EDGAR 10-K Filing

Company CIK: 894315
Filing Year: 2024
Filename: 894315_10-K_2024_0000950170-24-019352.json

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ITEM 1. BUSINESS
Item 1. BUSINESS
Overview
SITE Centers Corp., an Ohio corporation (the “Company” or “SITE Centers”), is a self-administered and self-managed Real Estate Investment Trust (“REIT”) engaged in the business of owning, leasing, acquiring, redeveloping, developing and managing shopping centers. Unless otherwise provided, references herein to the Company or SITE Centers include SITE Centers Corp. and its wholly-owned subsidiaries and consolidated and unconsolidated joint ventures.
The Company is self-administered and self-managed, and therefore, has not engaged, nor does it expect to retain, any REIT advisor. The Company manages all of its shopping centers which are collectively referred to herein as the "Portfolio Properties". At December 31, 2023, the Company owned 114 shopping centers (including 13 shopping centers owned through unconsolidated joint ventures) aggregated 22.6 million square feet of gross leasable area (“GLA”) through all its properties (wholly-owned and joint venture). At December 31, 2023, the aggregate occupancy of the Company’s operating shopping center portfolio was 92.0% on a pro rata basis, and the average annualized base rent per occupied square foot was $20.35, on a pro rata basis.
The primary source of the Company’s income is generated from the rental of the Company’s Portfolio Properties to tenants. In addition, the Company generates revenue from its management contracts with its unconsolidated joint ventures.
Strategy
The overall investment, operating and financing policies of the Company, which govern a variety of activities, such as capital allocations, dividends and status as a REIT, are determined by management and the Board of Directors. The Board of Directors may amend or revise the Company’s policies from time to time without a vote of the Company’s shareholders.
The Company’s mission is to own and manage open-air shopping centers located in suburban, high household income communities. The Company strives to deliver total shareholder returns through earnings and cash flow growth, a sustainable dividend and a strong balance sheet that is well positioned through various economic cycles.
In October 2023, the Company announced a plan to spin off its convenience assets into a separate, publicly traded REIT to be named Curbline Properties Corp. (“Curbline”) in recognition of the distinct characteristics and opportunities within the Company’s unanchored and grocery and power center portfolios. Convenience properties are positioned on the curbline of well-trafficked intersections, offering enhanced access and visibility relative to other property types. The properties generally consist of a ubiquitous row of primarily small-shop units along with dedicated parking leased to a diversified mixture of national and local service and restaurant tenants that cater to daily convenience trips from the growing suburban population. The property type’s site plan and depth of leasing prospects generally reduce operating capital expenditures and provide significant tenant diversification.
In addition, the Company has obtained a financing commitment for a $1.1 billion mortgage facility (the “Mortgage Facility”), which is expected to close prior to the consummation of the spin-off with loan and additional asset sale proceeds expected to be used to repay all of the Company’s outstanding unsecured indebtedness. The Mortgage Facility is further described in Item 7. “Management’s Discussion and Analysis of Financial Condition and Results of Operations-Liquidity, Capital Resources and Financing Activities” in Part II of this Annual Report on Form 10-K.
As of December 31, 2023, the Company had a portfolio of 65 wholly-owned convenience assets that it expects to include in the Curbline portfolio, including properties separated or in the process of being separated from SITE Centers properties. The median property size within the Curbline portfolio as of December 31, 2023, was approximately 20,000 square feet with 92% of base rent generated by units less than 10,000 square feet. The Company expects to acquire additional convenience properties prior to the spin-off that will be included in the Curbline portfolio, funded through additional Company dispositions, retained cash flow and cash on hand.
Curbline is expected to be in a net cash position at the time of its separation from the Company with cash on hand, a preferred investment in the Company, and an unsecured, undrawn line of credit. Curbline is not expected to have any debt outstanding at the time of its separation from the Company and therefore Curbline is expected to have significant access to sources of debt capital in order to fund significant asset growth.
The Company expects to complete the separation of Curbline on or around October 1, 2024. Following the separation of Curbline, the Company intends to realize value through operations and, depending on market conditions, the sale of additional
assets. The timing of certain sales may be impacted by interim leasing, tactical redevelopment activities, and other asset management initiatives intended to maximize values.
Growth opportunities within the Company’s portfolio include rental rate increases, continued lease-up of the portfolio, rent commencement with respect to recently executed leases and the adaptation of existing site plans and square footage to generate higher blended rental rates and operating cash flows. The Company expects that future acquisition activities (prior to the separation of Curbline as described above) will largely focus on convenience retail properties that offer enhanced prospects for cash flow growth through rent increases and lower capital expenditure requirements.
Narrative Description of Business
The Company’s portfolio as of December 31, 2023, consisted of 114 shopping centers (including 13 centers owned through unconsolidated joint ventures) located in 20 states. The following tables present the operating statistics affecting base rental revenues summarized by the following portfolios: pro rata combined shopping center portfolio, wholly-owned shopping center portfolio and joint venture shopping center portfolio:
Pro Rata Combined
Shopping Center Portfolio
December 31,
Centers owned
Aggregate occupancy rate
92.0
%
92.4
%
Average annualized base rent per occupied square foot
$
20.35
$
19.52
Wholly-Owned
Shopping Centers
December 31,
Joint Venture
Shopping Centers
December 31,
Centers owned
Aggregate occupancy rate
92.1
%
92.6
%
91.5
%
90.7
%
Average annualized base rent per occupied square foot
$
20.46
$
19.61
$
16.43
$
16.20
Recent Developments
See Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations and Item 8. the Consolidated Financial Statements and Notes thereto included in this Annual Report on Form 10-K, which are incorporated herein by reference, for information on certain recent developments of the Company.
Tenants and Competition
The Company has established close relationships with a large number of major national and regional tenants, and the Company’s management is associated with, and actively participates in, many shopping center and REIT industry organizations. Notwithstanding these relationships, numerous real estate companies and developers, private and public, compete with the Company in leasing space in shopping centers to tenants. The Company competes with other real estate companies and developers in terms of rental rate, property location, availability of space, management services and property condition.
The Company’s five largest tenants based on the Company’s aggregate annualized base rental revenues, including its proportionate share of joint venture aggregate annualized base rental revenues, are TJX Companies, Inc., Dick's Sporting Goods, Inc., Ross Stores, Inc., Burlington Stores, Inc. and PetSmart LLC, representing 5.2%, 2.5%, 2.2%, 2.1% and 2.1%, respectively, of the Company’s aggregate annualized base rental revenues at December 31, 2023. For more information on the Company’s tenants, see Item 7. “Management’s Discussion and Analysis of Financial Condition and Results of Operations” under the caption “Company Fundamentals.”
Qualification as a Real Estate Investment Trust
As of December 31, 2023, the Company met the qualification requirements of a REIT under Sections 856-860 of the Internal Revenue Code of 1986, as amended (the “Code”). As a result, the Company, with the exception of its taxable REIT subsidiary (“TRS”), will not be subject to federal income tax to the extent it meets certain requirements of the Code.
Human Capital Management
As of December 31, 2023, the Company’s workforce was composed of 220 full-time employees compared to 267 full-time employees at December 31, 2022. At the end of 2023, the Company’s workforce was approximately 39% male and 61% female, and women represented approximately 48% of the Company’s managers (defined by reference to the EEO-1 job class categories to include executive/senior-level officials and managers and first/mid-level officials and managers). The ethnicity of the Company’s workforce at the end of 2023 was approximately 79% White, 12% Black, 4% Hispanic, 2% Asian and 3% other (based on EEO categories). Of the Company’s employees, 69% of employees were assigned to work in the corporate headquarters in Beachwood, Ohio, with the rest working in regional offices or remotely. Many of the Company’s employees have a long tenure with the Company, with approximately 77% of the Company’s employees having been with the Company for over 5 years and 55% for over 10 years.
The Company’s primary human capital management objective is to attract, develop, engage and retain the highest quality talent. To support this objective, the Company offers competitive pay and benefit programs, a broad focus on wellness and flexible work arrangements designed to allow employees to meet personal and family needs. The Company currently utilizes a hybrid work schedule that provides employees the opportunity to work remotely on a limited basis while continuing to cultivate in-office relationships and learning, which are key elements to the Company’s culture. The Company also takes steps to measure and improve upon its level of employee engagement and to create a diverse and inclusive workplace. The Company’s employees are expected to exhibit honest, ethical and respectful conduct in the workplace. The Company annually requires its employees to complete training modules on sexual harassment and discrimination and to acknowledge and certify their compliance with the Company’s Code of Business Conduct and Ethics. Senior members of its accounting, finance and capital markets and asset management departments are also required to acknowledge and agree to the Company’s Code of Ethics for Senior Financial Officers on an annual basis. The Company’s culture is also underpinned by its employees’ commitment to the Company’s core values of being Fearless, Authentic, Curious and Thoughtful (the Company’s "Matters of FACT") in the conduct of their responsibilities.
Corporate Responsibility and Sustainability
Detailed information regarding the Company’s approach to sustainability can be found on the Company’s website in its Corporate Responsibility and Sustainability Report. This report is based on the Global Reporting Initiative (“GRI”) standard, which summarizes environmental and social performance, and includes disclosures with respect to Sustainability Accounting Standards Board (“SASB”) and Task Force on Climate-Related Disclosures (“TCFD”) standards. The content of the Company’s sustainability report is not incorporated by reference into this Annual Report on Form 10-K or in any other report or document filed with the SEC, unless expressly noted.
Information About the Company’s Executive Officers
The section below provides information regarding the Company’s executive officers as of February 15, 2024:
David R. Lukes, age 54, has served as President and Chief Executive Officer of SITE Centers and has been a member of SITE Centers’ Board of Directors since March 2017. Prior to joining SITE Centers, Mr. Lukes served as Chief Executive Officer and President of Equity One, Inc., an owner, developer and operator of shopping centers, from 2014 until 2017. Mr. Lukes also served as President and Chief Executive Officer of Sears Holding Corporation affiliate Seritage Realty Trust, a real estate company, from 2012 to 2014 and as President and Chief Executive Officer of Olshan Properties, a privately-owned real estate firm specializing in commercial real estate, from 2010 to 2012. From 2002 to 2010, Mr. Lukes served in various senior management positions at Kimco Realty Corporation, including serving as its Chief Operating Officer from 2008 to 2010. Mr. Lukes has also served as the President, Chief Executive Officer and Director of Retail Value Inc. (“RVI”), since April 2018 and as an Independent Director of Citycon Oyj, an owner and manager of shopping centers in the Nordic region listed on the Nasdaq Helsinki stock exchange, since 2017. Mr. Lukes also serves as a member of the Advisory Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”). Mr. Lukes holds a Bachelor of Environmental Design from Miami University, a Master of Architecture from the University of Pennsylvania and a Master of Science in real estate development from Columbia University.
Conor M. Fennerty, age 38, has served as Executive Vice President, Chief Financial Officer and Treasurer of SITE Centers since November 2019. From 2017 to 2019, Mr. Fennerty served as SITE Centers’ Senior Vice President of Capital Markets. Mr. Fennerty has also served as Executive Vice President of RVI since 2020 and Director of RVI since 2022. Prior to joining SITE Centers, Mr. Fennerty served as a Vice President and Senior Analyst at BlackRock, Inc., a global funds manager, from 2014 to 2017, an Analyst at Cohen & Steers Capital Management, a specialist asset manager focused on real assets, from 2012 to 2014, and prior to that, a member of the global investment research division of Goldman Sachs from 2010 to 2012. Mr. Fennerty earned a Bachelor of Science in Business Administration with a major in finance from Georgetown University.
John M. Cattonar, age 42, has served as Executive Vice President and Chief Investment Officer of SITE Centers since May 2021. Previously, Mr. Cattonar served as Senior Vice President of Investments of SITE Centers from 2017 to 2021. Prior to joining
SITE Centers, Mr. Cattonar served as Vice President of Asset Management for Equity One from 2015 to 2017 and at Sears Holding Corporation affiliate Seritage Realty Trust from 2012 to 2015. Mr. Cattonar earned a Master of Science in Real Estate Development from Columbia University and holds a Bachelor of Arts in Economics from the University of North Carolina at Chapel Hill.
Christa A. Vesy, age 53, is Executive Vice President and Chief Accounting Officer of SITE Centers, a position she assumed in March 2012. From 2016 to 2017, Ms. Vesy also served as SITE Centers’ Interim Chief Financial Officer. In these roles, Ms. Vesy has overseen the property and corporate accounting, tax and financial reporting functions for SITE Centers. Previously, Ms. Vesy served as Senior Vice President and Chief Accounting Officer of SITE Centers since 2006. Ms. Vesy has also served as Chief Financial Officer and Treasurer of RVI since November 2019, as its Executive Vice President and Chief Accounting Officer since February 2018 and as director since May 2021. Prior to joining SITE Centers, Ms. Vesy worked for The Lubrizol Corporation, where she served as manager of external financial reporting and then as controller for the lubricant additives business segment. Prior to joining Lubrizol, from 1993 to 2004, Ms. Vesy held various positions with the Assurance and Business Advisory Services group of PricewaterhouseCoopers LLP, a registered public accounting firm, including Senior Manager from 1999 to 2004. Ms. Vesy graduated with a Bachelor of Science in business administration from Miami University. Ms. Vesy is a certified public accountant (CPA) and member of the American Institute of Certified Public Accountants (“AICPA”).
Corporate Headquarters
The Company is an Ohio corporation incorporated in 1992. The Company’s executive offices are located at 3300 Enterprise Parkway, Beachwood, Ohio 44122, and its telephone number is (216) 755-5500. The Company’s website is www.sitecenters.com. The Company uses the Investors Relations section of its website as a channel for routine distribution of important information, including press releases, analyst presentations and financial information. The information the Company posts to its website may be deemed to be material, and investors and others interested in the Company are encouraged to routinely monitor and review the information that the Company posts on its website in addition to following the Company’s press releases, SEC filings and public conference calls and webcasts. The Company posts filings made with the SEC to its website as soon as reasonably practicable after they are electronically filed with, or furnished to, the SEC, including the Company’s annual, quarterly and current reports on Forms 10-K, 10-Q and 8-K, respectively, the Company’s proxy statements and any amendments to those reports or statements. All such postings and filings are available on the Company’s website free of charge. In addition, this website allows investors and other interested persons to sign up to automatically receive e-mail alerts when the Company posts news releases and financial information on its website. The SEC also maintains a website (https://www.sec.gov) that contains reports, proxy and information statements and other information regarding issuers that file electronically with the SEC. The content on, or accessible through, any website referred to in this Annual Report on Form 10-K for the fiscal year ended December 31, 2023, is not incorporated by reference into, and shall not be deemed part of, this Form 10-K unless expressly noted.

