens 2		6		95,189		4,129,377		1.8	%		2.9	%
Royal Ahold 3		4		207,513		3,759,410		4.0	%		2.7	%
Nordstrom, Inc.		2		88,982		3,515,492		1.7	%		2.5	%
Albertsons Companies 4		3		171,182		3,377,140		3.3	%		2.4	%
Bed, Bath, and Beyond 5		3		122,466		3,147,405		2.4	%		2.2	%
TJX Companies6		8		229,043		2,631,830		4.4	%		1.9	%
Ascena Retail Group 7		4		19,914		2,558,108		0.4	%		1.8	%
LA Fitness International LLC		2		100,000		2,524,787		1.9	%		1.8	%
Lululemon		2		7,533		2,339,119		0.1	%		1.7	%
Trader Joe's		3		41,432		2,255,989		0.8	%		1.6	%
Home Depot		3		312,718		1,964,443		6.0	%		1.4	%
Gap 8		3		34,448		1,839,110		0.7	%		1.3	%
Bob's Discount Furniture		2		57,969		1,629,028		1.1	%		1.2	%
Tapestry 9		2		4,250		1,552,282		0.1	%		1.1	%
JP Morgan Chase		7		28,715		1,452,804		0.6	%		1.0	%
Ulta Salon Cosmetic & Fragrance		3		31,497		1,424,318		0.6	%		1.0	%
DSW		2		35,842		1,408,351		0.7	%		1.0	%
Dick's Sporting Goods, Inc		2		86,415		1,321,634		1.7	%		0.9	%
Citibank		4		16,160		1,267,025		0.2	%		1.0	%
TOTAL		68		2,081,684	$	51,907,620		40.0	%		37.0	%

__________

1. Does not include tenants that operate at only one Acadia Core location

2. Includes 2 locations previously categorized as Rite Aid

3. Stop and Shop (4 locations)

4. Shaw’s (2 locations), Acme (1 location)

5. Bed Bath and Beyond (2 locations), Christmas Tree Shops (1 location)

6. TJ Maxx (5 locations), Marshalls (1 location), HomeGoods (2 locations)

7. Ann Taylor Loft (2 locations), Catherine’s (1 location), Lane Bryant (1 location)

8. Old Navy (2 locations), Banana Republic (1 location)

9. Kate Spade (2 locations)

30

	Core Portfolio – Lease Expirations
Supplemental Report – September 30, 2019	(Pro Rata Basis)

	Street Tenants												Anchor Tenants
			GLA					ABR							GLA					ABR
	Leases		Expiring		Percent					Percent			Leases		Expiring		Percent					Percent
Year	Expiring		SF		of Total			PSF		of Total			Expiring		SF		of Total			PSF		of Total
M to M 1		2		3,916		0.5	%	$	50.34		0.3	%		—		—		—	%	$	—		—	%
2019		2		3,723		0.5	%		352.42		2.1	%		1		47,773		1.7	%		29.23		3.3	%
2020		12		30,293		4.1	%		148.80		7.0	%		2		65,258		2.3	%		13.06		2.0	%
2021		24		96,624		13.0	%		53.42		8.1	%		12		513,881		18.4	%		14.59		17.5	%
2022		10		49,117		6.6	%		91.47		7.0	%		5		187,442		6.7	%		16.79		7.4	%
2023		15		127,884		17.2	%		72.95		14.6	%		9		403,062		14.4	%		18.35		17.3	%
2024		11		75,314		10.1	%		76.31		9.0	%		12		470,161		16.8	%		11.91		13.1	%
2025		14		47,942		6.4	%		149.67		11.2	%		9		360,332		12.9	%		17.63		14.8	%
2026		16		35,485		4.8	%		134.57		7.5	%		3		72,216		2.6	%		13.07		2.2	%
2027		8		24,851		3.3	%		70.07		2.7	%		1		45,000		1.6	%		23.10		2.4	%
2028		10		145,048		19.5	%		61.27		13.9	%		7		409,288		14.6	%		12.93		12.4	%
Thereafter		18		104,411		14.0	%		101.82		16.6	%		6		223,459		8.0	%		14.74		7.6	%
Total		142		744,608		100.0	%	$	85.89		100.0	%		67		2,797,872		100.0	%	$	15.28		100.0	%
Anchor GLA Owned by Tenants				—												254,916
Total Vacant				60,973												33,780
Total Square Feet				805,581												3,086,568
	Shop Tenants												Total Tenants
			GLA					ABR							GLA					ABR
	Leases		Expiring		Percent					Percent			Leases		Expiring		Percent					Percent
Year	Expiring		SF		of Total			PSF		of Total			Expiring		SF		of Total			PSF		of Total
M to M 1		4		10,419		1.0	%	$	18.44		0.6	%		6		14,335		0.3	%	$	27.16		0.3	%
2019		5		10,372		1.0	%		42.66		1.3	%		8		61,868		1.3	%		50.93		2.2	%
2020		30		82,094		7.6	%		24.51		6.0	%		44		177,645		3.8	%		41.50		5.3	%
2021		45		171,907		16.0	%		24.84		12.7	%		81		782,412		16.9	%		21.64		12.1	%
2022		41		135,717		12.6	%		33.25		13.4	%		56		372,276		8.1	%		32.64		8.7	%
2023		36		135,959		12.7	%		30.51		12.4	%		60		666,905		14.4	%		31.30		14.9	%
2024		36		140,220		13.1	%		29.57		12.4	%		59		685,695		14.9	%		22.59		11.0	%
2025		23		68,338		6.4	%		30.16		6.1	%		46		476,612		10.3	%		32.71		11.1	%
2026		15		66,804		6.2	%		31.58		6.3	%		34		174,505		3.8	%		44.86		5.6	%
2027		16		75,921		7.1	%		30.23		6.8	%		25		145,772		3.2	%		34.82		3.6	%
2028		23		104,486		9.7	%		37.67		11.7	%		40		658,822		14.3	%		27.50		12.9	%
Thereafter		21		72,081		6.6	%		47.77		10.3	%		45		399,951		8.7	%		43.43		12.3	%
Total		295		1,074,318		100.0	%	$	31.25		100.0	%		504		4,616,798		100.0	%	$	30.29		100.0	%
Anchor GLA Owned by Tenants				—												254,916
Total Vacant				241,229												335,982
Total Square Feet				1,315,547												5,207,696

