# EDGAR Filing Document

**Accession Number:** 0001286043
**File Stem:** 0001286043-23-000010
**Filing Date:** 2023-2
**Character Count:** 127872
**Document Hash:** 1a4ba41e29a0b9c5b1f78dce5193ad78
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001286043-23-000010.hdr.sgml**: 20230213

**ACCESSION NUMBER**: 0001286043-23-000010

**CONFORMED SUBMISSION TYPE**: 8-K

**PUBLIC DOCUMENT COUNT**: 18

**CONFORMED PERIOD OF REPORT**: 20230213

**ITEM INFORMATION**: Results of Operations and Financial Condition

**ITEM INFORMATION**: Financial Statements and Exhibits

**FILED AS OF DATE**: 20230213

**DATE AS OF CHANGE**: 20230213

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** KITE REALTY GROUP TRUST
- **CENTRAL INDEX KEY:** 0001286043
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **IRS NUMBER:** 113715772
- **STATE OF INCORPORATION:** MD
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 8-K
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 001-32268
- **FILM NUMBER:** 23618648

**BUSINESS ADDRESS:**
- **STREET 1:** 30 S MERIDIAN STREET
- **STREET 2:** SUITE 1100
- **CITY:** INDIANAPOLIS
- **STATE:** IN
- **ZIP:** 46204
- **BUSINESS PHONE:** 3175775600

**MAIL ADDRESS:**
- **STREET 1:** 30 S MERIDIAN STREET
- **STREET 2:** SUITE 1100
- **CITY:** INDIANAPOLIS
- **STATE:** IN
- **ZIP:** 46204

?xml version="1.0" ? krg-20230213

**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): February 13, 2023

**KITE REALTY GROUP TRUST**

(Exact name of registrant as specified in its charter)

---

| | | |
|:---|:---|:---|
| **Maryland** | **001-32268** | **11-3715772** |
| (State or other jurisdiction or incorporation) | (Commission File Number) | (IRS Employer Identification Number) |

---

**30 S. Meridian Street, Suite 1100, Indianapolis, IN 46204** 

(Address of principal executive offices) (Zip Code)

**(317) 577-5600**

(Registrant's telephone number including area code)

**Not Applicable**

(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 (<u>see</u> General Instruction A.2. below):

☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

---

| | | |
|:---|:---|:---|
| **Title of each class** | **Trading Symbol** | **Name of each exchange on which registered** |
| Common Shares, $0.01 par value per share | KRG | New York Stock Exchange |

---

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

------

**Item 2.02. Results of Operations and Financial Condition.**

On February 13, 2023, Kite Realty Group Trust (the "Company") announced its consolidated financial results for the quarter ended December 31, 2022. A copy of the Company's press release is furnished as Exhibit 99.1 to this current report on Form 8-K. A copy of the Company's Fourth Quarter 2022 Supplemental Disclosure is furnished as Exhibit 99.2 to this current report on Form 8-K. The information contained in Item 2.02 of this current report on Form 8-K, including Exhibits 99.1 and 99.2, shall not be deemed "filed" with the Securities and Exchange Commission nor incorporated by reference in any registration statement filed by the Company under the Securities Act of 1933, as amended.

**Item 9.01. Financial Statements and Exhibits.**

(d)Exhibits

---

| | |
|:---|:---|
| **Exhibit No.** | **Description** |
| 99.1 | <u>[Kite Realty Group Trust Press Release dated February 13, 2023](exhibit99_1xq42022.htm)</u> |
| 99.2 | <u>[Kite Realty Group Trust Fourth Quarter 2022 Supplemental Disclosure](exhibit99_2xq42022.htm)</u> |
| 104 | Cover Page Interactive Data File (embedded within the Inline XBRL document) |

---

------

**SIGNATURES**

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

---

| | | |
|:---|:---|:---|
| | **KITE REALTY GROUP TRUST** | **KITE REALTY GROUP TRUST** |
| Date: February 13, 2023 | By: | /s/ HEATH R. FEAR |
|  |  | Heath R. Fear |
|  |  | Executive Vice President and |
|  |  | Chief Financial Officer |

---

## Exhibit 99.1

**Exhibit 99.1**

![kitelogo.jpg](kitelogo.jpg)

**PRESS RELEASE**

Contact Information: Kite Realty Group Trust

Tyler Henshaw

SVP, Capital Markets & Investor Relations

317.713.7780 thenshaw@kiterealty.com

**Kite Realty Group Trust Reports Fourth Quarter and Full Year 2022 Operating Results and Provides 2023 Guidance**

**Indianapolis, Indiana, February 13, 2023** – Kite Realty Group Trust (NYSE: KRG), a premier owner and operator of high-quality, open-air grocery-anchored neighborhood and community centers, along with vibrant mixed-use assets, reported today its operating results for the fourth quarter and year ended December 31, 2022. For the quarters ended December 31, 2022 and 2021, net loss attributable to common shareholders was $1.1 million, or $0.01 per diluted share, compared to net loss of $98.2 million, or $0.52 per diluted share, respectively. For the years ended December 31, 2022 and 2021, net loss attributable to common shareholders was $12.6 million, or $0.06 per diluted share, compared to net loss of $80.8 million, or $0.73 per diluted share, respectively.

***Increased FFO, as adjusted, per share by 29% on a year-over-year basis***

***Leased 4.9 million square feet in 2022 at 12.6% comparable blended cash leasing spreads***

***Increased ABR per square foot to $20.02***

***Lowered leverage to 5.2x, an all-time low for KRG***

***Company provides initial 2023 outlook***

*"Looking at our full year 2022 results, I'm proud to report the KRG team consistently outperformed expectations by growing FFO, as adjusted, per share 29% on a year-over-year basis," said John A. Kite, Chairman and CEO. "Quarter after quarter we produced sector-leading results, which reflect the quality of our expanded portfolio, the intensity of our operating platform and the strength of our balance sheet. As we navigate 2023, we will operate with the same vigor and forward-thinking approach we demonstrated this past year and I'm confident in our continued ability to deliver long-term value to all stakeholders."*

**Full Year 2022 Key Highlights**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Generated NAREIT Funds From Operations of the Operating Partnership (FFO) of $431.2 million, or $1.94 per diluted share.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Generated FFO, as adjusted, of the Operating Partnership of $429.6 million, or $1.93 per diluted share, which represents a 28.7% per share increase over the comparable period in 2021.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Excludes a positive impact of $2.6 million of prior period collection impact related to the recovery of bad debt and accounts receivable in 2022.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Executed 782 new and renewal leases representing approximately 4.9 million square feet at comparable cash spreads of 12.6%. Excluding option renewals, the blended cash spreads for comparable new and non-option renewal leases were 18.1%.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Same Property Net Operating Income (NOI) increased by 5.1%.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Closed $101.8 million of acquisitions and $75.6 million of dispositions.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Completed five development projects, further reducing future capital commitments on the Company's active development pipeline.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Upsized the Company's revolving line of credit capacity to $1.1 billion from $850 million.

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Entered into a $300 million unsecured 7-year term loan due July 29, 2029 and fixed the interest rate for three years at approximately 3.95%.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Published the Company's inaugural Corporate Responsibility Report, which provides a comprehensive overview of the Company's strategy and initiatives regarding environmental, social, and governance (ESG) practices and policies.

**Fourth Quarter 2022 Financial Results**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Generated NAREIT FFO of the Operating Partnership of $111.8 million, or $0.50 per diluted share.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Generated FFO, as adjusted, of the Operating Partnership of $112.0 million, or $0.50 per diluted share, which represents a 16.3% per share increase over the comparable period in 2021.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Excludes the impact of $0.2 million of prior period collection impact related to the recovery of bad debt and accounts receivable in 2022.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Same Property NOI increased by 6.2%.

**Fourth Quarter 2022 Portfolio Operations**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Executed 173 new and renewal leases representing over 1.0 million square feet.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Cash leasing spreads of 22.3% on 21 comparable new leases, 8.9% on 105 comparable renewals, and 11.4% on a blended basis. Excluding option renewals, the blended cash spreads for comparable new and non-option renewal leases were 15.1%.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Operating retail portfolio annualized base rent (ABR) per square foot of $20.02 at December 31, 2022, a 3.4% increase year-over-year.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Retail portfolio percent leased of 94.6% at December 31, 2022, a sequential increase of 60 basis points and a 120-basis point increase on a year-over-year basis.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Portfolio leased-to-occupied spread of 270 basis points, which equates to $33 million of signed-not-open NOI.

**Fourth Quarter 2022 Capital Allocation Activity**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ The Company currently has three active development projects with limited future capital commitments of $44.2 million.

**Fourth Quarter 2022 Balance Sheet Overview**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ As of December 31, 2022, the Company's net debt to Adjusted EBITDA was 5.2x, which represents a 0.8x year-over-year decrease.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Subsequent to quarter end, the Company repaid three mortgages with an aggregate principal balance of $128.5 million with proceeds from the Company's revolving line of credit, which was undrawn as of year-end.

**Dividend**

On February 8, 2023, the Company's Board of Trustees declared a first quarter 2023 dividend of $0.24 per common share, which represents a 20% year-over-year increase. The first quarter dividend will be paid on April 14, 2023, to shareholders of record as of April 7, 2023.

**2023 Earnings Guidance**

The Company expects to generate net income attributable to common shareholders of $0.03 to $0.09 per diluted share in 2023 and NAREIT FFO of $1.89 to $1.95 per diluted share in 2023, based, in part, on the following key assumptions at the midpoint:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ 2023 same property NOI range of 2.0% to 3.0%.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Full-year bad debt assumption of 1.25% of total revenues.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Additional disruption related to Bed Bath & Beyond Inc., Party City Holdings Inc. and Regal Cinemas of 0.75% of total revenues ($0.03 of FFO per diluted share).

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Transaction activity is expected to be earnings neutral.

------

The following table reconciles the Company's 2023 net income guidance range to the Company's 2023 NAREIT FFO guidance range:

---

| | | |
|:---|:---|:---|
| | **Low** | **High** |
| Net income | $0.03 | $0.09 |
| &nbsp;&nbsp;Depreciation and amortization | 1.86 | 1.86 |
| **NAREIT FFO** | $**1.89** | $**1.95** |

---

**<u>Earnings Conference Call</u>**

Kite Realty Group Trust will conduct a conference call to discuss its financial results on Tuesday, February 14, 2023, at 1:00 p.m. Eastern Time. A live webcast of the conference call will be available on KRG's website at <u>www.kiterealty.com</u> or at the following link: <u>Fourth Quarter 2022 Webcast</u>. The dial-in registration link is: <u>Fourth Quarter 2022 Teleconference Registration</u>. In addition, a webcast replay link will be available on KRG's website.

**<u>About Kite Realty Group Trust</u>**

Kite Realty Group Trust (NYSE: KRG) is a real estate investment trust (REIT) headquartered in Indianapolis, IN that is one of the largest publicly traded owners and operators of open-air shopping centers and mixed-use assets. The Company's primarily grocery-anchored portfolio is located in high-growth Sun Belt and select strategic gateway markets. The combination of necessity-based grocery-anchored neighborhood and community centers, along with vibrant mixed-use assets makes the KRG portfolio an ideal mix for both retailers and consumers. Publicly listed since 2004, KRG has nearly 60 years of experience in developing, constructing and operating real estate. Using operational, investment, development, and redevelopment expertise, KRG continuously optimizes its portfolio to maximize value and return to shareholders. As of December 31, 2022, the Company owned interests in 183 U.S. open-air shopping centers and mixed-use assets, comprising approximately 28.8 million square feet of gross leasable space. For more information, please visit kiterealty.com.

Connect with KRG: LinkedIn \| Twitter \| Instagram \| Facebook

**<u>Safe Harbor</u>**

This release, together with other statements and information publicly disseminated by us, contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 (the "Securities Act") and Section 21E of the Securities Exchange Act of 1934. Such statements are based on assumptions and expectations that may not be realized and are inherently subject to risks, uncertainties and other factors, many of which cannot be predicted with accuracy and some of which might not even be anticipated. Future events and actual results, performance, transactions or achievements, financial or otherwise, may differ materially from the results, performance, transactions or achievements, financial or otherwise, expressed or implied by the forward-looking statements.

Risks, uncertainties and other factors that might cause such differences, some of which could be material, include but are not limited to: risks associated with the merger with RPAI, including the integration of the businesses of the combined company, the ability to achieve expected synergies or costs savings and potential disruptions to the Company's plans and operations; national and local economic, business, real estate and other market conditions, particularly in connection with low or negative growth in the U.S. economy as well as economic uncertainty (including a potential economic slowdown or recession, rising interest rates, inflation, unemployment, or limited growth in consumer income or spending); the risk that our actual NOI for leases that have signed but not yet opened will not be consistent with expected NOI for leases that have signed but not yet opened; financing risks, including the availability of, and costs associated with, sources of liquidity; the Company's ability to refinance, or extend the maturity dates of, the Company's indebtedness; the level and volatility of interest rates; the financial stability of tenants; the competitive environment in which the Company operates, including potential oversupplies of and reduction in demand for rental space; acquisition, disposition, development and joint venture risks; property ownership and management risks, including the relative illiquidity of real estate investments, and expenses, vacancies or the inability to rent space on favorable terms or at all; the Company's ability to maintain the Company's status as a real estate investment trust for U.S. federal income tax purposes; potential environmental and other liabilities; impairment in the value of real estate property the Company owns; the attractiveness of our properties to tenants, the actual and perceived impact of e-commerce on the value of shopping center assets and changing demographics and customer traffic patterns; business continuity disruptions and a deterioration in our tenant's ability to operate in affected areas or delays in the supply of products or services to us or our tenants from vendors that are needed to operate efficiently, causing costs to rise sharply and inventory to fall; risks related to our current geographical concentration of the Company's properties in Texas, Florida, Maryland, New York,

------

and North Carolina; civil unrest, acts of violence, terrorism or war, acts of God, climate change, epidemics, pandemics (including COVID-19), natural disasters and severe weather conditions, including such events that may result in underinsured or uninsured losses or other increased costs and expenses; changes in laws and government regulations including governmental orders affecting the use of the Company's properties or the ability of its tenants to operate, and the costs of complying with such changed laws and government regulations; possible short-term or long-term changes in consumer behavior due to COVID-19 and the fear of future pandemics; our ability to satisfy environmental, social or governance standards set by various constituencies; insurance costs and coverage; risks associated with cybersecurity attacks and the loss of confidential information and other business disruptions; other factors affecting the real estate industry generally; and other risks identified in reports the Company files with the Securities and Exchange Commission ("the SEC") or in other documents that it publicly disseminates, including, in particular, the section titled "Risk Factors" in the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2021, and in the Company's quarterly reports on Form 10-Q. The Company undertakes no obligation to publicly update or revise these forward-looking statements, whether as a result of new information, future events or otherwise.

This Earnings Release also includes certain forward-looking non-GAAP information. Due to high variability and difficulty in making accurate forecasts and projections of some of the information excluded from these estimates, together with some of the excluded information not being ascertainable or accessible, the Company is unable to quantify certain amounts that would be required to be included in the most directly comparable GAAP financial measures without unreasonable efforts.