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ITEM 1A. RISK FACTORS
Item 1A. RISK FACTORS
Summary of Risk Factors
The following is a summary of material risks that could affect the Company’s business, results of operations, financial condition, liquidity and cash flows. The risks summarized below are discussed in greater detail in the risk factors that follow and are not the only risks the Company faces. The Company’s business operations could also be affected by additional factors that are not presently known to it or that the Company currently considers to be immaterial to its operations. Investors should carefully consider each of the following risks and all of the other information contained in this Annual Report on Form 10-K. If any of the following risks actually occur, the Company’s business, financial condition or results of operations could be negatively affected.
Risks Related to the Company’s Business, Properties and Strategies
•The economic performance and value of the Company’s shopping centers depend on many factors, including broad economic climate and local conditions, each of which could have an adverse impact on the Company’s cash flows and operating results.
•An increase in e-commerce market share may have an adverse impact on the Company’s tenants and business.
•The Company leases a substantial portion of its square footage to large national tenants, making it vulnerable to changes in the business and financial condition of, or demand for, its space by such tenants.
•The Company’s dependence on rental income may adversely affect its ability to meet its debt obligations and make distributions to shareholders.
•Inflationary pressures could adversely impact operating results.
•The Company’s expenses may remain constant or increase even if income from the Company’s properties decreases.
•Property ownership through partnerships and joint ventures could limit the Company’s control of those investments and reduce its expected return.
•The Company’s real estate assets may be subject to impairment charges.
•The Company’s acquisition activities may not produce the cash flows that it expects and may be limited by competitive pressures or other factors.
•Real estate property investments are illiquid; therefore, the Company may not be able to dispose of properties when desired or on favorable terms.
•The proposed spin-off of the Company’s Curbline convenience assets into a separate, publicly-traded REIT may not be completed on the currently contemplated timeline or terms, or at all, and may not achieve the intended benefits.
•The proposed spin-off may create, or appear to create, potential conflicts of interest for certain of the Company’s directors and officers because of their positions or relationships with Curbline.
•The Company’s redevelopment and construction activities could affect its operating results.
•The Company’s real estate investments may contain environmental risks that could adversely affect its results of operations.
•Expectations relating to environmental, social and governance considerations expose the Company to potential liabilities, increased costs, reputational harm and other adverse effects on the Company’s business.
•The Company may be adversely affected by laws, regulations or other issues related to climate change.
•The Company’s properties could be subject to climate change, damage from natural disasters, public health crises and weather-related factors; an uninsured loss on the Company’s properties or a loss that exceeds the limits of the Company’s insurance policies could subject the Company to lost capital or revenue on those properties.
•Crime or civil unrest may affect the markets in which the Company operates its business and its profitability.
•A disruption, failure or breach of the Company’s networks or systems, including as a result of cyber-attacks, could harm its business.
•A disruption or cost overrun in the transition of the Company’s commercial property management and financial system could affect its operations.
Risks Relating to the Company’s Indebtedness and Capital Structure
•The Company utilizes a significant amount of indebtedness in the operation of its business which could adversely affect its financial condition, operating results and cash flows.
•Changes in the Company’s credit ratings could adversely affect the Company’s borrowing capacity and the market price of its publicly traded securities.
•Rising interest rates could adversely affect the Company’s cash flows and the market price of its publicly traded debt and preferred shares.
•The Company’s financial condition and operating activities could be adversely affected by financial covenants.
•The Company’s ability to increase its debt could adversely affect its financial condition and cash flows.
•The Company may not be able to obtain additional capital to finance its operations or make investments.
Risks Related to the Company’s Taxation as a REIT
•If the Company fails to qualify as a REIT in any taxable year, it will be subject to U.S. federal income tax as a regular corporation and could have significant tax liability, which may have a significant adverse consequence to the value of the Company’s shares.
•Compliance with REIT requirements may negatively affect the Company’s operating decisions.
•The Company may be forced to borrow funds to maintain its REIT status, and the unavailability of such capital on favorable terms at the desired times, or at all, may cause the Company to curtail its investment activities and/or to dispose of assets at inopportune times, which could materially and adversely affect the Company.
•Dividends paid by REITs generally do not qualify for reduced tax rates.
•Certain foreign shareholders may be subject to U.S. federal income tax on gain recognized on a disposition of the Company’s common shares if the Company does not qualify as a “domestically controlled” REIT.
•Legislative or other actions affecting REITs could have a negative effect on the Company.
Risks Related to the Company’s Organization, Structure and Ownership
•Provisions of the Company’s Articles of Incorporation and Code of Regulations could have the effect of delaying, deferring or preventing a change in control, even if that change may be considered beneficial by some of the Company’s shareholders.
•The Company has significant shareholders who may exert influence on the Company as a result of their considerable beneficial ownership of the Company’s common shares, and their interests may differ from the interests of other shareholders.
•The Company’s Board of Directors may change significant corporate policies without shareholder approval.
Risks Related to the Company’s Common Shares
•Changes in market conditions could adversely affect the market price of the Company’s publicly traded securities.
•The Company may issue additional securities without shareholder approval.
General Risks Relating to Investments in the Company’s Securities
•The Company may be unable to retain and attract key management personnel.
•The Company is subject to litigation that could adversely affect its results of operations.
The risks summarized above are discussed in greater detail below.
Risks Related to the Company’s Business, Properties and Strategies
The Economic Performance and Value of the Company’s Shopping Centers Depend on Many Factors, Including Broad Economic Climate and Local Conditions, Each of Which Could Have an Adverse Impact on the Company’s Cash Flows and Operating Results
The economic performance and value of the Company’s real estate holdings can be affected by many factors, including the following:
•Changes in the national, regional, local and international economic climate;
•Local conditions, such as an oversupply of space or a reduction in demand for real estate in the area and population, demographic and employment trends;
•The attractiveness of the properties to tenants;
•The increase in consumer purchases through the internet;
•The Company’s ability to provide adequate management services and to maintain its properties;
•Increased operating costs if these costs cannot be passed through to tenants and
•The expense of renovating, repairing and re-letting spaces.
Because the Company’s properties consist of retail shopping centers, the Company’s performance is linked to general economic conditions in the retail market, including conditions that affect consumers’ purchasing behaviors and disposable income. The market for retail space historically has been, and may continue to be, adversely affected by weakness in the national, regional and local economies, the adverse financial condition of some large retailing companies, the ongoing consolidation in the retail sector, increases in consumer internet purchases and the excess amount of retail space in a number of markets. The Company’s performance is affected by its tenants’ results of operations, which are impacted by macroeconomic factors that affect consumers’ ability to purchase goods and services. If the price of the goods and services offered by its tenants materially increases, including as a result of inflationary pressures or increases in taxes or tariffs resulting from, among other things, potential changes in the Code, the operating results and the financial condition of the Company’s tenants and demand for retail space could be adversely affected. To the extent that any of these conditions occur, they are likely to affect market rents for retail space. In addition, the Company may face challenges in the management and maintenance of its properties or incur increased operating costs, such as real estate taxes, insurance and utilities, that may make its properties unattractive to tenants.
In addition, the Company’s properties compete with numerous shopping venues, including regional malls, outlet centers and other shopping centers in attracting and retaining retailers. As of December 31, 2023, leases at the Company’s properties (including the proportionate share of unconsolidated properties) were scheduled to expire on a total of approximately 6.4% of leased GLA during 2024. For those leases that renew, rental rates upon renewal may be lower than current rates. For those leases that do not renew, the Company may not be able to promptly re-lease the space on favorable terms or with reasonable capital investments. In these situations, the Company’s financial condition, operating results and cash flows could be adversely impacted.
An Increase in E-Commerce Market Share May Have an Adverse Impact on the Company’s Tenants and Business
E-commerce has been broadly embraced by the public and growth in e-commerce is likely to continue in the future. Some of the Company’s tenants have been negatively impacted by increasing competition from internet retailers, and this trend could affect the way current and future tenants lease space. For example, the migration toward e-commerce has led a number of omni-channel retailers to reduce the number and size of their traditional “brick and mortar” locations, and increasingly rely on e-commerce and alternative distribution channels. The Company cannot predict with certainty how continuing growth in e-commerce will impact the demand for space at its properties or how much revenue will be generated at traditional store locations in the future. If the Company is unable to anticipate and respond promptly to trends in retailer and consumer behavior, or if demand for traditional retail space significantly decreases, the Company’s occupancy levels and operating results could be materially and adversely affected.
The Company Leases a Substantial Portion of Its Square Footage to Large National Tenants, Making It Vulnerable to Changes in the Business and Financial Condition of, or Demand for, Its Space by Such Tenants
As of December 31, 2023, the annualized base rental revenues of the Company’s tenants that are equal to or exceed 1.5% of the Company’s aggregate annualized shopping center base rental revenues, including its proportionate share of joint venture aggregate annualized shopping center base rental revenues, are as follows:
Tenant
% of Annualized Base
Rental Revenues
TJX Companies, Inc.
5.2%
Dick's Sporting Goods, Inc.
2.5%
Ross Stores, Inc.
2.2%
Burlington Stores, Inc.
2.1%
PetSmart LLC
2.1%
Nordstrom, Inc.
1.6%
Michaels Companies, Inc.
1.6%
Gap Inc.
1.6%
The Kroger Co.
1.5%
Ulta Beauty, Inc.
1.5%
Best Buy Co., Inc.
1.5%
The retail shopping sector has been affected by economic conditions, increases in consumer internet purchases and the competitive nature of the retail business and the competition for market share. In some cases, these shifts have resulted in weaker retailers losing market share and declaring bankruptcy, closing stores and/or taking advantage of early termination provisions in their leases. In addition, movie theater operators have experienced inconsistent performance following the COVID-19 pandemic and prospects for releasing any theater vacancies arising in the Company’s portfolio may be limited absent the investment of significant capital to repurpose the space. In 2023, rents from movie theater operators comprised 3.3% of the Company’s aggregate annualized shopping center base revenues (at the Company’s share).
The Company’s Dependence on Rental Income May Adversely Affect Its Ability to Meet Its Debt Obligations and Make Distributions to Shareholders
Substantially all of the Company’s income is derived from rental income from real property. As a result, the Company’s performance depends on its ability to collect rent from tenants. The Company’s income and funds available for repayment of indebtedness and distribution to shareholders would be negatively affected if a significant number of its tenants, or any of its major tenants, were to do the following:
•Experience a downturn in their business that significantly weakens their ability to meet their obligations to the Company;
•Delay lease commencements;
•Decline to extend or renew leases upon expiration;
•Fail to make rental payments when due or
•Close stores or declare bankruptcy.
Any of these actions could result in the termination of tenants’ leases and the loss of rental income attributable to the terminated leases. In addition, the Company may be required to write off and/or accelerate depreciation and amortization expense associated with a significant portion of the tenant-related deferred charges in future periods. Lease terminations by an anchor tenant or a failure by
that anchor tenant to occupy the premises may also permit other tenants in the same shopping centers to terminate their leases or reduce the amount of rent they pay under the terms of their leases. The Company cannot be certain that any tenant whose lease expires will renew that lease or that the Company will be able to re-lease space on economically advantageous terms. The loss of rental revenues from a number of the Company’s major tenants and its inability to replace such tenants may adversely affect the Company’s profitability and its ability to meet debt and other financial obligations and make distributions to shareholders. In the event the Company is able to re-lease spaces vacated by major bankrupt, distressed or non-renewing tenants, the downtime and capital expenditures required in the re-leasing process may adversely affect the Company’s results of operations.
Inflationary Pressures Could Adversely Impact Operating Results
Inflationary pressures pose risks to the Company’s business, tenants and the U.S. economy. Inflationary pressures and rising interest rates could result in reductions in retailer profitability and consumer discretionary spending which could impact tenant demand for new and existing store locations and the Company’s ability to grow rents. Regardless of inflation levels, base rent under most of the Company’s long-term anchor leases will remain constant (subject to tenants’ exercise of renewal options at pre-negotiated rent increases) until the expiration of their lease terms. Inflation may result in increases in certain shopping center operating expenses including common area maintenance and other operating expenses. Although most of the Company’s leases require tenants to pay their share of these property operating expenses, some tenants may be unable to absorb large expense increases caused by inflation and such increased expenses may limit tenants’ ability to pay higher base rents upon renewal, or renew leases at all. Inflation may also impact other aspects of the Company’s operating costs, including insurance, employee retention costs, the cost to complete redevelopments and build-outs of recently leased vacancies and interest rate costs relating to variable-rate loans and refinancing of fixed-rate indebtedness. Increasing interest rates or capital availability constraints may also adversely impact the transaction market, including the availability of acquisition financing, asset values and the Company’s ability to buy or sell properties. Any of the foregoing risks could have a material adverse effect on the Company’s business, results of operations and financial condition.
The Company’s Expenses May Remain Constant or Increase Even if Income from the Company’s Properties Decreases
Costs associated with the Company’s business, such as common area expenses, utilities, insurance, real estate taxes, mortgage payments and corporate expenses, are relatively inflexible and generally do not decrease in the event that a property is not fully occupied, rental rates decrease, a tenant fails to pay rent or other circumstances cause the Company’s revenues to decrease. In addition, other factors can cause operating costs to increase independent of occupancy, rental and default rates, such as inflation. If the Company is unable to lower its operating costs when property-level revenues decline and/or is unable to pass along cost increases to tenants, the Company’s cash flows, profitability and ability to make distributions to shareholders could be adversely impacted.
Property Ownership Through Partnerships and Joint Ventures Could Limit the Company’s Control of Those Investments and Reduce Its Expected Return
Partnership or joint venture investments may involve risks not otherwise present for investments made solely by the Company, including the possibility that the Company’s partner or co-venturer might become bankrupt, that its partner or co-venturer might at any time have different interests or goals than the Company and that its partner or co-venturer may take action contrary to the Company’s instructions, requests, policies or objectives, including the Company’s policy with respect to maintaining its qualification as a REIT. In addition, the Company’s partner or co-venturer could have different investment criteria that would impact the assets held by the joint venture or its interest in the joint venture, which may also reduce the carrying value of its equity investments if a loss in the carrying value of the investment is realized. These situations could have an impact on the Company’s revenues from its joint ventures. Other risks of joint venture investments include impasse on decisions, such as the decision to sell or finance a property or leasing decisions with anchor tenants, because neither the Company’s partner or co-venturer nor the Company would have full control over the partnership or joint venture. Joint venture platforms typically contain customary buy-sell provisions, which could result in either the sale of the Company’s interest or the use of available cash or borrowings to acquire the Company’s partner’s interest at inopportune times, as well as the termination of applicable management contracts and fees. In addition, the Company is obligated to maintain the REIT status of the Dividend Trust Portfolio joint venture’s REIT subsidiary and the Company’s failure to do so could result in substantial liability to its partner. These factors could limit the return that the Company receives from such investments, cause its cash flows to be lower than its estimates or lead to business conflicts or litigation. There is no limitation under the Company’s Articles of Incorporation, or its Code of Regulations, as to the amount of funds that the Company may invest in partnerships or joint ventures. In addition, a partner or co-venturer may not have access to sufficient capital to satisfy its funding obligations to the joint venture. Furthermore, if credit conditions in the capital markets deteriorate, the Company could be required to reduce the carrying value of its equity method investments if a loss in the carrying value of the investment is realized or considered an other than temporary decline. As of December 31, 2023, the Company had $39.4 million of investments in and advances to unconsolidated joint ventures holding shopping centers.
The Company’s Real Estate Assets May Be Subject to Impairment Charges
On a periodic basis, the Company assesses whether there are any indicators that the value of its real estate assets and other investments may be impaired. A property’s value is impaired only if the estimate of the aggregate future cash flows (undiscounted and without interest charges) to be generated by the property are less than the carrying value of the property. In the Company’s estimate of projected cash flows, it considers factors such as expected future operating income, trends and prospects, the effects of demand, competition, estimated hold periods and other factors. If the Company is evaluating the potential sale of an asset or development alternatives, the undiscounted future cash flows considerations include the most likely course of action at the balance sheet date based on current plans, intended holding periods and available market information. The Company is required to make subjective assessments as to whether there are impairments in the value of its real estate assets and other investments. These assessments have a direct impact on the Company’s earnings because recording an impairment charge results in an immediate negative adjustment to earnings. There can be no assurance that the Company will not take significant impairment charges in the future, especially in light of its strategy to pursue additional asset sales. Any future impairment could have a material adverse effect on the Company’s results of operations in the period in which the charge is taken.
The Company’s Acquisition Activities May Not Produce the Cash Flows That It Expects and May Be Limited by Competitive Pressures or Other Factors
The Company intends to acquire convenience properties to the extent that suitable acquisitions can be made on suitable terms. Acquisitions of commercial properties entail risks such as the following:
•The Company may be unable to identify, or may have difficulty identifying, acquisition opportunities that fit its investment strategy and cost of capital;
•The Company’s estimates on expected occupancy and rental rates may differ from actual conditions;
•The Company’s estimates of the costs of any redevelopment or repositioning of acquired properties may prove to be inaccurate;
•The Company may be unable to operate successfully in new markets where acquired properties are located due to a lack of market knowledge or understanding of local economies;
•The properties may become subject to environmental liabilities that the Company was unaware of at the time the Company acquired the property or
•The Company may be unable to successfully integrate new properties into its existing operations.
In addition, the Company may not be in a position or have the opportunity in the future to make suitable property acquisitions due to competition for such properties with others engaged in real estate investment, some of which may have greater financial resources or a lower cost of capital than the Company.
Real Estate Property Investments Are Illiquid; Therefore, the Company May Not Be Able to Dispose of Properties When Desired or on Favorable Terms
Real estate investments generally cannot be disposed of quickly. In addition, the Code imposes restrictions, which are not applicable to other types of real estate companies, on the ability of a REIT to dispose of properties. Therefore, the Company may not be able to diversify or alter its portfolio in response to economic conditions or trends in retailer or consumer behavior promptly or on favorable terms. The Company’s inability to quickly respond to such changes or dispose of properties could adversely affect the value of the Company’s portfolio and its ability to repay indebtedness and make distributions to shareholders.
The Proposed Spin-off of the Company’s Curbline Convenience Assets into a Separate, Publicly-Traded REIT May Not Be Completed on the Currently Contemplated Timeline or Terms, or at All, and May Not Achieve the Intended Benefits
In October 2023, the Company announced a plan to spin off its convenience assets into Curbline, a separate, publicly-traded REIT, for the purpose of pursuing the acquisition and aggregation of convenience properties. The Company expects to complete the taxable spin-off on or around October 1, 2024, although there can be no assurances as to whether or when the spin-off will occur, what the final structure of Curbline will be or the tax treatment of Curbline as a separate entity or the tax impact of the spin-off on the Company and its shareholders.
The completion of the spin-off will be subject to various conditions, including effectiveness of a registration statement on Form 10 and final approval and declaration of the distribution of Curbline’s common stock to the Company’s shareholders by the
Company’s Board of Directors. Satisfaction of such conditions and other unforeseen developments could delay or prevent the spin-off or cause the spin-off to occur on terms or conditions that are less favorable and/or different than anticipated. The Company may also elect not to proceed with the spin-off if it is unable to complete the closing of the related Mortgage Facility. Whether or not the spin-off is ultimately completed, the pendency of the spin-off may impose challenges on the Company and its business, including the diversion of management time on matters relating to the spin-off and potential impacts on the Company’s relationships with its employees, tenants and other counterparties. To the extent the Company is unable to complete the spin-off, the Company’s future performance and the trading price of its shares may be adversely affected. If the spin-off is consummated, the trading price of the Company’s common shares is expected to decrease significantly as a result of the value of the spin-off distribution, and the combined value of the common shares of the two publicly traded companies may not be equal to or greater than what the value of the Company’s common shares would have been had the spin-off not occurred. The Company also expects to incur significant expenses in connection with its pursuit of the spin-off.
In the event the spin-off is consummated, the Company and its shareholders may not be able to achieve the full strategic and financial benefits that are currently anticipated to result from the spin-off, or such benefits may be delayed, particularly if Curbline is unable to acquire a sufficient number of additional convenience assets or if the Company is unable to maximize value through operations and asset sales. Curbline’s ability to execute on its plan to acquire assets is dependent on many factors, including the availability of additional sources of capital, the level of supply and pricing for such assets and the internal resources required to pursue such acquisitions. The Company’s ability to maximize value through operations and additional asset sales is dependent on many factors, including demand for space within the Company’s portfolio and the level of demand and pricing for its assets. Even if the Company disposes of additional assets, the ability to distribute sales proceeds to shareholders will be subject to any restrictions set forth in the terms of the Company’s then-outstanding indebtedness and preferred stock financings.
The Proposed Spin-Off May Create, or Appear to Create, Potential Conflicts of Interest for Certain of the Company’s Directors and Officers Because of Their Positions or Relationships with Curbline
In the event the spin-off of Curbline is consummated, members of the Company’s Board of Directors and management are expected to own common shares of Curbline, including as a result of the distribution of Curbline common shares made on account of Company common shares currently owned by such individuals. Ownership of Curbline common shares by these individuals could create, or appear to create, potential conflicts of interest when the Company’s directors and executive officers are faced with decisions that could have different implications for the Company and Curbline. It is expected that some of the Company’s current or former directors and executives, including the Company’s Chief Executive Officer, will also become directors and executives of Curbline following the spin-off.
The Company’s Redevelopment and Construction Activities Could Affect Its Operating Results
The Company intends to continue the selective redevelopment of retail properties as opportunities arise. The Company’s redevelopment activities include the following risks:
•Construction costs of a project may exceed the Company’s original estimates;
•Leasing prospects and rents for newly constructed space may not be sufficient to make the project profitable;
•The Company may not complete construction and lease-up on schedule, resulting in increased construction costs;
•The Company may not be able to obtain, or may experience delays in obtaining, necessary zoning, land use, building, occupancy and other required governmental permits and authorizations and
•The Company may abandon redevelopment opportunities after expending resources to determine feasibility.
Additionally, the time frame required for redevelopment and lease-up of these properties means that the Company may wait several years for a significant cash return. If any of the above events occur, the redevelopment of properties may hinder the Company’s growth and have an adverse effect on its results of operations and cash flows.
The Company’s Real Estate Investments May Contain Environmental Risks That Could Adversely Affect Its Results of Operations
The acquisition and ownership of properties may subject the Company to liabilities, including environmental liabilities. The Company’s operating expenses could be higher than anticipated due to the cost of complying with existing or future environmental laws and regulations. In addition, under various federal, state and local laws, ordinances and regulations, the Company may be considered an owner or operator of real property or to have arranged for the disposal or treatment of hazardous or toxic substances.
As a result, the Company may become liable for the costs of removal or remediation of certain hazardous substances released on or in its properties. The Company may also be liable for other potential costs that could relate to hazardous or toxic substances (including governmental fines and injuries to persons and property). The Company may incur such liability whether or not it knew of, or was responsible for, the presence of such hazardous or toxic substances. Such liability could be of substantial magnitude and divert management’s attention from other aspects of the Company’s business and, as a result, could have a material adverse effect on the Company’s operating results and financial condition, as well as its ability to make distributions to shareholders.
Expectations Relating to Environmental, Social and Governance Considerations Expose the Company to Potential Liabilities, Increased Costs, Reputational Harm and Other Adverse Effects on the Company’s Business
Many governments, regulators, investors, employees, customers and other stakeholders are increasingly focused on environmental, social and governance (“ESG”) considerations relating to businesses, including climate change and greenhouse gas emissions, human capital and diversity, equity and inclusion. The Company makes statements about its ESG goals and initiatives through information provided on its website, press releases and other communications, including through its Corporate Responsibility and Sustainability Report. Disclosures regarding ESG considerations and the implementation of ESG goals and initiatives involve risks and uncertainties. Some stakeholders may disagree with the Company’s ESG goals and initiatives and stakeholders’ ESG views may change and evolve over time. Reporting certain ESG metrics also involves the use of estimates and assumptions and reliance on third-party information that cannot be independently verified by the Company if it is available at all. The Company expects to incur additional costs and devote additional resources to implement ESG initiatives and comply with increasing ESG disclosure obligations, including disclosures relating to the impact of climate change on the Company’s business. Any failure, or perceived failure, by the Company to achieve its goals, further its initiatives, adhere to its public statements, accurately report sustainability metrics and progress, comply with federal or state ESG laws and regulations, or meet evolving and varied stakeholder expectations and disclosure standards could result in legal and regulatory proceedings against the Company and/or materially adversely affect the Company’s business, reputation, results of operations, financial condition and stock price.
The Company May Be Adversely Impacted by Laws, Regulations or Other Issues Related To Climate Change
The Company may become subject to laws or regulations related to climate change, which could cause its business, results of operations and financial condition to be impacted adversely. The federal government and some states and localities have enacted certain climate change laws and regulations and have begun regulating carbon footprints and greenhouse gas emissions. Although these laws and regulations have not had any known material impact on the Company’s business to date, they could result in substantial costs, including compliance costs, increased energy costs, retrofit costs and construction costs, including monitoring and reporting costs, and capital expenditures for environmental control facilities and other new equipment. The Company has implemented strategies to reduce landlord-controlled energy and water consumption, greenhouse gas emissions and waste production across the Company’s portfolio but cannot predict how future laws and regulations related to climate change will affect the Company’s business, results of operations and financial condition.
The Company’s Properties Could Be Subject to Climate Change, Damage from Natural Disasters, Public Health Crises and Weather-Related Factors; An Uninsured Loss on the Company’s Properties or a Loss That Exceeds the Limits of the Company’s Insurance Policies Could Subject the Company to Lost Capital or Revenue on Those Properties
The Company’s properties are generally open-air shopping centers. Extreme weather conditions may impact the profitability of the Company’s tenants by decreasing traffic at or hindering access to the Company’s properties, which may decrease the amount of rent the Company collects. Furthermore, a number of the Company’s properties are located in coastal areas that are subject to natural disasters, including Florida and California. Such properties could therefore be affected by hurricanes, tropical storms, earthquakes and wildfires. The potential impacts of climate change on the Company’s operations are highly uncertain but could include local changes in rainfall and storm patterns and intensities, water shortages, changing sea levels and changing temperature averages or extremes. Furthermore, a public health crisis or other catastrophic event could adversely affect economies, financial markets and consumer behaviors and lead to an economic downturn, which could harm the Company’s business, financial condition and operating results.