_________

1. Leases currently under month to month or in process of renewal

31

	Core Portfolio – New and Renewal Rent Spreads 1
Supplemental Report – September 30, 2019

	Quarter Ended																		Year to Date
	March 31, 2019						June 30, 2019						September 30, 2019						September 30, 2019
	GAAP 2			Cash 3			GAAP 2			Cash 3			GAAP 2			Cash 3			GAAP 2			Cash 3
New Leases
Number of new leases executed		2			2			1			1			2			2			5			5
GLA		4,299			4,299			773			773			52,466			52,466			57,538			57,538
New base rent	$	58.64		$	55.99		$	36.21		$	38.12		$	20.38		$	17.63		$	23.45		$	20.77
Previous base rent	$	46.22		$	51.71		$	34.97		$	39.45		$	15.79		$	18.59		$	18.32		$	21.34
Average cost per square foot	$	68.49		$	68.49		$	51.69		$	51.69		$	28.66		$	28.66		$	31.95		$	31.95
Weighted Average Lease Term (years)		8.7			8.7			5.0			5.0			19.9			19.9			18.9			18.9
Percentage growth in base rent 4		26.9	%		8.3	%		3.5	%		(3.4	)%		29.1	%		(5.2	)%		28.0	%		(2.7	)%
Renewal Leases
Number of renewal leases executed		6			6			7			7			15			15			28			28
GLA		118,172			118,172			114,669			114,669			202,065			202,065			434,906			434,906
New base rent	$	4.49		$	4.47		$	15.69		$	15.41		$	25.16		$	24.35		$	17.05		$	16.59
Expiring base rent	$	4.39		$	4.43		$	14.54		$	14.55		$	21.56		$	22.85		$	15.04		$	15.66
Average cost per square foot	$	—		$	—		$	1.86		$	1.86		$	2.47		$	2.47		$	1.64		$	1.64
Weighted Average Lease Term (years)		4.8			4.8			5.9			5.9			5.4			5.4			5.4			5.4
Percentage growth in base rent		2.3	%		0.9	%		7.9	%		5.9	%		16.7	%		6.6	%		13.4	%		5.9	%
Total New and Renewal Leases
Number of new and renewal leases executed		8			8			8			8			17			17			33			33
GLA commencing		122,471			122,471			115,442			115,442			254,531			254,531			492,444			492,444
New base rent	$	6.39		$	6.28		$	15.83		$	15.56		$	24.17		$	22.96		$	17.80		$	17.08
Expiring base rent	$	5.86		$	6.09		$	14.68		$	14.72		$	20.37		$	21.97		$	15.43		$	16.32
Average cost per square foot	$	2.40		$	2.40		$	2.19		$	2.19		$	7.87		$	7.87		$	5.18		$	5.18
Weighted Average Lease Term (years)		5.0			5.0			5.9			5.9			8.4			8.4			7.0			7.0
Percentage growth in base rent		9.1	%		3.1	%		7.8	%		5.7	%		18.7	%		4.5	%		15.4	%		4.7	%

__________

1. Based on lease execution dates. Does not include leased square footage and costs related to first generation space and the Company's major redevelopment projects; renewal leases include exercised options.