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**Kite Realty Group Trust**

**Consolidated Balance Sheets**

(dollars in thousands)

(unaudited)

---

| | | |
|:---|:---|:---|
| | **December 31,<br>2022** | **December 31,<br>2021** |
| **Assets:** | | |
| &nbsp;&nbsp;Investment properties, at cost | $7732573 | $7592348 |
| &nbsp;&nbsp;Less: accumulated depreciation | (1161148) | (884809) |
| &nbsp;&nbsp;Net investment properties | 6571425 | 6707539 |
| &nbsp;&nbsp;Cash and cash equivalents | 115799 | 93241 |
| &nbsp;&nbsp;&nbsp;&nbsp;Tenant and other receivables, including accrued straight-line rent<br>of $44,460 and $28,071, respectively | 101301 | 68444 |
| &nbsp;&nbsp;Restricted cash and escrow deposits | 6171 | 7122 |
| &nbsp;&nbsp;Deferred costs, net | 409828 | 541518 |
| &nbsp;&nbsp;Short-term deposits |  | 125000 |
| &nbsp;&nbsp;Prepaid and other assets | 127044 | 84826 |
| &nbsp;&nbsp;Investments in unconsolidated subsidiaries | 10414 | 11885 |
| **Total assets** | $7341982 | $7639575 |
| **Liabilities and Equity:** |  |  |
| Liabilities: |  |  |
| &nbsp;&nbsp;Mortgage and other indebtedness, net | $3010299 | $3150808 |
| &nbsp;&nbsp;Accounts payable and accrued expenses | 207792 | 184982 |
| &nbsp;&nbsp;Deferred revenue and other liabilities | 298039 | 321419 |
| **Total liabilities** | 3516130 | 3657209 |
| Commitments and contingencies |  |  |
| &nbsp;&nbsp;Limited Partners' interests in the Operating Partnership and other<br>redeemable noncontrolling interests | 53967 | 55173 |
| Equity: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Common shares, $0.01 par value, 490,000,000 shares authorized,<br>219,185,658 and 218,949,569 shares issued and outstanding at<br>December 31, 2022 and 2021, respectively | 2192 | 2189 |
| &nbsp;&nbsp;Additional paid-in capital | 4897736 | 4898673 |
| &nbsp;&nbsp;Accumulated other comprehensive income (loss) | 74344 | (15902) |
| &nbsp;&nbsp;Accumulated deficit | (1207757) | (962913) |
| &nbsp;&nbsp;&nbsp;&nbsp;Total shareholders' equity | 3766515 | 3922047 |
| &nbsp;&nbsp;Noncontrolling interests | 5370 | 5146 |
| **Total equity** | 3771885 | 3927193 |
| **Total liabilities and equity** | $7341982 | $7639575 |

---

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**Kite Realty Group Trust**

**Consolidated Statements of Operations**

(dollars in thousands, except per share amounts)

(unaudited)

---

| | | | | |
|:---|:---|:---|:---|:---|
| | **Three Months Ended<br>December 31,** | **Three Months Ended<br>December 31,** | **Year Ended<br>December 31,** | **Year Ended<br>December 31,** |
| | **2022** | **2021** | **2022** | **2021** |
| **Revenue:** |  |  |  |  |
| &nbsp;&nbsp;Rental income | $199577 | $161302 | $782349 | $367399 |
| &nbsp;&nbsp;Other property-related revenue | 3176 | 1550 | 11108 | 4683 |
| &nbsp;&nbsp;Fee income | 1936 | 98 | 8539 | 1242 |
| **Total revenue** | 204689 | 162950 | 801996 | 373324 |
| **Expenses:** |  |  |  |  |
| &nbsp;&nbsp;Property operating | 29659 | 24583 | 107217 | 55561 |
| &nbsp;&nbsp;Real estate taxes | 24144 | 22956 | 104589 | 49530 |
| &nbsp;&nbsp;General, administrative and other | 12883 | 10308 | 54860 | 33984 |
| &nbsp;&nbsp;Merger and acquisition costs | (81) | 76564 | 925 | 86522 |
| &nbsp;&nbsp;Depreciation and amortization | 112709 | 109835 | 469805 | 200460 |
| **Total expenses** | 179314 | 244246 | 737396 | 426057 |
| (Loss) gain on sales of operating properties, net | (57) | 3692 | 27069 | 31209 |
| Operating income (loss) | 25318 | (77604) | 91669 | (21524) |
| **Other (expense) income:** |  |  |  |  |
| &nbsp;&nbsp;Interest expense | (26827) | (23061) | (104276) | (60447) |
| &nbsp;&nbsp;Income tax (expense) benefit of taxable REIT subsidiary | (302) | 2 | (43) | 310 |
| &nbsp;&nbsp;Equity in earnings (loss) of unconsolidated subsidiaries | 312 | 342 | 256 | (416) |
| &nbsp;&nbsp;Other income, net | 447 | 166 | 240 | 355 |
| Net loss | (1052) | (100155) | (12154) | (81722) |
| Net (income) loss attributable to noncontrolling interests | (74) | 1974 | (482) | 916 |
| Net loss attributable to common shareholders | $(1126) | $(98181) | $(12636) | $(80806) |
| Net loss per common share – basic | $(0.01) | $(0.52) | $(0.06) | $(0.73) |
| Net loss per common share – diluted | $(0.01) | $(0.52) | $(0.06) | $(0.73) |
| Weighted average common shares outstanding – basic | 219137140 | 188291354 | 219074448 | 110637562 |
| Weighted average common shares outstanding – diluted | 219137140 | 188291354 | 219074448 | 110637562 |

---

------

**Kite Realty Group Trust**

**Funds From Operations ("FFO")**<sup>(1)(2)</sup>

(dollars in thousands, except per share amounts)

(unaudited)

---

| | | | | |
|:---|:---|:---|:---|:---|
| | **Three Months Ended<br>December 31,** | **Three Months Ended<br>December 31,** | **Year Ended<br>December 31,** | **Year Ended<br>December 31,** |
| | **2022** | **2021** | **2022** | **2021** |
| Net loss | $(1052) | $(100155) | $(12154) | $(81722) |
| &nbsp;&nbsp;Less: net income attributable to noncontrolling interests in properties | (88) | (118) | (623) | (514) |
| &nbsp;&nbsp;Add (less): loss (gain) on sales of operating properties, net | 57 | (3692) | (27069) | (31209) |
| &nbsp;&nbsp;&nbsp;&nbsp;Add: depreciation and amortization of consolidated and unconsolidated entities,<br>net of noncontrolling interests | 112925 | 110185 | 471086 | 201834 |
| **FFO of the Operating Partnership**<sup>(1)</sup> | 111842 | 6220 | 431240 | 88389 |
| &nbsp;&nbsp;Less: Limited Partners' interests in FFO | (1463) | 356 | (5395) | (1945) |
| FFO attributable to common shareholders<sup>(1)</sup> | $110379 | $6576 | $425845 | $86444 |
| **FFO, as defined by NAREIT, per share of the Operating Partnership – basic** | $0.50 | $0.03 | $1.94 | $0.78 |
| **FFO, as defined by NAREIT, per share of the Operating Partnership – diluted** | $0.50 | $0.03 | $1.94 | $0.78 |
| FFO of the Operating Partnership<sup>(1)</sup> | $111842 | $6220 | $431240 | $88389 |
| &nbsp;&nbsp;Add: merger and acquisition costs | (81) | 76564 | 925 | 86522 |
| &nbsp;&nbsp;Add (less): prior period collection impact | 189 | (378) | (2556) | (3707) |
| **FFO, as adjusted, of the Operating Partnership** | $111950 | $82406 | $429609 | $171204 |
| **FFO, as adjusted, per share of the Operating Partnership – basic** | $0.50 | $0.43 | $1.94 | $1.51 |
| **FFO, as adjusted, per share of the Operating Partnership – diluted** | $0.50 | $0.43 | $1.93 | $1.50 |
| Weighted average common shares outstanding – basic | 219137140 | 188291354 | 219074448 | 110637562 |
| Weighted average common shares outstanding – diluted | 219763609 | 189419768 | 219710514 | 111524655 |
| Weighted average common shares and units outstanding – basic | 222055880 | 190706414 | 221858084 | 113103177 |
| Weighted average common shares and units outstanding – diluted | 222682349 | 191834828 | 222494151 | 113990269 |
| **FFO, as defined by NAREIT, per diluted share/unit** |  |  |  |  |
| Net loss | $0.00 | $(0.52) | $(0.05) | $(0.72) |
| &nbsp;&nbsp;Less: net income attributable to noncontrolling interests in properties | 0.00 | 0.00 | 0.00 | 0.00 |
| &nbsp;&nbsp;Less: gain on sales of operating properties, net | 0.00 | (0.02) | (0.12) | (0.27) |
| &nbsp;&nbsp;&nbsp;&nbsp;Add: depreciation and amortization of consolidated and unconsolidated entities,<br>net of noncontrolling interests | 0.51 | 0.57 | 2.12 | 1.78 |
| FFO, as defined by NAREIT, of the Operating Partnership per diluted share/unit<sup>(1)(2)</sup> | $0.50 | $0.03 | $1.94 | $0.78 |
| &nbsp;&nbsp;Add: merger and acquisition costs | 0.00 | 0.40 | 0.00 | 0.76 |
| &nbsp;&nbsp;Less: prior period collection impact | 0.00 | 0.00 | (0.01) | (0.03) |
| **FFO, as adjusted, of the Operating Partnership per diluted share/unit**<sup>(2)</sup> | $0.50 | $0.43 | $1.93 | $1.50 |

---

(1)"FFO of the Operating Partnership" measures 100% of the operating performance of the Operating Partnership's real estate properties. "FFO attributable to common shareholders" reflects a reduction for the redeemable noncontrolling weighted average diluted interest in the Operating Partnership.

(2)Per share/unit amounts of components will not necessarily sum to the total due to rounding to the nearest cent.

Funds from Operations ("FFO") is a widely used performance measure for real estate companies and is provided here as a supplemental measure of operating performance. The Company calculates FFO, a non-GAAP financial measure, in accordance with the best practices described in the April 2002 National Policy Bulletin of the National Association of Real Estate Investment Trusts ("NAREIT"), as restated in 2018. The NAREIT white paper defines FFO as net income (calculated in accordance with GAAP), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, and impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.

Considering the nature of our business as a real estate owner and operator, the Company believes that FFO is helpful to investors in measuring our operational performance because it excludes various items included in net income that do not relate to or are not indicative of our operating performance, such as gains or losses from sales of depreciated property and depreciation and amortization, which can make periodic and peer analyses of operating performance more difficult. FFO excludes the 2021 gain on sale of the ground lease portfolios as these sales were part of our capital strategy distinct from our ongoing operating strategy of selling individual land parcels from time to time. FFO (a) should not be considered as an alternative to net income (calculated in accordance with GAAP) for the purpose of measuring our financial performance, (b) is not an alternative to cash flow from operating activities (calculated in accordance with GAAP) as a measure of our liquidity, and (c) is not indicative of funds available to satisfy our cash needs, including our ability to make distributions. The Company's computation of FFO may not be comparable to FFO reported by other REITs that do not define the term in accordance with the current NAREIT definition or that interpret the current NAREIT definition differently than we do.

From time to time, the Company may report or provide guidance with respect to "FFO as adjusted" which starts with FFO, as defined by NAREIT, and then removes the impact of certain non-recurring and non-operating transactions or other items the Company does not consider to be representative of its core operating results including, without limitation, gains or losses associated with the early extinguishment of debt, gains or losses associated with litigation involving the Company that is not in the normal course of business, merger and acquisition costs, the impact on earnings from employee severance, the excess of redemption value over carrying value of preferred stock redemption, and the impact of prior period bad debt or the collection of accounts receivable previously written off ("prior period collection impact"), which are not otherwise adjusted in the Company's calculation of FFO.

------

**Kite Realty Group Trust**

**Same Property Net Operating Income ("NOI")**<sup>(1)</sup>

(dollars in thousands)

(unaudited)

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| | **Three Months Ended December 31,** | **Three Months Ended December 31,** | **Three Months Ended December 31,** | **Year Ended December 31,** | **Year Ended December 31,** | **Year Ended December 31,** |
| | **2022** | **2021** | **Change** | **2022** | **2021** | **Change** |
| Number of properties in same property pool for the period<sup>(2)</sup> | 177 | 177 |  | 177 | 177 |  |

---

---

| | | | | |
|:---|:---|:---|:---|:---|
| Leased percentage at period end | 94.7% | 93.5% | 94.7% | 93.5% |
| Economic occupancy percentage<sup>(3)</sup> | 92.0% | 90.6% | 91.2% | 90.1% |

---

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| &nbsp;&nbsp;Minimum rent | $145283 | $141237 |  | $573029 | $551815 |  |
| &nbsp;&nbsp;Tenant recoveries | 38395 | 37187 |  | 154934 | 149663 |  |
| &nbsp;&nbsp;Bad debt reserve | (2142) | (1672) |  | (8329) | (7440) |  |
| &nbsp;&nbsp;Other income, net | 4061 | 1104 |  | 7868 | 4771 |  |
| **Total revenue** | 185597 | 177856 |  | 727502 | 698809 |  |
| &nbsp;&nbsp;Property operating | (25468) | (24906) |  | (93454) | (87962) |  |
| &nbsp;&nbsp;Real estate taxes | (23599) | (24381) |  | (102608) | (105116) |  |
| **Total expenses** | (49067) | (49287) |  | (196062) | (193078) |  |
| **Same Property NOI** | $**136530** | $**128569** | **6.2%** | $**531440** | $**505731** | **5.1%** |

---

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| &nbsp;&nbsp;*Reconciliation of Same Property NOI to most*<br>*directly comparable GAAP measure:* |  |  |  |  |  |  |
| &nbsp;&nbsp;Net operating income – same properties | $136530 | $128569 |  | $531440 | $505731 |  |
| &nbsp;&nbsp;Prior period collection impact – same properties | (189) | 173 |  | 3665 | 12414 |  |
| &nbsp;&nbsp;Net operating income – non-same activity<sup>(4)</sup> | 12609 | (13429) |  | 46546 | (251154) |  |
| **Total property NOI** | **148950** | **115313** | **29.2%** | **581651** | **266991** | **117.9%** |
| &nbsp;&nbsp;Other income, net | 2393 | 608 |  | 8992 | 1491 |  |
| &nbsp;&nbsp;General, administrative and other | (12883) | (10308) |  | (54860) | (33984) |  |
| &nbsp;&nbsp;Merger and acquisition costs | 81 | (76564) |  | (925) | (86522) |  |
| &nbsp;&nbsp;Depreciation and amortization | (112709) | (109835) |  | (469805) | (200460) |  |
| &nbsp;&nbsp;Interest expense | (26827) | (23061) |  | (104276) | (60447) |  |
| &nbsp;&nbsp;(Loss) gain on sales of operating properties, net | (57) | 3692 |  | 27069 | 31209 |  |
| &nbsp;&nbsp;Net (income) loss attributable to noncontrolling interests | (74) | 1974 |  | (482) | 916 |  |
| **Net loss attributable to common shareholders** | $(1126) | $(98181) |  | $(12636) | $(80806) |  |

---

(1)Same Property NOI excludes properties that have not been owned for the full periods presented. However, due to the size of the RPAI portfolio acquired in the merger, the legacy RPAI properties have been deemed to qualify for the same property pool beginning in 2022 if they had a full first quarter of operations in 2021 within the legacy RPAI portfolio prior to the merger.

(2)Same Property NOI excludes (i) Glendale Town Center, Shoppes at Quarterfield and Circle East, which were reclassified from active redevelopment into our operating portfolio in December 2021, June 2022 and September 2022, respectively, (ii) the multifamily rental units and commercial portion at One Loudoun Downtown – Pads G & H, (iii) three active development and redevelopment projects, (iv) Arcadia Village, Pebble Marketplace and Palms Plaza, which were each acquired subsequent to January 1, 2021, and (v) office properties and includes the legacy RPAI same property pool.

(3)Excludes leases that are signed but for which tenants have not yet commenced the payment of cash rent. Calculated as a weighted average based on the timing of cash rent commencement and expiration during the period.

(4)Includes non-cash activity across the portfolio as well as NOI from properties not included in the same property pool, including properties sold during both periods.

The Company uses property NOI, a non-GAAP financial measure, to evaluate the performance of our properties. The Company defines NOI as income from our real estate, including lease termination fees received from tenants, less our property operating expenses. NOI excludes amortization of capitalized tenant improvement costs and leasing commissions and certain corporate level expenses, including merger and acquisition costs. The Company believes that NOI is helpful to investors as a measure of our operating performance because it excludes various items included in net income that do not relate to or are not indicative of our operating performance, such as depreciation and amortization, interest expense, and impairment, if any.