The Company’s insurance premiums have increased in recent years, and the potential increase in the frequency and intensity of natural disasters, extreme weather-related events and climate change in the future may limit the types of coverage and the coverage limits the Company is able to obtain on commercially reasonable terms.
The Company currently maintains all-risk property insurance with limits of $150 million per occurrence and in the aggregate and general liability insurance with limits of $100 million per occurrence and in the aggregate, in each case subject to various conditions, exclusions, deductibles and sub-limits for certain perils such as flood and earthquake. Coverage for named windstorms, floods and earthquakes in high-risk areas is generally subject to a deductible of up to 5% of the total insured value of each property. The amount of any insurance coverage for losses due to damage or business interruption may prove to be insufficient. Should a loss occur that is uninsured or is in an amount exceeding the aggregate limits for the applicable insurance policy, or in the event of a loss
that is subject to a substantial deductible under an insurance policy, the Company could lose all or part of its capital invested in, and anticipated revenue from, one or more of the properties, which could have a material adverse effect on the Company’s operating results and financial condition, as well as its ability to make distributions to shareholders.
Crime or Civil Unrest May Affect the Markets in Which the Company Operates Its Business and Its Profitability
Certain of the Company’s properties are located in or near major metropolitan areas or other areas that are susceptible to, property and violent crime, including terrorist attacks, mass shootings and civil unrest. Increased incidence of property crime, such as shoplifting or damage caused by civil unrest, could reduce tenant profitability or demand for space and, as a result, decrease the rents the Company is able to collect from affected properties. Furthermore, any kind of violent criminal acts, including terrorist acts against public institutions or buildings or modes of public transportation (including airlines, trains or buses), or civil unrest could alter shopping habits, deter customers from visiting the Company’s shopping centers or result in damage to its properties. The Company may also incur increased expenses as a result of its efforts to provide enhanced security measures at its properties to contend with criminal or other threats. Any of the foregoing circumstances could have a negative effect on the Company’s business, the operations of its tenants and the value of its properties.
A Disruption, Failure or Breach of the Company’s Networks or Systems, Including as a Result of Cyber-Attacks, Could Harm Its Business
The Company relies extensively on computer systems to manage its business. While the Company maintains some of its own critical information technology systems, it also depends on third parties to provide important information technology services relating to several key business functions, such as payroll, human resources, electronic communications and certain finance functions. These systems are subject to damage or interruption from power outages, facility damage, computer or telecommunications failures, computer viruses, security breaches, vandalism, natural disasters, catastrophic events, human error and potential cyber threats, including phishing attacks, ransomware and other sophisticated cyber-attacks. Although the Company and such third parties employ a number of measures to prevent, detect and mitigate cyber threats, including password protection, firewalls, backup servers, threat monitoring and periodic penetration testing, the techniques used to obtain unauthorized access change frequently and there is no guarantee that such efforts will be successful. Should they occur, these threats could compromise the confidential information of the Company’s tenants, employees and third-party vendors; disrupt the Company’s business operations and the availability and integrity of data in the Company’s systems; and result in litigation, violation of applicable privacy and other laws, investigations, actions, fines or penalties. In the event of damage or disruption to the Company’s business due to these occurrences, the Company may not be able to successfully and quickly recover all of its critical business functions, assets and data. Furthermore, while the Company maintains insurance, the coverage may not sufficiently cover all types of losses, claims or fines that may arise. For additional information see Item 1. “Business-Information Technology and Cybersecurity” in Part I of this Annual Report on Form 10-K.
Disruptions or Cost Overruns in the Transition of the Company’s Commercial Property Management and Financial System Could Affect Its Operations
The Company is in the process of transitioning to a new commercial property management and financial system. Implementation of the new system is a major undertaking, both financially and from a management and personnel perspective, and the conversion process is complex because of the wide range of existing processes and data that must be migrated to the new system. Should the new system not be implemented successfully and within budget, or if the system does not perform in a satisfactory manner, it could disrupt and adversely affect the Company’s operations, including the ability to timely bill and collect tenant payments and otherwise adequately service tenants, operating results and cash flows, the ability to report accurate and timely financial results and the ability to consummate the spin-off of Curbline on the currently contemplated schedule.
Risks Relating to the Company’s Indebtedness and Capital Structure
The Company Utilizes a Significant Amount of Indebtedness in the Operation of its Business Which Could Adversely Affect Its Financial Condition, Operating Results and Cash Flows
As of December 31, 2023, the Company had approximately $1.6 billion aggregate principal amount of consolidated indebtedness outstanding with a weighted-average maturity of 2.5 years. The Company has approximately $482.4 million, $399.3 million and $649.7 million of consolidated indebtedness, with weighted-average interest rates of 3.8%, 4.4% and 4.6%, maturing in 2025, 2026 and 2027, respectively. In addition, the Company’s unconsolidated joint ventures have $483.7 million of indebtedness ($115.2 million at SITE’s share) with a weighted-average interest rate of 7.0% and a weighted average maturity of 4.1 years (excluding extension option).
In connection with the Company’s plan to spin off its convenience assets into a separate, publicly-traded REIT, in October 2023, the Company obtained a commitment for the $1.1 billion Mortgage Facility and intends to use proceeds from this financing and
additional asset sales to repay all of the Company’s outstanding unsecured indebtedness prior to the spin-off’s consummation. The Mortgage Facility commitment is subject to various closing conditions, including debt yield and loan-to-value thresholds, the lender’s receipt of acceptable third-party reports and satisfaction of other customary closing requirements. The Company is not obligated to close or draw on the Mortgage Facility and no assurances can be given that the Company will satisfy the conditions to close the Mortgage Facility or that the Mortgage Facility will close on the terms set forth in the commitment or at all.
Although the Company believes that it maintains prudent leverage levels, in the event the Mortgage Facility does not close, the Company’s ability to refinance its existing indebtedness at maturity will depend on its future performance and credit market conditions generally. The U.S. and global credit markets have experienced significant dislocations and liquidity disruptions in the past, which have caused the spreads on prospective debt financings to fluctuate. These circumstances materially affected liquidity in the financial markets, making terms for certain financings less attractive and, in certain cases, resulting in the unavailability of financing for businesses and assets similar to those operated by the Company. In addition, recent volatility in benchmark interest rates may cause interest rates applicable to refinancings to exceed the interest rates applicable to the Company’s existing indebtedness which would negatively impact the Company’s results of operations and could adversely impact the amount the Company is able to distribute to its shareholders.
Changes in the Company’s Credit Ratings Could Adversely Affect the Company’s Borrowing Capacity and the Market Price of Its Publicly Traded Securities
Credit rating agencies continually review their ratings for the companies they follow, including the Company. The ratings of the Company’s publicly traded debt are based primarily on the rating agency’s assessment of the likelihood of timely payment of interest and principal when due which is dependent on the rating agency's assessment of the Company’s operating performance, liquidity and leverage ratios, financial condition and prospects and other factors relevant to the Company’s industry. Credit rating agencies are also expected to continue to closely monitor and review the Company’s debt ratings in connection with the recently announced intent to spin-off the Company’s convenience assets and related plans regarding the refinancing of the Company’s outstanding unsecured indebtedness. The Company’s credit rating can affect its ability to access debt capital (including for the purpose of refinancing existing indebtedness), as well as the interest rate and terms of certain existing and future unsecured debt financing the Company may obtain. Since the Company depends on debt financing to fund its business, an adverse change in its credit rating, including changes in its credit outlook, or even the initiation of a review of the Company’s credit rating that could result in an adverse change, could adversely affect the Company’s financial condition and the market price of its publicly traded debt and equity shares.
Rising Interest Rates Could Adversely Affect the Company’s Cash Flows and the Market Price of Its Publicly Traded Debt and Preferred Shares
As of December 31, 2023, the Company maintained a $200 million unsecured term loan and an unsecured revolving credit facility providing for borrowings of up to $950 million that bear interest at variable rates. The Company may also incur additional variable-rate debt in the future. Increases in interest rates applicable to variable-rate debt would increase the Company’s interest expense, which would negatively affect the Company’s net earnings and cash available for operations, payment of debt obligations and distributions to its shareholders. In order to partially mitigate the Company’s exposure to interest rate risk, the Company has entered into an interest rate swap agreement on its term loan which swaps the variable-rate component of the interest rate applicable to such indebtedness to a fixed rate. In addition, an increase in market interest rates may lead purchasers of the Company’s debt and equity securities to demand a higher yield, which could adversely affect the market price of the Company’s outstanding securities and the timing, cost and feasibility of refinancings or issuances of additional debt or equity securities.
The Company’s Financial Condition and Operating Activities Could Be Adversely Affected by Financial Covenants
The Company’s credit facilities and the indenture under which its senior unsecured indebtedness is, or may be, issued contain certain financial and operating covenants, including, among other things, leverage ratios and certain coverage ratios, as well as limitations on the Company’s ability to incur secured and unsecured indebtedness, sell all or substantially all of its assets and engage in mergers and certain acquisitions. These credit facilities and indenture also contain customary default provisions including, but not limited to, the failure to pay principal and interest issued thereunder in a timely manner, the failure to comply with the Company’s financial and operating covenants and the failure of the Company or its majority-owned subsidiaries (i.e., entities in which the Company has a greater than 50% interest) to pay when due certain indebtedness in excess of certain thresholds beyond applicable grace and cure periods. These covenants could limit the Company’s ability to obtain additional funds needed to address cash shortfalls or pursue growth opportunities or transactions that would provide substantial return to its shareholders. In addition, a breach of these covenants could cause a default and/or accelerate some or all of the Company’s indebtedness, which could have a material adverse effect on its financial condition.
The Company’s Ability to Increase Its Debt Could Adversely Affect Its Financial Condition and Cash Flows
The Company is subject to limitations under its credit facilities and indentures relating to its ability to incur additional debt; however, the Company’s organizational documents do not contain any limitation on the amount or percentage of indebtedness it may incur. If the Company were to become more highly leveraged, its cash needs to fund debt service would increase accordingly. Under such circumstances, the Company’s risk of decreases in cash flow due to fluctuations in the real estate market, reliance on its major tenants, acquisition and development costs and the other factors discussed in these risk factors could subject the Company to an even greater adverse impact on its financial condition and results of operations. In addition, increased leverage could increase the risk of default on the Company’s debt obligations, which could further reduce its cash available for distribution and adversely affect its ability to dispose of its portfolio on favorable terms, which could cause the Company to incur losses and reduce its cash flows.
The Company May Not Be Able to Obtain Additional Capital to Finance Its Operations or Make Investments
To qualify as a REIT, the Company must, among other things, distribute at least 90% of its REIT taxable income (excluding net capital gains) to its stockholders each year. Because of these distribution requirements, the Company has relied on third-party sources of capital, including secured and unsecured debt and common and preferred equity financings, to fund growth opportunities and capital needs. Economic conditions and conditions in the capital markets may not be favorable at the time the Company needs to raise capital which may cause the Company to seek alternative sources of potentially less attractive financing and may require it to adjust its business plan accordingly. Disruptions in the financial markets may also have a material adverse effect on the market value of the Company’s common shares and other adverse effects on the Company or the economy in general.
Risks Related to the Company’s Taxation as a REIT
If the Company Fails to Qualify as a REIT in Any Taxable Year, It Will Be Subject to U.S. Federal Income Tax as a Regular Corporation and Could Have Significant Tax Liability, Which May Have a Significant Adverse Consequence to the Value of the Company’s Shares
The Company intends to operate in a manner that allows it to qualify as a REIT for U.S. federal income tax purposes. However, REIT qualification requires that the Company satisfy numerous requirements (some on an annual or quarterly basis) established under highly technical and complex provisions of the Code, for which there are a limited number of judicial or administrative interpretations. The Company’s status as a REIT requires an analysis of various factual matters and circumstances that are not entirely within its control. Accordingly, the Company’s ability to qualify and remain qualified as a REIT for U.S. federal income tax purposes is not certain. Even a technical or inadvertent violation of the REIT requirements could jeopardize the Company’s REIT qualification. Furthermore, Congress or the Internal Revenue Service (“IRS”) might change the tax laws or regulations and the courts could issue new rulings, in each case potentially having a retroactive effect that could make it more difficult or impossible for the Company to continue to qualify as a REIT. If the Company fails to qualify as a REIT in any tax year, the following will result:
•The Company would be taxed as a regular domestic corporation, which, among other things, means that it would be unable to deduct distributions to its shareholders in computing its taxable income and would be subject to U.S. federal income tax on its taxable income at regular corporate rates;
•Any resulting tax liability could be substantial and would reduce the amount of cash available for distribution to shareholders and could force the Company to liquidate assets or take other actions that could have a detrimental effect on its operating results and
•Unless the Company were entitled to relief under applicable statutory provisions, it would be disqualified from treatment as a REIT for the four taxable years following the year during which the Company lost its qualification, and its cash available for debt service obligations and distribution to its shareholders, therefore, would be reduced for each of the years in which the Company does not qualify as a REIT.
Even if the Company remains qualified as a REIT, it may face other tax liabilities that directly or indirectly reduce its cash flow. The Company’s TRS is subject to taxation, and any changes in the laws affecting the Company’s TRS may increase the Company’s tax expenses. The Company may also be subject to certain federal, state and local taxes on its income and property either directly or at the level of its subsidiaries. Any of these taxes would decrease cash available for debt service obligations and distribution to the Company’s shareholders.
Compliance with REIT Requirements May Negatively Affect the Company’s Operating Decisions
To maintain its status as a REIT for U.S. federal income tax purposes, the Company must meet certain requirements on an ongoing basis, including requirements regarding its sources of income, the nature and diversification of its assets, the amounts the
Company distributes to its shareholders and the ownership of its shares. The Company may also be required to make distributions to its shareholders when it does not have funds readily available for distribution or at times when the Company’s funds are otherwise needed to fund capital expenditures or debt service obligations.
As a REIT, the Company must distribute at least 90% of its annual net taxable income (excluding net capital gains) to its shareholders. To the extent that the Company satisfies this distribution requirement, but distributes less than 100% of its net taxable income, the Company will be subject to U.S. federal corporate income tax on its undistributed taxable income. In addition, the Company will be subject to a 4% non-deductible excise tax if the actual amount paid to its shareholders in a calendar year is less than the minimum amount specified under U.S. federal tax laws. From time to time, the Company may generate taxable income greater than its income for financial reporting purposes, or its net taxable income may be greater than its cash flows available for distribution to its shareholders. If the Company does not have other funds available in these situations, it could be required to borrow funds, sell its securities or a portion of its properties at unfavorable prices or find other sources of funds in order to meet the REIT distribution requirements and avoid corporate income tax and the 4% excise tax.
In addition, the REIT provisions of the Code impose a 100% tax on income from “prohibited transactions.” Prohibited transactions generally include sales of assets, other than foreclosure property, that constitute inventory or other property held for sale to customers in the ordinary course of business. This 100% tax could affect the Company’s decisions to sell property if it believes such sales could be treated as a prohibited transaction. However, the Company would not be subject to this tax if it were to sell assets through its TRS. The Company will also be subject to a 100% tax on certain amounts if the economic arrangements between the Company and its TRS are not comparable to similar arrangements among unrelated parties.
The Company May Be Forced to Borrow Funds to Maintain Its REIT Status, and the Unavailability of Such Capital on Favorable Terms at the Desired Times, or at All, May Cause the Company to Curtail Its Investment Activities and/or to Dispose of Assets at Inopportune Times, Which Could Materially and Adversely Affect the Company
To qualify as a REIT, the Company generally must distribute to shareholders at least 90% of its REIT taxable income each year, determined without regard to the dividends paid deduction and excluding any net capital gains, and the Company will be subject to regular corporate income taxes on its undistributed taxable income to the extent that the Company distributes less than 100% of its REIT taxable income, determined without regard to the dividends paid deduction and including any net capital gains, each year. In addition, the Company will be subject to a 4% nondeductible excise tax on the amount, if any, by which distributions paid by the Company in any calendar year are less than the sum of 85% of the Company’s ordinary income, 95% of its capital gain net income and 100% of its undistributed income from prior years. The Company could have a potential distribution shortfall as a result of, among other things, differences in timing between the actual receipt of cash and recognition of income for U.S. federal income tax purposes or the effect of nondeductible capital expenditures, the creation of reserves or required debt or amortization payments. In order to maintain REIT status and avoid the payment of income and excise taxes, the Company may need to borrow funds to meet the REIT distribution requirements. The Company may not be able to borrow funds on favorable terms or at all, and the Company’s ability to borrow may be restricted by the terms of the instruments governing the Company’s existing indebtedness. The Company’s access to third-party sources of capital depends on a number of factors, including the market’s perception of the Company’s growth potential, current debt levels, the market price of common shares and current and potential future earnings. The Company cannot assure shareholders that it will have access to such capital on favorable terms at the desired times, or at all, which may cause the Company to curtail its investment activities and/or to dispose of assets at inopportune times and could materially and adversely affect the Company. The Company may make taxable in-kind distributions of common shares, which may cause shareholders to be required to pay income taxes with respect to such distributions in excess of any cash received, or the Company may be required to withhold taxes with respect to such distributions in excess of any cash shareholders receive.
Dividends Paid by REITs Generally Do Not Qualify for Reduced Tax Rates
In general, the maximum U.S. federal income tax rate for dividends paid to individual U.S. shareholders is 20%. Due to its REIT status, the Company’s distributions to individual shareholders generally are not eligible for the reduced rates. However, U.S. shareholders that are individuals, trusts or estates generally may deduct up to 20% of the ordinary dividends (e.g., REIT dividends that are not designated as capital gain dividends or qualified dividend income) received from a REIT for taxable years beginning after December 31, 2017, and before January 1, 2026. Although this deduction reduces the effective tax rate applicable to certain dividends paid by REITs (generally to 29.6%, assuming the shareholder is subject to the 37% maximum rate), such tax rate is still higher than the tax rate applicable to corporate dividends that constitute qualified dividend income. Accordingly, investors who are individuals, trusts or estates may perceive investments in REITs to be relatively less attractive than investments in stocks of non-REIT corporations that pay dividends, which could materially and adversely affect the value of the shares of REITs, including the per share trading price of the Company’s common shares.
Certain Foreign Shareholders May Be Subject to U.S. Federal Income Tax on Gain Recognized on a Disposition of the Company’s Common Shares if the Company Does Not Qualify as a “Domestically Controlled” REIT
A foreign person disposing of a U.S. real property interest, including shares of a U.S. corporation whose assets consist principally of U.S. real property interests, is generally subject to U.S. federal income tax on any gain recognized on the disposition. This tax does not apply, however, to the disposition of stock in a REIT if the REIT is “domestically controlled.” In general, the Company will be a domestically controlled REIT if at all times during the five-year period ending on the applicable stockholder’s disposition of the Company’s stock, less than 50% in value of the stock was held directly or indirectly by non-U.S. persons. If the Company were to fail to qualify as a domestically controlled REIT, gain recognized by a foreign stockholder on a disposition of the Company’s common shares would be subject to U.S. federal income tax unless the common shares were traded on an established securities market and the foreign stockholder did not at any time during a specific testing period directly or indirectly own more than 10% of the Company’s outstanding common stock.
Legislative or Other Actions Affecting REITs Could Have a Negative Effect on the Company
The rules dealing with U.S. federal income taxation are constantly under review by persons involved in the legislative process and by the IRS and the Department of the Treasury. Changes to the tax laws, with or without retroactive application, could materially and adversely affect the Company or its shareholders. The Company cannot predict how changes in the tax laws might affect shareholders or the Company. New legislation, Treasury regulations, administrative interpretations or court decisions could significantly and negatively affect the Company’s ability to qualify as a REIT, the U.S. federal income tax consequences of such qualification or the U.S. federal income tax consequences of an investment in the Company. In addition, the law relating to the tax treatment of other entities, or an investment in other entities, could change, making an investment in such other entities more attractive relative to an investment in a REIT. Furthermore, potential amendments and technical corrections, as well as interpretations and implementation of regulations by the Treasury and IRS, may have or may in the future occur or be enacted, and, in each case, they could lessen or increase the impact of the Tax Cuts and Jobs Act of 2017 (the “TCJA”). In addition, states and localities, which often use federal taxable income as a starting point for computing state and local tax liabilities, continue to react to the TCJA, and these may exacerbate its negative, or diminish its positive, effects on the Company. It is impossible to predict the nature or extent of any new tax legislation, regulation or administrative interpretations, but such items could adversely affect the Company’s operating results, financial condition and/or future business planning.
Risks Related to the Company’s Organization, Structure and Ownership
Provisions of the Company’s Articles of Incorporation and Code of Regulations Could Have the Effect of Delaying, Deferring or Preventing a Change in Control, Even if That Change May Be Considered Beneficial by Some of the Company’s Shareholders
The Company’s Articles of Incorporation and Code of Regulations contain provisions that could have the effect of rendering more difficult, delaying or preventing an acquisition deemed undesirable by the Company’s Board of Directors. Among other things, the Articles of Incorporation and Code of Regulations include these provisions:
•Prohibiting any person, except for certain shareholders (including the family of Mr. Alexander Otto) as set forth in the Company’s Articles of Incorporation, from owning more than 5% of the Company’s outstanding common shares in order to maintain the Company’s status as a REIT;
•Authorizing “blank check” preferred stock, which could be issued by the Board of Directors without shareholder approval and may contain voting, liquidation, dividend and other rights superior to the Company’s common shares;
•Providing that any vacancy on the Board of Directors may be filled only by the affirmative vote of a majority of the remaining directors then in office;
•Providing that no shareholder may cumulate the shareholder’s voting power in the election of directors;
•Providing that shareholders may not act by written consent unless such written consent is unanimous and
•Requiring advance notice of shareholder proposals for business to be conducted at meetings of the Company’s shareholders and for nominations of candidates for election to the Board of Directors.
These provisions, alone or together, could delay or prevent hostile takeovers and changes in control or changes in the Company’s management. The Company believes these provisions protect its shareholders from coercive or otherwise unfair takeover tactics and are not intended to make the Company immune from takeovers. However, these provisions apply even if the offer may be
considered beneficial by some shareholders and could delay, defer or prevent an acquisition that the Board of Directors determines is not in the best interests of the Company and its shareholders, which under certain circumstances could reduce the market price of its common shares.
The Company Has Significant Shareholders Who May Exert Influence on the Company as a Result of Their Considerable Beneficial Ownership of the Company’s Common Shares, and Their Interests May Differ from the Interests of Other Shareholders
The Company has shareholders, including Mr. Alexander Otto, who is a member of the Board of Directors, who, because of their considerable beneficial ownership of the Company’s common shares, are in a position to exert significant influence over the Company. These shareholders may exert influence with respect to matters that are brought to a vote of the Company’s Board of Directors and/or the holders of the Company’s common shares. Among others, these matters include the election of the Company’s Board of Directors, corporate finance transactions and joint venture activity, merger, acquisition and disposition activity, and amendments to the Company’s Articles of Incorporation and Code of Regulations. In the context of major corporate events, the interests of the Company’s significant shareholders may differ from the interests of other shareholders. For example, if a significant shareholder does not support a merger, tender offer, sale of assets or other business combination because the shareholder judges it to be inconsistent with the shareholder’s investment strategy, the Company may be unable to enter into or consummate a transaction that would enable other shareholders to realize a premium over the then-prevailing market prices for common shares. Furthermore, significant shareholders of the Company have sold in the past, and may sell in the future, substantial amounts of the Company’s common shares in the public market to enhance the shareholders’ liquidity positions, fund alternative investments or for other reasons. This has caused in the past, and may cause in the future, the trading price of the Company’s common shares to decline significantly, resulting in other shareholders being unable to sell their common shares at favorable prices. The Company cannot predict or control how the Company’s significant shareholders may use the influence they have as a result of their common share holdings.
The Company’s Board of Directors May Change Significant Corporate Policies Without Shareholder Approval
The Company’s strategies and investment, financing and dividend policies will be determined by its Board of Directors. These strategies and policies may be amended or revised at any time at the discretion of the Board of Directors without a vote of the Company’s shareholders. A change in any of these strategies and policies could have an adverse effect on the Company’s financial condition, operating results and cash flow and on its ability to pay dividends to shareholders.
Risks Related to the Company’s Common Shares
Changes in Market Conditions Could Adversely Affect the Market Price of the Company’s Publicly Traded Securities
As with other publicly traded securities, the market price of the Company’s publicly traded securities depends on various market conditions, which may change from time to time. Among the market conditions that may affect the market price of the Company’s publicly traded securities are the following:
•The extent of institutional investor interest in the Company and the properties it owns;
•The reputation of REITs generally and the reputation of REITs with similar portfolios;
•The attractiveness of the securities of REITs in comparison to securities issued by other entities (including securities issued by other real estate companies or sovereign governments), bank deposits or other investments;
•The Company’s financial condition and performance;
•The market’s perception of the Company’s growth potential and future cash dividends;
•An increase in market interest rates, which may lead prospective investors to demand a higher distribution rate in relation to the price paid for the Company’s shares and
•General economic and financial market conditions.
The Company May Issue Additional Securities Without Shareholder Approval
The Company can issue preferred shares and common shares without shareholder approval subject to certain limitations in the Company’s Articles of Incorporation. Holders of preferred shares have priority over holders of common shares, and the issuance of additional shares reduces the ownership interest of existing holders in the Company.
General Risks Relating to Investments in the Company’s Securities
The Company May Be Unable to Retain and Attract Key Management Personnel
The Company may be unable to retain and attract talented executives. In the event of the loss of key management personnel to competitors, or upon unexpected death, disability or retirement, the Company may not be able to find replacements with comparable skill, ability and industry expertise. The Company’s operating results and financial condition could be materially and adversely affected until suitable replacements are identified and retained, if at all.
The Company Is Subject to Litigation That Could Adversely Affect Its Results of Operations
The Company is a defendant from time to time in lawsuits and regulatory proceedings relating to its business. Due to the inherent uncertainties of litigation and regulatory proceedings, the Company cannot accurately predict the ultimate outcome of any such litigation or proceedings. An unfavorable outcome could adversely affect the Company’s business, financial condition or results of operations. Any such litigation could also lead to increased volatility of the trading price of the Company’s common shares. For a further discussion of litigation risks, see “Legal Matters” in Note 9, “Commitments and Contingencies,” to the Company’s consolidated financial statements.