2. Rents are calculated on a straight-line ("GAAP") basis and do not incorporate above- or below-market lease adjustments.

3. Rents have not been calculated on a straight-line basis. Previous/expiring rent is that as of time of expiration and includes any percentage rent paid as well. New rent is that which is paid at commencement.

4. Rent spreads for September 30, 2019 include a lease encompassing 414 square feet on Madison Avenue, New York City.

32

	Core Portfolio – Capital Expenditures
Supplemental Report – September 30, 2019

	Quarter Ended						Year to Date
	March 31, 2019		June 30, 2019		September 30, 2019		September 30, 2019		December 31, 2018
Leasing Commissions	$	537	$	584	$	312	$	1,433	$	1,877
Tenant Improvements		1,810		1,834		450		4,094		10,076
Maintenance Capital Expenditures		527		231		1,220		1,978		3,154
Total Capital Expenditures	$	2,874	$	2,649	$	1,982	$	7,505	$	15,107

33

	Fund Overview
Supplemental Report – September 30, 2019

I. KEY METRICS	Fund I				Fund II				Fund III				Fund IV				Fund V				Total
General Information:
Vintage		Sep-2001				Jun-2004				May-2007				May-2012				Aug-2016
Fund Size	$		90.0	Million	$		300.0	Million	$		502.5	Million	$		540.6	Million	$		520.0	Million	$		1,953.1	Million
Acadia's Commitment	$		20.0	Million	$		85.0	Million	$		123.3	Million	$		125.0	Million	$		104.5	Million	$		457.8	Million
Acadia's Pro Rata Share			22.2	%			28.3	%			24.5	%			23.1	%			20.1	%			23.4	%
Acadia's Promoted Share 1			37.8	%			42.7	%			39.6	%			38.5	%			36.1	%			38.8	%
Preferred Return			9.0	%			8.0	%			6.0	%			6.0	%			6.0	%		6.4		%
Current-Quarter, Fund-Level Information:
Cumulative Contributions 2	$		86.6	Million	$		347.1	Million	$		436.4	Million	$		438.1	Million	$		258.6	Million	$		1,566.8	Million
Cumulative Net Distributions 3	$		195.4	Million	$		146.6	Million	$		568.8	Million	$		172.1	Million	$		2.0	Million	$		1,085.0	Million
Net Distributions/Contributions			225.6	%			42.2	%			130.3	%			39.3	%			0.8				69.2	%
Unfunded Commitment 4	$		0.0	Million	$		15.0	Million	$		13.6	Million	$		91.9	Million	$		261.4	Million	$		381.9	Million
Acquisition Dry Powder 5		N/A				N/A				N/A				N/A			$		208.0	Million	$		208.0	Million
Investment Period Closes 6		Closed				Closed				Closed				Closed				Aug-2020
Currently in a Promote Position? (Yes/No)		No				No				No				No				No
II. FEES & PRIORITY DISTRIBUTIONS EARNED BY ACADIA
Type:		Applicable to				Description
Asset Management 7		Fund I & II				1.5% of Implied Capital
Asset Management		Fund III				Until mid-May 2020, 1.5% of Implied Capital; from mid-May 2020 to mid-May 2021, 0.75% of Implied Capital excluding the Unfunded Commitment; thereafter $0
Asset Management 7		Fund IV & V				1.5% of Implied Capital during the investment period, 1.25% of Implied Capital post-investment period
Property Management		All funds				4.0% of gross property revenues
Leasing		All funds				Market-rate leasing commissions
Construction/Project Management		All funds				Market-rate fees
Development		Fund III, IV & V				3.0% of total project costs

__________

1. Acadia's "Promoted Share" reflects Acadia's share of fund profits once all partners (including Acadia) have received a return of their cumulative contributions plus their cumulative preferred return. Acadia's Promoted Share equals a 20% promote plus Acadia's pro rata share of the remaining 80%.

2. With regard to Fund II, the additional contributions over original Fund Size reflects a prior-period distribution that was re-contributed to the Fund during 2016 to fund the on-going redevelopment of existing Fund II investments.

3. Net of fees and promote. Fund I has made its final distribution and was fully liquidated in 2018.

4. Unfunded Commitments are set aside to complete leasing and development at existing fund investments and to make new Fund V investments. The Unfunded Commitment will not equal Fund Size less Cumulative Contributions in those instances where certain fund distributions have been marked as recallable or where the fund has released commitments due to, among other reasons, the closing of the fund's investment period or accelerated asset sales. With regard to Fund II, the Unfunded Commitment reflects a prior-period distribution that is subject to recontribution to the Fund until April 2021.

5. Unfunded Commitments available to deploy into new unidentified investments.

6. With regard to Fund V’s investment period, Acadia has a one-year extension option, at its discretion, through August 2021.