The Company uses same property NOI ("Same Property NOI"), a non-GAAP financial measure, to evaluate the performance of our properties. Same Property NOI is net income excluding properties that have not been owned for the full periods presented. However, due to the size of the Retail Properties of America, Inc. ("RPAI") portfolio acquired in the merger with RPAI, which closed in October 2021, (the "Merger"), the legacy RPAI properties have been deemed to qualify for the same property pool beginning in 2022 if they had a full quarter of operations in 2021 within the legacy RPAI portfolio prior to the Merger. Same Property NOI also excludes (i) net gains from outlot sales, (ii) straight-line rent revenue, (iii) lease termination income in excess of lost rent, (iv) amortization of lease intangibles, and (v) significant prior period expense recoveries and adjustments, if any. When the Company receives payments in excess of any accounts receivable for terminating a lease, Same Property NOI will include such excess payments as monthly rent

------

until the earlier of the expiration of 12 months or the start date of a replacement tenant. The Company believes that Same Property NOI is helpful to investors as a measure of our operating performance because it includes only the NOI of properties that have been owned for the full periods presented. The Company believes such presentation eliminates disparities in net income due to the acquisition or disposition of properties during the particular periods presented and thus provides a more consistent metric for the comparison of our properties. Same Property NOI includes the results of properties that have been owned for the entire current and prior year reporting periods.

In order to provide meaningful comparative information across periods that, in some cases, predate the Merger, all information regarding the performance of the same property pool is presented as though the Merger was consummated on January 1, 2021 (i.e., as though the properties owned by RPAI prior to the Merger that are included in our same property pool had been owned by the Company for the entirety of all comparison periods for which same property pool information is presented). NOI and Same Property NOI should not, however, be considered as alternatives to net income (calculated in accordance with GAAP) as indicators of our financial performance. The Company's computation of NOI and Same Property NOI may differ from the methodology used by other REITs and, therefore, may not be comparable to such other REITs.

When evaluating the properties that are included in the same property pool, we have established specific criteria for determining the inclusion of properties acquired or those recently under development. An acquired property is included in the same property pool when there is a full quarter of operations in both years subsequent to the acquisition date. The properties acquired in the Merger with RPAI qualify for the same property pool beginning in 2022 if they had a full first quarter of operations in 2021 within the legacy RPAI portfolio prior to the Merger. Development and redevelopment properties are included in the same property pool four full quarters after the properties have been transferred to the operating portfolio. A redevelopment property is first excluded from the same property pool when the execution of a redevelopment plan is likely and we (a) begin recapturing space from tenants or (b) the contemplated plan significantly impacts the operations of the property. For the three months and year ended December 31, 2022, the same property pool excludes (i) Glendale Town Center, Shoppes at Quarterfield and Circle East, which were reclassified from active redevelopment into our operating portfolio in December 2021, June 2022 and September 2022, respectively, (ii) the multifamily rental units and commercial portion at One Loudoun Downtown – Pads G & H, (iii) three active development and redevelopment projects, (iv) Arcadia Village, Pebble Marketplace and Palms Plaza, which were each acquired subsequent to January 1, 2021, and (v) office properties.

------

**Kite Realty Group Trust**

**Earnings Before Interest, Tax, Depreciation, and Amortization ("EBITDA")**

(dollars in thousands)

(unaudited)

---

| | |
|:---|:---|
| | **Three Months Ended<br>December 31, 2022** |
| Net loss | $(1052) |
| &nbsp;&nbsp;Depreciation and amortization | 112709 |
| &nbsp;&nbsp;Interest expense | 26827 |
| &nbsp;&nbsp;Income tax benefit of taxable REIT subsidiary | 302 |
| **EBITDA** | 138786 |
| &nbsp;&nbsp;Unconsolidated EBITDA | 957 |
| &nbsp;&nbsp;Merger and acquisition costs | (81) |
| &nbsp;&nbsp;Loss on sales of operating properties, net | 57 |
| &nbsp;&nbsp;Other income and expense, net | (759) |
| &nbsp;&nbsp;Noncontrolling interests | (84) |
| **Adjusted EBITDA** | $138876 |
| **Annualized Adjusted EBITDA**<sup>(1)</sup> | $555502 |
| **Company share of Net Debt:** |  |
| &nbsp;&nbsp;Mortgage and other indebtedness, net | $3010299 |
| &nbsp;&nbsp;Plus: Company share of unconsolidated joint venture debt | 41015 |
| &nbsp;&nbsp;Less: Partner share of consolidated joint venture debt<sup>(2)</sup> | (566) |
| &nbsp;&nbsp;Less: cash, cash equivalents, and restricted cash | (124015) |
| &nbsp;&nbsp;Less: debt discounts, premiums and issuance costs, net | (32043) |
| Company share of Net Debt | $2894690 |
| **Net Debt to Adjusted EBITDA** | **5.2x** |

---

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(1)Represents Adjusted EBITDA for the three months ended December 31, 2022 (as shown in the table above) multiplied by four.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(2)Partner share of consolidated joint venture debt is calculated based upon the partner's pro-rata ownership of the joint venture, multiplied by the related secured debt balance.

The Company defines EBITDA, a non-GAAP financial measure, as net income before interest expense, income tax expense of the taxable REIT subsidiary, and depreciation and amortization. For informational purposes, the Company also provides Adjusted EBITDA, which it defines as EBITDA less (i) EBITDA from unconsolidated entities, (ii) gains on sales of operating properties or impairment charges, (iii) merger and acquisition costs, (iv) other income and expense, (v) noncontrolling interest EBITDA, and (vi) other non-recurring activity or items impacting comparability from period to period. Annualized Adjusted EBITDA is Adjusted EBITDA for the most recent quarter multiplied by four. Net Debt to Adjusted EBITDA is the Company's share of net debt divided by Annualized Adjusted EBITDA. EBITDA, Adjusted EBITDA, Annualized Adjusted EBITDA and Net Debt to Adjusted EBITDA, as calculated by the Company, are not comparable to EBITDA and EBITDA-related measures reported by other REITs that do not define EBITDA and EBITDA-related measures exactly as we do. EBITDA, Adjusted EBITDA and Annualized Adjusted EBITDA do not represent cash generated from operating activities in accordance with GAAP and should not be considered alternatives to net income as an indicator of performance or as alternatives to cash flows from operating activities as an indicator of liquidity.

Considering the nature of our business as a real estate owner and operator, the Company believes that EBITDA, Adjusted EBITDA and the ratio of Net Debt to Adjusted EBITDA are helpful to investors in measuring our operational performance because they exclude various items included in net income that do not relate to or are not indicative of the Company's operating performance, such as gains or losses from sales of depreciated property and depreciation and amortization, which can make periodic and peer analyses of operating performance more difficult. For informational purposes, the Company also provides Annualized Adjusted EBITDA, adjusted as described above. The Company believes this supplemental information provides a meaningful measure of its operating performance. The Company believes presenting EBITDA and the related measures in this manner allows investors and other interested parties to form a more meaningful assessment of the Company's operating results.

## Exhibit 99.2

**Exhibit 99.2**

![suppcoverq42022.jpg](suppcoverq42022.jpg)

------

**Kite Realty Group Trust**

**Quarterly Financial Supplement as of December 31, 2022**

**T A B L E O F C O N T E N T S**

---

| | |
|:---|:---|
| Earnings Press Release | <u>[i–iv](#i982e74d4631d4f39adc7f2e8e58ca962_7)</u> |
| Contact Information | <u>[1](#i982e74d4631d4f39adc7f2e8e58ca962_10)</u> |
| Results Overview | <u>[2](#i982e74d4631d4f39adc7f2e8e58ca962_13)</u> |
| Consolidated Balance Sheets | <u>[3](#i982e74d4631d4f39adc7f2e8e58ca962_16)</u> |
| Consolidated Statements of Operations | <u>[4](#i982e74d4631d4f39adc7f2e8e58ca962_19)</u> |
| Same Property Net Operating Income | <u>[5](#i982e74d4631d4f39adc7f2e8e58ca962_22)</u> |
| Net Operating Income and EBITDA by Quarter | <u>[6](#i982e74d4631d4f39adc7f2e8e58ca962_25)</u> |
| Funds From Operations | <u>[7](#i982e74d4631d4f39adc7f2e8e58ca962_28)</u> |
| Joint Venture Summary | <u>[8](#i982e74d4631d4f39adc7f2e8e58ca962_31)</u> |
| Key Debt Metrics | <u>[9](#i982e74d4631d4f39adc7f2e8e58ca962_34)</u> |
| Summary of Outstanding Debt | <u>[10](#i982e74d4631d4f39adc7f2e8e58ca962_37)</u> |
| Maturity Schedule of Outstanding Debt | <u>[11](#i982e74d4631d4f39adc7f2e8e58ca962_40)</u> |
| Acquisitions and Dispositions | <u>[12](#i982e74d4631d4f39adc7f2e8e58ca962_43)</u> |
| Development and Redevelopment Projects | <u>[13](#i982e74d4631d4f39adc7f2e8e58ca962_46)</u> |
| Geographic Diversification – Retail ABR by Region and State | <u>[14](#i982e74d4631d4f39adc7f2e8e58ca962_49)</u> |
| Top 25 Tenants by ABR | <u>[15](#i982e74d4631d4f39adc7f2e8e58ca962_52)</u> |
| Retail Leasing Spreads | <u>[16](#i982e74d4631d4f39adc7f2e8e58ca962_55)</u> |
| Lease Expirations | <u>[17](#i982e74d4631d4f39adc7f2e8e58ca962_58)</u> |
| Components of Net Asset Value | <u>[18](#i982e74d4631d4f39adc7f2e8e58ca962_61)</u> |
| Non-GAAP Financial Measures | <u>[19–20](#i982e74d4631d4f39adc7f2e8e58ca962_64)</u> |

---

Kite Realty Group Trust \| 30 South Meridian Street, Suite 1100 \| Indianapolis, Indiana 46204 \| 888.577.5600 \| *www.kiterealty.com*

------

![kitelogoa.jpg](kitelogoa.jpg)

**PRESS RELEASE**

Contact Information: Kite Realty Group Trust

Tyler Henshaw

SVP, Capital Markets & Investor Relations

317.713.7780 thenshaw@kiterealty.com

**Kite Realty Group Trust Reports Fourth Quarter and Full Year 2022 Operating Results and Provides 2023 Guidance**

**Indianapolis, Indiana, February 13, 2023** – Kite Realty Group Trust (NYSE: KRG), a premier owner and operator of high-quality, open-air grocery-anchored neighborhood and community centers, along with vibrant mixed-use assets, reported today its operating results for the fourth quarter and year ended December 31, 2022. For the quarters ended December 31, 2022 and 2021, net loss attributable to common shareholders was $1.1 million, or $0.01 per diluted share, compared to net loss of $98.2 million, or $0.52 per diluted share, respectively. For the years ended December 31, 2022 and 2021, net loss attributable to common shareholders was $12.6 million, or $0.06 per diluted share, compared to net loss of $80.8 million, or $0.73 per diluted share, respectively.

***Increased FFO, as adjusted, per share by 29% on a year-over-year basis***

***Leased 4.9 million square feet in 2022 at 12.6% comparable blended cash leasing spreads***

***Increased ABR per square foot to $20.02***

***Lowered leverage to 5.2x, an all-time low for KRG***

***Company provides initial 2023 outlook***

*"Looking at our full year 2022 results, I'm proud to report the KRG team consistently outperformed expectations by growing FFO, as adjusted, per share 29% on a year-over-year basis," said John A. Kite, Chairman and CEO. "Quarter after quarter we produced sector-leading results, which reflect the quality of our expanded portfolio, the intensity of our operating platform and the strength of our balance sheet. As we navigate 2023, we will operate with the same vigor and forward-thinking approach we demonstrated this past year and I'm confident in our continued ability to deliver long-term value to all stakeholders."*

**Full Year 2022 Key Highlights**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Generated NAREIT Funds From Operations of the Operating Partnership (FFO) of $431.2 million, or $1.94 per diluted share.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Generated FFO, as adjusted, of the Operating Partnership of $429.6 million, or $1.93 per diluted share, which represents a 28.7% per share increase over the comparable period in 2021.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Excludes a positive impact of $2.6 million of prior period collection impact related to the recovery of bad debt and accounts receivable in 2022.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Executed 782 new and renewal leases representing approximately 4.9 million square feet at comparable cash spreads of 12.6%. Excluding option renewals, the blended cash spreads for comparable new and non-option renewal leases were 18.1%.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Same Property Net Operating Income (NOI) increased by 5.1%.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Closed $101.8 million of acquisitions and $75.6 million of dispositions.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Completed five development projects, further reducing future capital commitments on the Company's active development pipeline.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Upsized the Company's revolving line of credit capacity to $1.1 billion from $850 million.

 i

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Entered into a $300 million unsecured 7-year term loan due July 29, 2029 and fixed the interest rate for three years at approximately 3.95%.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Published the Company's inaugural Corporate Responsibility Report, which provides a comprehensive overview of the Company's strategy and initiatives regarding environmental, social, and governance (ESG) practices and policies.

**Fourth Quarter 2022 Financial Results**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Generated NAREIT FFO of the Operating Partnership of $111.8 million, or $0.50 per diluted share.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Generated FFO, as adjusted, of the Operating Partnership of $112.0 million, or $0.50 per diluted share, which represents a 16.3% per share increase over the comparable period in 2021.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Excludes the impact of $0.2 million of prior period collection impact related to the recovery of bad debt and accounts receivable in 2022.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Same Property NOI increased by 6.2%.

**Fourth Quarter 2022 Portfolio Operations**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Executed 173 new and renewal leases representing over 1.0 million square feet.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Cash leasing spreads of 22.3% on 21 comparable new leases, 8.9% on 105 comparable renewals, and 11.4% on a blended basis. Excluding option renewals, the blended cash spreads for comparable new and non-option renewal leases were 15.1%.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Operating retail portfolio annualized base rent (ABR) per square foot of $20.02 at December 31, 2022, a 3.4% increase year-over-year.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Retail portfolio percent leased of 94.6% at December 31, 2022, a sequential increase of 60 basis points and a 120-basis point increase on a year-over-year basis.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Portfolio leased-to-occupied spread of 270 basis points, which equates to $33 million of signed-not-open NOI.

**Fourth Quarter 2022 Capital Allocation Activity**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ The Company currently has three active development projects with limited future capital commitments of $44.2 million.

**Fourth Quarter 2022 Balance Sheet Overview**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ As of December 31, 2022, the Company's net debt to Adjusted EBITDA was 5.2x, which represents a 0.8x year-over-year decrease.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Subsequent to quarter end, the Company repaid three mortgages with an aggregate principal balance of $128.5 million with proceeds from the Company's revolving line of credit, which was undrawn as of year-end.

**Dividend**

On February 8, 2023, the Company's Board of Trustees declared a first quarter 2023 dividend of $0.24 per common share, which represents a 20% year-over-year increase. The first quarter dividend will be paid on April 14, 2023, to shareholders of record as of April 7, 2023.

**2023 Earnings Guidance**

The Company expects to generate net income attributable to common shareholders of $0.03 to $0.09 per diluted share in 2023 and NAREIT FFO of $1.89 to $1.95 per diluted share in 2023, based, in part, on the following key assumptions at the midpoint:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ 2023 same property NOI range of 2.0% to 3.0%.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Full-year bad debt assumption of 1.25% of total revenues.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Additional disruption related to Bed Bath & Beyond Inc., Party City Holdings Inc. and Regal Cinemas of 0.75% of total revenues ($0.03 of FFO per diluted share).