---

ITEM 1B. UNRESOLVED STAFF COMMENTS
Item 1B. UNRESOLVED STAFF COMMENTS
None.

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ITEM 2. PROPERTIES
Item 2. PROPERTIES
At December 31, 2023, the Portfolio Properties included 114 shopping centers (including 13 centers owned through unconsolidated joint ventures). At December 31, 2023, the Portfolio Properties aggregated 22.6 million square feet of Company-owned GLA located in 20 states. These centers are principally located in suburban, higher household income communities with the highest concentration of centers located in Florida, Georgia, Illinois and Colorado.
At December 31, 2023, on a pro rata basis, the average annualized base rent per square foot was $20.35. The average annualized base rent of the Company’s 101 wholly-owned shopping centers was $20.46 per square foot, and the average annualized base rent for the 13 shopping centers owned through unconsolidated joint ventures was $16.43 per square foot. The Company’s average annualized base rent per square foot does not consider tenant expense reimbursements.
A significant number of the Company’s shopping centers are anchored by national tenant anchors and are designed to provide a highly compelling shopping experience and merchandise mix for retail partners and consumers. The tenants of the shopping centers typically cater to the consumer’s desire for value, service and convenience and offer day-to-day necessities rather than luxury items. The properties often include discounters, specialty grocers, pet supply stores, fitness centers, quick-service restaurants and beauty supply retailers as additional anchors or tenants. In recent years, the Company has also acquired a number of smaller format, convenience properties which do not include a traditional anchor tenant. As of December 31, 2023, the Company’s portfolio included 65 wholly-owned convenience assets expected to be in the spin-off of Curbline, including properties separated or in the process of being separated from SITE Centers.
Information as to the Company’s largest tenants based on total annualized rental revenues and Company-owned GLA at December 31, 2023, is set forth in Item 7. “Management’s Discussion and Analysis of Financial Condition and Results of Operations” under the caption “Executive Summary - Company Fundamentals” of this Annual Report on Form 10-K. For additional details
related to property indebtedness for the Company’s wholly-owned assets, see “Real Estate and Accumulated Depreciation” (Schedule III) herein. At December 31, 2023, the Company owned an investment in properties through unconsolidated joint ventures, which properties served as collateral for joint venture mortgage debt aggregating approximately $464.3 million (of which the Company’s proportionate share is $111.3 million) and is not reflected in the Company’s consolidated indebtedness. The Company’s properties range in size from approximately 2,000 square feet to approximately 759,000 square feet of Company-owned GLA. On a pro rata basis, the Company’s properties were 92.0% occupied as of December 31, 2023.
Tenant Lease Expirations and Renewals
The following table shows the impact of tenant lease expirations through 2033 at the Company’s 101 wholly-owned shopping centers, assuming that none of the tenants exercise any of their renewal options:
Expiration
Year
No. of
Leases
Expiring
Approximate GLA
in Square Feet
(Thousands)
Annualized Base
Rent Under
Expiring Leases
(Thousands)
Average Base Rent
per Square Foot
Under Expiring
Leases
Percentage of
Total GLA
Represented by
Expiring Leases
Percentage of
Total Base Rental
Revenues
Represented by
Expiring Leases
$
18,412
$
18.81
5.9%
6.0%
2,080
41,609
20.00
12.4%
13.6%
1,546
29,019
18.77
9.3%
9.5%
2,365
48,497
20.50
14.1%
15.9%
2,728
52,599
19.28
16.3%
17.2%
1,700
32,491
19.12
10.2%
10.6%
16,665
21.47
4.7%
5.4%
13,337
17.72
4.5%
4.4%
18,508
24.52
4.5%
6.1%
19,084
22.74
5.0%
6.2%
Total
1,826
14,521
$
290,221
$
19.99
86.9%
94.9%
The following table shows the impact of tenant lease expirations through 2033 at the Company’s 13 shopping centers owned through unconsolidated joint ventures, assuming that none of the tenants exercise any of their renewal options:
Expiration
Year
No. of
Leases
Expiring
Approximate GLA
in Square Feet
(Thousands)
Annualized Base
Rent Under
Expiring Leases
(Thousands)
Average Base Rent
per Square Foot
Under Expiring
Leases
Percentage of
Total GLA
Represented by
Expiring Leases
Percentage of
Total Base Rental
Revenues
Represented by
Expiring Leases
$
6,117
$
12.76
12.3%
10.5%
7,132
15.78
11.6%
12.3%
6,890
15.35
11.5%
11.9%
9,004
16.50
14.0%
15.5%
8,765
16.20
13.9%
15.1%
4,307
18.80
5.9%
7.4%
1,249
20.91
1.5%
2.1%
4,859
17.47
7.1%
8.4%
2,677
16.92
4.1%
4.6%
4,185
17.99
6.0%
7.2%
Total
3,425
$
55,185
$
16.11
87.9%
95.0%
The rental payments under certain of these leases will remain constant until the expiration of their base terms, regardless of inflationary increases. There can be no assurance that any of these leases will be renewed or that any replacement tenants will be obtained if not renewed.
SITE Centers Corp.
Shopping Center Property List at December 31, 2023
Location
Center
Year Developed/
Redeveloped
Year Acquired
Owned GLA (000's)
Total Annualized Base Rent (000's)
Average Base Rent
(Per SF)(1)
Key Tenants
Arizona
Chandler, AZ
Chandler Center
$302
$43.58
-
Mesa, AZ
Shops at Power and Baseline
$214
$56.22
-
Peoria, AZ
Shops at Lake Pleasant
$1,806
$40.05
-
Phoenix, AZ
Ahwatukee Foothills Towne Center(2)
$12,280
$18.17
AMC Theatres, Best Buy, Big Lots, Burlington, HomeGoods, JOANN, Lina Home Furnishings, Marshalls, Michaels, OfficeMax,
Ross Dress for Less, Sprouts Farmers Market
Phoenix, AZ
Arrowhead Crossing
$5,897
$16.88
Burlington, DSW, Golf Galaxy, Hobby Lobby, HomeGoods,
Nordstrom Rack, Staples, T.J. Maxx
Phoenix, AZ
Deer Valley Towne Center
$3,843
$20.82
Michaels, PetSmart, Ross Dress for Less
Phoenix, AZ
Paradise Village Gateway
$4,811
$26.16
PetSmart, Ross Dress for Less, Sun & Ski Sports
Scottsdale, AZ
Artesia Village
$872
$40.85
-
Scottsdale, AZ
Northsight Plaza
$333
$34.46
-
Tempe, AZ
Broadway Center
$392
$36.68
-
California
Fontana, CA
Falcon Ridge Town Center
$6,540
$23.61
24 Hour Fitness, Michaels, Ross Dress for Less, Stater Bros Markets
Lafayette, CA
La Fiesta Square
$2,211
$54.99
-
Lafayette, CA
Lafayette Mercantile
$1,210
$55.92
-
Long Beach, CA
The Pike Outlets(3)
DEV
$6,234
$24.81
Cinemark, H & M, Nike, Restoration Hardware
Oakland, CA
Whole Foods at Bay Place
$2,919
$51.02
Whole Foods
Richmond, CA
Hilltop Plaza(2)
$3,387
$15.76
99 Cents Only, Century Theatre, City Sports Club, dd's Discounts,
Ross Dress for Less
Roseville, CA
Creekside Plaza
$1,317
$42.04
-
Roseville, CA
Ridge at Creekside
$4,449
$27.40
Macy's Furniture Gallery, REI, World Market
Colorado
Centennial, CO
Centennial Promenade
$7,313
$20.83
American Freight, Conn's, Golf Galaxy, HomeGoods, Michaels,
Ross Dress for Less, Stickley Furniture, Total Wine & More
Colorado Springs, CO
Chapel Hills East
$3,210
$14.28
Barnes & Noble, Best Buy, DSW, Nordstrom Rack, Old Navy,
Pep Boys, Whole Foods
Colorado Springs, CO
Chapel Hills West
$2,179
$12.12
Burlington, PetSmart, Ross Dress for Less, Urban Air Adventure Park
Denver, CO
Parker Keystone
$640
$40.73
-
Denver, CO
Shops on Montview
$324
$37.90
-
Denver, CO
University Hills
$4,979
$21.52
King Soopers, Marshalls, Michaels
Parker, CO
FlatAcres MarketCenter (3)
$2,016
$17.81
24 Hour Fitness, Michaels
Parker, CO
Parker Pavilions
$2,083
$22.29
Office Depot
Connecticut
Guilford, CT
Guilford Commons
DEV
$1,739
$21.95
The Fresh Market
Plainville, CT
Connecticut Commons(2)
DEV
$7,026
$13.77
AMC Theatres, Dick's Sporting Goods, DSW, Kohl's, Lowe's, Marshalls, PetSmart
SITE Centers Corp.
Shopping Center Property List at December 31, 2023
Location
Center
Year Developed/
Redeveloped
Year Acquired
Owned GLA (000's)
Total Annualized Base Rent (000's)
Average Base Rent
(Per SF)(1)
Key Tenants
Florida
Boca Raton, FL
Shops at Boca Center
$4,492
$42.07
Total Wine & More
Boynton Beach, FL
Village Square at Golf
$2,051
$17.09
KC Mart
Brandon, FL
Lake Brandon Village
$1,765
$15.48
PetSmart, Scandinavian Designs, Sprouts Farmers Market
Brandon, FL
The Collection at Brandon Boulevard(3)
DEV
$3,068
$13.80
Bealls OUTLET, Chuck E. Cheese's, Crunch Fitness,
Kane's Furniture
Casselberry, FL
Casselberry Commons
$3,524
$16.10
Burlington, Publix, Ross Dress for Less, T.J. Maxx
Delray Beach, FL
Shoppes at Addison Place
$2,476
$47.05
-
Estero, FL
Estero Crossing
$986
$33.66
-
Fort Walton Beach, FL
Shoppes at Paradise Pointe
$800
$12.73
Publix
Jupiter, FL
Concourse Village
$2,520
$19.04
Ross Dress for Less, T.J. Maxx
Miami, FL
The Shops at Midtown Miami
DEV
$10,611
$23.15
Dick's Sporting Goods, HomeGoods, Marshalls,
Nordstrom Rack, Ross Dress for Less, Target, west elm
Naples, FL
Carillon Place
$3,939
$16.00
Bealls OUTLET, DSW, OfficeMax, Ross Dress for Less, T.J. Maxx,
Walmart Market
Orlando, FL
Lee Vista Promenade
$5,343
$17.58
Academy Sports, Bealls OUTLET, Epic Theatres, HomeGoods, Michaels, Ross Dress for Less
Orlando, FL
Millenia Crossing
$2,353
$24.39
Nordstrom Rack
Palm Harbor, FL
The Shoppes of Boot Ranch
$1,402
$29.14
-
Plantation, FL
The Fountains
$6,857
$16.93
Dick's Sporting Goods, JOANN, Kohl's, Marshalls/HomeGoods,
Total Wine & More, Urban Air Trampoline & Adventure Park
Tamarac, FL
Midway Plaza
$2,909
$14.95
Publix, Ross Dress for Less
Tampa, FL
Southtown Center
IPO
$1,433
$39.35
-
Winter Garden, FL
Winter Garden Village
$16,794
$22.35
Bealls, Best Buy, Burlington, Forever 21, Havertys, JOANN,
LA Fitness, Market By Macy's, Marshalls, PetSmart,
Ross Dress for Less, Staples
Georgia
Alpharetta, GA
Alpha Soda Center
$585
$39.98
-
Alpharetta, GA
Shoppes of Crabapple
$248
$29.63
-
Atlanta, GA
Hammond Springs
$2,123
$31.67
-
Atlanta, GA
Parkwood Shops
$423
$24.62
-
Atlanta, GA
Perimeter Pointe
$4,056
$17.46
Dick's Sporting Goods, HomeGoods, LA Fitness, Regal Cinemas
Cumming, GA
Cumming Marketplace
$4,425
$14.34
Lowe's, Marshalls, Michaels, OfficeMax
Cumming, GA
Cumming Town Center
$4,899
$16.85
Ashley Furniture HomeStore, Best Buy, Burlington,
Dick's Sporting Goods, T.J. Maxx/HomeGoods
Douglasville, GA
Market Square
$1,625
$13.31
Aaron's
Kennesaw, GA
Barrett Corners
$881
$47.14
-
Marietta, GA
Towne Center Prado(2)
$3,467
$12.92
Going Going Gone, Publix, Ross Dress for Less
Roswell, GA
Sandy Plains Village
$2,384
$14.32
Movie Tavern, Painted Tree Marketplace
Snellville, GA
Presidential Commons
$3,740
$16.18
Burlington, JOANN, Kroger
Snellville, GA
Presidential Plaza North
$460
$42.50
-
Suwanee, GA
Johns Creek Town Center
$4,918
$16.48
HomeGoods, Kohl's, Market By Macy's, Michaels, PetSmart,
Sprouts Farmers Market
SITE Centers Corp.
Shopping Center Property List at December 31, 2023
Location
Center
Year Developed/
Redeveloped
Year Acquired
Owned GLA (000's)
Total Annualized Base Rent (000's)
Average Base Rent
(Per SF)(1)
Key Tenants
Illinois
Chicago, IL
3030 North Broadway
$4,691
$35.61
Mariano's, XSport Fitness
Chicago, IL
The Maxwell
$5,778
$25.73
Burlington, Dick's Sporting Goods, Nordstrom Rack, T.J. Maxx
Deer Park, IL
Deer Park Town Center(4)
DEV
$9,001
$33.42
Century Theatre, Crate & Barrel, Gap
Schaumburg, IL
Woodfield Village Green
$8,352
$23.69
Bloomingdale's The Outlet Store, Container Store, HomeGoods, Marshalls, Michaels, Nordstrom Rack, PetSmart, Sierra Trading Post, Trader Joe's
Tinley Park, IL
Brookside Marketplace(2)
$4,632
$15.82
Best Buy, Dick's Sporting Goods, HomeGoods, Michaels, PetSmart,
Ross Dress for Less, T.J. Maxx
Maryland
Timonium, MD
Foxtail Center
$1,039
$34.63
-
Massachusetts
Framingham, MA
Shops at Framingham
$957
$56.90
-
Missouri
Brentwood, MO
The Promenade at Brentwood
$5,435
$16.09
Burlington, Micro Center, PetSmart, Target, Trader Joe's
Independence, MO
Independence Commons(2)
$5,544
$15.39
AMC Theatres, Best Buy, Bob's Discount Furniture, Kohl's, Marshalls, Ross Dress for Less
New Jersey
East Hanover, NJ
East Hanover Plaza
$2,093
$21.35
HomeGoods, HomeSense
Edgewater, NJ
Edgewater Towne Center
$2,160
$31.46
Whole Foods
Freehold, NJ
Freehold Marketplace
DEV
$768
$37.18
-
Hamilton, NJ
Hamilton Marketplace
$10,757
$20.66
Barnes & Noble, Burlington, Kohl's, Michaels, Ross Dress for Less,
ShopRite, Staples
Princeton, NJ
Nassau Park Pavilion
$11,141
$15.90
At Home, Best Buy, Burlington, Dick's Sporting Goods, HomeGoods, HomeSense, Michaels, PetSmart, Raymour & Flanigan, T.J. Maxx,
Wegmans
Union, NJ
Route 22 Retail Center(2)
$1,844
$16.43
Big Lots, Dick's Sporting Goods
Voorhees, NJ
Echelon Village Plaza
$1,049
$13.46
The Edge Fitness Clubs
New York
Hempstead, NY
The Hub
$3,312
$13.41
Home Depot, Stop & Shop
North Carolina
Chapel Hill, NC
Meadowmont Village(2)
$2,149
$22.62
Harris Teeter
Charlotte, NC
Belgate Plaza
DEV
$738
$36.46
-
Charlotte, NC
Belgate Shopping Center
$4,330
$16.08
Burlington, Cost Plus World Market, Hobby Lobby, Marshalls,
Old Navy, PetSmart, T.J. Maxx
SITE Centers Corp.
Shopping Center Property List at December 31, 2023
Location
Center
Year Developed/
Redeveloped
Year Acquired
Owned GLA (000's)
Total Annualized Base Rent (000's)
Average Base Rent
(Per SF)(1)
Key Tenants
Charlotte, NC
Carolina Pavilion
$8,947
$14.75
AMC Theatres, American Freight Outlet Stores, AutoZone,
Big Lots, Burlington, Conn's, Floor & Decor,Frontgate Outlet Store,
JOANN, Nordstrom Rack, Old Navy, Ross Dress for Less,
Value City Furniture
Charlotte, NC
Point at University
$558
$38.58
-
Cornelius, NC
The Shops at The Fresh Market
$2,335
$17.94
HomeSense, The Fresh Market, Total Wine & More
Raleigh, NC
Poyner Place(2)
$4,037
$16.68
Cost Plus World Market, Marshalls, Michaels,
Ross Dress for Less, Urban Air Trampoline & Adventure Park
Wilmington, NC
University Centre(2)
IPO
$3,734
$10.83
Lowe's, Old Navy, Ollie's Bargain Outlet, Ross Dress for Less
Ohio
Cincinnati, OH
Kenwood Square
$7,617
$17.95
Big Sandy Superstore, Dick's Sporting Goods, Macy's Furniture Gallery,
Marshalls/HomeGoods, Michaels, T.J. Maxx, The Fresh Market
Columbus, OH
Easton Market
$7,542
$15.89
Burlington, DSW, HomeGoods, Marshalls, Michaels,
Nordstrom Rack, PetSmart, Ross Dress for Less,
Sierra Trading Post, T.J. Maxx, Value City Furniture
Columbus, OH
Polaris Towne Center
$7,516
$17.03
Best Buy, Big Lots, JOANN, Kroger, OfficeMax, T.J. Maxx
Stow, OH
Stow Community Center
DEV
$4,901
$12.49
Giant Eagle, Hobby Lobby, HomeGoods, Kohl's, T.J. Maxx
Oregon
Hillsboro, OR
Tanasbourne Town Center
$4,605
$24.80
Marshalls, Michaels, Ross Dress for Less, Sierra Trading Post
Portland, OR
The Blocks
$2,428
$36.07
-
Pennsylvania
Easton, PA
Southmont Plaza
$3,314
$16.81
Barnes & Noble, Best Buy, Dick's Sporting Goods, Michaels, Staples
South Carolina
Charleston, SC
Ashley Crossing(2)
$2,253
$11.36
Food Lion, JOANN, Kohl's, Marshalls
Tennessee
Brentwood, TN
Cool Springs Pointe
$3,179
$16.05
Best Buy, Restoration Hardware, Ross Dress for Less
Texas
Austin, TX
Oaks at Slaughter
$857
$35.43
-
Highland Village, TX
The Marketplace at Highland Village
$3,531
$18.57
DSW, LA Fitness, T.J. Maxx/HomeGoods
Houston, TX
Briarcroft Center
$1,332
$41.25
-
Houston, TX
Marketplace at 249
$638
$38.36
-
Houston, TX
Shops at Tanglewood
$938
$48.55
-
Round Rock, TX
Vintage Plaza
$1,039
$27.90
-
San Antonio, TX
Bandera Pointe
DEV
$4,876
$11.46
Barnes & Noble, Gold's Gym, JOANN, Lowe's, Old Navy, PetSmart, Ross Dress for Less, T.J. Maxx,
Urban Air Trampoline & Adventure Park
San Antonio, TX
Shops at Bandera Pointe
$1,159
$25.69
-
San Antonio, TX
Village at Stone Oak
DEV
$6,859
$18.89
Alamo Drafthouse Cinema, Hobby Lobby, HomeGoods, Ross Dress for Less
SITE Centers Corp.
Shopping Center Property List at December 31, 2023
Location
Center
Year Developed/
Redeveloped
Year Acquired
Owned GLA (000's)
Total Annualized Base Rent (000's)
Average Base Rent
(Per SF)(1)
Key Tenants
Virginia
Charlottesville, VA
Emmet Street North
$182
$78.55
-
Charlottesville, VA
Emmet Street Station
$513
$54.50
-
Fairfax, VA
Boulevard Marketplace
$742
$41.48
-
Fairfax, VA
Fairfax Marketplace
$1,099
$58.26
-
Fairfax, VA
Fairfax Pointe
$524
$49.91
-
Fairfax, VA
Fairfax Towne Center
$3,167
$25.60
JOANN, Regal Cinemas, Safeway, T.J. Maxx
Midlothian, VA
Commonwealth Center(2)
$2,505
$15.94
Michaels, Painted Tree Marketplace, The Fresh Market
Midlothian, VA
Towne Crossing Shops
$282
$39.79
-
Richmond, VA
Downtown Short Pump
$2,809
$22.30
Barnes & Noble, Regal Cinemas
Richmond, VA
White Oak Village
$6,567
$16.45
JCPenney, K&G Fashion Superstore, Michaels, PetSmart, Publix
Springfield, VA
Springfield Center
$3,210
$23.12
Barnes & Noble, DSW, Marshalls, Michaels, The Tile Shop
(1)Calculated as total annualized base rentals divided by Company-owned rent commenced GLA as of December 31, 2023.
(2)SITE ownership interest at 20%.
(3)Indicates the asset or a portion of the asset is subject to a ground lease. All other assets are owned fee simple.
(4)SITE ownership interest at 50%.

---

ITEM 3. LEGAL PROCEEDINGS
Item 3. LEGAL PROCEEDINGS
The Company and its subsidiaries are subject to various legal proceedings, which, taken together, are not expected to have a material adverse effect on the Company. The Company is also subject to a variety of legal actions for personal injury or property damage arising in the ordinary course of its business, most of which are covered by insurance. While the resolution of all matters cannot be predicted with certainty, management believes that the final outcome of such legal proceedings and claims will not have a material adverse effect on the Company’s liquidity, financial position or results of operations.

---

ITEM 4. MINE SAFETY DISCLOSURE
Item 4. MINE SAFETY DISCLOSURES
Not Applicable.
PART II

---

ITEM 5. MARKET FOR REGISTRANT'S COMMON EQUITY
Item 5. MARKET FOR REGISTRANT'S COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES
The Company’s common shares are listed on the NYSE under the ticker symbol “SITC.” As of February 15, 2024, there were 3,523 record holders. This figure excludes non-registered holders that held their shares in "street name" through various brokerage firms, and therefore, does not represent the actual number of beneficial owners of the Company’s common shares.
The Company’s Board of Directors is responsible for establishing and, if appropriate, modifying the Company’s dividend policy. The Board of Directors intends to pursue a dividend policy retaining sufficient free cash flow to support the Company’s capital needs while still adhering to REIT payout requirements and minimizing federal income taxes (excluding federal income taxes applicable to its taxable REIT subsidiary activities). The decision to declare and pay future dividends on the Company’s common shares, as well as the timing, amount and composition of any such future dividends, will be at the discretion of the Company’s Board of Directors and will be subject to the Company’s cash flow from operations, earnings, financial condition, capital and debt service requirements and such other factors as the Board of Directors considers relevant. The Company’s future dividend policy may also be influenced by future transactional activity including asset sales. The Company is required by the Code to distribute at least 90% of its REIT taxable income. The Company intends to continue to declare quarterly dividends on its common shares; however, there can be no assurances as to the timing and amounts of future dividends.
In December 2023, the Company declared a special dividend attributable to significant disposition activity consummated in 2023 of $0.16 per common share, paid on January 12, 2024, to shareholders of record at the close of business on December 27, 2023. In February 2024, the Company declared its first-quarter 2024 dividend of $0.13 per common share, payable on April 5, 2024, to shareholders of record at the close of business on March 14, 2024.
Certain of the Company’s indentures contain financial and operating covenants including the requirement that the cumulative dividends declared or paid from December 31, 1993, through the end of the current period cannot exceed Funds From Operations (as defined in the agreement) plus an additional $20.0 million for the same period unless required to maintain REIT status.
The Company has a dividend reinvestment plan under which registered shareholders may elect to reinvest their dividends automatically in common shares. Under the plan, the Company may, from time to time, elect that common shares be purchased in the open market on behalf of participating shareholders or may issue new common shares to such shareholders.
ISSUER PURCHASES OF EQUITY SECURITIES
(a)
(b)
(c)
(d)
Total
Number of
Shares
Purchased
Average
Price Paid
per Share
Total Number
of Shares Purchased
as Part of
Publicly Announced
Plans or Programs
Maximum Number
(or Approximate
Dollar Value) of
Shares that May Yet
Be Purchased Under
the Plans or Programs
(Millions)
October 1-31, 2023
-
-
-
$
-
November 1-30, 2023
-
-
-
-
December 1-31, 2023
-
-
-
-
Total
-
-
-
$
73.4
On December 20, 2022, the Company announced that its Board of Directors authorized a new common share repurchase program. Under the terms of the new program, the Company is authorized to repurchase up to a maximum value of $100 million of its common shares and has no expiration date. As of December 31, 2023, the Company had repurchased 2.0 million of its common shares under this program in open market purchases in the aggregate at a cost of $26.6 million, or $13.44 per share.