7. Implied Capital is Fund Size less capital attributed to sold investments or released. Post-investment period, Fund IV Implied Capital also excludes $50.0 million of general reserves.

34

	Fund Portfolio Retail Properties – Detail 1
Supplemental Report – September 30, 2019

		Year	Fund			Gross Leasable Area								In Place Occupancy												Leased			Annualized
Property	Key Tenants	Acquired	Ownership %			Street		Anchors		Shops		Total		Street			Anchors			Shops			Total			Occupancy			Base Rent (ABR)		ABR PSF
Fund II Portfolio Detail
NEW YORK
New York
City Point - Phase I and II	Century 21, Target, Alamo Drafthouse	2007		94.2	%		—		289,464		180,054		469,518		—	%		91.5	%		23.0	%		65.2	%		86.2	%	$	8,856,930	$	28.91
Total - Fund II							—		289,464		180,054		469,518		—	%		91.5	%		23.0	%		65.2	%		86.2	%	$	8,856,930	$	28.91
Fund III Portfolio Detail
NEW YORK
New York
654 Broadway	─	2011		100.0	%		2,896		—		—		2,896		100.0	%		—	%		—	%		100	%		100.0	%	$	455,000	$	157.11
640 Broadway	Swatch	2012		63.1	%		4,637		—		—		4,637		73.1	%		—	%		—	%		73.1	%		73.1	%		927,511		273.59
Cortlandt Crossing	ShopRite, HomeSense	2012		100.0	%		—		67,868		59,033		126,901		—	%		100.0	%		45.7	%		74.8	%		77.0	%		2,510,469		26.46
Total - Fund III							7,533		67,868		59,033		134,434		83.4	%		100.0	%		45.7	%		75.2	%		77.4	%	$	3,892,980	$	38.49
Fund IV Portfolio Detail
NEW YORK
New York
801 Madison Avenue	─	2015		100.0	%		2,625		—		—		2,625		—	%		—	%		—	%		—	%		—	%	$	—	$	—
210 Bowery	─	2012		100.0	%		2,538		—		—		2,538		—	%		—	%		—	%		—	%		—	%		—		—
27 East 61st Street	─	2014		100.0	%		4,177		—		—		4,177		—	%		—	%		—	%		—	%		—	%		—		—
17 East 71st Street	The Row	2014		100.0	%		8,432		—		—		8,432		100.0	%		—	%		—	%		100.0	%		100.0	%		2,113,110		250.61
1035 Third Avenue 2	─	2015		100.0	%		7,617		—		—		7,617		37.2	%		—	%		—	%		37.2	%		58.7	%		653,901		230.84
Colonie Plaza	Price Chopper, Big Lots	2016		100.0	%		—		96,000		57,483		153,483		—	%		100.0	%		86.5	%		94.9	%		95.8	%		1,662,356		11.41
New Jersey
Paramus Plaza	Ashley Furniture, Marshalls	2013		50.0	%		—		64,105		88,955		153,060		—	%		39.0	%		97.3	%		72.9	%		74.5	%		2,103,780		18.86
BOSTON
Massachusetts
Restaurants at Fort Point	─	2016		100.0	%		15,711		—		—		15,711		100.0	%		—	%		—	%		100.0	%		100.0	%		990,230		63.03
NORTHEAST
Maine
Airport Mall	Hannaford, Marshalls	2016		100.0	%		—		131,042		90,788		221,830		—	%		100.0	%		23.3	%		68.6	%		87.2	%		1,026,747		6.75
Wells Plaza	Reny's, Dollar Tree	2016		100.0	%		—		62,471		27,963		90,434		—	%		100.0	%		94.7	%		98.3	%		98.3	%		737,326		8.29
Shaw's Plaza (Waterville)	Shaw's	2016		100.0	%		—		87,492		31,523		119,015		—	%		100.0	%		100.0	%		100.0	%		100.0	%		1,400,053		11.76
Shaw's Plaza (Windham)	Shaw's	2017		100.0	%		—		66,698		57,632		124,330		—	%		100.0	%		75.0	%		88.4	%		88.4	%		1,035,744		9.42
Pennsylvania
Dauphin Plaza	Price Rite, Ashley Furniture	2016		100.0	%		—		114,765		91,441		206,206		—	%		100.0	%		79.9	%		91.1	%		91.1	%		1,834,481		9.77
Mayfair Shopping Center	Planet Fitness, Dollar Tree	2016		100.0	%		—		25,673		89,738		115,411		—	%		—	%		83.0	%		64.6	%		97.4	%		1,336,312		17.94
Rhode Island
650 Bald Hill Road	Dick's Sporting Goods, Burlington Coat Factory	2015		90.0	%		—		55,000		113,764		168,764		—	%		100.0	%		72.0	%		81.1	%		81.1	%		1,978,902		14.45