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;▪ Transaction activity is expected to be earnings neutral.

 ii

------

The following table reconciles the Company's 2023 net income guidance range to the Company's 2023 NAREIT FFO guidance range:

---

| | | |
|:---|:---|:---|
| | **Low** | **High** |
| Net income | $0.03 | $0.09 |
| &nbsp;&nbsp;Depreciation and amortization | 1.86 | 1.86 |
| **NAREIT FFO** | $**1.89** | $**1.95** |

---

**<u>Earnings Conference Call</u>**

Kite Realty Group Trust will conduct a conference call to discuss its financial results on Tuesday, February 14, 2023, at 1:00 p.m. Eastern Time. A live webcast of the conference call will be available on KRG's website at <u>www.kiterealty.com</u> or at the following link: <u>Fourth Quarter 2022 Webcast</u>. The dial-in registration link is: <u>Fourth Quarter 2022 Teleconference Registration</u>. In addition, a webcast replay link will be available on KRG's website.

**<u>About Kite Realty Group Trust</u>**

Kite Realty Group Trust (NYSE: KRG) is a real estate investment trust (REIT) headquartered in Indianapolis, IN that is one of the largest publicly traded owners and operators of open-air shopping centers and mixed-use assets. The Company's primarily grocery-anchored portfolio is located in high-growth Sun Belt and select strategic gateway markets. The combination of necessity-based grocery-anchored neighborhood and community centers, along with vibrant mixed-use assets makes the KRG portfolio an ideal mix for both retailers and consumers. Publicly listed since 2004, KRG has nearly 60 years of experience in developing, constructing and operating real estate. Using operational, investment, development, and redevelopment expertise, KRG continuously optimizes its portfolio to maximize value and return to shareholders. As of December 31, 2022, the Company owned interests in 183 U.S. open-air shopping centers and mixed-use assets, comprising approximately 28.8 million square feet of gross leasable space. For more information, please visit kiterealty.com.

Connect with KRG: LinkedIn \| Twitter \| Instagram \| Facebook

**<u>Safe Harbor</u>**

This release, together with other statements and information publicly disseminated by us, contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 (the "Securities Act") and Section 21E of the Securities Exchange Act of 1934. Such statements are based on assumptions and expectations that may not be realized and are inherently subject to risks, uncertainties and other factors, many of which cannot be predicted with accuracy and some of which might not even be anticipated. Future events and actual results, performance, transactions or achievements, financial or otherwise, may differ materially from the results, performance, transactions or achievements, financial or otherwise, expressed or implied by the forward-looking statements.

Risks, uncertainties and other factors that might cause such differences, some of which could be material, include but are not limited to: risks associated with the merger with RPAI, including the integration of the businesses of the combined company, the ability to achieve expected synergies or costs savings and potential disruptions to the Company's plans and operations; national and local economic, business, real estate and other market conditions, particularly in connection with low or negative growth in the U.S. economy as well as economic uncertainty (including a potential economic slowdown or recession, rising interest rates, inflation, unemployment, or limited growth in consumer income or spending); the risk that our actual NOI for leases that have signed but not yet opened will not be consistent with expected NOI for leases that have signed but not yet opened; financing risks, including the availability of, and costs associated with, sources of liquidity; the Company's ability to refinance, or extend the maturity dates of, the Company's indebtedness; the level and volatility of interest rates; the financial stability of tenants; the competitive environment in which the Company operates, including potential oversupplies of and reduction in demand for rental space; acquisition, disposition, development and joint venture risks; property ownership and management risks, including the relative illiquidity of real estate investments, and expenses, vacancies or the inability to rent space on favorable terms or at all; the Company's ability to maintain the Company's status as a real estate investment trust for U.S. federal income tax purposes; potential environmental and other liabilities; impairment in the value of real estate property the Company owns; the attractiveness of our properties to tenants, the actual and perceived impact of e-commerce on the value of shopping center assets and changing demographics and customer traffic patterns; business continuity disruptions and a deterioration in our tenant's ability to operate in affected areas or delays in the supply of products or services to us or our tenants from vendors that are needed to operate efficiently, causing costs to rise sharply and inventory to fall; risks related to our current geographical concentration of the Company's properties in Texas, Florida, Maryland, New York,

 iii

------

and North Carolina; civil unrest, acts of violence, terrorism or war, acts of God, climate change, epidemics, pandemics (including COVID-19), natural disasters and severe weather conditions, including such events that may result in underinsured or uninsured losses or other increased costs and expenses; changes in laws and government regulations including governmental orders affecting the use of the Company's properties or the ability of its tenants to operate, and the costs of complying with such changed laws and government regulations; possible short-term or long-term changes in consumer behavior due to COVID-19 and the fear of future pandemics; our ability to satisfy environmental, social or governance standards set by various constituencies; insurance costs and coverage; risks associated with cybersecurity attacks and the loss of confidential information and other business disruptions; other factors affecting the real estate industry generally; and other risks identified in reports the Company files with the Securities and Exchange Commission ("the SEC") or in other documents that it publicly disseminates, including, in particular, the section titled "Risk Factors" in the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2021, and in the Company's quarterly reports on Form 10-Q. The Company undertakes no obligation to publicly update or revise these forward-looking statements, whether as a result of new information, future events or otherwise.

This Earnings Release also includes certain forward-looking non-GAAP information. Due to high variability and difficulty in making accurate forecasts and projections of some of the information excluded from these estimates, together with some of the excluded information not being ascertainable or accessible, the Company is unable to quantify certain amounts that would be required to be included in the most directly comparable GAAP financial measures without unreasonable efforts.

 iv

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&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;

**Kite Realty Group Trust**

**Contact Information**

**<u>Corporate Office</u>**

30 South Meridian Street, Suite 1100

Indianapolis, IN 46204

(888) 577-5600

(317) 577-5600

*www.kiterealty.com*

---

| | | |
|:---|:---|:---|
| **<u>Investor Relations Contact</u>** | **<u>Analyst Coverage</u>** | **<u>Analyst Coverage</u>** |
| Tyler Henshaw | Robert W. Baird & Co. | Compass Point Research & Trading, LLC |
| Senior Vice President, Capital Markets and IR | Mr. Wes Golladay | Mr. Floris van Dijkum |
| (317) 713-7780 | (216) 737-7510 | (646) 757-2621 |
| thenshaw@kiterealty.com | wgolladay@rwbaird.com | fvandijkum@compasspointllc.com |
| Matt Hunt | Bank of America/Merrill Lynch | Green Street |
| Director, Capital Markets and IR | Mr. Jeffrey Spector/Mr. Craig Schmidt | Ms. Paulina Rojas Schmidt |
| (317) 713-7646 | (646) 855-1363/(646) 855-3640 | (949) 640-8780 |
| mhunt@kiterealty.com | jeff.spector@bofa.com | projasschmidt@greenstreet.com |
|  | craig.schmidt@bofa.com |  |
| **<u>Transfer Agent</u>** | Barclays | Jefferies LLC |
| Broadridge Financial Solutions | Mr. Anthony F. Powell | Ms. Linda Tsai |
| Ms. Kristen Tartaglione | (212) 526-8768 | (212) 778-8011 |
| 2 Journal Square, 7th Floor | anthony.powell@barclays.com | ltsai@jefferies.com |
| Jersey City, NJ 07306 |  |  |
| (201) 714-8094 | BTIG | KeyBanc Capital Markets |
|  | Mr. Michael Gorman | Mr. Todd Thomas |
|  | (212) 738-6138 | (917) 368-2286 |
| **<u>Stock Specialist</u>** | mgorman@btig.com | tthomas@keybanccm.com |
| GTS |  |  |
| 545 Madison Avenue, 15th Floor | Capital One Securities, Inc. | Raymond James |
| New York, NY 10022 | Mr. Christopher Lucas | Mr. RJ Milligan |
| (212) 715-2830 | (571) 633-8151 | (727) 567-2585 |
|  | christopher.lucas@capitalone.com | rjmilligan@raymondjames.com |
|  | Citigroup Global Markets | Piper Sandler |
|  | Mr. Craig Mailman | Mr. Alexander Goldfarb |
|  | (212) 816-4471 | (212) 466-7937 |
|  | craig.mailman@citi.com | alexander.goldfarb@psc.com |

---

4th Quarter 2022 Supplemental Financial and Operating Statistics 1

------

**Kite Realty Group Trust**

**Results Overview**

(dollars in thousands, except per share and per square foot amounts)

---

| | | | | |
|:---|:---|:---|:---|:---|
| | **Three Months Ended December 31,** | **Three Months Ended December 31,** | **Year Ended December 31,** | **Year Ended December 31,** |
| **<u>Summary Financial Results</u>** | **2022** | **2021** | **2022** | **2021** |
| Total revenue (page 4) | $204689 | $162950 | $801996 | $373324 |
| Net loss attributable to common shareholders (page 4) | $(1126) | $(98181) | $(12636) | $(80806) |
| Net loss per diluted share (page 4) | $(0.01) | $(0.52) | $(0.06) | $(0.73) |
| Net operating income (NOI) (page 6) | $148950 | $115312 | $581651 | $266988 |
| Adjusted EBITDA (page 6) | $138003 | $105103 | $535330 | $234247 |
| NAREIT Funds From Operations (FFO) (page 7) | $111842 | $6220 | $431240 | $88389 |
| NAREIT FFO per diluted share (page 7) | $0.50 | $0.03 | $1.94 | $0.78 |
| FFO, as adjusted (page 7) | $111950 | $82406 | $429609 | $171204 |
| FFO, as adjusted per diluted share (page 7) | $0.50 | $0.43 | $1.93 | $1.50 |
| Dividend payout ratio (as % of NAREIT FFO, as adjusted) | 44% | 42% | 42% | 45% |

---

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| | **Three Months Ended** | **Three Months Ended** | **Three Months Ended** | **Three Months Ended** | **Three Months Ended** |
| **<u>Summary Operating and Financial Ratios</u>** | **December 31,<br>2022** | **September 30,<br>2022** | **June 30,<br>2022** | **March 31,<br>2022** | **December 31,<br>2021** |
| NOI margin (page 6) | 73.7% | 74.5% | 73.2% | 72.7% | 71.0% |
| NOI margin – retail (page 6) | 74.3% | 75.0% | 73.8% | 73.1% | 71.6% |
| Same property NOI performance<sup>(1)</sup> (page 5) | 6.2% | 4.4% | 3.8% | 5.9% | 7.2% |
| Total property NOI performance (page 5) | 29.2% | 182.7% | 190.5% | 182.7% | 138.2% |
| Net debt to Adjusted EBITDA, current quarter (page 9) | 5.2x | 5.4x | 5.3x | 5.7x | 6.0x |
| Recovery ratio of retail operating properties (page 6) | 87.0% | 89.1% | 88.3% | 85.9% | 84.7% |
| Recovery ratio of consolidated portfolio (page 6) | 82.5% | 84.3% | 83.3% | 81.3% | 79.2% |
| **<u>Outstanding Classes of Stock</u>** |  |  |  |  |  |
| Common shares and units outstanding (page 18) | 222056355 | 222054091 | 222056695 | 221559185 | 221327346 |
| **<u>Summary Portfolio Statistics</u>** |  |  |  |  |  |
| Number of properties |  |  |  |  |  |
| &nbsp;&nbsp;&nbsp;Operating retail (page 14) | 183 | 183 | 181 | 181 | 180 |
| &nbsp;&nbsp;&nbsp;Office and other components | 12 | 12 | 12 | 12 | 12 |
| &nbsp;&nbsp;&nbsp;Development and redevelopment projects (page 13) | 3 | 4 | 5 | 7 | 8 |
| Owned retail operating gross leasable area (GLA)<sup>(2)</sup> (page 14) | 28.8 M | 28.9 M | 28.8 M | 28.8 M | 28.7 M |
| Owned office GLA | 1.6 M | 1.6 M | 1.6 M | 1.6 M | 1.6 M |
| Number of multifamily units<sup>(3)</sup> | 1672 | 1672 | 1672 | 1690 | 1690 |
| Percent leased – total | 94.4% | 93.9% | 93.7% | 93.5% | 93.3% |
| Percent leased – retail | 94.6% | 94.0% | 93.8% | 93.6% | 93.4% |
| &nbsp;&nbsp;&nbsp;Anchor | 97.0% | 96.4% | 96.1% | 96.1% | 95.9% |
| &nbsp;&nbsp;&nbsp;Small shop | 90.0% | 89.3% | 89.3% | 88.5% | 88.3% |
| Annualized base rent (ABR) per square foot | $20.02 | $19.86 | $19.66 | $19.57 | $19.36 |
| Total new and renewal lease GLA (page 16) | 1034055 | 1574338 | 1198263 | 1053963 | 927065 |
| New lease cash rent spread (page 16) | 22.3% | 30.7% | 49.1% | 58.7% | 27.4% |
| Renewal lease cash rent spread (page 16) | 8.9% | 8.5% | 8.0% | 8.9% | 8.3% |
| Total new and renewal lease cash rent spread (page 16) | 11.4% | 10.8% | 13.2% | 16.1% | 12.9% |

---

---

| | |
|:---|:---|
| **<u>2023 Guidance</u>** | **Current<br>(as of 2/13/23)** |
| NAREIT FFO per diluted share | $1.89 to $1.95 |
| **<u>Credit Ratings and Outlook</u>** |  |
| Fitch Ratings | BBB / Stable |
| Moody's Investors Services | Baa3 / Stable |
| Standard & Poor's Rating Services | BBB- / Stable |

---

(1)Same property NOI excludes properties that have not been owned for the full period presented. However, due to the size of the RPAI portfolio acquired in the merger, the legacy RPAI properties have been deemed to qualify for the same property pool beginning in 2022 if they had a full first quarter of operations in 2021 within the legacy RPAI portfolio prior to the merger.

(2)Owned GLA represents gross leasable area owned by the Company and excludes the square footage of non-retail property components and development and redevelopment projects.

(3)Represents the number of multifamily units that the Company has an economic interest in.

4th Quarter 2022 Supplemental Financial and Operating Statistics 2

------

**Kite Realty Group Trust**

**Consolidated Balance Sheets**

(dollars in thousands)

(unaudited)

---

| | | |
|:---|:---|:---|
| | **December 31,<br>2022** | **December 31,<br>2021** |
| **Assets:** | | |
| &nbsp;&nbsp;Investment properties, at cost | $7732573 | $7592348 |
| &nbsp;&nbsp;Less: accumulated depreciation | (1161148) | (884809) |
| &nbsp;&nbsp;Net investment properties | 6571425 | 6707539 |
| &nbsp;&nbsp;Cash and cash equivalents | 115799 | 93241 |
| &nbsp;&nbsp;&nbsp;&nbsp;Tenant and other receivables, including accrued straight-line rent<br>of $44,460 and $28,071, respectively | 101301 | 68444 |
| &nbsp;&nbsp;Restricted cash and escrow deposits | 6171 | 7122 |
| &nbsp;&nbsp;Deferred costs, net | 409828 | 541518 |
| &nbsp;&nbsp;Short-term deposits |  | 125000 |
| &nbsp;&nbsp;Prepaid and other assets | 127044 | 84826 |
| &nbsp;&nbsp;Investments in unconsolidated subsidiaries | 10414 | 11885 |
| **Total assets** | $7341982 | $7639575 |
| **Liabilities and Equity:** |  |  |
| Liabilities: |  |  |
| &nbsp;&nbsp;Mortgage and other indebtedness, net | $3010299 | $3150808 |
| &nbsp;&nbsp;Accounts payable and accrued expenses | 207792 | 184982 |
| &nbsp;&nbsp;Deferred revenue and other liabilities | 298039 | 321419 |
| **Total liabilities** | 3516130 | 3657209 |
| Commitments and contingencies |  |  |
| &nbsp;&nbsp;Limited Partners' interests in the Operating Partnership and other<br>redeemable noncontrolling interests | 53967 | 55173 |
| Equity: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Common shares, $0.01 par value, 490,000,000 shares authorized,<br>219,185,658 and 218,949,569 shares issued and outstanding at<br>December 31, 2022 and 2021, respectively | 2192 | 2189 |
| &nbsp;&nbsp;Additional paid-in capital | 4897736 | 4898673 |
| &nbsp;&nbsp;Accumulated other comprehensive income (loss) | 74344 | (15902) |
| &nbsp;&nbsp;Accumulated deficit | (1207757) | (962913) |
| &nbsp;&nbsp;&nbsp;&nbsp;Total shareholders' equity | 3766515 | 3922047 |
| &nbsp;&nbsp;Noncontrolling interests | 5370 | 5146 |
| **Total equity** | 3771885 | 3927193 |
| **Total liabilities and equity** | $7341982 | $7639575 |