---

ITEM 6. SELECTED FINANCIAL DATA
Item 6. [RESERVED]

---

ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS
Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations
EXECUTIVE SUMMARY
The Company is a self-administered and self-managed Real Estate Investment Trust (“REIT”) in the business of owning, leasing, acquiring, redeveloping, developing and managing shopping centers. As of December 31, 2023, the Company’s portfolio consisted of 114 shopping centers (including 13 shopping centers owned through unconsolidated joint ventures). At December 31, 2023, the Company owned 22.6 million square feet of gross leasable area (“GLA”) through all its properties (wholly-owned and joint venture). At December 31, 2023, the aggregate occupancy of the Company’s operating shopping center portfolio was 92.0% on a pro rata basis, and the average annualized base rent per occupied square foot was $20.35 on a pro rata basis.
Current Strategy
The overall investment, operating and financing policies of the Company, which govern a variety of activities, such as capital allocations, dividends and status as a REIT, are determined by management and the Board of Directors. The Board of Directors may amend or revise the Company’s policies from time to time without a vote of the Company’s shareholders.
The Company’s mission is to own and manage open-air shopping centers located in suburban, high household income communities. The Company strives to deliver total shareholder returns through earnings and cash flow growth, a sustainable dividend and a strong balance sheet that is well positioned through various economic cycles.
In October 2023, the Company announced a plan to spin off its convenience assets into a separate, publicly traded REIT to be named Curbline Properties Corp. (“Curbline”) in recognition of the distinct characteristics and opportunities within the Company’s unanchored and grocery and power center portfolios. Convenience properties are positioned on the curbline of well-trafficked intersections, offering enhanced access and visibility relative to other retail property types. The properties generally consist of a ubiquitous row of primarily small-shop units along with dedicated parking leased to a diversified mixture of national and local service and restaurant tenants that cater to daily convenience trips from the growing suburban population. The property type’s site plan and depth of leasing prospects generally reduce operating capital expenditures and provide significant tenant diversification.
In addition, the Company has obtained a financing commitment for a $1.1 billion mortgage facility (the “Mortgage Facility”) which is expected to close prior to the consummation of the spin-off with loan and additional asset sale proceeds expected to be used to repay all of the Company’s outstanding unsecured indebtedness.
As of December 31, 2023, the Company had a portfolio of 65 wholly-owned convenience assets that are expected to be included in the Curbline portfolio, including properties separated or in the process of being separated from existing Company properties. The median property size within the Curbline portfolio as of December 31, 2023 was approximately 20,000 square feet with 92% of base rent generated by units less than 10,000 square feet. The Company intends to acquire additional convenience properties prior to the spin-off that will be included in the Curbline portfolio, funded through additional Company dispositions, retained cash flow and cash on hand.
Curbline is expected to be in a net cash position at the time of its separation from the Company with cash on hand, a preferred investment in the Company, and an unsecured, undrawn line of credit. Curbline is not expected to have any debt outstanding at the time of its separation from the Company and therefore Curbline is expected to have significant capacity to utilize sources of debt capital in order to fund asset growth.
The Company currently expects to complete the separation of Curbline on or around October 1, 2024. Following the separation of Curbline, the Company intends to realize value through operations and, depending on market conditions, the sale of additional assets. The timing of certain sales may be impacted by interim leasing, tactical redevelopment activities, and other asset management initiatives intended to maximize values.
Growth opportunities within the Company’s portfolio include rental rate increases, continued lease-up of the portfolio, rent commencement with respect to recently executed leases and the adaptation of existing site plans and square footage to generate higher blended rental rates and operating cash flows.
Transaction and Capital Markets Highlights
Transaction and investment highlights during 2023 include the following:
•Acquired 12 convenience centers in Arizona, Colorado, Florida, Georgia, Maryland, North Carolina, Texas and Virginia for an aggregate purchase price of $165.1 million;
•Sold 17 wholly-owned shopping centers for an aggregate gross sales price of $854.5 million;
•Sold five joint venture shopping centers for an aggregate gross sales price of $112.2 million ($22.4 million at the Company’s share);
•Closed on a five-year, $100.0 million mortgage financing for Nassau Park Pavilion (Princeton, New Jersey);
•Closed on five-year, $380.6 million ($76.1 million at the Company’s share) mortgage secured by the 10-property Dividend Trust Portfolio joint venture portfolio;
•Repurchased 1.5 million of its common shares in open market transactions at an aggregate cost of $20.0 million, or $13.43 per share (including fees);
•Repurchased 140,633 Operating Partnership Units (“OP Units”) in a privately negotiated transaction at an aggregate cost of $1.7 million, or $12.34 per share and
•Declared aggregate quarterly cash dividends of $0.52 per common share in addition to a special dividend on account of significant disposition activity of $0.16 per common share paid in January 2024.
Operational Accomplishments
The Company believes the strong leasing volumes are attributable to the concentration of the Company’s portfolio in suburban, high household income communities and to national tenants’ strong financial positions and increasing emphasis and reliance on physical store locations.
Operating highlights for 2023 included:
•Signed new leases and renewals for approximately 3.3 million square feet of GLA, which included 0.6 million square feet of new leasing volume, both on a pro rata basis;
•Achieved new cash lease spreads of 29.5% and renewal spreads of 6.5% at the Company’s pro rata share;
•Increased annualized base rent per occupied square foot on a pro rata basis to $20.35 at December 31, 2023, as compared to $19.52 at December 31, 2022, primarily due to asset sales and was also favorably impacted by property acquisitions and leasing results and
•Aggregate occupancy was 92.0% at December 31, 2023 on a pro rata basis compared to 92.4% at December 31, 2022. The year over year decline primarily was related to the recapture of units previously leased by Bed, Bath & Beyond and the sale of properties with an average occupancy rate of 97.2%, partially offset by new leasing activity.
Retail Environment
The Company continued to see demand from a broad range of tenants for its space in 2023, particularly as large national retailers launched new brand concepts and further incorporated omni-channel strategies leveraging brick and mortar infrastructure to fulfill online purchases and drive incremental business. Although certain retailers announced bankruptcies and/or store closures in 2023, other retailers, specifically those in the value and convenience category, continue to expand their store fleets and launch new concepts. As a result, the Company believes that its prospects to backfill spaces vacated by bankrupt or non-renewing tenants are generally good, though such re-tenanting efforts will likely require additional capital expenditures and opportunities to lease any vacant theater spaces may be more limited. Many of the Company’s largest tenants, including TJX Companies, Dick’s Sporting Goods, Ross and Burlington, remain well positioned with access to capital and have outperformed other retail categories on a relative basis.
Company Fundamentals
The following table lists the Company’s tenants that equal or exceed 1.5% of the Company’s aggregate annualized shopping center base rental revenue and the respective Company-owned shopping center GLA as of December 31, 2023, for the following (1) the wholly-owned properties and the Company’s proportionate share of unconsolidated joint venture properties combined, (2) the wholly-owned properties and (3) the unconsolidated joint ventures presented at 100%:
At 100%
At SITE Centers' Share
Wholly-Owned Properties
Joint Venture Properties
Tenant
% of
Shopping Center
Base Rental Revenues
% of Company-
Owned Shopping
Center GLA
% of
Shopping Center
Base Rental Revenues
% of Company-
Owned Shopping
Center GLA
% of
Shopping Center
Base Rental Revenues
% of Company-
Owned Shopping
Center GLA
TJX Companies(A)
5.2%
7.1%
5.3%
7.2%
3.9%
4.9%
Dick's Sporting Goods(B)
2.5%
2.7%
2.5%
2.7%
3.5%
4.4%
Ross Stores(C)
2.2%
3.1%
2.2%
3.0%
4.6%
5.6%
Burlington
2.1%
2.5%
2.2%
2.6%
0.8%
1.0%
PetSmart
2.1%
2.2%
2.1%
2.3%
1.5%
1.3%
Nordstrom Rack
1.6%
1.5%
1.7%
1.6%
-
-
Michaels
1.6%
2.3%
1.6%
2.3%
2.0%
2.3%
Gap(D)
1.6%
1.5%
1.5%
1.4%
2.8%
2.7%
Kroger(E)
1.5%
1.6%
1.5%
1.7%
1.1%
1.1%
Ulta
1.5%
1.1%
1.5%
1.1%
1.4%
1.0%
Best Buy
1.5%
1.7%
1.4%
1.7%
3.2%
3.4%
(A)Includes T.J. Maxx, Marshalls, HomeGoods, Sierra Trading, HomeSense and Combo Store
(B)Includes Dick’s Sporting Goods and Golf Galaxy
(C)Includes Ross Dress for Less and dd’s Discounts
(D)Includes Gap, Old Navy and Banana Republic
(E)Includes Kroger, Harris Teeter, King Soopers, Mariano’s and Lucky’s
The Company leased approximately 3.6 million square feet (3.3 million square feet at the Company’s share) of GLA in 2023 in its wholly-owned and joint venture portfolios, composed of 112 new leases and 327 renewals, for a total of 439 leases executed in 2023. At December 31, 2023, the Company had 205 leases expiring in 2024 with an average base rent per square foot of $18.35 on a pro rata basis. For the comparable leases executed in 2023, at the Company’s interest, the Company generated positive cash leasing spreads of 29.5% for new leases and 6.5% for renewals, or 9.0% on a blended basis. Cash leasing spreads are a key metric in real estate, representing the percentage increase of the tenant’s annual base rent in the first year of the newly executed or renewal lease, over the annual base rent applicable to the final year of the previous lease term, though leasing spreads exclude consideration of the amount of capital expended in connection with new leasing activity and exclude properties in redevelopment. The Company’s cash leasing spread calculation includes only those deals that were executed within one year of the date the prior tenant vacated, in addition to other factors that limit comparability, and as a result, is a good benchmark to compare the average annualized base rent of expiring leases with the comparable executed market rental rates.
For new leases executed during 2023, the Company expended a weighted-average cost of tenant improvements and lease commissions estimated at $4.90 per rentable square foot, on a pro rata basis, over the lease term, as compared to $7.42 per rentable square foot in 2022. The Company generally does not expend a significant amount of capital on lease renewals.
Summary-2023 Financial Results
The following provides an overview of the Company’s key financial metrics (see “Non-GAAP Financial Measures” described later in this section) (in thousands except per share amounts):
For the Year Ended
December 31,
Net income attributable to common shareholders
$
254,547
$
157,563
FFO attributable to common shareholders
$
240,199
$
250,991
Operating FFO attributable to common shareholders
$
247,872
$
253,346
Earnings per share - Diluted
$
1.21
$
0.73
For the year ended December 31, 2023, the increase in net income attributable to common shareholders, as compared to the prior year, primarily was attributable to higher gain on asset sales. The decrease in FFO and Operating FFO attributable to common shareholders generally was due to the impact of property sales and lower management fees from joint ventures partially offset by property Net Operating Income (“NOI”) growth and the impact of property acquisitions.
The following discussion of the Company’s financial condition and results of operations provides information that will assist in the understanding of the Company’s financial statements and the factors that accounted for changes in certain key items in the financial statements, as well as critical accounting estimates that affected these financial statements.
CRITICAL ACCOUNTING ESTIMATES
The consolidated financial statements of the Company include the accounts of the Company and all subsidiaries where the Company has financial or operating control. The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions in certain circumstances that affect amounts reported in the accompanying consolidated financial statements and related notes. In preparing these financial statements, management has used available information, including the Company’s history, industry standards and the current economic environment, among other factors, in forming its estimates and judgments of certain amounts included in the Company’s consolidated financial statements, giving due consideration to materiality. It is possible that the ultimate outcome as anticipated by management in formulating its estimates inherent in these financial statements might not materialize. Application of the critical accounting policies described below involves the exercise of judgment and the use of assumptions as to future uncertainties. Accordingly, actual results could differ from these estimates. In addition, other companies may use different estimates that may affect the comparability of the Company’s results of operations to those of companies in similar businesses.
Purchase Price Allocations of Property Acquisitions
For the acquisition of real estate assets, the Company allocates the purchase price to assets acquired and liabilities assumed at the date of acquisition. The Company applies various valuation methods, all of which require significant estimates by management, including discount rates, exit capitalization rates, estimated land values (per square foot), capitalization rates and certain market leasing assumptions. Further, the valuation of above- and below-market lease values are significantly impacted by management's estimate of fair market lease rates for each corresponding in-place lease. If the Company determines that an event has occurred after the initial allocation of the asset or liability that would change the estimated useful life of the asset, the Company will reassess the depreciation and amortization of the asset. The Company is required to make subjective estimates in connection with these valuations and allocations.
Real Estate and Long-Lived Assets
Impairment Assessment
On a periodic basis, management assesses whether there are any indicators that the value of real estate assets, including undeveloped land and construction in progress, and intangibles may be impaired. Impairment indicators are primarily related to a change in estimated hold periods and significant, prolonged decreases in projected cash flows; however, other impairment indicators could occur. A property’s value is impaired only if management’s estimate of the aggregate future cash flows (undiscounted and without interest charges) to be generated by the property are less than the carrying value of the property. The determination of undiscounted cash flows may require significant estimates by management. In management’s estimate of projected cash flows, it considers factors such as hold period, expected future operating income (loss), trends and prospects, the effects of demand, competition and other factors. If the Company is evaluating the potential sale of an asset or development alternatives, the undiscounted future cash flows analysis is probability-weighted based upon management’s best estimate of the likelihood of the
alternative courses of action. Subsequent changes in estimated undiscounted cash flows arising from changes in anticipated actions could affect the determination of whether an impairment exists and whether the effects could have a material impact on the Company’s net income. To the extent an impairment has occurred, the loss will be measured as the excess of the carrying amount of the property over the estimated fair value of the property.
The Company is required to make subjective assessments as to whether there are impairments in the value of its real estate properties and other investments. These assessments have a direct impact on the Company’s net income because recording an impairment charge results in an immediate negative adjustment to net income. If the Company’s estimates of the anticipated holding periods, projected future cash flows or market conditions change, its evaluation of the impairment charges may be different, and such differences could be material to the Company’s consolidated financial statements. Specifically, plans to hold properties over longer periods decrease the likelihood of recording impairment losses.
Measurement of Fair Value
The Company is required to periodically assess for impairment the value of its consolidated real estate assets. The fair value of real estate investments used in the Company’s impairment calculations is estimated based on the price that would be received for the sale of an asset in an orderly transaction between marketplace participants at the measurement date. Real estate assets without a public market are valued based on assumptions made and valuation techniques used by the Company. The availability of observable transaction data and inputs can make it more difficult and/or subjective to determine the fair value of such real estate assets. As a result, amounts ultimately realized by the Company from real estate assets sold may differ from the fair values presented, and the differences could be material.
The valuation of real estate assets for impairment is determined using widely accepted valuation techniques including the income capitalization approach or discounted cash flow analysis on the expected cash flows of each asset considering prevailing market capitalization rates, analysis of recent comparable sales transactions, actual sales negotiations, bona fide purchase offers received from third parties and/or consideration of the amount that currently would be required to replace the asset, as adjusted for obsolescence. In general, the Company utilizes a valuation technique that is based on the characteristics of the specific asset when measuring fair value of an investment. However, a single valuation technique is generally used for the Company’s property type. The significant assumptions include the capitalization rate used in the income capitalization valuation, as well as the projected property net operating income. Valuation of real estate assets is calculated based on market conditions and assumptions made by management at the measurement date, which may differ materially from actual results if market conditions or the underlying assumptions change.
RESULTS OF OPERATIONS
For the comparison of the Company’s 2023 performance to 2022 presented below, consolidated shopping center properties owned as of January 1, 2022, are referred to herein as the “Comparable Portfolio Properties.” The discussion of the Company’s 2022 performance compared to 2021 performance is set forth in “-Comparison of 2022 and 2021 Results of Operations” included in Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations in Part II of the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2022.
Revenues from Operations (in thousands)
$ Change
Rental income(A)
$
537,066
$
537,106
$
(40
)
Fee and other income(B)
9,209
15,247
(6,038
)
Total revenues
$
546,275
$
552,353
$
(6,078
)
(A)The following table summarizes the key components of rental income (in thousands):
Contractual Lease Payments
$ Change
Base and percentage rental income(1)
$
396,353
$
391,883
$
4,470
Recoveries from tenants(2)
134,816
133,574
1,242
Uncollectible revenue(3)
(1,417
)
1,388
(2,805
)
Lease termination fees, ancillary and other rental income
7,314
10,261
(2,947
)
Total contractual lease payments
$
537,066
$
537,106
$
(40
)
(1)The changes in base and percentage rental income were due to the following (in millions):
Increase (Decrease)
Acquisition of shopping centers
$
11.5
Comparable Portfolio Properties
15.9
Disposition of shopping centers
(22.9
)
Straight-line rents
-
Total
$
4.5
The increase within the Comparable Portfolio Properties includes the write-off of approximately $8.4 million of below-market lease intangibles due to the early termination of tenant leases.
At December 31, 2023 and 2022, the Company owned 101 wholly-owned properties as of each balance sheet date that had an aggregate occupancy rate of 92.1% and 92.6%, respectively, and an average annualized base rent per occupied square foot of $20.46 and $19.61, respectively.
(2)Recoveries from tenants were approximately 81.4% and 78.6% of operating expenses and real estate taxes for the years ended December 31, 2023 and 2022, respectively. The increase in the recovery percentage primarily was due to a combination of transactional activity and a decrease in non-recoverable landlord expenses.
(3)The net amount reported was primarily attributable to the impact of tenants on the cash basis of accounting and related reserve adjustments.
(B)	Fee and Other Income was primarily earned from the Company’s unconsolidated joint ventures. The decrease primarily relates to lower fee revenue from joint ventures as a result of asset sales. The components of Fee and Other Income are presented in Note 1, “Summary of Significant Accounting Policies - Fee and Other Income,” to the Company’s consolidated financial statements included herein. Decreases in the number of assets under management will impact the amount of revenue recorded in future periods. The Company’s joint venture partners may also elect to terminate their joint venture arrangements with the Company in connection with a change in investment strategy or otherwise. See “- Sources and Uses of Capital” included elsewhere herein.
Expenses from Operations (in thousands)
$ Change
Operating and maintenance(A)
$
88,959
$
89,278
$
(319
)
Real estate taxes(A)
76,762
80,706
(3,944
)
Impairment charges(B)
-
2,536
(2,536
)
General and administrative(C)
50,867
46,564
4,303
Depreciation and amortization(A)
212,460
203,546
8,914
$
429,048
$
422,630
$
6,418
(A)The changes were due to the following (in millions):
Operating
and
Maintenance
Real Estate
Taxes
Depreciation
and
Amortization
Acquisition of shopping centers
$
2.9
$
2.9
$
7.5
Comparable Portfolio Properties
0.7
(0.4
)
1.9
Disposition of shopping centers
(3.9
)
(6.4
)
(0.5
)
$
(0.3
)
$
(3.9
)
$
8.9
The increase in depreciation for the Comparable Portfolio Properties was primarily due to the acceleration of depreciation related to terminations and write-off of intangibles.
(B)There were no impairment charges recorded for the year ended December 31, 2023. Changes in (i) an asset’s expected future undiscounted cash flows due to changes in market or leasing conditions, (ii) various courses of action that may occur or (iii) estimated holding periods could result in the recognition of additional impairment charges. Impairment charges are presented in Note 12, “Impairment Charges,” to the Company’s consolidated financial statements included herein.
(C)General and administrative expenses for the years ended December 31, 2023 and 2022, were approximately 7.9% and 6.8% of total revenues (excluding uncollectible revenue), respectively, including total revenues of unconsolidated joint ventures and managed properties for the comparable periods. The increase is primarily attributable to a May 2023 restructuring plan, which included a voluntary retirement offer and other costs to align the Company’s cost structure and technology platform with current and future expected operations and resulted in charges to general and administrative costs of $5.0 million for the year ended December 31, 2023. For the year ended December 31, 2023, general and administrative expenses of $50.9 million, less the separation charges and other costs of $5.0 million, were approximately 7.2% of total revenues. The Company continues to expense certain internal leasing salaries, legal salaries and related expenses associated with leasing and re-leasing of existing space.
Other Income and Expenses (in thousands)	
$ Change
Interest expense(A)
$
(82,002
)
$
(77,692
)
$
(4,310
)
Other income (expense), net(B)
3,189
(2,540
)
5,729
$
(78,813
)
$
(80,232
)
$
1,419
(A)The weighted-average debt outstanding and related weighted-average interest rate are as follows:
For the Year Ended December 31,
Weighted-average debt outstanding (in billions)
$
1.8
$
1.8
Weighted-average interest rate
4.5
%
4.1
%
The Company’s overall balance sheet strategy is to continue to maintain substantial liquidity and prudent leverage levels. The weighted-average interest rate (based on contractual rates and excluding fair market value of adjustments and debt issuance costs) was 4.3% and 4.1% at December 31, 2023 and 2022, respectively. At December 31, 2023, the weighted-average maturity (without extensions) was 2.5 years. Interest costs capitalized in conjunction with redevelopment projects were $1.2 million and $1.1 million for the years ended December 31, 2023 and 2022, respectively.
(B)In 2023, includes interest income, net of fees, of $4.4 million, derivative mark-to-market impact of $2.1 million related to the partial hedge on the potential interest rate impact to yield maintenance premiums on outstanding unsecured notes, partially offset by transaction costs and debt extinguishment costs totaling $3.3 million.
Other Items (in thousands)
$ Change
Equity in net income of joint ventures(A)
$
6,577
$
27,892
$
(21,315
)
Gain on sale and change in control of interests(B)
3,749
45,581
(41,832
)
Gain on disposition of real estate, net(C)
219,026
46,644
172,382
Tax expense of taxable REIT subsidiaries and state
franchise and income taxes
(2,045
)
(816
)
(1,229
)
Income attributable to non-controlling interests, net
(18
)
(73
)
(A)The 2023 results include gains recorded on the sale of assets offset by the reduction of income as a result of asset sales closed in 2023 and 2022. At December 31, 2023 and 2022, the Company had an economic investment in unconsolidated joint ventures which owned 13 and 18 shopping center properties, respectively. Joint venture property sales could significantly impact the amount of income or loss recognized in future periods. See Note 3, “Investments in and Advances to Joint Ventures,” in the Company’s consolidated financial statements included herein.
(B)In 2023, the Company recorded a gain related to additional proceeds received related to an unconsolidated joint venture that sold its sole asset, a parcel of undeveloped land in Richmond Hill, Ontario, which was considered contingent at the time of the sale. In 2022, the Company recorded a $3.3 million gain from the acquisition of its joint venture partner’s 80% equity interest in an asset (Casselberry Commons) owned by the DDRM Joint Venture, a $16.8 million gain from the sale of its 20% interest in the SAU Joint Venture to its partner and a $25.4 million gain from the sale of its 50% interest in Lennox Town Center to its partner.
(C)The Company sold 17 wholly-owned shopping centers in 2023 and five wholly-owned shopping centers and land parcels in 2022. See “- Sources and Uses of Capital” included elsewhere herein.
Net Income (in thousands)
$ Change
Net income attributable to SITE Centers
$
265,703
$
168,719
$
96,984
The increase in net income attributable to SITE Centers, as compared to the prior-year period, was primarily attributable to the gain recorded from wholly-owned asset sales. Additionally, the 2023 results were also impacted by lower joint venture management fees, higher interest expense, higher depreciation expense and separation and charges included within general and administrative expenses, relating to the restructuring plan initiated in May 2023, partially offset by base rent growth, the write-off of below-market lease intangibles and the net impact of property acquisitions.
NON-GAAP FINANCIAL MEASURES
Funds from Operations and Operating Funds from Operations
Definition and Basis of Presentation
The Company believes that Funds from Operations (“FFO”) and Operating FFO, both non-GAAP financial measures, provide additional and useful means to assess the financial performance of REITs. FFO and Operating FFO are frequently used by the real estate industry, as well as securities analysts, investors and other interested parties, to evaluate the performance of REITs. The Company also believes that FFO and Operating FFO more appropriately measure the core operations of the Company and provide benchmarks to its peer group.
FFO excludes GAAP historical cost depreciation and amortization of real estate and real estate investments, which assume that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions, and many companies use different depreciable lives and methods. Because FFO excludes depreciation and amortization unique to real estate and gains and losses from property dispositions, it can provide a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, interest costs and acquisition, disposition and development activities. This provides a perspective of the Company’s financial performance not immediately apparent from net income determined in accordance with GAAP.
FFO is generally defined and calculated by the Company as net income (loss) (computed in accordance with GAAP), adjusted to exclude (i) preferred share dividends, (ii) gains and losses from disposition of real estate property and related investments, which are presented net of taxes, (iii) impairment charges on real estate property and related investments, (iv) gains and losses from changes in control and (v) certain non-cash items. These non-cash items principally include real property depreciation and amortization of intangibles, equity income (loss) from joint ventures and equity income (loss) from non-controlling interests and adding the Company’s proportionate share of FFO from its unconsolidated joint ventures and non-controlling interests, determined on a consistent basis. The Company’s calculation of FFO is consistent with the definition of FFO provided by NAREIT.
The Company believes that certain charges, income and gains recorded in its operating results are not comparable or reflective of its core operating performance. Operating FFO is useful to investors as the Company removes non-comparable charges, income and gains to analyze the results of its operations and assess performance of the core operating real estate portfolio. As a result, the Company also computes Operating FFO and discusses it with the users of its financial statements, in addition to other measures such as net income (loss) determined in accordance with GAAP and FFO. Operating FFO is generally defined and calculated by the Company as FFO excluding certain charges, income and gains that management believes are not comparable and indicative of the results of the Company’s operating real estate portfolio. Such adjustments include write-off of preferred share original issuance costs, gains/losses on the early extinguishment of debt, certain transaction fee income, transaction costs and other restructuring type costs, including employee separation costs. The disclosure of these adjustments is regularly requested by users of the Company’s financial statements.
The adjustment for these charges, income and gains may not be comparable to how other REITs or real estate companies calculate their results of operations, and the Company’s calculation of Operating FFO differs from NAREIT’s definition of FFO. Additionally, the Company provides no assurances that these charges, income and gains are non-recurring. These charges, income and gains could be reasonably expected to recur in future results of operations.
These measures of performance are used by the Company for several business purposes and by other REITs. The Company uses FFO and/or Operating FFO in part (i) as a disclosure to improve the understanding of the Company’s operating results among the investing public, (ii) as a measure of a real estate asset company’s performance, (iii) to influence acquisition, disposition and capital investment strategies and (iv) to compare the Company’s performance to that of other publicly traded shopping center REITs.
For the reasons described above, management believes that FFO and Operating FFO provide the Company and investors with an important indicator of the Company’s operating performance. They provide recognized measures of performance other than GAAP net income, which may include non-cash items (often significant). Other real estate companies may calculate FFO and Operating FFO in a different manner.
Management recognizes the limitations of FFO and Operating FFO when compared to GAAP’s net income. FFO and Operating FFO do not represent amounts available for dividends, capital replacement or expansion, debt service obligations or other commitments and uncertainties. Management does not use FFO or Operating FFO as an indicator of the Company’s cash obligations and funding requirements for future commitments, acquisitions or development activities. Neither FFO nor Operating FFO represents cash generated from operating activities in accordance with GAAP, and neither is necessarily indicative of cash available to fund cash needs. Neither FFO nor Operating FFO should be considered an alternative to net income (computed in accordance with GAAP) or as an alternative to cash flow as a measure of liquidity. FFO and Operating FFO are simply used as additional indicators of the Company’s operating performance. The Company believes that to further understand its performance, FFO and Operating FFO should be compared with the Company’s reported net income (loss) and considered in addition to cash flows determined in accordance with GAAP, as presented in its consolidated financial statements. Reconciliations of these measures to their most directly comparable GAAP measure of net income (loss) have been provided below.
Reconciliation Presentation
FFO and Operating FFO attributable to common shareholders were as follows (in thousands):
For the Year Ended
December 31,
$ Change
FFO attributable to common shareholders
$
240,199
$
250,991
$
(10,792
)
Operating FFO attributable to common shareholders
247,872
253,346
(5,474
)
The decrease in FFO for the year ended December 31, 2023, as compared to the prior-year period, was primarily attributable to lower management fees and income from joint ventures and higher interest and general and administrative expenses, partially offset by base rent growth, the write-off of below-market lease intangibles and the net impact of property acquisitions. The change in Operating FFO primarily was due to the same drivers impacting FFO but excludes the impact of the separation and other charges, included within general and administrative expenses, relating to the restructuring plan initiated in May 2023, transaction costs related to the spin-off of Curbline and derivative fair value adjustments.
The Company’s reconciliation of net income attributable to common shareholders computed in accordance with GAAP to FFO attributable to common shareholders and Operating FFO attributable to common shareholders is as follows (in thousands). The Company provides no assurances that these charges and gains are non-recurring. These charges and gains could reasonably be expected to recur in future results of operations.
For the Year Ended December 31,
Net income attributable to common shareholders
$
254,547
$
157,563
Depreciation and amortization of real estate investments
207,005
198,662
Equity in net income of joint ventures
(6,577
)
(27,892
)
Joint ventures' FFO(A)
7,981
12,274
Non-controlling interests (OP Units)
Impairment of real estate
-
2,536
Gain on sale and change in control of interests
(3,749
)
(45,581
)
Gain on disposition of real estate, net
(219,026
)
(46,644
)
FFO attributable to common shareholders
240,199
250,991
Separation and other charges
5,752
-
Transaction, debt extinguishment and other (at SITE's share)
4,024
2,740
Derivative mark-to-market
(2,103
)
-
RVI disposition fees
-
(385
)
Non-operating items, net
7,673
2,355
Operating FFO attributable to common shareholders
$
247,872
$
253,346
(A)At December 31, 2023 and 2022, the Company had an economic investment in unconsolidated joint ventures which owned 13 and 18 shopping center properties, respectively. These joint ventures represent the investments in which the Company recorded its share of equity in net income or loss and, accordingly, FFO and Operating FFO.
Joint ventures’ FFO and Operating FFO are summarized as follows (in thousands):
For the Year Ended December 31,
Net income attributable to unconsolidated
joint ventures
$
21,246
$
106,846
Depreciation and amortization of real estate investments
32,578
46,518
Impairment of real estate
-
17,550
Gain on disposition of real estate, net
(21,316
)
(120,097
)
FFO
$
32,508
$
50,817
FFO at SITE Centers' ownership interests
$
7,981
$
12,274
Operating FFO at SITE Centers' ownership interests
$
8,742
$
13,128
Net Operating Income and Same Store Net Operating Income
Definition and Basis of Presentation
The Company uses NOI, which is a non-GAAP financial measure, as a supplemental performance measure. NOI is calculated as property revenues less property-related expenses. The Company believes NOI provides useful information to investors regarding the Company’s financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level and, when compared across periods, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition and disposition activity on an unleveraged basis.
The Company also presents NOI information on a same store basis, or Same Store Net Operating Income (“SSNOI”). The Company defines SSNOI as property revenues less property-related expenses, which exclude straight-line rental income (including reimbursements) and expenses, lease termination income, management fee expense, fair market value of leases and expense recovery adjustments. SSNOI includes assets owned in comparable periods (15 months for prior period comparisons). In addition, SSNOI is presented including activity associated with redevelopment. SSNOI excludes all non-property and corporate level revenue and expenses. Other real estate companies may calculate NOI and SSNOI in a different manner. The Company believes SSNOI at its effective ownership interest provides investors with additional information regarding the operating performance of comparable assets because it excludes certain non-cash and non-comparable items as noted above. SSNOI is frequently used by the real estate industry, as well as securities analysts, investors and other interested parties, to evaluate the performance of REITs.
SSNOI is not, and is not intended to be, a presentation in accordance with GAAP. SSNOI information has its limitations as it excludes any capital expenditures associated with the re-leasing of tenant space or as needed to operate the assets. SSNOI does not represent amounts available for dividends, capital replacement or expansion, debt service obligations or other commitments and uncertainties. Management does not use SSNOI as an indicator of the Company’s cash obligations and funding requirements for future commitments, acquisitions or development activities. SSNOI does not represent cash generated from operating activities in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs. SSNOI should not be considered as an alternative to net income (computed in accordance with GAAP) or as an alternative to cash flow as a measure of liquidity. A reconciliation of NOI and SSNOI to their most directly comparable GAAP measure of net income (loss) is provided below.
Reconciliation Presentation
The Company’s reconciliation of net income computed in accordance with GAAP to NOI and SSNOI for the Company at 100% and at its effective ownership interest of the assets is as follows (in thousands):
For the Year Ended December 31, 2023
At 100%
At the Company's Interest
Net income attributable to SITE Centers
$
265,703
$
168,719
$
265,703
$
168,719
Fee income
(6,817
)
(11,546
)
(6,817
)
(11,546
)
Interest expense
82,002
77,692
82,002
77,692
Depreciation and amortization
212,460
203,546
212,460
203,546
General and administrative
50,867
46,564
50,867
46,564
Other (income) expense, net
(3,189
)
2,540
(3,189
)
2,540
Impairment charges
-
2,536
-
2,536
Equity in net income of joint ventures
(6,577
)
(27,892
)
(6,577
)
(27,892
)
Tax expense
2,045
2,045
Gain on sale and change in control of interests
(3,749
)
(45,581
)
(3,749
)
(45,581
)
Gain on disposition of real estate, net
(219,026
)
(46,644
)
(219,026
)
(46,644
)
Income from non-controlling interests
Consolidated NOI
$
373,737
$
370,823
$
373,737
$
370,823
Less: Non-Same Store NOI adjustments
(69,445
)
(74,177
)
Total Consolidated SSNOI
$
304,292
$
296,646
Consolidated SSNOI % Change
2.6
%
Net income from unconsolidated joint ventures
$
21,246
$
106,846
$
4,625
$
22,248
Interest expense
25,601
34,055
5,840
7,664
Depreciation and amortization
32,578
46,518
7,656
10,457
Impairment charges
-
17,550
-
3,510
Other (income) expense, net
10,467
12,303
2,345
2,766
Gain on disposition of real estate, net
(21,316
)
(120,097
)
(4,265
)
(23,965
)
Unconsolidated NOI
$
68,576
$
97,175
$
16,201
$
22,680
Less: Non-Same Store NOI adjustments
(1,280
)
(7,800
)
Total Unconsolidated SSNOI at SITE share
$
14,921
$
14,880
Unconsolidated SSNOI % Change
0.3
%
SSNOI % Change at SITE Share
2.5
%
The SSNOI increase for the full year ended December 31, 2023, as compared to the prior-year period, was primarily attributable to minimum rent increases related to rent steps, favorable net recoveries, percentage, overage and ancillary rents offset by increases in uncollectible revenues.
LIQUIDITY, CAPITAL RESOURCES AND FINANCING ACTIVITIES
The Company periodically evaluates opportunities to issue and sell additional debt or equity securities, obtain credit facilities from lenders or repurchase or refinance long-term debt as part of its overall strategy to further strengthen its financial position. The Company remains committed to monitoring liquidity and the duration of its indebtedness and to maintaining prudent leverage levels in an effort to manage its overall risk profile.
The Company’s consolidated and unconsolidated debt obligations generally require monthly or semi-annual payments of principal and/or interest over the term of the obligation. While the Company currently believes it has several viable sources to obtain capital and fund its business, including capacity under its Revolving Credit Facility (as defined below), no assurance can be provided that these obligations will be refinanced or repaid as currently anticipated. Any new debt financings may also entail higher rates of interest than the indebtedness being refinanced, which could have an adverse effect on the Company’s operations.
The Company has historically accessed capital sources through both the public and private markets. Acquisitions and redevelopments are generally financed through cash provided from operating activities, the Revolving Credit Facility, mortgages
assumed, secured debt, unsecured debt, common and preferred equity offerings, joint venture capital and asset sales. Total consolidated debt outstanding was $1.6 billion at December 31, 2023, as compared to $1.7 billion at December 31, 2022.
At December 31, 2023, the Company had an unrestricted cash balance of $552.0 million and a restricted cash balance of $17.1 million primarily related to asset sale proceeds available to fund future qualifying acquisitions as part of a forward like-kind exchange transaction. The Company has availability under its Revolving Credit Facility of $950.0 million (subject to satisfaction of applicable borrowing conditions). The Company has addressed all of its consolidated debt maturing in 2024. In 2025, the Company has $457.1 million aggregate principal amount of senior notes and $25.7 million of consolidated mortgage debt maturing. The Company’s unconsolidated joint ventures have $39.1 million of mortgage debt at the Company’s share maturing in 2024. As of December 31, 2023, the Company anticipates that it has approximately $9 million to be incurred on its pipeline of identified redevelopment projects. The Company declared aggregate common share dividends of $0.68 per share in 2023, including a special cash dividend of $0.16 per share paid in January 2024, and declared a dividend of $0.13 per share in the first quarter of 2024 payable in April 2024. The Company believes it has sufficient liquidity to operate its business at this time. At December 31, 2023, the Company had no borrowings outstanding on the Revolving Credit Facility. In May 2023, the Company repaid $87.2 million of senior notes due 2023 and in November 2023, the Company repaid $65.6 million of senior notes due 2024.
Revolving Credit Facility and Term Loan