35

	Fund Portfolio Retail Properties – Detail 1
Supplemental Report – September 30, 2019	(in thousands)

		Year	Fund			Gross Leasable Area								In Place Occupancy												Leased			Annualized
Property	Key Tenants	Acquired	Ownership %			Street		Anchors		Shops		Total		Street			Anchors			Shops			Total			Occupancy			Base Rent (ABR)		ABR PSF
MID-ATLANTIC
Virginia
Promenade at Manassas	Home Depot	2013		98.6	%		—		209,356		71,404		280,760		—	%		79.3	%		94.7	%		83.2	%		98.6	%		3,115,972		13.33
Delaware
Eden Square	Giant Food, LA Fitness	2014		98.6	%		—		116,003		115,071		231,074		—	%		100.0	%		71.7	%		85.9	%		85.9	%		3,045,812		15.34
MIDWEST
Illinois
Lincoln Place	Kohl's, Marshall's, Ross	2017		100.0	%		—		144,302		127,758		272,060		—	%		100.0	%		82.9	%		92.0	%		97.8	%		3,017,279		12.06
SOUTHEAST
Georgia
Broughton Street Portfolio    (13 properties)	H&M, Lululemon, Michael Kors, Starbucks	2014		82.8	%		100,440		—		—		100,440		83.9	%		—	%		—	%		83.9	%		83.9	%		3,130,140		37.13
North Carolina
Wake Forest Crossing	Lowe's, TJ Maxx	2016		100.0	%		—		113,353		89,527		202,880		—	%		100.0	%		97.0	%		98.7	%		98.7	%		2,941,085		14.69
WEST
California
Union and Fillmore Collection (3 properties)	Eileen Fisher, L'Occitane, Bonobos	2015		90.0	%		7,148		—		—		7,148		100.0	%		—	%		—	%		100.0	%		100.0	%		716,262		100.20
Total - Fund IV							148,688		1,286,260		1,053,047		2,487,995		79.7	%		91.6	%		78.9	%		85.5	%		91.3	%	$	32,839,492	$	15.43
Fund V Portfolio Detail
SOUTHWEST
New Mexico
Plaza Santa Fe	TJ Maxx, Best Buy, Ross Dress for Less	2017		100.0	%		—		153,983		70,240		224,223		—	%		100.0	%		98.2	%		99.4	%		99.4	%		3,949,489		17.71
MIDWEST
Michigan
New Towne Plaza	Kohl's, Jo-Ann's, DSW	2017		100.0	%		—		145,389		48,057		193,446		—	%		100.0	%		81.4	%		95.4	%		99.0	%		2,173,428		11.78
Fairlane Green	TJ Maxx, Michaels, Bed Bath & Beyond	2017		100.0	%		—		109,916		142,988		252,904		—	%		100.0	%		92.5	%		95.7	%		95.7	%		5,020,539		20.74
NORTHEAST
Maryland
Washington REIT Portfolio	Kmart, Kohl's, Best Buy, Ross Dress for Less,	2019		90.0	%		—		295,498		228,658		524,156		—	%		100.0	%		79.5	%		91.1	%		97.9	%		6,198,664		12.99
Connecticut
Tri-City Plaza	TJ Maxx, HomeGoods	2019		90.0	%		—		154,714		145,353		300,067		—	%		36.1	%		78.5	%		56.7	%		81.3	%		2,686,231		15.80
SOUTHEAST
Virginia
Landstown Commons	Best Buy, Bed Bath & Beyond, Ross Dress for Less	2019		100.0	%		—		87,883		316,695		404,578		—	%		100.0	%		86.5	%		89.4	%		97.3	%		7,311,803		20.21
Florida
Palm Coast Landing	TJ Maxx, PetSmart, Ross Dress for Less	2019		100.0	%		—		73,241		98,083		171,324		—	%		100.0	%		89.5	%		94.0	%		94.0	%		3,213,783		19.96

36

	Fund Portfolio Retail Properties – Detail 1
Supplemental Report – September 30, 2019	(in thousands)