---

4th Quarter 2022 Supplemental Financial and Operating Statistics 3

------

**Kite Realty Group Trust**

**Consolidated Statements of Operations**

(dollars in thousands, except per share amounts)

(unaudited)

---

| | | | | |
|:---|:---|:---|:---|:---|
| | **Three Months Ended<br>December 31,** | **Three Months Ended<br>December 31,** | **Year Ended<br>December 31,** | **Year Ended<br>December 31,** |
| | **2022** | **2021** | **2022** | **2021** |
| **Revenue:** |  |  |  |  |
| &nbsp;&nbsp;Rental income | $199577 | $161302 | $782349 | $367399 |
| &nbsp;&nbsp;Other property-related revenue | 3176 | 1550 | 11108 | 4683 |
| &nbsp;&nbsp;Fee income | 1936 | 98 | 8539 | 1242 |
| **Total revenue** | 204689 | 162950 | 801996 | 373324 |
| **Expenses:** |  |  |  |  |
| &nbsp;&nbsp;Property operating | 29659 | 24583 | 107217 | 55561 |
| &nbsp;&nbsp;Real estate taxes | 24144 | 22956 | 104589 | 49530 |
| &nbsp;&nbsp;General, administrative and other | 12883 | 10308 | 54860 | 33984 |
| &nbsp;&nbsp;Merger and acquisition costs | (81) | 76564 | 925 | 86522 |
| &nbsp;&nbsp;Depreciation and amortization | 112709 | 109835 | 469805 | 200460 |
| **Total expenses** | 179314 | 244246 | 737396 | 426057 |
| (Loss) gain on sales of operating properties, net | (57) | 3692 | 27069 | 31209 |
| Operating income (loss) | 25318 | (77604) | 91669 | (21524) |
| **Other (expense) income:** |  |  |  |  |
| &nbsp;&nbsp;Interest expense | (26827) | (23061) | (104276) | (60447) |
| &nbsp;&nbsp;Income tax (expense) benefit of taxable REIT subsidiary | (302) | 2 | (43) | 310 |
| &nbsp;&nbsp;Equity in earnings (loss) of unconsolidated subsidiaries | 312 | 342 | 256 | (416) |
| &nbsp;&nbsp;Other income, net | 447 | 166 | 240 | 355 |
| Net loss | (1052) | (100155) | (12154) | (81722) |
| Net (income) loss attributable to noncontrolling interests | (74) | 1974 | (482) | 916 |
| Net loss attributable to common shareholders | $(1126) | $(98181) | $(12636) | $(80806) |
| Net loss per common share – basic | $(0.01) | $(0.52) | $(0.06) | $(0.73) |
| Net loss per common share – diluted | $(0.01) | $(0.52) | $(0.06) | $(0.73) |
| Weighted average common shares outstanding – basic | 219137140 | 188291354 | 219074448 | 110637562 |
| Weighted average common shares outstanding – diluted | 219137140 | 188291354 | 219074448 | 110637562 |

---

4th Quarter 2022 Supplemental Financial and Operating Statistics 4

------

**Kite Realty Group Trust**

**Same Property Net Operating Income ("NOI")**<sup>(1)</sup>

(dollars in thousands)

(unaudited)

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| | **Three Months Ended December 31,** | **Three Months Ended December 31,** | **Three Months Ended December 31,** | **Year Ended December 31,** | **Year Ended December 31,** | **Year Ended December 31,** |
| | **2022** | **2021** | **Change** | **2022** | **2021** | **Change** |
| Number of properties in same property pool for the period<sup>(2)</sup> | 177 | 177 |  | 177 | 177 |  |

---

---

| | | | | |
|:---|:---|:---|:---|:---|
| Leased percentage at period end | 94.7% | 93.5% | 94.7% | 93.5% |
| Economic occupancy percentage<sup>(3)</sup> | 92.0% | 90.6% | 91.2% | 90.1% |

---

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| &nbsp;&nbsp;Minimum rent | $145283 | $141237 |  | $573029 | $551815 |  |
| &nbsp;&nbsp;Tenant recoveries | 38395 | 37187 |  | 154934 | 149663 |  |
| &nbsp;&nbsp;Bad debt reserve | (2142) | (1672) |  | (8329) | (7440) |  |
| &nbsp;&nbsp;Other income, net | 4061 | 1104 |  | 7868 | 4771 |  |
| **Total revenue** | 185597 | 177856 |  | 727502 | 698809 |  |
| &nbsp;&nbsp;Property operating | (25468) | (24906) |  | (93454) | (87962) |  |
| &nbsp;&nbsp;Real estate taxes | (23599) | (24381) |  | (102608) | (105116) |  |
| **Total expenses** | (49067) | (49287) |  | (196062) | (193078) |  |
| **Same Property NOI** | $**136530** | $**128569** | **6.2%** | $**531440** | $**505731** | **5.1%** |

---

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| &nbsp;&nbsp;*Reconciliation of Same Property NOI to most*<br>*directly comparable GAAP measure:* |  |  |  |  |  |  |
| &nbsp;&nbsp;Net operating income – same properties | $136530 | $128569 |  | $531440 | $505731 |  |
| &nbsp;&nbsp;Prior period collection impact – same properties | (189) | 173 |  | 3665 | 12414 |  |
| &nbsp;&nbsp;Net operating income – non-same activity<sup>(4)</sup> | 12609 | (13429) |  | 46546 | (251154) |  |
| **Total property NOI** | **148950** | **115313** | **29.2%** | **581651** | **266991** | **117.9%** |
| &nbsp;&nbsp;Other income, net | 2393 | 608 |  | 8992 | 1491 |  |
| &nbsp;&nbsp;General, administrative and other | (12883) | (10308) |  | (54860) | (33984) |  |
| &nbsp;&nbsp;Merger and acquisition costs | 81 | (76564) |  | (925) | (86522) |  |
| &nbsp;&nbsp;Depreciation and amortization | (112709) | (109835) |  | (469805) | (200460) |  |
| &nbsp;&nbsp;Interest expense | (26827) | (23061) |  | (104276) | (60447) |  |
| &nbsp;&nbsp;(Loss) gain on sales of operating properties, net | (57) | 3692 |  | 27069 | 31209 |  |
| &nbsp;&nbsp;Net (income) loss attributable to noncontrolling interests | (74) | 1974 |  | (482) | 916 |  |
| **Net loss attributable to common shareholders** | $(1126) | $(98181) |  | $(12636) | $(80806) |  |

---

(1)Same Property NOI excludes properties that have not been owned for the full periods presented. However, due to the size of the RPAI portfolio acquired in the merger, the legacy RPAI properties have been deemed to qualify for the same property pool beginning in 2022 if they had a full first quarter of operations in 2021 within the legacy RPAI portfolio prior to the merger.

(2)Same Property NOI excludes (i) Glendale Town Center, Shoppes at Quarterfield and Circle East, which were reclassified from active redevelopment into our operating portfolio in December 2021, June 2022 and September 2022, respectively, (ii) the multifamily rental units and commercial portion at One Loudoun Downtown – Pads G & H, (iii) three active development and redevelopment projects noted on page 13, (iv) Arcadia Village, Pebble Marketplace and Palms Plaza, which were each acquired subsequent to January 1, 2021, and (v) office properties and includes the legacy RPAI same property pool.

(3)Excludes leases that are signed but for which tenants have not yet commenced the payment of cash rent. Calculated as a weighted average based on the timing of cash rent commencement and expiration during the period.

(4)Includes non-cash activity across the portfolio as well as NOI from properties not included in the same property pool, including properties sold during both periods.

4th Quarter 2022 Supplemental Financial and Operating Statistics 5

------

**Kite Realty Group Trust**

**Net Operating Income and EBITDA by Quarter**

(dollars in thousands)

(unaudited)

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| | **Three Months Ended** | **Three Months Ended** | **Three Months Ended** | **Three Months Ended** | **Three Months Ended** |
| | **December 31, <br>2022** | **September 30, <br>2022** | **June 30, <br>2022** | **March 31, <br>2022** | **December 31,<br>2021** |
| **Revenue:** | | | | | |
| &nbsp;&nbsp;Minimum rent<sup>(1)</sup> | $147882 | $145511 | $145255 | $140171 | $121615 |
| &nbsp;&nbsp;Minimum rent – ground leases | 10472 | 10715 | 10207 | 10634 | 7129 |
| &nbsp;&nbsp;Tenant reimbursements | 40245 | 40043 | 41470 | 39836 | 33870 |
| &nbsp;&nbsp;Bad debt reserve | (2403) | (1881) | (1172) | (571) | (1636) |
| &nbsp;&nbsp;Other property-related revenue | 2202 | 2099 | 2746 | 90 | 450 |
| &nbsp;&nbsp;Overage rent | 3380 | 1287 | 446 | 822 | 324 |
| &nbsp;&nbsp;Parking revenue, net<sup>(2)</sup> | 345 | 284 | 456 | 534 | 552 |
| **Total revenue** | 202123 | 198058 | 199408 | 191516 | 162304 |
| **Expenses:** |  |  |  |  |  |
| &nbsp;&nbsp;Property operating – recoverable<sup>(3)</sup> | 24852 | 22063 | 22059 | 22321 | 19991 |
| &nbsp;&nbsp;Property operating – non-recoverable<sup>(3)</sup> | 4387 | 3059 | 3717 | 3237 | 4237 |
| &nbsp;&nbsp;Real estate taxes | 23934 | 25458 | 27704 | 26663 | 22764 |
| **Total expenses** | 53173 | 50580 | 53480 | 52221 | 46992 |
| **NOI** | **148950** | **147478** | **145928** | **139295** | **115312** |
| **Other (expense) income:** |  |  |  |  |  |
| &nbsp;&nbsp;General, administrative and other | (12883) | (14859) | (13809) | (13309) | (10307) |
| &nbsp;&nbsp;Fee income | 1936 | 1623 | 2671 | 2309 | 98 |
| **Total other (expense) income** | (10947) | (13236) | (11138) | (11000) | (10209) |
| **Adjusted EBITDA** | **138003** | **134242** | **134790** | **128295** | **105103** |
| &nbsp;&nbsp;Depreciation and amortization | (112709) | (115831) | (119761) | (121504) | (109835) |
| &nbsp;&nbsp;Merger and acquisition costs | 81 | (108) | 27 | (925) | (76564) |
| &nbsp;&nbsp;Interest expense | (26827) | (26226) | (25709) | (25514) | (23061) |
| &nbsp;&nbsp;Equity in earnings (loss) of unconsolidated subsidiaries | 312 | 144 | 114 | (314) | 342 |
| &nbsp;&nbsp;Income tax (expense) benefit of taxable REIT subsidiary | (302) |  | 188 | 71 | 2 |
| &nbsp;&nbsp;Other income (expense), net | 447 | 58 | (162) | (103) | 166 |
| &nbsp;&nbsp;(Loss) gain on sales of operating properties, net | (57) |  | 23958 | 3168 | 3692 |
| Net (loss) income | (1052) | (7721) | 13445 | (16826) | (100155) |
| &nbsp;&nbsp;&nbsp;&nbsp;Less: net (income) loss attributable to noncontrolling<br>interests | (74) | (116) | (314) | 22 | 1974 |
| Net (loss) income attributable to common shareholders | $(1126) | $(7837) | $13131 | $(16804) | $(98181) |
| NOI/Revenue – Retail properties | 74.3% | 75.0% | 73.8% | 73.1% | 71.6% |
| NOI/Revenue | 73.7% | 74.5% | 73.2% | 72.7% | 71.0% |
| Recovery Ratios<sup>(4)</sup> |  |  |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;– Retail properties | 87.0% | 89.1% | 88.3% | 85.9% | 84.7% |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;– Consolidated | 82.5% | 84.3% | 83.3% | 81.3% | 79.2% |

---

(1)Minimum rent includes $144,000, $153,000, $1.7 million, $0.8 million, and $0.5 million of lease termination income for the three months ended December 31, 2022, September 30, 2022, June 30, 2022, March 31, 2022, and December 31, 2021, respectively.

(2)Parking revenue, net represents the net operating results of the Eddy Street Parking Garage, the Union Station Parking Garage, and the Pan Am Plaza Parking Garage.

(3)Recoverable expenses include recurring G&A expense of $3.2 million allocable to the property operations in the three months ended December 31, 2022, a portion of which is recoverable. Non-recoverable expenses primarily include ground rent, professional fees, and marketing costs.

(4)"Recovery Ratios" are computed by dividing tenant reimbursements by the sum of recoverable property operating expense and real estate tax expense. Tenant reimbursements for the three months ended December 31, 2022 have been reduced by $1.4 million due to reserves for Bed Bath & Beyond Inc. real estate tax reimbursements.

4th Quarter 2022 Supplemental Financial and Operating Statistics 6

------

**Kite Realty Group Trust**

**Funds From Operations ("FFO")**<sup>(1)(2)</sup>

(dollars in thousands, except per share amounts)

(unaudited)

---

| | | | | |
|:---|:---|:---|:---|:---|
| | **Three Months Ended<br>December 31,** | **Three Months Ended<br>December 31,** | **Year Ended<br>December 31,** | **Year Ended<br>December 31,** |
| | **2022** | **2021** | **2022** | **2021** |
| Net loss | $(1052) | $(100155) | $(12154) | $(81722) |
| &nbsp;&nbsp;Less: net income attributable to noncontrolling interests in properties | (88) | (118) | (623) | (514) |
| &nbsp;&nbsp;Add (less): loss (gain) on sales of operating properties, net | 57 | (3692) | (27069) | (31209) |
| &nbsp;&nbsp;&nbsp;&nbsp;Add: depreciation and amortization of consolidated and unconsolidated entities,<br>net of noncontrolling interests | 112925 | 110185 | 471086 | 201834 |
| **FFO of the Operating Partnership**<sup>(1)</sup> | 111842 | 6220 | 431240 | 88389 |
| &nbsp;&nbsp;Less: Limited Partners' interests in FFO | (1463) | 356 | (5395) | (1945) |
| FFO attributable to common shareholders<sup>(1)</sup> | $110379 | $6576 | $425845 | $86444 |
| **FFO, as defined by NAREIT, per share of the Operating Partnership – basic** | $0.50 | $0.03 | $1.94 | $0.78 |
| **FFO, as defined by NAREIT, per share of the Operating Partnership – diluted** | $0.50 | $0.03 | $1.94 | $0.78 |
| FFO of the Operating Partnership<sup>(1)</sup> | $111842 | $6220 | $431240 | $88389 |
| &nbsp;&nbsp;Add: merger and acquisition costs | (81) | 76564 | 925 | 86522 |
| &nbsp;&nbsp;Add (less): prior period collection impact | 189 | (378) | (2556) | (3707) |
| **FFO, as adjusted, of the Operating Partnership** | $111950 | $82406 | $429609 | $171204 |
| **FFO, as adjusted, per share of the Operating Partnership – basic** | $0.50 | $0.43 | $1.94 | $1.51 |
| **FFO, as adjusted, per share of the Operating Partnership – diluted** | $0.50 | $0.43 | $1.93 | $1.50 |
| Weighted average common shares outstanding – basic | 219137140 | 188291354 | 219074448 | 110637562 |
| Weighted average common shares outstanding – diluted | 219763609 | 189419768 | 219710514 | 111524655 |
| Weighted average common shares and units outstanding – basic | 222055880 | 190706414 | 221858084 | 113103177 |
| Weighted average common shares and units outstanding – diluted | 222682349 | 191834828 | 222494151 | 113990269 |
| **FFO, as defined by NAREIT, per diluted share/unit** |  |  |  |  |
| Net loss | $0.00 | $(0.52) | $(0.05) | $(0.72) |
| &nbsp;&nbsp;Less: net income attributable to noncontrolling interests in properties | 0.00 | 0.00 | 0.00 | 0.00 |
| &nbsp;&nbsp;Less: gain on sales of operating properties, net | 0.00 | (0.02) | (0.12) | (0.27) |
| &nbsp;&nbsp;&nbsp;&nbsp;Add: depreciation and amortization of consolidated and unconsolidated entities,<br>net of noncontrolling interests | 0.51 | 0.57 | 2.12 | 1.78 |
| FFO, as defined by NAREIT, of the Operating Partnership per diluted share/unit<sup>(1)(2)</sup> | $0.50 | $0.03 | $1.94 | $0.78 |
| &nbsp;&nbsp;Add: merger and acquisition costs | 0.00 | 0.40 | 0.00 | 0.76 |
| &nbsp;&nbsp;Less: prior period collection impact | 0.00 | 0.00 | (0.01) | (0.03) |
| **FFO, as adjusted, of the Operating Partnership per diluted share/unit**<sup>(2)</sup> | $0.50 | $0.43 | $1.93 | $1.50 |
| **Reconciliation of FFO, as adjusted, to Adjusted Funds From Operations (AFFO)** |  |  |  |  |
| FFO, as adjusted, of the Operating Partnership | $111950 | $82406 | $429609 | $171204 |
| &nbsp;&nbsp;Less: non-cash income adjustments | 7324 | 4834 | 27566 | 261 |
| &nbsp;&nbsp;Less: maintenance capital expenditures | 12687 | 2954 | 35608 | 3761 |
| &nbsp;&nbsp;Less: tenant-related capital expenditures<sup>(3)</sup> | 18746 | 9343 | 63882 | 14667 |
| **Total Recurring AFFO of the Operating Partnership** | $73193 | $65275 | $302553 | $152515 |

---

(1)"FFO of the Operating Partnership" measures 100% of the operating performance of the Operating Partnership's real estate properties. "FFO attributable to common shareholders" reflects a reduction for the redeemable noncontrolling weighted average diluted interest in the Operating Partnership.