The Company maintains an unsecured revolving credit facility with a syndicate of financial institutions and JPMorgan Chase Bank, N.A., as administrative agent (the “Revolving Credit Facility”) that provides for borrowings of up to $950 million, which limit may be increased to $1.45 billion provided that existing or new lenders agree to provide incremental commitments and subject to other conditions precedent. The Revolving Credit Facility matures in June 2026 subject to two six-month options to extend the maturity to June 2027 at the Company’s option (subject to the satisfaction of certain conditions). The Company’s borrowings under the Revolving Credit Facility bear interest at variable rates at the Company’s election, based on either (i) the Secured Overnight Financing Rate (“SOFR”) rate plus a 10-basis point credit spread adjustment plus an applicable margin (0.85% at December 31, 2023), or (ii) the alternative base rate plus an applicable margin (0.0% at December 31, 2023). The Revolving Credit Facility also provides for an annual facility fee, which was 20 basis points on the entire facility at December 31, 2023. The applicable margins and facility fee vary depending on the Company’s long-term senior unsecured debt ratings from Moody’s Investors Service, Inc. (“Moody’s”), S&P Global Ratings (“S&P”) and Fitch Investor Services Inc. (“Fitch”) (or their respective successors). The Revolving Credit Facility also features a sustainability-linked pricing component whereby the applicable interest rate margin can be adjusted by one or two basis points if the Company meets certain sustainability performance targets.
The Company also maintains a $200 million unsecured term loan with a syndicate of financial institutions and Wells Fargo Bank, National Association, as administrative agent (the “Term Loan”), that bears interest at variable rates, based on the Company's long-term senior unsecured debt ratings, equal to (i) the SOFR rate plus a 10-basis point credit spread adjustment plus an applicable margin (0.95% at December 31, 2023) or (ii) the alternative base rate plus an applicable margin (0.0% at December 31, 2023). The applicable margins vary depending on the Company’s long-term senior unsecured debt ratings from Moody’s, S&P and Fitch (or their respective successors). In August 2022, the Company swapped the portion of the Term Loan's interest rate calculated by reference to the variable SOFR rate to a fixed rate of 2.75% per annum. The Term Loan matures in June 2027. The Company may increase the principal amount of the Term Loan in the future to up to $800 million in the aggregate provided that existing or new lenders are identified to provide additional loan commitments subject to other customary conditions precedent. The Term Loan also features a sustainability-linked pricing component whereby the applicable interest rate margin can be adjusted by one to two basis points if the Company meets certain sustainability performance targets. The covenants governing the Term Loan are substantially identical to those governing the Revolving Credit Facility.
The Revolving Credit Facility, the Term Loan and the indentures under which the Company’s senior and subordinated unsecured indebtedness is, or may be, issued contain certain financial and operating covenants including, among other things, leverage ratios and debt service coverage and fixed-charge coverage ratios, as well as limitations on the Company’s ability to incur secured and unsecured indebtedness, sell all or substantially all of the Company’s assets and engage in certain mergers and acquisitions. The Revolving Credit Facility, the Term Loan and the indentures also contain customary default provisions including the failure to make timely payments of principal and interest payable thereunder, the failure to comply with the financial and operating covenants and the failure of the Company or its majority-owned subsidiaries (i.e., entities in which the Company has a greater than 50% interest) to pay, when due, certain indebtedness in excess of certain thresholds beyond applicable grace and cure periods. In the event the Company’s lenders or note holders declare a default, as defined in the applicable agreements governing the debt, the Company may be unable to obtain further funding, and/or an acceleration of any outstanding borrowings may occur. As of December 31, 2023, the Company was in compliance with all of its financial covenants in the agreements governing its debt. Although the Company believes it will continue to operate in compliance with these covenants, if the Company were to violate these covenants, the Company may be subject to higher finance costs and fees or accelerated maturities.
Mortgage Financing Commitment
In October 2023, in preparation for the expected spin-off of the Company’s convenience properties, the Company obtained a commitment (the “Commitment”) from affiliates of Apollo, including Atlas SP Partners, L.P., to provide a $1.1 billion mortgage facility to be secured by approximately 40 of the Company’s retail properties (the “Mortgage Facility”). The Company may proceed to close and draw all or a portion of the Mortgage Facility on any date prior to October 25, 2024, subject to the satisfaction of various closing conditions set forth in the Commitment, including debt yield and loan-to-value thresholds, the lender’s receipt of acceptable third party reports and satisfaction of other customary closing requirements. To the extent that any of the collateral properties are sold prior to the closing of the Mortgage Facility, the amount available under the Commitment will be reduced. The Company currently expects to close and draw on the Mortgage Facility prior to the spin-off of Curbline, and to use loan and additional asset sale proceeds to redeem and/or repay all of its outstanding unsecured indebtedness and for general corporate purposes.
As set forth in the Commitment, the Mortgage Facility will mature on the second anniversary of the closing date subject to a one-year extension option at the Company’s election and subject to the satisfaction of certain conditions at the time of the extension. Following closing, the Company will be able to effectuate the release of properties serving as collateral for the Mortgage Facility by making a principal prepayment based on the amount of the loan allocated to such property.
The Company paid upfront commitment and structuring fees to the lender and its affiliates and will also pay the lender fees during the unfunded commitment period based on the committed loan amount (as such amount may be reduced from time to time by the Company) and a closing fee based on the amount of the loan funded at closing. The Company is not obligated to close or draw on the Mortgage Facility and no assurances can be given that the Company will satisfy the conditions to close the Mortgage Facility or that the Mortgage Facility will close on the terms set forth in the Commitment or at all.
Consolidated Indebtedness - as of December 31, 2023
As discussed above, the Company is committed to maintaining prudent leverage levels and may utilize proceeds from financings or the sale of properties or other investments to repay debt. These sources of funds could be affected by various risks and uncertainties. No assurance can be provided that the Company’s debt obligations will be refinanced or repaid as currently anticipated. See Item 1A. Risk Factors.
The Company continually evaluates its debt maturities and, based on management’s assessment, believes it has viable financing and refinancing alternatives (including the Mortgage Facility). The Company has sought to manage its debt maturities, increase liquidity, maintain prudent leverage levels and improve the Company’s credit profile with a focus of lowering the Company’s balance sheet risk and cost of capital.
Unconsolidated Joint Ventures’ Mortgage Indebtedness - as of December 31, 2023
The outstanding indebtedness of the Company’s unconsolidated joint ventures at December 31, 2023, which matures in the subsequent 14-month period (i.e., through February 28, 2025), is as follows (in millions):
Outstanding
at December 31, 2023
At SITE Centers'
Share
DDRM Joint Venture(A)
$
40.9
$
8.2
RVIP IIIB(B)
62.2
30.9
Total
$
103.1
$
39.1
(A) The joint venture expects to repay indebtedness with proceeds from future asset sales.
(B) Expected to be extended in accordance with the loan documents.
No assurance can be provided that these obligations will be refinanced or repaid as currently anticipated. Any future deterioration in property-level revenues may cause one or more of these joint ventures to be unable to refinance maturing obligations or satisfy applicable covenants, financial tests or debt service requirements or loan maturity extension conditions in the future, thereby allowing the mortgage lender to assume control of property cash flows, limit distributions of cash to joint venture members, declare a default, increase the interest rate or accelerate the loan’s maturity. In addition, rising interest rates or challenged transaction markets may adversely impact the ability of the Company’s joint ventures to sell assets at attractive prices in order to repay indebtedness.
Cash Flow Activity
The Company’s cash flow activities are summarized as follows (in thousands):
For the Year Ended December 31,
Cash flow provided by operating activities
$
238,533
$
257,262
Cash flow provided by (used for) investing activities
559,899
(167,559
)
Cash flow used for financing activities
(250,615
)
(111,741
)
Changes in cash flow for the year ended December 31, 2023, compared to the prior year are as follows:
Operating Activities: Cash provided by operating activities decreased by $18.7 million primarily due to changes in cash flow from dispositions, higher interest rates, higher general and administrative expenses attributable to the May 2023 restructuring plan and changes in working capital.
Investing Activities: Cash from investing activities increased by $727.5 million primarily due to the following:
•Increase in proceeds from disposition of real estate of $619.9 million;
•Decrease in real estate assets acquired, developed and improved of $177.1 million;
•Decrease in distributions from unconsolidated joint ventures of $30.6 million;
•Decrease in proceeds from disposition of joint venture interests of $35.8 million and
•Payment of swaption agreement fees of $3.4 million.
Financing Activities: Cash used for financing activities increased by $138.9 million primarily due to the following:
•Increase of $110.1 million of outstanding debt;
•Decrease in proceeds of issuance of common shares of $36.7 million;
•Decrease in repurchases of common shares of $15.6 million;
•Payment of loan commitment fees of $13.5 million and
•Decrease in debt issuance costs of $5.9 million.
Dividend Distribution
The Company satisfied its REIT requirement of distributing at least 90% of ordinary taxable income with declared common and preferred share cash dividends of $154.1 million in 2023, as compared to $122.3 million of cash dividends paid in 2022. Because actual distributions were greater than 100% of taxable income, federal income taxes were not incurred by the Company in 2023.
The Company declared aggregate cash dividends of $0.68 per common share in 2023, which includes a special cash dividend attributable to significant dispositions activity consummated in 2023 of $0.16 per common share, paid on January 12, 2024, to shareholders of record at the close of business on December 27, 2023. In February 2024, the Company declared its first quarter 2024 dividend of $0.13 per common share payable on April 5, 2024, to shareholders of record at the close of business on March 14, 2024.
The Board of Directors of the Company intends to monitor the Company’s dividend policy in order to maintain sufficient liquidity for operations and in order to maximize the Company’s free cash flow while still adhering to REIT payout requirements and minimizing federal income taxes (excluding federal income taxes applicable to its taxable REIT subsidiary activities). The Company’s future dividend policy may also be influenced by future asset sales, though the Company’s ability to distribute sale proceeds to shareholders will be subject to restrictions set forth in the terms of the Company’s indebtedness and preferred stock financings.
SITE Centers’ Equity
In December 2022, the Company’s Board of Directors authorized a common share repurchase program. Under the terms of the program, the Company is authorized to repurchase up to a maximum value of $100 million of its common shares. In 2023, the Company repurchased 1.5 million of its common shares in open market transactions at an aggregate cost of $20.0 million, or $13.43 per share. As of December 31, 2023, the Company had repurchased an aggregate of 2.0 million of its common shares under this program at an aggregate cost of $26.6 million.
The Company has a $250.0 million continuous equity program. At February 15, 2024, the Company had approximately $211.7 million available for the future offering of common shares under this program.
SOURCES AND USES OF CAPITAL
The Company remains committed to maintaining sufficient liquidity, managing debt duration and maintaining prudent leverage levels in an effort to manage its overall risk profile while maintaining strategic flexibility. Equity offerings, debt financings (including the Mortgage Facility), asset sales and cash flow from operations continue to represent potential sources of proceeds to be used to achieve these objectives.
Curbline Separation
In October 2023, the Company announced a plan to separate its convenience assets into a separate, publicly traded REIT through the spin-off of Curbline. Prior to the spin-off of Curbline, the Company expects to use proceeds from the closing of the Mortgage Facility and additional asset sales to redeem and/or repay all of the Company’s outstanding unsecured indebtedness. Curbline is expected to be in a net cash position at the time of its separation from the Company with cash on hand, a preferred investment in the Company, and an unsecured, undrawn line of credit. Curbline is not expected to have any debt outstanding at the time of its separation from the Company and therefore Curbline is expected to have significant access to sources of debt capital in order to fund significant asset growth. The Company expects to acquire additional convenience properties prior to the spin-off that will be included in the Curbline portfolio, funded through additional Company dispositions, retained cash flow and cash on hand. Following the separation of Curbline, depending on market conditions, the Company intends to sell additional assets and use the proceeds to repay outstanding indebtedness, redeem Curbline’s preferred investment in the Company and make distributions to shareholders. The timing of certain sales may be impacted by interim leasing, tactical redevelopment activities, and other asset management initiatives intended to maximize values.
2024 Strategic Activity
Acquisitions
Through February 22, 2024, the Company acquired The Grove at Harpers Preserve in Conroe, Texas for $10.7 million. In addition, the DDRM Joint Venture acquired outparcels at its Meadowmont Village property for a purchase price of $8.1 million ($1.6 million at the Company’s share).
Dispositions
Through February 22, 2024, the Company sold the following wholly-owned shopping centers (in thousands):
Date Sold
Property Name
City, State
Total Owned GLA
Gross
Sales Price
January 2024
The Marketplace at Highland Village
Highland Village, Texas
$
42,100
January 2024
Casselberry Commons(A)
Casselberry, Florida
40,300
$
82,400
(A)Excludes 7,929 square feet retained by the Company (Shops at Casselberry).
Changes in investment and financings strategies for assets may impact the Company’s hold-period assumptions for those properties. Decisions to market or sell properties could result in changes in intended hold periods and trigger potential impairments or losses in future periods. The Company evaluates all potential sale opportunities to maximize shareholder value taking into account the growth prospects of the assets, the use of proceeds and the impact to the Company’s balance sheet, in addition to the impact on operating results.
2023 Strategic Activity
Acquisitions
During 2023, the Company acquired the following convenience centers (in thousands):
Date Acquired
Property Name
City, State
Total Owned GLA
Gross
Purchase Price
January 2023
Foxtail Center
Timonium, Maryland
$
15,075
January 2023
Parker Keystone
Denver, Colorado
11,000
April 2023
Barrett Corners
Kennesaw, Georgia
15,600
May 2023
Alpha Soda Center
Alpharetta, Georgia
9,400
May 2023
Briarcroft Center
Houston, Texas
23,500
July 2023
Towne Crossing Shops
Midlothian, Virginia
4,200
August 2023
Oaks at Slaughter
Austin, Texas
14,100
September 2023
Marketplace at 249
Houston, Texas
9,800
October 2023
Point at University
Charlotte, North Carolina
8,900
October 2023
Estero Crossing
Estero, Florida
17,122
November 2023
Presidential Plaza North
Snellville, Georgia
7,420
December 2023
Shops at Lake Pleasant
Peoria, Arizona
29,000
$
165,117
Dispositions
During 2023, the Company sold the following wholly-owned shopping centers (in thousands):
Date Sold
Property Name
City, State
Total Owned GLA
Gross
Sales Price
August 2023
Sharon Green
Cumming, Georgia
$
17,450
August 2023
Terrell Plaza
San Antonio, Texas
25,106
August 2023
Windsor Court
Windsor, Connecticut
19,000
September 2023
Larkin's Corner
Boothwyn, Pennsylvania
26,000
September 2023
Waterstone Center
Mason, Ohio
30,718
October 2023
Boston Portfolio(A)
Boston, Massachusetts
1,354
319,000
October 2023
Cotswold Village
Charlotte, North Carolina
110,400
October 2023
Tampa Portfolio(B)
Tampa, Florida
97,900
November 2023
Midtowne Park
Anderson, South Carolina
17,675
November 2023
West Bay Plaza
Westlake, Ohio
41,750
November 2023
Wando Crossing
Mt. Pleasant, South Carolina
46,750
November 2023
1000 Van Ness
San Francisco, California
28,000
December 2023
Melbourne Shopping
Melbourne, Florida
21,750
December 2023
Buena Park Place
Buena Park, California
53,000
3,804
$
854,499
(A)Includes Shoppers World and Gateway Center. Excludes 19,017 square feet retained by the Company (Shops at Framingham).
(B)Includes Lake Brandon Plaza, North Pointe Plaza and The Shoppes at New Tampa.
During 2023, unconsolidated shopping centers sold by the DDRM Joint Venture generated proceeds totaling $112.2 million of which the Company’s share was $22.4 million.
Equity Transactions
In the first quarter of 2023, the Company repurchased 1.5 million of its common shares in open market transactions at an aggregate cost of $20.0 million, or $13.43 per share with the remaining proceeds from the sale of wholly-owned properties in the fourth quarter of 2022 and proceeds from the sale of joint venture properties.
In the second quarter of 2023, the Company repurchased 140,633 OP units in a privately negotiated transaction at an aggregate cost of $1.7 million, or $12.34 per share. Following the repurchase, the Company has no outstanding OP units.
Redevelopment Pipeline
The Company evaluates additional tactical redevelopment potential within the portfolio, particularly as it relates to the efficient use of the underlying real estate, which includes expanding, improving and re-tenanting various properties. The Company generally expects to commence construction on redevelopment projects only after substantial tenant leasing has occurred. At December 31, 2023, the Company had approximately $51 million in construction in progress in various active consolidated redevelopments and other projects and anticipates that it has approximately $9 million yet to be incurred on its pipeline of identified redevelopment projects. At December 31, 2023, the Company’s shopping center expansions, outparcel developments, construction of first-generation space and repurposing projects, were as follows (in thousands):
Location
Estimated
Stabilized
Quarter
Estimated
Cost
Cost Incurred at
December 31, 2023
Nassau Park Pavilion (Trenton, New Jersey)
1Q24
$
7,635
$
6,096
University Hills (Denver, Colorado)
3Q24
6,718
5,736
Shops at Framingham (Boston, Massachusetts)
2Q24
2,414
2,174
Tanasbourne Town Center (Portland, Oregon)
1Q26
13,769
7,251
Perimeter Pointe (Atlanta, Georgia)
TBD
-
1,417
Total
$
30,536
$
22,674
2022 Transaction Activity
Acquisitions
During 2022, the Company acquired the following shopping centers (in thousands)
Date Acquired
Property Name
City, State
Total Owned GLA
Gross
Purchase Price
January 2022
Artesia Village
Scottsdale, Arizona
$
14,500
February 2022
Casselberry Commons(A)
Casselberry, Florida
35,600
March 2022
Shops at Boca Center
Boca Raton, Florida
90,000
April 2022
Shoppes of Crabapple
Alpharetta, Georgia
4,350
May 2022
La Fiesta Square
Lafayette, California
60,798
May 2022
Lafayette Mercantile
Lafayette, California
43,000
June 2022
Shops at Tanglewood
Houston, Texas
22,150
June 2022
Boulevard at Marketplace
Fairfax, Virginia
10,448
June 2022
Fairfax Marketplace
Fairfax, Virginia
16,038
June 2022
Fairfax Pointe
Fairfax, Virginia
8,394
July 2022
Parkwood Shops
Atlanta, Georgia
8,400
August 2022
Chandler Center
Chandler, Arizona
5,250
August 2022
Shops at Power and Baseline
Mesa, Arizona
4,600
August 2022
Northsight Plaza
Scottsdale, Arizona
6,150
August 2022
Broadway Center
Tempe, Arizona
7,000
November 2022
Shops on Montview
Denver, Colorado
5,762
$
342,440
(A)Acquired its joint venture partner's 80% equity interest from the DDRM Joint Venture. This asset included a convenience center component. The purchase price was $44.5 million at 100% (or $35.6 million at 80%).
Dispositions of Assets and Joint Venture Investments
During 2022, the Company sold five wholly-owned shopping centers and land parcels at wholly-owned shopping centers in addition to three unconsolidated shopping centers generating proceeds totaling $265.2 million, of which the Company’s share was $223.9 million. In addition, the DDRM Joint Venture sold 13 shopping centers for an aggregate sales price of $387.6 million ($77.5 million at the Company’s share) with the related mortgage debt of $225.0 million repaid upon closing.
The Company sold its 20% interest in the SAU Joint Venture to its partner based on a gross asset value of $155.7 million (at 100%). In addition, the Company sold its 50% interest in Lennox Town Center to its partner based on a gross asset value of $77.0 million (at 100%). These transactions resulted in a Gain on Sale of Interests of $42.2 million.
Equity Transactions
In the first and second quarters of 2022, the Company settled 2.4 million common shares which were offered and sold on a forward basis under its $250 million continuous equity program, resulting in gross proceeds of $38.3 million, or $15.79 per share. In the third and fourth quarters of 2022, the Company repurchased 3.7 million of its common shares in open market transactions at an aggregate cost of $48.9 million, or $13.09 per share.
Redevelopment Projects
The Company invested approximately $75 million in various consolidated active redevelopment and other projects during 2022.
CAPITALIZATION
At December 31, 2023, the Company’s capitalization consisted of $1.6 billion of debt, $175.0 million of preferred shares and $2.9 billion of market equity (calculated as common shares outstanding multiplied by $13.63, the closing price of the Company’s common shares on the New York Stock Exchange at December 29, 2023, the last trading day of 2023). At December 31, 2023, after giving effect to the swap of the variable-rate component of the Term Loan’s interest rate to a fixed rate, the Company’s total debt consisted entirely of fixed-rate debt.
Management seeks to maintain access to the capital resources necessary to manage the Company’s balance sheet and to repay upcoming maturities. Accordingly, the Company may seek to obtain funds through additional debt or equity financings and/or joint venture capital in a manner consistent with its intention to operate with a prudent debt capitalization policy and to reduce the Company’s cost of capital by maintaining an investment grade rating with Moody’s, S&P and Fitch. In the event the Company closes the Mortgage Facility in connection with the spin-off of Curbline, the Company expects to use loan proceeds together with proceeds from additional asset sales to repay all of the Company’s outstanding unsecured indebtedness in which case it would no longer maintain an investment grade rating. A security rating is not a recommendation to buy, sell or hold securities, as it may be subject to revision or withdrawal at any time by the rating organization. Each rating should be evaluated independently of any other rating. The Company may not be able to obtain financing on favorable terms, or at all, which may negatively affect future ratings.
The Revolving Credit Facility, Term Loan and the indentures under which the Company’s senior and subordinated unsecured indebtedness is, or may be, issued contain certain financial and operating covenants, including, among other things, debt service coverage and fixed-charge coverage ratios, as well as limitations on the Company’s ability to incur secured and unsecured indebtedness, sell all or substantially all of the Company’s assets, engage in certain mergers and acquisitions and make distribution to its shareholders. Although the Company intends to operate in compliance with these covenants, if the Company were to violate these covenants, the Company may be subject to higher finance costs and fees or accelerated maturities. In addition, the Revolving Credit Facility, Term Loan and the Company’s indentures permit the acceleration of maturity in the event certain other debt of the Company is in default or has been accelerated. Foreclosure on mortgaged properties or an inability to refinance existing indebtedness would have a negative impact on the Company’s financial condition and results of operations.
CONTRACTUAL OBLIGATIONS AND OTHER COMMITMENTS
The Company has addressed all of its consolidated debt maturing in 2024. The Company expects to fund future maturities from utilization of its Revolving Credit Facility, proceeds from asset sales and other investments, cash flow from operations and/or additional debt or equity financings including the Mortgage Facility. No assurance can be provided that these obligations will be repaid as currently anticipated or refinanced.
Other Guaranties
In conjunction with the redevelopment of shopping centers, the Company had entered into commitments with general contractors aggregating approximately $6.7 million for its consolidated properties as of December 31, 2023, which includes the assets in the redevelopment pipeline. These obligations, composed principally of construction contracts, are generally due within 12 to 24 months, as the related construction costs are incurred, and are expected to be financed through operating cash flow, asset sales or borrowings under the Revolving Credit Facility. These contracts typically can be changed or terminated without penalty.
In connection with the sale of two properties, the Company guaranteed additional construction costs to complete re-tenanting work at the properties and deferred maintenance, both of which were recorded as a liability and reduction of gain on sale of real estate of $5.4 million at December 31, 2023. The amount is recorded in accounts payable and other liabilities on the Company’s consolidated balance sheet.
The Company routinely enters into contracts for the maintenance of its properties. These contracts typically can be canceled upon 30 to 60 days’ notice without penalty. At December 31, 2023, the Company had purchase order obligations, typically payable within one year, aggregating approximately $3.4 million related to the maintenance of its properties and general and administrative expenses.
At December 31, 2023, the Company had letters of credit outstanding of $12.9 million. The Company has not recorded any obligations associated with these letters of credit, the majority of which serve as collateral to secure the Company’s obligation to third-party insurers with respect to limited reinsurance provided by the Company’s captive insurance company.
The Company has entered into employment contracts with all four of its executive officers. These contracts generally provide for base salary, bonuses based on factors including the financial performance of the Company and personal performance, participation in the Company’s equity plans and retirement plans, health and welfare benefits and reimbursement of various qualified business expenses. These employment agreements also provide for certain perquisites (e.g., health insurance coverage, car service, reimbursement of life and disability insurance premiums, etc.) and severance payments and benefits for various departure scenarios. The employment agreement for the Company’s President and Chief Executive Officer extends through September 2024. The employment agreements for the Company’s Chief Financial Officer and Chief Investment Officer extend through September 2026. The employment agreement for the Company’s Chief Accounting Officer extends through September 2024. All of the agreements are subject to termination by either the Company or the executive without cause upon at least 90 days’ notice subject to the payment of severance and other amounts to the executive under certain circumstances.
ECONOMIC CONDITIONS
Despite current economic uncertainty, the Company continues to experience retailer demand for quality real estate locations within well-positioned shopping centers. During 2023, the Company executed new leases and renewals aggregating approximately 3.3 million square feet of space on a pro rata basis. The Company believes these strong leasing results and tenant demand are attributable to the concentration of the Company’s portfolio in suburban, high household income communities, pandemic-induced migration and work-from-home trends, limited new construction and tenants’ increasing use of physical store locations to improve the speed and efficiency of merchandise distribution.
The Company benefits from a diversified tenant base, with only one tenant whose annualized rental revenue equals or exceeds 3% of the Company’s annualized consolidated revenues plus the Company’s proportionate share of unconsolidated joint venture revenues (TJX Companies at 5.2%). Other significant national tenants generally have relatively strong financial positions, have outperformed other retail categories over time and the Company believes remain well-capitalized. Historically, these national tenants have provided a stable revenue base, and the Company believes that they will continue to provide a stable revenue base going forward, given the long-term nature of these leases. The majority of the tenants in the Company’s shopping centers provide day-to-day consumer necessities with a focus on value and convenience, versus discretionary items, which the Company believes will enable many of its tenants to outperform under a variety of economic conditions. The Company has relatively little reliance on overage or percentage rents generated by tenant sales performance.
The Company believes that its shopping center portfolio is well positioned, as evidenced by its recent leasing activity, historical property income growth and consistent growth in average annualized base rent per occupied square foot. Historical occupancy has generally ranged from 89% to 94% over the last 10 years. At December 31, 2023 and 2022, the shopping center portfolio occupancy, on a pro rata basis, was 92.0% and 92.4%, respectively, and the total portfolio average annualized base rent per occupied square foot, on a pro rata basis, was $20.35 and $19.52, respectively. The Company’s portfolio was impacted by tenant bankruptcies in 2023 and the Company expects to expend capital in coming periods in connection with leases executed to backfill these and other closures. Although the per square foot cost of leasing capital expenditures has been predominantly consistent with the Company’s historical trends, the high volume of the Company’s leasing activity in recent years will cause aggregate leasing capital expenditure levels to remain elevated. The weighted-average cost of tenant improvements and lease commissions estimated to be incurred over the expected lease term for new leases executed during the years ended December 31, 2023 and 2022, on a pro rata basis, was $4.90 and $7.42 per rentable square foot, respectively. The Company generally does not expend a significant amount of capital on lease renewals.
Although disruptions to the Company’s business stemming from the COVID-19 pandemic have subsided, inflation, higher interest rates, concerns over consumer spending along with the volatility of global capital markets continue to pose risks to the U.S. economy, the consumer and the Company’s tenants. In addition to these macroeconomic challenges, the retail sector has been affected by changing consumer behaviors following the COVID-19 pandemic, including the competitive nature of the retail business and the competition for share of the consumer wallet. The Company routinely monitors the credit profiles of its tenants and analyzes the possible impact of any potential tenant credit issues on the financial statements of the Company and its unconsolidated joint ventures. In some cases, changing conditions have resulted in weaker retailers and retail categories losing market share and declaring bankruptcy and/or closing stores. However, other retailers, specifically those in the value and convenience category, continue to
express interest in launching new concepts and expanding their store fleets within the suburban, high household income communities in which the Company’s properties are located. As a result, the Company believes that its prospects to backfill spaces vacated by bankrupt or non-renewing tenants are generally good, though such re-tenanting efforts would likely require additional capital expenditures and the opportunities to lease any vacant theater spaces may be more limited. However, there can be no assurance that vacancy resulting from increasingly uncertain economic conditions will not adversely affect the Company’s operating results (see Item 1A. Risk Factors).
Inflation, rising interest rates and the availability of commercial real estate financing have also impacted, at certain times, real estate owners’ ability to acquire and sell assets and raise equity and debt financing. Although the Company has no consolidated indebtedness maturing in 2024, debt capital markets liquidity could adversely impact the Company’s business plan and ability to refinance future maturities, if needed, and the interest rates applicable thereto. Following the separation of Curbline, depending on market conditions, the Company intends to sell additional assets and use the proceeds to repay outstanding indebtedness, redeem Curbline’s preferred investment in the Company and make distributions to shareholders. The timing of certain sales may be impacted by interim leasing, tactical redevelopment activities, and other asset management initiatives intended to maximize values. Unfavorable changes in interest rates or the capital markets could adversely impact the Company’s ability to sell additional assets on favorable terms.
FORWARD-LOOKING STATEMENTS
MD&A should be read in conjunction with the Company’s consolidated financial statements and the notes thereto appearing elsewhere in this report. Historical results and percentage relationships set forth in the Company’s consolidated financial statements, including trends that might appear, should not be taken as indicative of future operations. The Company considers portions of this information to be “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934 (the “Exchange Act”), both as amended, with respect to the Company’s expectations for future periods. Forward-looking statements include, without limitation, statements related to acquisitions (including any related pro forma financial information) and other business development activities, future capital expenditures, financing sources and availability and the effects of environmental and other regulations. Although the Company believes that the expectations reflected in these forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. For this purpose, any statements contained herein that are not statements of historical fact should be deemed to be forward-looking statements. Without limiting the foregoing, the words “will,” “believes,” “anticipates,” “plans,” “expects,” “seeks,” “estimates” and similar expressions are intended to identify forward-looking statements. Readers should exercise caution in interpreting and relying on forward-looking statements because such statements involve known and unknown risks, uncertainties and other factors that are, in some cases, beyond the Company’s control and that could cause actual results to differ materially from those expressed or implied in the forward-looking statements and that could materially affect the Company’s actual results, performance or achievements. For additional factors that could cause the results of the Company to differ materially from those indicated in the forward-looking statements (see Item 1A. Risk Factors).
Factors that could cause actual results, performance or achievements to differ materially from those expressed or implied by forward-looking statements include, but are not limited to, the following:
•The Company is subject to general risks affecting the real estate industry, including the need to enter into new leases or renew leases on favorable terms to generate rental revenues, and any economic downturn may adversely affect the ability of the Company’s tenants, or new tenants, to enter into new leases or the ability of the Company’s existing tenants to renew their leases at rates at least as favorable as their current rates;
•The Company could be adversely affected by changes in the local markets where its properties are located, as well as by adverse changes in national economic and market conditions;
•The Company may fail to anticipate the effects on its properties of changes in consumer buying practices, including sales over the internet and the resulting retailing practices and space needs of its tenants, or a general downturn in its tenants’ businesses, which may cause tenants to close stores or default in payment of rent;
•The Company is subject to competition for tenants from other owners of retail properties, and its tenants are subject to competition from other retailers and methods of distribution. The Company is dependent upon the successful operations and financial condition of its tenants, in particular its major tenants, and could be adversely affected by the bankruptcy of those tenants;
•The Company leases the majority of its square footage to large tenants, which makes it vulnerable to changes in the business and financial condition of, or demand for its space by, such tenants;
•The Company may not realize the intended benefits of acquisition or merger transactions. The acquired assets may not perform as well as the Company anticipated, or the Company may not successfully integrate the assets and realize improvements in occupancy and operating results. The acquisition of certain assets may subject the Company to liabilities, including environmental liabilities;
•The Company may fail to identify, acquire, construct or develop additional properties that produce a desired yield on invested capital, or may fail to effectively integrate acquisitions of properties or portfolios of properties. In addition, the Company may be limited in its acquisition opportunities due to competition, the inability to obtain financing on reasonable terms or any financing at all and other factors;
•The Company may fail to dispose of properties on favorable terms, especially in regions experiencing deteriorating economic conditions. In addition, real estate investments can be illiquid, particularly as prospective buyers may experience increased costs of financing or difficulties obtaining financing due to local or global conditions, and could limit the Company’s ability to promptly make changes to its portfolio to respond to economic and other conditions;
•The Company may fail to complete its previously announced spin-off of its convenience properties, or the closing of the related Mortgage Facility, which could adversely affect the market price of the Company’s common shares;
•The Company may abandon a redevelopment opportunity after expending resources if it determines that the opportunity is not feasible due to a variety of factors, including a lack of availability of construction financing on reasonable terms, the impact of the economic environment on prospective tenants’ ability to enter into new leases, or pay contractual rent, or the inability of the Company to obtain all necessary zoning and other required governmental permits and authorizations;
•The Company may not complete redevelopment projects on schedule as a result of various factors, many of which are beyond the Company’s control, such as weather, labor conditions, governmental approvals, material shortages or general economic downturn, resulting in limited availability of capital, increased debt service expense and construction costs and decreases in revenue;
•The Company’s financial condition may be affected by required debt service payments, the risk of default, restrictions on its ability to incur additional debt or to enter into certain transactions under its Revolving Credit Facility and Term Loan and other documents governing its debt obligations and the risk of downgrades from debt rating services. In addition, the Company may encounter difficulties in obtaining permanent financing or refinancing existing debt. Borrowings under the Company’s Revolving Credit Facility are subject to certain representations and warranties and no default or event of default existing thereunder;
•Changes in interest rates could adversely affect the market price of the Company’s common shares, its ability to sell properties and prices realized, as well as its performance, interest expense levels and cash flow;
•Financing necessary for the Company to execute its strategies and operate its business may not be available or may not be available on favorable terms;
•Disruptions in the financial markets could affect the Company’s ability to obtain financing on reasonable terms and have other adverse effects on the Company and the market price of the Company’s common shares;
•Inflationary pressures could result in reductions in retailer profitability, consumer discretionary spending and tenant demand to lease space. Inflation could also increase the costs incurred by the Company to operate its properties and finance its operations and could adversely impact the valuation of its properties, all of which could have an adverse effect on the market price of the Company’s common shares;
•The Company is subject to complex regulations related to its status as a REIT and would be adversely affected if it failed to qualify as a REIT;
•The Company must make distributions to shareholders to continue to qualify as a REIT, and if the Company must borrow funds to make distributions, those borrowings may not be available on favorable terms or at all;
•Joint venture investments may involve risks not otherwise present for investments made solely by the Company, including the possibility that a partner or co-venturer may become bankrupt, may at any time have interests or goals different from those of the Company and may take action contrary to the Company’s instructions, requests, policies or objectives, including the Company’s policy with respect to maintaining its qualification as a REIT. In addition, a partner or co-venturer may not have access to sufficient capital to satisfy its funding obligations to the joint venture or may seek to
terminate the joint venture, resulting in a loss to the Company of property revenues and management fees. The partner could cause a default under the joint venture loan for reasons outside the Company’s control. Furthermore, the Company could be required to reduce the carrying value of its equity investments if a loss in the carrying value of the investment is realized;
•The Company’s decision to dispose of real estate assets, including undeveloped land and construction in progress, would change the holding period assumption in the undiscounted cash flow impairment analyses, which could result in material impairment losses and adversely affect the Company’s financial results;
•The outcome of pending or future litigation, including litigation with tenants or joint venture partners, may adversely affect the Company’s results of operations and financial condition;
•Property damage, expenses related thereto and other business and economic consequences (including the potential loss of revenue) resulting from extreme weather conditions or natural disasters in locations where the Company owns properties may adversely affect the Company’s results of operations and financial condition;
•Sufficiency and timing of any insurance recovery payments related to damages and lost revenues from extreme weather conditions or natural disasters may adversely affect the Company’s results of operations and financial condition;
•The Company and its tenants could be negatively affected by the impacts of pandemics and other public health crises;
•The Company is subject to potential environmental liabilities;
•The Company may incur losses that are uninsured or exceed policy coverage due to its liability for certain injuries to persons, property or the environment occurring on its properties;
•The Company could be subject to potential liabilities, increased costs, reputation harm and other adverse effects on the Company’s business due to stakeholders’, including regulators’, views regarding the Company’s ESG goals and initiatives, and the impact of factors outside of the Company’s control on such goals and initiatives;
•The Company could incur additional expenses to comply with or respond to claims under the Americans with Disabilities Act or otherwise be adversely affected by changes in government regulations, including changes in environmental, zoning, tax and other regulations;
•The Company’s Board of Directors, which regularly reviews the Company’s business strategy and objectives, may change the Company’s strategic plan based on a variety of factors and conditions, including in response to changing market conditions and
•The Company and its vendors could sustain a disruption, failure or breach of their respective networks and systems, including as a result of cyber-attacks, which could disrupt the Company’s business operations, compromise the confidentiality of sensitive information and result in fines or penalties.