		Year	Fund			Gross Leasable Area								In Place Occupancy												Leased			Annualized
Property	Key Tenants	Acquired	Ownership %			Street		Anchors		Shops		Total		Street			Anchors			Shops			Total			Occupancy			Base Rent (ABR)		ABR PSF
North Carolina
Hickory Ridge	Kohl's, Best Buy, Dick's	2017		100.0	%		—		266,584		113,981		380,565		—	%		100.0	%		72.7	%		91.8	%		98.4	%		4,051,394		11.59
Lincoln Commons	Stop and Shop, Marshalls, HomeGoods	2019		100.0	%		—		194,470		260,971		455,441		—	%		100.0	%		73.5	%		84.8	%		84.8	%		5,059,730		13.10
Alabama
Trussville Promenade	Wal-Mart, Regal Cinemas	2018		100.0	%		—		366,010		97,715		463,725		—	%		100.0	%		78.9	%		95.6	%		95.6	%		4,435,530		10.01
Georgia
Hiram Pavilion	Kohl's, HomeGoods	2018		100.0	%		—		209,423		153,252		362,675		—	%		100.0	%		95.6	%		98.2	%		98.2	%		4,221,512		11.86
WEST
California
Elk Grove Commons	Kohl's, HomeGoods	2018		100.0	%		—		132,315		88,411		220,726		—	%		100.0	%		91.9	%		96.7	%		96.7	%		4,724,918		22.13
Utah
Family Center at Riverdale	Target, Gordman's, Sportman's Warehouse	2019		90.0	%		—		256,352		171,476		427,828		—	%		100.0	%		91.7	%		96.7	%		96.7	%		4,024,907		9.73
Total - Fund V							—		2,445,778		1,935,880		4,381,658		—	%		96.0	%		84.4	%		90.9	%		94.8	%	$	57,071,928	$	14.33
TOTAL FUND PROPERTIES							156,221		4,089,370		3,228,014		7,473,605		79.8	%		94.3	%		78.5	%		87.2	%		92.8	%	$	102,661,330	$	15.75
Acadia Share of Total Fund Properties							31,634		876,434		690,892		1,598,960		77.3	%		94.9	%		77.3	%		87.0	%		92.9	%	$	22,103,271	$	15.90

__________

1. Excludes properties under development, see“Development and Redevelopment Activity”page of this Supplemental Report. The above occupancy and rent amounts do not include space which is currently leased, other than "leased occupancy," but for which rent payment has not yet commenced. Residential and office GLA is excluded.

2. Property also includes 12,371 sf of 2nd floor office space and 29,760 sf parking garage (131 spaces).

37

	Fund Lease Expirations
Supplemental Report – September 30, 2019	(Pro Rata Basis)

	FUND II														FUND III
			GLA							ABR							GLA							ABR
	Leases		Expiring		Percent							Percent			Leases		Expiring		Percent							Percent
Year	Expiring		SF		of Total			Amount		PSF		of Total			Expiring		SF		of Total			Amount		PSF		of Total
M to M 1		—		—		—	%	$	—	$	—		—	%		—		—		—	%	$	—	$	—		—	%
2019		—		—		—	%		—		—		—	%		—		—		—	%		—		—		—	%
2020		—		—		—	%		—		—		—	%		—		—		—	%		—		—		—	%
2021		—		—		—	%		—		—		—	%		—		—		—	%		0		—		—	%
2022		—		—		—	%		—		—		—	%		—		—		—	%		0		—		—	%
2023		—		—		—	%		—		—		—	%		2		161		0.7	%		42,136		261.71		4.8	%
2024		—		—		—	%		—		—		—	%		—		—		—	%		0		—		—	%
2025		1		655		0.8	%		67,187		102.58		2.8	%		1		112		0.5	%		36,025		321.65		4.1	%
2026		—		—		—	%		—		—		—	%		1		110		0.4	%		34,878		317.07		4.0	%
2027		2		5,951		7.3	%		388,325		65.25		16.4	%		—		—		—	%		0		—		—	%
2028		1		254		0.3	%		34,243		134.81		1.4	%		1		6,125		25.0	%		140,875		23.00		16.2	%
Thereafter		5		74,932		91.6	%		1,875,045		25.02		79.4	%		4		17,971		73.4	%		616,390		34.30		70.9	%
Total		9		81,792		100.0	%	$	2,364,800	$	28.91		100.0	%		9		24,479		100.0	%	$	870,304	$	35.56		100.0	%
				43,569	Total Vacant													8,040	Total Vacant
				125,361	Total Square Feet													32,519	Total Square Feet
	FUND IV														FUND V
			GLA							ABR							GLA							ABR
	Leases		Expiring		Percent							Percent			Leases		Expiring		Percent							Percent
Year	Expiring		SF		of Total			Amount		PSF		of Total			Expiring		SF		of Total			Amount		PSF		of Total
M to M 1		5		7,709		1.6	%	$	48,157	$	6.25		0.7	%		9		7,348		0.9	%	$	124,282	$	16.91		1.1	%
2019		3		2,236		0.5	%		21,157		9.46		0.3	%		5		3,126		0.4	%		79,005		25.27		0.7	%
2020		27		37,673		8.0	%		424,792		11.28		5.9	%		57		161,842		19.9	%		1,956,164		12.09		16.7	%
2021		36		66,685		14.2	%		916,366		13.74		12.8	%		59		81,932		10.1	%		1,462,713		17.85		12.5	%
2022		22		44,975		9.6	%		580,495		12.91		8.1	%		61		110,777		13.6	%		1,814,834		16.38		15.5	%
2023		21		36,715		7.8	%		376,425		10.25		5.3	%		55		128,610		15.8	%		1,853,255		14.41		15.8	%
2024		21		44,690		9.5	%		706,984		15.82		9.9	%		48		114,053		14.0	%		1,677,237		14.71		14.3	%
2025		22		25,187		5.4	%		917,546		36.43		12.8	%		15		51,654		6.3	%		757,601		14.67		6.5	%
2026		22		36,586		7.8	%		658,169		17.99		9.2	%		19		24,410		3.0	%		498,634		20.43		4.3	%
2027		13		14,470		3.1	%		303,149		20.95		4.2	%		5		40,119		4.9	%		234,278		5.84		2.0	%
2028		10		19,684		4.2	%		273,619		13.90		3.8	%		15		25,355		3.1	%		454,067		17.91		3.9	%
Thereafter		26		133,464		28.3	%		1,932,656		14.48		27.0	%		18		64,773		8.0	%		796,582		12.30		6.7	%
Total		228		470,074		100.0	%	$	7,159,515	$	15.23		100.0	%		366		813,999		100.0	%	$	11,708,652	$	14.38		100.0	%
				77,492	Total Vacant													79,514	Total Vacant
				547,566	Total Square Feet													893,513	Total Square Feet