(2)Per share/unit amounts of components will not necessarily sum to the total due to rounding to the nearest cent.

(3)Excludes landlord work, tenant improvements and leasing commissions related to development and redevelopment projects.

4th Quarter 2022 Supplemental Financial and Operating Statistics 7

------

**Kite Realty Group Trust**

**Joint Venture Summary as of December 31, 2022**

(dollars in thousands)

---

| | | | | |
|:---|:---|:---|:---|:---|
| **<u>Consolidated Investments</u>**<br>**Investments** |<br>**Total Debt** |<br>**Partner Economic**<br>**Ownership Interest**<sup>(1)</sup> |<br>**Partner<br>Share of Debt** |<br>**Partner Share<br>of Annual Income** |
| Delray Marketplace | $28293 | 2% | $566 | $— |
| One Loudoun – Pads G&H Residential |  | 10% |  | 338 |
| &nbsp;&nbsp;**Total** | $**28293** |  | $**566** | $**338** |

---

---

| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| **<u>Unconsolidated Investments</u>** | **<u>Unconsolidated Investments</u>** | | | | | | | |
| **Investments** | **Retail GLA** |<br>**Multifamily<br>Units** |<br>**Total Debt** |<br>**KRG Economic<br>Ownership Interest** |<br>**KRG Share<br>of Debt** |<br>**KRG<br>Investment** |<br>**KRG Share<br>of Quarterly EBITDA** |<br>**KRG Share<br>of Quarterly EBITDA<br>Annualized** |
| &nbsp;&nbsp;Three Property Retail<br>Portfolio | 416576 |  | $51890 | 20% | $10378 | $7649 | $315 | $1260 |
| &nbsp;&nbsp;Glendale Center<br>Apartments |  | 267 | 31500 | 11.5% | 3623 | 132 | 58 | 232 |
| &nbsp;&nbsp;Embassy Suites at Eddy<br>Street Commons |  |  | 33508 | 35% | 11728 |  | 550 | 2200 |
| The Corner (development) | 24000 | 285 | 30572 | 50% | 15286 | 125 |  |  |
| Other investments |  |  |  | —% |  | 2508 | 34 | 136 |
| &nbsp;&nbsp;**Total** | **440576** | **552** | $**147470** |  | $**41015** | $**10414** | $**957** | $**3828** |

---

(1)Economic ownership % represents the partner's share of cash flow.

4th Quarter 2022 Supplemental Financial and Operating Statistics 8

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**Kite Realty Group Trust**

**Key Debt Metrics as of December 31, 2022**

(dollars in thousands)

---

| | | |
|:---|:---|:---|
| **<u>Senior Unsecured Notes Covenants</u>** | | |
| |<br>**December 31,<br>2022** |<br>**Debt Covenant**<br>**Threshold**<sup>(1)</sup> |
| Total debt to undepreciated assets | 37% | <60% |
| Secured debt to undepreciated assets | 3% | <40% |
| Undepreciated unencumbered assets to unsecured debt | 291% | >150% |
| Debt service coverage | 5.1x | >1.5x |
| **<u>Unsecured Credit Facility Covenants</u>** |  |  |
|  | **December 31,<br>2022** | **Debt Covenant**<br>**Threshold**<sup>(1)</sup> |
| Maximum leverage | 37% | <60% |
| Minimum fixed charge coverage | 4.1x | >1.5x |
| Secured indebtedness | 3.3% | <45% |
| Unsecured debt interest coverage | 4.3x | >1.75x |
| Unsecured leverage | 36% | <60% |
| **<u>Senior Unsecured Debt Ratings</u>** |  |  |
| Fitch Ratings | BBB/Stable |  |
| Moody's Investors Service | Baa3/Stable |  |
| Standard & Poor's Rating Services | BBB-/Stable |  |
| **<u>Liquidity</u>** |  |  |
| Cash and cash equivalents | $115799 |  |
| Availability under unsecured credit facility | 1098500 |  |
|  | $1214299 |  |
| **Unencumbered NOI as a % of Total NOI** | **92%** |  |

---

(1)For a complete listing of all debt covenants related to the Company's Senior Unsecured Notes and Unsecured Credit Facility, as well as definitions of the terms, refer to the Company's filings with the SEC.

---

| | | |
|:---|:---|:---|
| **<u>Net Debt to EBITDA</u>** | | |
| Company's consolidated debt and share of unconsolidated debt |  | $3018705 |
| Less: cash, cash equivalents, and restricted cash |  | (124015) |
|  |  | $2894690 |
| Q4 2022 EBITDA, Annualized: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;– Consolidated EBITDA | $552012 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;– Unconsolidated EBITDA<sup>(1)</sup> | 3828 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;– Minority interest EBITDA<sup>(1)</sup> | (338) | 555502 |
| Ratio of Company share of Net Debt to EBITDA |  | 5.2x |

---

(1)See page 8 for details.

4th Quarter 2022 Supplemental Financial and Operating Statistics 9

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**Kite Realty Group Trust**

**Summary of Outstanding Debt as of December 31, 2022**

(dollars in thousands)

---

| | | | | |
|:---|:---|:---|:---|:---|
| **<u>Total Outstanding Debt</u>** | **Amount<br>Outstanding** | **Ratio** | **Weighted Average<br>Interest Rate** | **Weighted<br>Average Years to Maturity** |
| Fixed rate debt<sup>(1)</sup> | $2794963 | 93% | 3.96% | 4.3 |
| Variable rate debt<sup>(2)</sup> | 183293 | 6% | 8.08% | 3.2 |
| Debt discounts, premiums and issuance costs, net | 32043 | N/A | N/A | N/A |
| &nbsp;&nbsp;Total consolidated debt | 3010299 | 99% | 4.21% | 4.2 |
| KRG share of unconsolidated debt | 41015 | 1% | 5.76% | 6.5 |
| &nbsp;&nbsp;**Total** | $**3051314** | **100%** | **4.23%** | **4.3** |

---

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| **<u>Schedule of Maturities by Year</u>** | | | | | | |
| | **Secured Debt** | **Secured Debt** | | | | |
| | **Scheduled<br>Principal Payments** | **Term<br>Maturities** |<br>**Unsecured<br>Debt** |<br>**Total<br>Consolidated Debt** |<br>**Total<br>Unconsolidated Debt** |<br>**Total Debt<br>Outstanding** |
| 2023 | $3020 | $189390 | $95000 | $287410 | $270 | $287680 |
| 2024 | 2721 |  | 269635 | 272356 | 3905 | 276261 |
| 2025 | 2848 |  | 430000 | 432848 | 11176 | 444024 |
| 2026 | 2981 |  | 550000 | 552981 |  | 552981 |
| 2027 | 3120 |  | 250000 | 253120 |  | 253120 |
| 2028 and beyond | 27061 | 2480 | 1150000 | 1179541 | 25664 | 1205205 |
| Debt discounts, premiums and issuance costs, net |  | 1400 | 30643 | 32043 |  | 32043 |
| &nbsp;&nbsp;**Total** | $**41751** | $**193270** | $**2775278** | $**3010299** | $**41015** | $**3051314** |

---

(1)Fixed rate debt includes the portion of variable rate debt that has been hedged by interest rate swaps. As of December 31, 2022, $820.0 million in variable rate debt is hedged to a fixed rate for a weighted average of 2.7 years.

(2)Variable rate debt includes the portion of fixed rate debt that has been hedged by interest rate swaps. As of December 31, 2022, $155.0 million in fixed rate debt is hedged to a floating rate for a weighted average of 2.7 years.

![chart-f8a69571dbb74043943.jpg](chart-f8a69571dbb74043943.jpg)

4th Quarter 2022 Supplemental Financial and Operating Statistics 10

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**Kite Realty Group Trust**

**Maturity Schedule of Outstanding Debt as of December 31, 2022**

(dollars in thousands)

---

| | | | | |
|:---|:---|:---|:---|:---|
| **Description** | **Interest Rate**<sup>(1)</sup> | **Maturity Date** | **Balance as of<br>December 31, 2022** | **% of Total<br>Outstanding** |
| &nbsp;&nbsp;&nbsp;Centennial Gateway<sup>(2)</sup> | 3.81% | 1/1/2023 | $23962 |  |
| &nbsp;&nbsp;&nbsp;Centennial Center<sup>(2)</sup> | 3.83% | 1/6/2023 | 70455 |  |
| &nbsp;&nbsp;&nbsp;Eastern Beltway<sup>(2)</sup> | 3.83% | 1/6/2023 | 34100 |  |
| &nbsp;&nbsp;&nbsp;The Corner (AZ) | 4.10% | 3/1/2023 | 14750 |  |
| &nbsp;&nbsp;&nbsp;Chapel Hill | 3.78% | 4/1/2023 | 18250 |  |
| &nbsp;&nbsp;&nbsp;Delray Marketplace<sup>(3)</sup> | BSBY + 160 | 8/4/2023 | 28293 |  |
| &nbsp;&nbsp;&nbsp;Senior Unsecured Notes | 4.23% | 9/10/2023 | 95000 |  |
| **2023 Debt Maturities** |  |  | **284810** | **9%** |
| &nbsp;&nbsp;&nbsp;Senior Unsecured Notes | 4.58% | 6/30/2024 | 149635 |  |
| &nbsp;&nbsp;&nbsp;Unsecured Term Loan<sup>(4)</sup> | 2.68% | 7/17/2024 | 120000 |  |
| **2024 Debt Maturities** |  |  | **269635** | **9%** |
| &nbsp;&nbsp;&nbsp;Senior Unsecured Notes | 4.00% | 3/15/2025 | 350000 |  |
| &nbsp;&nbsp;&nbsp;Senior Unsecured Notes<sup>(5)</sup> | LIBOR + 365 | 9/10/2025 | 80000 |  |
| **2025 Debt Maturities** |  |  | **430000** | **14%** |
| &nbsp;&nbsp;&nbsp;Unsecured Term Loan<sup>(6)</sup> | 2.73% | 7/17/2026 | 150000 |  |
| &nbsp;&nbsp;&nbsp;Senior Unsecured Notes | 4.08% | 9/30/2026 | 100000 |  |
| &nbsp;&nbsp;&nbsp;Senior Unsecured Notes | 4.00% | 10/1/2026 | 300000 |  |
| **2026 Debt Maturities** |  |  | **550000** | **18%** |
| &nbsp;&nbsp;&nbsp;Unsecured Credit Facility<sup>(7)</sup> | SOFR + 120 | 1/8/2027 |  |  |
| &nbsp;&nbsp;&nbsp;Senior Unsecured Exchangeable Notes | 0.75% | 4/1/2027 | 175000 |  |
| &nbsp;&nbsp;&nbsp;Northgate North | 4.50% | 6/1/2027 | 23010 |  |
| &nbsp;&nbsp;&nbsp;Senior Unsecured Notes<sup>(5)</sup> | LIBOR + 375 | 9/10/2027 | 75000 |  |
| **2027 Debt Maturities** |  |  | **273010** | **9%** |
| &nbsp;&nbsp;&nbsp;Unsecured Term Loan<sup>(8)</sup> | 5.09% | 10/24/2028 | 250000 |  |
| &nbsp;&nbsp;&nbsp;Senior Unsecured Notes | 4.24% | 12/28/2028 | 100000 |  |
| &nbsp;&nbsp;&nbsp;Senior Unsecured Notes | 4.82% | 6/28/2029 | 100000 |  |
| &nbsp;&nbsp;&nbsp;Unsecured Term Loan<sup>(9)</sup> | 4.05% | 7/29/2029 | 300000 |  |
| &nbsp;&nbsp;&nbsp;Rampart Commons | 5.73% | 6/10/2030 | 7336 |  |
| &nbsp;&nbsp;&nbsp;Senior Unsecured Notes | 4.75% | 9/15/2030 | 400000 |  |
| &nbsp;&nbsp;&nbsp;The Shoppes at Union Hill | 3.75% | 6/1/2031 | 10007 |  |
| &nbsp;&nbsp;&nbsp;Nora Plaza Shops | 3.80% | 2/1/2032 | 3458 |  |
| **2028 and beyond Debt Maturities** |  |  | **1170801** | **38%** |
| Debt discounts, premiums and issuance costs, net |  |  | 32043 |  |
| **Total debt per consolidated balance sheet** |  |  | $**3010299** | **99%** |
| **KRG share of unconsolidated debt** |  |  |  |  |
| &nbsp;&nbsp;&nbsp;Glendale Center Apartments | LIBOR + 265 | 5/31/2024 | $3623 |  |
| &nbsp;&nbsp;&nbsp;Embassy Suites at Eddy Street Commons | LIBOR + 250 | 7/1/2025 | 11728 |  |
| &nbsp;&nbsp;&nbsp;Three Property Retail Portfolio | 4.09% | 7/1/2028 | 10378 |  |
| &nbsp;&nbsp;&nbsp;The Corner (development)<sup>(10)</sup> | LIBOR + 275 | 7/8/2034 | 15286 |  |
| **Total KRG share of unconsolidated debt** |  |  | **41015** | **1%** |
| **Total consolidated and KRG share of unconsolidated debt** | **Total consolidated and KRG share of unconsolidated debt** |  | $**3051314** |  |

---

(1)At December 31, 2022, 1-month LIBOR was 4.39%, 3-month LIBOR was 4.77%, 1-month BSBY was 4.36%, and 1-month SOFR was 4.36%.

(2)This debt was repaid subsequent to December 31, 2022.

(3)Property is held in a joint venture. The loan is guaranteed by Kite Realty Group, LP.

(4)Term loan is hedged to a fixed rate of 1.58% plus a credit spread of 1.10% based on the Company's current credit rating.

(5)Notes due 2025 are hedged to a floating rate until September 10, 2025. Notes due 2027 are hedged to a floating rate until September 10, 2025 and revert back to a fixed rate of 4.57% until maturity in 2027.

(6)Term loan is hedged to a fixed rate of 1.68% plus a credit spread of 1.05% based on the Company's current credit rating.