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ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
Item 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
The Company’s primary market risk exposure is interest rate risk. At December 31, 2023, the Company’s debt, excluding unconsolidated joint venture debt and adjusted to reflect the swap of the variable-rate (SOFR) component of interest rate applicable to the Company’s $200.0 million Term Loan to a fixed rate of 2.75%, is summarized as follows:
December 31, 2023
December 31, 2022
Amount
(Millions)
Weighted-
Average
Maturity
(Years)
Weighted-
Average
Interest
Rate
Percentage
of Total
Amount
(Millions)
Weighted-
Average
Maturity
(Years)
Weighted-
Average
Interest
Rate
Percentage
of Total
Fixed-Rate Debt
$
1,626.3
2.5
4.3
%
100.0
%
$
1,707.0
3.1
4.1
%
100.0
%
Variable-Rate Debt
$
-
-
-
0.0
%
$
-
-
-
0.0
%
The Company’s unconsolidated joint ventures’ indebtedness at its carrying value is summarized as follows:
December 31, 2023
December 31, 2022
Joint
Venture
Debt
(Millions)
Company's
Proportionate
Share
(Millions)
Weighted-
Average
Maturity
(Years)
Weighted-
Average
Interest
Rate
Joint
Venture
Debt
(Millions)
Company's
Proportionate
Share
(Millions)
Weighted-
Average
Maturity
(Years)
Weighted-
Average
Interest
Rate
Fixed-Rate Debt
$
361.7
$
72.3
5.0
6.4
%
$
363.5
$
72.7
1.3
4.8
%
Variable-Rate Debt
$
102.6
$
39.0
0.8
4.5
%
$
171.6
$
37.9
1.1
5.4
%
The Company intends to use retained cash flow, proceeds from asset sales, equity and debt financing including the Mortgage Facility and variable-rate indebtedness available under its Revolving Credit Facility to repay indebtedness and fund capital expenditures at the Company’s shopping centers. Thus, to the extent the Company incurs additional variable-rate indebtedness or needs to refinance existing fixed-rate indebtedness in a rising interest rate environment, its exposure to increases in interest rates in an inflationary period could increase.
The interest rate risk on a portion of the Company’s variable-rate debt has been mitigated through the use of an interest rate swap agreement with major financial institutions. At December 31, 2023, the variable (SOFR) component of the interest rate applicable to the Company’s $200.0 million consolidated Term Loan was swapped to a fixed rate. The Company is exposed to credit risk in the event of nonperformance by the counterparties to the swaps. The Company believes it mitigates its credit risk by entering into swaps with major financial institutions.
The carrying value of the Company’s fixed-rate debt is adjusted to include the $200.0 million of variable-rate debt that was swapped to a fixed rate at December 31, 2023 and 2022. An estimate of the effect of a 100 basis-point increase at December 31, 2023 and 2022, is summarized as follows (in millions):
December 31, 2023
December 31, 2022
Carrying
Value
Fair
Value
100 Basis-Point
Increase in
Market Interest
Rate
Carrying
Value
Fair
Value
100 Basis-Point
Increase in
Market Interest
Rate
Company's fixed-rate debt
$
1,626.3
$
1,600.3
(A)
$
1,564.5
(B)
$
1,707.0
$
1,622.2
(A)
$
1,577.7
(B)
Company's proportionate share of
joint venture fixed-rate debt
$
72.3
$
73.8
$
70.8
$
72.7
$
70.5
$
69.6
(A) Includes the fair value of the swap, which was an asset of $5.6 million and $8.2 million at December 31, 2023 and 2022, respectively.
(B) Includes the fair value of the swap, which was an asset of $11.5 million and $15.6 million at December 31, 2023 and 2022, respectively.
The sensitivity to changes in interest rates of the Company’s fixed-rate debt was determined using a valuation model based upon factors that measure the net present value of such obligations that arise from the hypothetical estimate as discussed above. Estimated increases in variable rate interest expense for the year is not provided as there is no estimate for to possible changes in the daily balance of the Company’s outstanding variable-rate debt. All of the variable-rate debt outstanding at December 31, 2023 for the Company and at the unconsolidated joint ventures is subject to hedging agreements.
The Company and its joint ventures intend to continually monitor and actively manage interest costs on their variable-rate debt portfolio and may enter into swap positions based on market fluctuations. In addition, the Company believes it has the ability to obtain funds through additional equity and/or debt offerings and joint venture capital. Accordingly, the cost of obtaining such protection agreements versus the Company’s access to capital markets will continue to be evaluated. The Company has not entered, and does not plan to enter, into any derivative financial instruments for trading or speculative purposes. As of December 31, 2023, the Company had no other material exposure to market risk.