__________

1. Leases currently under month to month or in process of renewal

38

	Development and Redevelopment Activity
Supplemental Report – September 30, 2019

				Est. SQFT						Acquisition & Development Costs
Property	Ownership 1	Location	Estimated Stabilization	Upon Completion		Leased Rate	Key Tenants	Outstanding Debt		Incurred 2		Estimated Future Range					Estimated Total Range
Development:
CORE
1238 Wisconsin	100.0%	Washington DC	2022		29,000	—	TBD	$	—	$	0.6		32.0	to		33.4	$	32.6	to	$	34.0
FUND II
City Point Phase III	94.2%	Brooklyn, NY	2021		63,000	—	TBD		23.9		9.1		52.9	to		55.9		62.0	to		65.0
FUND III
Broad Hollow Commons	100.0%	Farmingdale, NY	2021	180,000 - 200,000		—	TBD		—		17.7		32.3	to		42.3		50.0	to		60.0
FUND IV
110 University Place	100.0%	New York, NY	2022		46,000	—	TBD		—		12.6		8.0	to		12.4		20.6	to		25.0
146 Geary	100.0%	San Francisco, CA	2022		13,000	—	TBD		22.9		40.5		19.5	to		24.5		60.0	to		65.0
717 N. Michigan Avenue	100.0%	Chicago, IL	2020		62,000	30.0%	Disney Store		56.7		109.2		10.8	to		18.3		120.0	to		127.5
								$	103.5	$	189.7	$	155.5		$	186.8	$	345.2		$	376.5
Redevelopment:
CORE
City Center	100.0%	San Francisco, CA	2020		241,000	90.0%	Target	$	—	$	185.4	$	4.6	to	$	14.6	$	190.0	to	$	200.0
Route 6 Mall	100.0%	Honesdale, PA	TBD	TBD		100.0%	TBD		—		—	TBD			TBD		TBD			TBD
Mad River	100.0%	Dayton, OH	TBD	TBD		50.0%	TBD		—		—	TBD		to	TBD		TBD		to	TBD
								$	—	$	185.4	$	4.6		$	14.6	$	190.0		$	200.0
Pre-Stabilized:
CORE
613-623 West Diversey	100.0%	Chicago, IL	2019		29,778	76.1%	TJ Maxx, Blue Mercury	$	—
									—
FUND II
City Point, Phase I and II	94.2%	New York, NY	2020		475,000	86.2%	Century 21, Target, Alamo Drafthouse		259.1
FUND III
Cortlandt Crossing	100.0%	Mohegan Lake, NY	2019		125,906	77.0%	ShopRite, HomeSense		34.7
640 Broadway	63.1%	New York, NY	2019		4,637	73.1%	Swatch		39.5
FUND IV
Paramus Plaza	50.0%	Paramus, NJ	2019		150,660	74.5%	Ashley Furniture, Marshalls		18.9
210 Bowery	100.0%	New York, NY	2019		2,538	—	─		—
801 Madison	100.0%	New York, NY	2019		2,625	—	─		—
27 E 61st Street	100.0%	New York, NY	2019		4,177	—	─		—
1035 Third Avenue	100.0%	New York, NY	2019		7,617	58.7%	─		—
								$	352.2

_________

39

	Development and Redevelopment Activity
Supplemental Report – September 30, 2019

__________

1. Ownership percentage represents the Core or Fund level ownership and not Acadia’s pro rata share.

2. Incurred amounts include costs associated with the initial carrying value.  Reconciles to Consolidated Balance Sheet as follows:

Development costs above	$	189.7
Projects in redevelopment or partial development		75.2
Deferred costs and other amounts		(14.6	)
Total per consolidated balance sheet	$	250.3

Refer to “Net Asset Valuation Information” for pro-rata costs incurred

40

	Important Notes
Supplemental Report – September 30, 2019

SPECIAL NOTE REGARDING FORWARD-LOOKING STATEMENTS

Certain statements contained in this supplemental disclosure may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities and Exchange Act of 1934 and as such may involve known and unknown risks, uncertainties and other factors which may cause the Company’s actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by such forward-looking statements. Forward-looking statements, which are based on certain assumptions and describe the Company’s future plans, strategies and expectations are generally identifiable by use of the words “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project” or the negative thereof or other variations thereon or comparable terminology. Factors which could have a material adverse effect on the operations and future prospects of the Company include, but are not limited to those set forth under the heading “Risk Factors” in the Company’s Annual Report on Form 10-K. These risks and uncertainties should be considered in evaluating any forward-looking statements contained or incorporated by reference herein.

USE OF FUNDS FROM OPERATIONS AS NON-GAAP FINANCIAL MEASURE

The Company considers funds from operations (“FFO”) as defined by the National Association of Real Estate Investment Trusts (“NAREIT”) to be an appropriate supplemental disclosure of operating performance for an equity REIT due to its widespread acceptance and use within the REIT and analyst communities. FFO is presented to assist investors in analyzing the performance of the Company. It is helpful as it excludes various items included in net income that are not indicative of the operating performance, such as gains (or losses) from sales of property and depreciation and amortization. However, the Company’s method of calculating FFO may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. FFO does not represent cash generated from operations as defined by generally accepted accounting principles (“GAAP”) and is not indicative of cash available to fund all cash needs, including distributions. It should not be considered as an alternative to net income for the purpose of evaluating the Company’s performance or to cash flows as a measure of liquidity. Consistent with the NAREIT definition, the Company defines FFO as net income (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciated property, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. The Company believes that income or gains derived from its RCP investments, including its investment in Albertson’s, are private-equity investments and, as such, should be treated as operating income and therefore FFO. The Company believes that this supplemental adjustment more appropriately reflects the results of its operations. The Company also provides one other supplemental disclosure of operating performance, adjusted funds from operations (“AFFO”). The Company defines AFFO as FFO adjusted for straight line rent, non-real estate depreciation, amortization of finance costs and costs of management contracts, tenant improvements, leasing commissions and capital expenditures.

USE OF NON-GAAP FINANCIAL MEASURES

Non-GAAP financial measures such as EBITDA, NOI, Same-Property NOI and lease spreads are widely used financial measures in many industries, including the REIT industry, and are presented to assist investors and analysts in analyzing the performance of the Company. They are helpful as they exclude various items included in net income that are not indicative of operating performance, such as gains (or losses) from sales of property and depreciation and amortization and is used in computing various financial ratios as a measure of operational performance. The Company computes EBITDA as the sum of net income before extraordinary items plus interest expense, depreciation, income taxes and amortization, less any gains (losses including impairment charges) on the sale of income producing properties. The Company computes NOI by taking the difference between Property Revenues and Property Expenses as detailed in this reporting supplement. Same-Property NOI includes properties in our Core Portfolio that we owned for both the current and prior periods presented, but excludes those properties which we acquired, sold or expected to sell, and redeveloped during these periods. The Company’s method of calculating EBITDA, NOI and Same-Property NOI may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. EBITDA, NOI and Same-Property NOI do not represent cash generated from operations as defined by GAAP and are not indicative of cash available to fund all cash needs, including distributions. They should not be considered as an alternative to net income for the purpose of evaluating the Company’s performance or to cash flows as a measure of liquidity.

41

XML

Document And Entity Information	Oct. 23, 2019
Document And Entity Information [Abstract]
Entity Registrant Name	ACADIA REALTY TRUST
Document Type	8-K
Amendment Flag	false
Entity Central Index Key	0000899629
Document Period End Date	Oct. 23, 2019
Entity Emerging Growth Company	false
Entity File Number	1-12002
Entity Incorporation, State or Country Code	MD
Entity Tax Identification Number	23-2715194
Entity Address, Address Line One	411 Theodore Fremd Avenue
Entity Address, Address Line Two	Suite 300
Entity Address, City or Town	Rye
Entity Address, State or Province	NY
Entity Address, Postal Zip Code	10580
City Area Code	914
Local Phone Number	288-8100
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Security 12b Title	Common shares of beneficial interest, par value $0.001 per share
Trading Symbol	AKR
Security Exchange Name	NYSE