(7)Assumes the Company exercises its option to extend the maturity date by one year to 2027.

(8)Assumes the Company exercises three one-year options to extend the maturity date to 2028. Term loan is hedged to a fixed rate of 5.09% until the initial maturity of October 24, 2025. Term loan interest rate reverts back to floating rate of SOFR + 2.10% beyond the initial maturity date.

(9)Term loan is hedged to a fixed rate of 2.70% through November 22, 2023 and subsequently to a fixed rate of 2.47% through August 1, 2025. Term loan interest rate reverts back to floating rate of SOFR from August 1, 2025 to the maturity date of July 29, 2029. In addition to the indicated rate, a credit spread of 1.35% is applicable across all time periods based on the Company's current credit rating.

(10)The Corner (development) includes three loans with varying rates and maturity dates. As of December 31, 2022, the loans had a weighted average interest rate of 7.10% and a majority of the amount outstanding was at a floating rate. The maturity date shown is the weighted average maturity date as of December 31, 2022.

4th Quarter 2022 Supplemental Financial and Operating Statistics 11

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**Kite Realty Group Trust**

**Acquisitions and Dispositions**

(dollars in thousands)

**<u>Acquisitions</u>**

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **Property Name** | **Acquisition Date** | **Metropolitan<br>Statistical Area (MSA)** | **Property Type** | **GLA** | **Acquisition Price** |
| Pebble Marketplace | February 16, 2022 | Las Vegas | Multi-tenant retail | 85796 | $44100 |
| MacArthur Crossing | April 13, 2022 | Dallas/Fort Worth | Two-tenant building | 56077 | 21920 |
| Palms Plaza | July 15, 2022 | Miami | Multi-tenant retail | 68976 | 35750 |
|  |  |  | **Total acquisitions** | 210849 | $101770 |

---

**<u>Dispositions</u>**

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **Property Name** | **Disposition Date** | **MSA** | **Property Type** | **GLA** | **Sales Price** |
| Hamilton Crossing Centre | January 26, 2022 | Indianapolis | Redevelopment |  | $6900 |
| Plaza Del Lago | June 16, 2022 | Chicago | Multi-tenant retail | 100016 | 58650 |
| Lincoln Plaza – Lowe's | October 27, 2022 | Worcester, MA | Ground lease interest<sup>(1)</sup> |  | 10000 |
|  |  |  | **Total dispositions** | 100016 | $75550 |

---

(1)The Company sold the ground lease interest in one tenant at an existing multi-tenant operating retail property. The total number of properties in our portfolio was not affected by this transaction.

4th Quarter 2022 Supplemental Financial and Operating Statistics 12

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**Kite Realty Group Trust**

**Development and Redevelopment Projects**

(dollars in thousands)

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| **Project** | **MSA** | **KRG<br>Ownership %** | **Projected**<br>**Completion Date**<sup>(1)</sup> | **Total<br>Commercial GLA** | **Total<br>Multifamily Units** | **Total Project Costs – at KRG's Share**<sup>(2)</sup> | **KRG Equity**<br>**Requirement**<sup>(2)</sup> | **KRG<br>Remaining Spend** | **Estimated<br>Stabilized NOI<br>to KRG** | **Estimated**<br>**Remaining NOI**<br>**to Come Online**<sup>(3)</sup> |
| **<u>Active Projects</u>** | | | | | | | | | | |
| The Landing at Tradition – Phase II | Port St. Lucie, FL | 100% | Q3 2023 | 39900 |  | $11200 | $11200 | $4600 | $1.1M–$1.2M | $0.3M–$0.5M |
| Carillon MOB | Washington, D.C./Baltimore | 100% | Q4 2024 | 126000 |  | 59700 | 59700 | 39600 | $3.5M–$4.0M | $2.2M–$2.7M |
| The Corner – IN<sup>(4)</sup> | Indianapolis, IN | 50% | Q4 2024 | 24000 | 285 | 31900 |  |  | $1.7M–$1.9M | $1.7M–$1.9M |
| &nbsp;&nbsp;**Total** |  |  |  | **189900** | **285** | $**102800** | $**70900** | $**44200** | **$6.3M–$7.1M** | **$4.2M–$5.1M** |

---

---

| | | |
|:---|:---|:---|
| **<u>Future Opportunities</u>**<sup>(5)</sup><br>**Project** |<br>**MSA** |<br>**Project Description** |
| Hamilton Crossing Centre – Phase II | Indianapolis, IN | Addition of mixed-use (multifamily, office and retail) components adjacent to the Republic Airways headquarters. |
| Carillon | Washington, D.C./Baltimore | Potential of 1.2 million square feet of commercial GLA and 3,000 multifamily units for additional expansion. |
| One Loudoun | Washington, D.C./Baltimore | Potential of 1.9 million square feet of commercial GLA and 1,745 multifamily units for additional expansion. |
| Main Street Promenade | Chicago, IL | Potential of 10,000 square feet of commercial GLA and 47 multifamily units for additional expansion. |
| Downtown Crown | Washington, D.C./Baltimore | Potential of 42,000 square feet of commercial GLA for additional expansion. |

---

(1)Projected completion date represents the earlier of one year after completion of project construction or substantial occupancy of the property.

(2)Total project costs and KRG equity requirement represent costs to KRG post-merger and exclude any costs spent to date prior to the merger.

(3)Estimated remaining NOI to come online excludes in-place NOI and NOI related to tenants that have signed leases but have not yet commenced paying rent.

(4)The Company does not have any equity requirements related to this development. Total project costs are at KRG's share and are net of KRG's share of a $13.5 million TIF.

(5)These opportunities are deemed potential at this time and are subject to various contingencies, many of which could be beyond the Company's control.

4th Quarter 2022 Supplemental Financial and Operating Statistics 13

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**Kite Realty Group Trust**

**Geographic Diversification – Retail ABR by Region and State as of December 31, 2022**

(dollars in thousands)

---

| | | | | |
|:---|:---|:---|:---|:---|
| **Region/State** | **Number of**<br>**Properties**<sup>(1)</sup> | **Owned<br>GLA/NRA**<sup>(2)</sup> | **Total**<br>**Weighted**<br>**Retail ABR**<sup>(3)</sup> | **% of**<br>**Weighted**<br>**Retail ABR**<sup>(3)</sup> |
| **<u>South</u>** | | | | |
| Texas | 45 | 7620 | $148879 | 25.7% |
| Florida | 30 | 3580 | 62804 | 10.9% |
| Maryland | 9 | 1784 | 39074 | 6.8% |
| North Carolina | 8 | 1536 | 31443 | 5.4% |
| Virginia | 7 | 1135 | 29566 | 5.1% |
| Georgia | 10 | 1707 | 26235 | 4.5% |
| Tennessee | 3 | 580 | 8317 | 1.4% |
| Oklahoma | 3 | 505 | 7951 | 1.4% |
| South Carolina | 2 | 258 | 3126 | 0.5% |
| **Total South** | **117** | **18705** | **357395** | **61.7%** |
| **<u>West</u>** |  |  |  |  |
| Washington | 10 | 1683 | 30979 | 5.4% |
| Nevada | 5 | 839 | 27794 | 4.8% |
| California | 3 | 655 | 16416 | 2.8% |
| Arizona | 5 | 725 | 15116 | 2.6% |
| Utah | 2 | 388 | 8026 | 1.4% |
| **Total West** | **25** | **4290** | **98331** | **17.0%** |
| **<u>Midwest</u>** |  |  |  |  |
| Indiana | 15 | 1624 | 29290 | 5.1% |
| Illinois | 8 | 1163 | 24360 | 4.2% |
| Michigan | 1 | 308 | 7150 | 1.2% |
| Missouri | 1 | 453 | 4197 | 0.7% |
| Ohio | 1 | 236 | 1912 | 0.3% |
| **Total Midwest** | **26** | **3784** | **66909** | **11.5%** |
| **<u>Northeast</u>** |  |  |  |  |
| New York | 8 | 1083 | 34553 | 6.0% |
| New Jersey | 4 | 340 | 11681 | 2.0% |
| Massachusetts | 1 | 272 | 4873 | 0.8% |
| Connecticut | 1 | 206 | 3639 | 0.6% |
| Pennsylvania | 1 | 136 | 1982 | 0.4% |
| **Total Northeast** | **15** | **2037** | **56728** | **9.8%** |
| &nbsp;&nbsp;**Total** | **183** | **28816** | $**579363** | **100.0%** |

---

(1)Number of properties represents consolidated and unconsolidated retail properties.

(2)Owned GLA/NRA represents gross leasable area owned by the Company and excludes the square footage of development and redevelopment projects.

(3)Total weighted retail ABR and percent of weighted retail ABR includes ground lease rent and represents the Company's share of the ABR at consolidated and unconsolidated properties.

4th Quarter 2022 Supplemental Financial and Operating Statistics 14

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**Kite Realty Group Trust**

**Top 25 Tenants by ABR as of December 31, 2022**

(dollars in thousands, except per square foot data)

The following table includes the Company's retail operating properties.

---

| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | | | | | | | **Credit Ratings** | **Credit Ratings** |
| |<br>**Tenant** |<br>**Primary DBA/<br>Number of Stores** |<br>**Number**<br>**of Stores**<sup>(1)</sup> |<br>**Total**<br>**Leased**<br>**GLA/NRA**<sup>(2)</sup> |<br>**ABR**<sup>(3)</sup> |<br>**% of**<br>**Weighted ABR**<sup>(4)</sup> | **S&P** | **Moody's** |
| 1 | The TJX Companies, Inc. | T.J. Maxx (18), Marshalls (12), HomeGoods (11), Homesense (2), T.J. Maxx & HomeGoods combined (2) | 45 | 1323 | $14469 | 2.5% | A | A2 |
| 2 | Best Buy Co., Inc. | Best Buy (15), Pacific Sales (1) | 16 | 633 | 11204 | 1.9% | BBB+ | A3 |
| 3 | Ross Stores, Inc. | Ross Dress for Less (31), dd's DISCOUNTS (1) | 32 | 908 | 10648 | 1.8% | BBB+ | A2 |
| 4 | PetSmart, Inc. |  | 32 | 657 | 10525 | 1.8% | B | B1 |
| 5 | Gap Inc. | Old Navy (25), The Gap (3), Banana Republic (3), Athleta (3) | 34 | 455 | 8348 | 1.4% | BB | Ba2 |
| 6 | Bed Bath & Beyond Inc. | Bed Bath & Beyond (14), buybuy BABY (9) | 23 | 613 | 8277 | 1.4% | CC | Ca |
| 7 | Dick's Sporting Goods, Inc. | Dick's Sporting Goods (12), Golf Galaxy (1) | 13 | 652 | 8265 | 1.4% | BBB | Baa3 |
| 8 | Michaels Stores, Inc. | Michaels | 28 | 631 | 8250 | 1.4% | N/A | N/A |
| 9 | Publix Super Markets, Inc. |  | 14 | 669 | 6884 | 1.2% | N/A | N/A |
| 10 | Lowe's Companies, Inc. |  | 6 |  | 5838 | 1.0% | BBB+ | Baa1 |
| 11 | The Kroger Co. | Kroger (6), Harris Teeter (2),<br>QFC (1), Smith's (1) | 10 | 355 | 5753 | 1.0% | BBB | Baa1 |
| 12 | Total Wine & More |  | 14 | 332 | 5688 | 1.0% | N/A | N/A |
| 13 | BJ's Wholesale Club, Inc. |  | 3 | 115 | 5464 | 1.0% | BB+ | N/A |
| 14 | &nbsp;&nbsp;Petco Health And Wellness<br>Company, Inc. |  | 22 | 299 | 5461 | 0.9% | B+ | B1 |
| 15 | Ulta Beauty, Inc. |  | 25 | 259 | 5388 | 0.9% | N/A | N/A |
| 16 | Albertsons Companies, Inc. | Safeway (3), Jewel-Osco (2), Tom Thumb (2) | 7 | 395 | 5040 | 0.9% | BB | Ba2 |
| 17 | Five Below, Inc. |  | 29 | 258 | 4945 | 0.9% | N/A | N/A |
| 18 | Fitness International, LLC |  | 6 | 242 | 4884 | 0.9% | B- | B3 |
| 19 | Burlington Stores, Inc. |  | 9 | 473 | 4881 | 0.8% | BB+ | N/A |
| 20 | Kohl's Corporation |  | 7 | 361 | 4865 | 0.8% | BB+ | Ba1 |
| 21 | Nordstrom, Inc. |  | 8 | 259 | 4494 | 0.8% | BB+ | Ba1 |
| 22 | Ahold U.S.A. Inc. | Stop & Shop (3), Giant Foods (1) | 4 | 239 | 4493 | 0.8% | BBB | Baa1 |
| 23 | &nbsp;&nbsp;DSW Designer Shoe<br>Warehouse |  | 16 | 314 | 4482 | 0.8% | N/A | N/A |
| 24 | Walgreens Boots Alliance, Inc. |  | 8 | 133 | 4453 | 0.8% | BBB | Baa2 |
| 25 | Office Depot, Inc. | Office Depot (11), OfficeMax (3) | 14 | 308 | 4380 | 0.8% | N/A | N/A |
|  | &nbsp;&nbsp;**Total Top Tenants** |  | **425** | **10883** | $**167379** | **28.9%** |  |  |

---

(1)Number of stores represents stores at consolidated and unconsolidated properties.

(2)Total leased GLA/NRA excludes the square footage of structures located on land owned by the Company and ground-leased to tenants.

(3)ABR represents the monthly contractual rent for December 31, 2022, for each applicable tenant multiplied by 12 and does not include tenant reimbursements. ABR represents 100% of the ABR at consolidated properties and the Company's share of the ABR at unconsolidated properties including ground lease rent.

(4)Percent of weighted ABR includes ground lease rent and represents the Company's share of the ABR at consolidated and unconsolidated properties.

4th Quarter 2022 Supplemental Financial and Operating Statistics 15

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**Kite Realty Group Trust**

**Retail Leasing Spreads**

---

| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | | | **Comparable Space**<sup>(1)(2)</sup> | **Comparable Space**<sup>(1)(2)</sup> | **Comparable Space**<sup>(1)(2)</sup> | **Comparable Space**<sup>(1)(2)</sup> | **Comparable Space**<sup>(1)(2)</sup> | **Comparable Space**<sup>(1)(2)</sup> |
|<br>**Category** |<br>**Total**<br>**Leases**<sup>(1)</sup> |<br>**Total** <br>**Sq. Ft.**<sup>(1)</sup> | **Leases** | **Sq. Ft.** | **Prior Rent PSF**<sup>(3)</sup> | **New Rent PSF**<sup>(4)</sup> | **Cash Rent Spread** | **TI, LL Work,**<br>**Lease Commissions PSF**<sup>(5)</sup> |
| New Leases – Q4 2022 | 51 | 309042 | 21 | 160787 | $18.31 | $22.39 | 22.3% |  |
| New Leases – Q3 2022 | 61 | 207224 | 22 | 67920 | 32.45 | 42.41 | 30.7% |  |
| New Leases – Q2 2022 | 68 | 277184 | 26 | 137488 | 14.70 | 21.92 | 49.1% |  |
| New Leases – Q1 2022 | 72 | 326957 | 26 | 91064 | 19.95 | 31.66 | 58.7% |  |
| **Total** | **252** | **1120407** | **95** | **457259** | $**19.65** | $**27.07** | **37.8%** | $**76.03** |
| Renewals – Q4 2022 | 122 | 725013 | 105 | 624805 | $20.45 | $22.27 | 8.9% |  |
| Renewals – Q3 2022 | 160 | 1367114 | 134 | 1282347 | 15.53 | 16.86 | 8.5% |  |
| Renewals – Q2 2022 | 138 | 921079 | 119 | 849958 | 16.13 | 17.41 | 8.0% |  |
| Renewals – Q1 2022 | 110 | 727006 | 79 | 588368 | 18.16 | 19.77 | 8.9% |  |
| **Total** | **530** | **3740212** | **437** | **3345478** | $**17.06** | $**18.52** | **8.6%** | $**0.98** |
| Total – Q4 2022 | 173 | 1034055 | 126 | 785592 | $20.01 | $22.30 | 11.4% |  |
| Total – Q3 2022 | 221 | 1574338 | 156 | 1350267 | 16.38 | 18.14 | 10.8% |  |
| Total – Q2 2022 | 206 | 1198263 | 145 | 987446 | 15.93 | 18.04 | 13.2% |  |
| Total – Q1 2022 | 182 | 1053963 | 105 | 679432 | 18.40 | 21.36 | 16.1% |  |
| **Total** | **782** | **4860619** | **532** | **3802737** | $**17.37** | $**19.55** | **12.6%** | $**10.01** |

---

(1)Excludes office and ground leases. Comparable space leases on this table are included for second generation retail spaces. Comparable leases represent those leases for which there was a former tenant within the last 12 months.

(2)Comparable renewals exclude leases with terms 24 months or shorter.

(3)Prior rent represents minimum rent, if any, paid by the prior tenant in the final 12 months of the term. All amounts reported at lease execution.

(4)Contractual rent represents contractual minimum rent per square foot for the first 12 months of the lease.

(5)Includes redevelopment costs for tenant-specific landlord work and tenant allowances provided to tenants.

4th Quarter 2022 Supplemental Financial and Operating Statistics 16

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**Kite Realty Group Trust**

**Lease Expirations as of December 31, 2022**

(dollars in thousands, except per square foot data)

The following table includes the Company's operating retail properties and development/redevelopment property tenants open for business who have commenced paying rent as of December 31, 2022.

---

| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| **<u>Retail Portfolio</u>** | **<u>Retail Portfolio</u>** | | | | | | | |
| | | **Expiring GLA – Retail**<sup>(2)</sup> | **Expiring GLA – Retail**<sup>(2)</sup> | | | **Expiring ABR per Sq. Ft.**<sup>(3)</sup> | **Expiring ABR per Sq. Ft.**<sup>(3)</sup> | **Expiring ABR per Sq. Ft.**<sup>(3)</sup> |
| | **Number of**<br>**Expiring**<br>**Leases**<sup>(1)</sup> | **Shop<br>Tenants** | **Anchor<br>Tenants** |<br>**Expiring ABR<br>(Pro rata)** |<br>**% of<br>Total ABR<br>(Pro rata)** | **Shop<br>Tenants** | **Anchor<br>Tenants** | **Total** |
| 2023 | 492 | 1146406 | 1008007 | $50308 | 9.3% | $30.13 | $15.73 | $23.38 |
| 2024 | 613 | 1449645 | 2526203 | 78042 | 14.4% | 31.81 | 13.47 | 20.41 |
| 2025 | 483 | 1158554 | 2483431 | 67122 | 12.4% | 30.96 | 12.89 | 18.69 |
| 2026 | 454 | 1030060 | 2388356 | 65349 | 12.1% | 30.86 | 14.38 | 19.42 |
| 2027 | 512 | 1188641 | 2502486 | 71206 | 13.2% | 31.13 | 13.83 | 19.42 |
| 2028 | 349 | 823943 | 2504354 | 61876 | 11.4% | 32.95 | 13.88 | 18.60 |
| 2029 | 186 | 457296 | 1184686 | 34359 | 6.4% | 32.86 | 16.43 | 20.98 |
| 2030 | 137 | 417559 | 584298 | 20861 | 3.9% | 29.46 | 15.00 | 20.97 |
| 2031 | 128 | 346289 | 619508 | 20991 | 3.9% | 32.11 | 16.11 | 21.81 |
| 2032 | 162 | 403952 | 1079063 | 27866 | 5.2% | 31.03 | 14.73 | 19.20 |
| Beyond | 170 | 400146 | 1567163 | 42245 | 7.8% | 34.58 | 18.16 | 21.49 |
|  | **3686** | **8822491** | **18447555** | $**540225** | **100.0%** | $**31.43** | $**14.55** | $**20.05** |

---

(1)Lease expirations table reflects rents in place as of December 31, 2022 and does not include option periods; 2023 expirations include 44 month-to-month retail tenants. This column also excludes ground leases.

(2)Expiring GLA excludes the square footage of structures located on land owned by the Company and ground-leased to tenants.

(3)ABR represents the monthly contractual rent as of December 31, 2022 for each applicable tenant multiplied by 12. Excludes tenant reimbursements and ground lease revenue.

4th Quarter 2022 Supplemental Financial and Operating Statistics 17

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**Kite Realty Group Trust**

**Components of Net Asset Value as of December 31, 2022**

(dollars in thousands)

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **<u>Cash Net Operating Income (NOI)</u>** | | **<u>Page</u>** | **<u>Other Assets</u>**<sup>(1)</sup> | | **<u>Page</u>** |
| GAAP property NOI (incl. ground lease revenue) | $148950 | 6 | Cash, cash equivalents, and restricted cash | $121970 | 3 |
| Non-cash revenue adjustments | (5662) |  | Tenant and other receivables (net of SLR) | 56841 | 3 |
| Other property-related revenue | (2202) | 6 | Prepaid and other assets | 127044 | 3 |
| Ground lease ("GL") revenue | (10472) | 6 |  |  |  |
| &nbsp;&nbsp;**Consolidated Cash Property NOI (excl. GL)** | $130614 |  |  |  |  |
| &nbsp;&nbsp;Annualized Consolidated Cash Property NOI<br>(excl. ground leases) | $522456 |  |  |  |  |
| **<u>Adjustments to Normalize Annualized Cash NOI</u>** |  |  | **<u>Liabilities</u>** |  |  |
| Remaining NOI to come online from development and redevelopment projects<sup>(2)</sup> | $4650 | 13 | Mortgage and other indebtedness, net | $(2978256) | 10 |
| Unconsolidated EBITDA | 3828 | 8 | Pro rata adjustment for joint venture debt | (40449) | 8 |
| General and administrative expense allocable to property management activities included in property expenses ($3.2 million in Q4) | 12800 | 6, note 3 | Accounts payable and accrued expenses | (207792) | 3 |
| &nbsp;&nbsp;**Total Adjustments** | 21278 |  | Other liabilities | (298039) | 3 |
|  |  |  | Projected remaining under construction development/redevelopment<sup>(3)</sup> | (44200) | 13 |
| &nbsp;&nbsp;Annualized Normalized Portfolio Cash NOI<br>(excl. ground leases) | $543734 |  |  |  |  |
| Annualized ground lease NOI | 41888 |  |  |  |  |
| &nbsp;&nbsp;**Total Annualized Portfolio Cash NOI** | $585622 |  | Common shares and Units outstanding | 222056355 |  |

---

(1)Excludes construction in progress and entitled land held for development.

(2)Excludes the projected cash NOI and related cost from the future opportunities outlined on page 13.

(3)Remaining costs on page 13 for development projects.

4th Quarter 2022 Supplemental Financial and Operating Statistics 18

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&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;

**Kite Realty Group Trust**

**Non-GAAP Financial Measures**

**<u>Funds from Operations</u>**

Funds from Operations ("FFO") is a widely used performance measure for real estate companies and is provided here as a supplemental measure of operating performance. The Company calculates FFO, a non-GAAP financial measure, in accordance with the best practices described in the April 2002 National Policy Bulletin of the National Association of Real Estate Investment Trusts ("NAREIT"), as restated in 2018. The NAREIT white paper defines FFO as net income (calculated in accordance with GAAP), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, and impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.

Considering the nature of our business as a real estate owner and operator, the Company believes that FFO is helpful to investors in measuring our operational performance because it excludes various items included in net income that do not relate to or are not indicative of our operating performance, such as gains or losses from sales of depreciated property and depreciation and amortization, which can make periodic and peer analyses of operating performance more difficult. FFO excludes the 2021 gain on sale of the ground lease portfolios as these sales were part of our capital strategy distinct from our ongoing operating strategy of selling individual land parcels from time to time. FFO (a) should not be considered as an alternative to net income (calculated in accordance with GAAP) for the purpose of measuring our financial performance, (b) is not an alternative to cash flow from operating activities (calculated in accordance with GAAP) as a measure of our liquidity, and (c) is not indicative of funds available to satisfy our cash needs, including our ability to make distributions. The Company's computation of FFO may not be comparable to FFO reported by other REITs that do not define the term in accordance with the current NAREIT definition or that interpret the current NAREIT definition differently than we do. A reconciliation of net income (calculated in accordance with GAAP) to FFO is included elsewhere in this Financial Supplement.

From time to time, the Company may report or provide guidance with respect to "FFO as adjusted" which starts with FFO, as defined by NAREIT, and then removes the impact of certain non-recurring and non-operating transactions or other items the Company does not consider to be representative of its core operating results including, without limitation, gains or losses associated with the early extinguishment of debt, gains or losses associated with litigation involving the Company that is not in the normal course of business, merger and acquisition costs, the impact on earnings from employee severance, the excess of redemption value over carrying value of preferred stock redemption, and the impact of prior period bad debt or the collection of accounts receivable previously written off ("prior period collection impact"), which are not otherwise adjusted in the Company's calculation of FFO.

**<u>Adjusted Funds from Operations</u>**

Adjusted Funds from Operations ("AFFO") is a non-GAAP financial measure of operating performance used by many companies in the real estate industry. AFFO modifies FFO for certain cash and non-cash transactions that are not included in FFO. AFFO should not be considered an alternative to net income as an indicator of the Company's performance or as an alternative to cash flow as a measure of liquidity or the Company's ability to make distributions. Management considers AFFO a useful supplemental measure of the Company's performance. The Company's computation of AFFO may differ from the methodology for calculating AFFO used by other REITs, and therefore, may not be comparable to such other REITs. A reconciliation of net income (calculated in accordance with GAAP) to AFFO is included elsewhere in this Financial Supplement.

**<u>Net Operating Income, Cash Net Operating Income and Same Property Net Operating Income</u>**

The Company uses property net operating income ("NOI") and cash NOI, which are non-GAAP financial measures, to evaluate the performance of our properties. The Company defines NOI and cash NOI as income from our real estate, including lease termination fees received from tenants, less our property operating expenses. NOI and cash NOI exclude amortization of capitalized tenant improvement costs and leasing commissions and certain corporate level expenses, including merger and acquisition costs. Cash NOI also excludes other property-related revenue as that activity is recurring but unpredictable in its occurrence, straight-line rent adjustments, and amortization of in-place lease liabilities, net. The Company believes that NOI and cash NOI are helpful to investors as measures of our operating performance because they exclude various items included in net income that do not relate to or are not indicative of our operating performance, such as depreciation and amortization, interest expense, and impairment, if any.

The Company also uses same property NOI ("Same Property NOI"), a non-GAAP financial measure, to evaluate the performance of our properties. Same Property NOI is net income excluding properties that have not been owned for the full periods presented. However, due to the size of the Retail Properties of America, Inc. ("RPAI") portfolio acquired in the merger with RPAI, which closed in October 2021, (the "Merger"), the legacy RPAI properties have been deemed to qualify for the same property pool beginning in 2022 if they had a full quarter of operations in 2021 within the legacy RPAI portfolio prior to the Merger. Same Property NOI also excludes (i) net gains from outlot sales, (ii) straight-line rent revenue, (iii) lease termination income in excess of lost rent, (iv) amortization of lease intangibles, and (v) significant prior period expense recoveries and adjustments, if any. When the Company receives payments in excess of any accounts receivable for terminating a lease, Same Property NOI will include such excess payments as monthly rent until the earlier of the expiration of 12 months or the start date of a replacement tenant.

4th Quarter 2022 Supplemental Financial and Operating Statistics 19

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**Kite Realty Group Trust**

**Non-GAAP Financial Measures (continued)**

**<u>Net Operating Income and Same Property Net Operating Income (continued)</u>**

The Company believes that Same Property NOI is helpful to investors as a measure of our operating performance because it includes only the NOI of properties that have been owned for the full periods presented. The Company believes such presentation eliminates disparities in net income due to the acquisition or disposition of properties during the particular periods presented and thus provides a more consistent metric for the comparison of our properties. Same Property NOI includes the results of properties that have been owned for the entire current and prior year reporting periods.

In order to provide meaningful comparative information across periods that, in some cases, predate the Merger, all information regarding the performance of the same property pool is presented as though the Merger was consummated on January 1, 2021 (i.e., as though the properties owned by RPAI prior to the Merger that are included in our same property pool had been owned by the Company for the entirety of all comparison periods for which same property pool information is presented). NOI and Same Property NOI should not, however, be considered as alternatives to net income (calculated in accordance with GAAP) as indicators of our financial performance. The Company's computation of NOI and Same Property NOI may differ from the methodology used by other REITs and, therefore, may not be comparable to such other REITs.

When evaluating the properties that are included in the same property pool, we have established specific criteria for determining the inclusion of properties acquired or those recently under development. An acquired property is included in the same property pool when there is a full quarter of operations in both years subsequent to the acquisition date. The properties acquired in the Merger with RPAI qualify for the same property pool beginning in 2022 if they had a full first quarter of operations in 2021 within the legacy RPAI portfolio prior to the Merger. Development and redevelopment properties are included in the same property pool four full quarters after the properties have been transferred to the operating portfolio. A redevelopment property is first excluded from the same property pool when the execution of a redevelopment plan is likely and we (a) begin recapturing space from tenants or (b) the contemplated plan significantly impacts the operations of the property. For the three months and year ended December 31, 2022, the same property pool excludes (i) Glendale Town Center, Shoppes at Quarterfield and Circle East, which were reclassified from active redevelopment into our operating portfolio in December 2021, June 2022 and September 2022, respectively, (ii) the multifamily rental units and commercial portion at One Loudoun Downtown – Pads G & H, (iii) three active development and redevelopment projects, (iv) Arcadia Village, Pebble Marketplace and Palms Plaza, which were each acquired subsequent to January 1, 2021, and (v) office properties.

**<u>Earnings Before Interest, Taxes, Depreciation and Amortization (EBITDA) and Net Debt to EBITDA</u>**

The Company defines EBITDA, a non-GAAP financial measure, as net income before interest expense, income tax expense of the taxable REIT subsidiary, and depreciation and amortization. For informational purposes, the Company also provides Adjusted EBITDA, which it defines as EBITDA less (i) EBITDA from unconsolidated entities, (ii) gains on sales of operating properties or impairment charges, (iii) merger and acquisition costs, (iv) other income and expense, (v) noncontrolling interest EBITDA, and (vi) other non-recurring activity or items impacting comparability from period to period. Annualized Adjusted EBITDA is Adjusted EBITDA for the most recent quarter multiplied by four. Net Debt to Adjusted EBITDA is the Company's share of net debt divided by Annualized Adjusted EBITDA. EBITDA, Adjusted EBITDA, Annualized Adjusted EBITDA and Net Debt to Adjusted EBITDA, as calculated by the Company, are not comparable to EBITDA and EBITDA-related measures reported by other REITs that do not define EBITDA and EBITDA-related measures exactly as we do. EBITDA, Adjusted EBITDA and Annualized Adjusted EBITDA do not represent cash generated from operating activities in accordance with GAAP and should not be considered alternatives to net income as an indicator of performance or as alternatives to cash flows from operating activities as an indicator of liquidity.

Considering the nature of our business as a real estate owner and operator, the Company believes that EBITDA, Adjusted EBITDA and the ratio of Net Debt to Adjusted EBITDA are helpful to investors in measuring our operational performance because they exclude various items included in net income that do not relate to or are not indicative of the Company's operating performance, such as gains or losses from sales of depreciated property and depreciation and amortization, which can make periodic and peer analyses of operating performance more difficult. For informational purposes, the Company also provides Annualized Adjusted EBITDA, adjusted as described above. The Company believes this supplemental information provides a meaningful measure of its operating performance. The Company believes presenting EBITDA and the related measures in this manner allows investors and other interested parties to form a more meaningful assessment of the Company's operating results.

4th Quarter 2022 Supplemental Financial and Operating Statistics 20