---

ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
Item 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
The response to this item is included in a separate section at the end of this Annual Report on Form 10-K beginning on page and is incorporated herein by reference thereto.

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ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS
Item 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE
None.

---

ITEM 9A. CONTROLS AND PROCEDURES
Item 9A. CONTROLS AND PROCEDURES
Disclosure Controls and Procedures
The Company’s management, with the participation of the Chief Executive Officer (“CEO”) and Chief Financial Officer (“CFO”), conducted an evaluation, pursuant to Exchange Act Rules 13a-15(b) and 15d-15(b), of the effectiveness of the Company’s disclosure controls and procedures. Based on their evaluation as required, the CEO and CFO have concluded that the Company’s disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) were effective as of December 31, 2023, to ensure that information required to be disclosed by the Company in reports that it files or submits under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in SEC rules and forms and were effective as of December 31, 2023, to ensure that information required to be disclosed by the Company in reports that it files or submits under the Exchange Act is accumulated and communicated to the Company’s management, including its CEO and CFO, or persons performing similar functions, as appropriate to allow timely decisions regarding required disclosure.
Management’s Report on Internal Control over Financial Reporting
The Company’s management is responsible for establishing and maintaining adequate internal control over financial reporting as defined in Exchange Act Rule 13a-15(f) or 15d-15(f). Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate. Management assessed the effectiveness of its internal control over financial reporting based on the criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission (COSO) in Internal Control-Integrated Framework (2013). Based on those criteria, management concluded that the Company’s internal control over financial reporting was effective as of December 31, 2023.
The effectiveness of the Company’s internal control over financial reporting as of December 31, 2023, has been audited by PricewaterhouseCoopers LLP, an independent registered public accounting firm as stated in their report which appears herein and is incorporated in this Item 9A by reference thereto.
Changes in Internal Control over Financial Reporting
During the three months ended December 31, 2023, there were no changes in the Company’s internal control over financial reporting that materially affected or are reasonably likely to materially affect the Company’s internal control over financial reporting.

---

ITEM 9B. OTHER INFORMATION
Item 9B. OTHER INFORMATION
None.

---

ITEM 10. DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE
Item 10. DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE
The Company’s Board of Directors has adopted the following corporate governance documents:
•Corporate Governance Guidelines that guide the Board of Directors in the performance of its responsibilities to serve the best interests of the Company and its shareholders;
•Written charters of the Audit Committee, Compensation Committee and Nominating and ESG Committee;
•Code of Ethics for Senior Financial Officers that applies to the Company’s senior financial officers, including the president, chief executive officer, chief financial officer, chief accounting officer, controllers, treasurer and chief internal auditor among others designated by the Company, if any (amendments to, or waivers from, the Code of Ethics for Senior Financial Officers will be disclosed on the Company’s website) and
•Code of Business Conduct and Ethics that governs the actions and working relationships of the Company’s employees, officers and directors with current and potential customers, consumers, fellow employees, competitors, government and self-regulatory agencies, investors, the public, the media and anyone else with whom the Company has or may have contact.
Copies of the Company’s corporate governance documents are available on the Company’s website, www.sitecenters.com, under “Investor Relations-Corporate Governance.”
Certain other information required by this Item 10 is incorporated herein by reference to the information under the headings “Proposal One: Election of Eight Directors-Director Nominees for Election at the Annual Meeting” and “Board Governance” contained in the Company’s Proxy Statement for the Company’s 2024 annual meeting of shareholders to be filed with the SEC pursuant to Regulation 14A (the “2024 Proxy Statement”), and the information under the heading “Information About the Company’s Executive Officers” in Part I of this Annual Report on Form 10-K.

---

ITEM 11. EXECUTIVE COMPENSATION
Item 11. EXECUTIVE COMPENSATION
Information required by this Item 11 is incorporated herein by reference to the information under the headings “Board Governance-Compensation of Directors,” “Executive Compensation Tables and Related Disclosure,” “Compensation Discussion and Analysis” and “Proposal Three: Approval, on an Advisory Basis, of the Compensation of the Company’s Named Executive Officers-Compensation Committee Report” and “-Compensation Committee Interlocks and Insider Participation” contained in the 2024 Proxy Statement.

---

ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS
Item 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS
Certain information required by this Item 12 is incorporated herein by reference to the “Board Governance-Security Ownership of Directors and Management” and “Corporate Governance and Other Matters-Security Ownership of Certain Beneficial Owners” sections of the 2024 Proxy Statement. The following table sets forth the number of securities issued and outstanding under the Company’s existing stock compensation plans, as of December 31, 2023, as well as the weighted-average exercise price of outstanding options.
EQUITY COMPENSATION PLAN INFORMATION
(a)
(b)
(c)
Plan category
Number of Securities
to Be Issued upon
Exercise of
Outstanding
Options, Warrants
and Rights
Weighted-Average
Exercise Price of
Outstanding
Options, Warrants
and Rights
Number of Securities
Remaining Available
for Future Issuance
Under Equity
Compensation Plans
(excluding securities
reflected in column (a))
Equity compensation plans approved by security
holders(1)
2,556,540
(2)
$
27.36
(3)
1,697,711
(4)
Equity compensation plans not approved by security
holders
-
-
-
Total
2,556,540
$
27.36
1,697,711
(1)Includes the Company’s 2012 Equity and Incentive Compensation Plan and 2019 Equity and Incentive Compensation Plan.
(2)Includes 168,169 stock options outstanding; 1,076,511 restricted stock units that are expected to be settled in shares upon vesting and 1,311,860 performance awards assuming maximum payout (as a result, this aggregate reported number may overstate actual dilution).
(3)Restricted stock units and performance awards are not taken into account in the weighted-average exercise price as such awards have no exercise price.
(4)All of these shares may be issued with respect to award vehicles other than just stock options or share appreciation rights or other rights to acquire shares.

---

ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
Item 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE
Information required by this Item 13 is incorporated herein by reference to the “Proposal One: Election of Eight Directors-Transactions with the Otto Family” and “Proposal One: Election of Eight Directors-Independent Directors” and “Corporate Governance and Other Matters-Related-Party Transactions” sections of the Company’s 2024 Proxy Statement.

---

ITEM 14. PRINCIPAL ACCOUNTING FEES AND SERVICES
Item 14. PRINCIPAL ACCOUNTANT FEES AND SERVICES
Incorporated herein by reference to the “Proposal Four: Ratification of PricewaterhouseCoopers LLP as the Company’s Independent Registered Public Accounting Firm-Fees Paid to PricewaterhouseCoopers LLP” section of the Company’s 2024 Proxy Statement.
PART IV

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ITEM 15. EXHIBITS, FINANCIAL STATEMENT SCHEDULES
Item 15. EXHIBITS AND FINANCIAL STATEMENT SCHEDULES
a)1. Financial Statements
The following documents are filed as part of this report:
Report of Independent Registered Public Accounting Firm
Consolidated Balance Sheets
Consolidated Statements of Operations
Consolidated Statements of Comprehensive Income
Consolidated Statements of Equity
Consolidated Statements of Cash Flows
Notes to Consolidated Financial Statements
2. Financial Statement Schedules
The following financial statement schedules are filed herewith as part of this Annual Report on Form 10-K and should be read in conjunction with the consolidated financial statements of the registrant:
Schedule
II - Valuation and Qualifying Accounts and Reserves
III - Real Estate and Accumulated Depreciation
Schedules not listed above have been omitted because they are not applicable or because the information required to be set forth therein is included in the Company’s consolidated financial statements or notes thereto.
Financial statements of the Company’s unconsolidated joint venture companies have been omitted because they do not meet the significant subsidiary definition of Rule 1-02(w) of Regulation S-X.
b)	Exhibits - The following exhibits are filed as part of, or incorporated by reference into, this report:
Form
10-K
Exhibit
No.
Description
Filed or Furnished
Herewith or Incorporated
Herein by Reference
2.1
Separation and Distribution Agreement, dated July 1, 2018, by and between DDR Corp. and Retail Value Inc.
Current Report on Form 8-K (Filed with the SEC on July 3, 2018)
3.1
Fourth Amended and Restated Articles of Incorporation
Quarterly Report on Form 10-Q (Filed with the SEC on November 2, 2018)
3.2
Amended and Restated Code of Regulations
Quarterly Report on Form 10-Q (Filed with the SEC on November 2, 2018)
4.1
Specimen Certificate for Common Shares
Annual Report on Form 10-K (Filed with the SEC on February 28, 2012)
4.2
Specimen Certificate for 6.375% Class A Cumulative Redeemable Preferred Shares
Registration Statement on Form 8-A (Filed with the SEC on June 2, 2017)
4.3
Deposit Agreement, dated as of June 5, 2017, among the Company, Computershare Inc. and its wholly owned subsidiary, Computershare Trust Company, N.A., jointly as Depositary, and all holders from time to time of depositary shares
Current Report on Form 8-K (Filed with the SEC on June 5, 2017)
4.4
Indenture, dated as of May 1, 1994, by and between the Company and The Bank of New York (as successor to JP Morgan Chase Bank, N.A., successor to Chemical Bank), as Trustee
Registration Statement on Form S-3 (Filed with the SEC on August 29, 2003)
4.5
Indenture, dated as of May 1, 1994, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (as successor to National City Bank)), as Trustee
Registration Statement on Form S-3 (Filed with the SEC on August 29, 2003)
4.6
First Supplemental Indenture, dated as of May 10, 1995, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Registration Statement on Form S-3 (Filed with the SEC on August 29, 2003)
4.7
Second Supplemental Indenture, dated as of July 18, 2003, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Registration Statement on Form S-3 (Filed with the SEC on August 29, 2003)
4.8
Third Supplemental Indenture, dated as of January 23, 2004, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Registration Statement on Form S-4 (Filed with the SEC on June 30, 2004)
4.9
Fourth Supplemental Indenture, dated as of April 22, 2004, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Registration Statement on Form S-4 (Filed with the SEC on June 30, 2004)
4.10
Fifth Supplemental Indenture, dated as of April 28, 2005, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Annual Report on Form 10-K (Filed with the SEC on February 21, 2007)
4.11
Sixth Supplemental Indenture, dated as of October 7, 2005, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Annual Report on Form 10-K (Filed with the SEC on February 21, 2007)
4.12
Seventh Supplemental Indenture, dated as of August 28, 2006, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Current Report on Form 8-K (Filed with the SEC on September 1, 2006)
4.13
Eighth Supplemental Indenture, dated as of March 13, 2007, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Current Report on Form 8-K (Filed with the SEC on March 16, 2007)
4.14
Ninth Supplemental Indenture, dated as of September 30, 2009, by and between the Company and U.S. Bank National, Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Registration Statement on Form S-3 (Filed on October 13, 2009)
4.15
Tenth Supplemental Indenture, dated as of March 19, 2010, by and between the Company and U.S. Bank National, Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Quarterly Report on Form 10-Q (Filed with the SEC on May 7, 2010)
4.16
Eleventh Supplemental Indenture, dated as of August 12, 2010, by and between the Company and U.S. Bank National, Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Quarterly Report on Form 10-Q (Filed with the SEC on November 8, 2010)
4.17
Twelfth Supplemental Indenture, dated as of November 5, 2010, by and between the Company and U.S. Bank National, Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Annual Report on Form 10-K (Filed with the SEC on February 28, 2011)
4.18
Thirteenth Supplemental Indenture, dated as of March 7, 2011, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Quarterly Report on Form 10-Q (Filed with the SEC on May 9, 2011)
4.19
Fourteenth Supplemental Indenture, dated as of June 22, 2012, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Registration Statement on Form S-3 (Filed with the SEC on October 1, 2012)
4.20
Fifteenth Supplemental Indenture, dated as of November 27, 2012, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Annual Report on Form 10-K (Filed with the SEC on March 1, 2013)
4.21
Sixteenth Supplemental Indenture, dated as of May 23, 2013, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Quarterly Report on Form 10-Q (Filed with the SEC on August 8, 2013)
4.22
Seventeenth Supplemental Indenture, dated as of November 26, 2013, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (successor to National City Bank)), as Trustee
Annual Report on Form 10-K (Filed with the SEC on February 28, 2014)
4.23
Eighteenth Supplemental Indenture, dated as of January 22, 2015, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (as successor to National City Bank))
Current Report on Form 8-K (Filed with the SEC on January 22, 2015)
4.24
Nineteenth Supplemental Indenture, dated as of October 21, 2015, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (as successor to National City Bank))
Current Report on Form 8-K (Filed with the SEC on October 21, 2015)
4.25
Twentieth Supplemental Indenture, dated as of May 26, 2017, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (as successor to National City Bank))
Current Report on Form 8-K (Filed with the SEC on May 26, 2017)
4.26
Twenty-first Supplemental Indenture, dated as of August 16, 2017, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (as successor to National City Bank))
Current Report on Form 8-K (Filed with the SEC on August 16, 2017)
4.27
Twenty-second Supplemental Indenture, dated as of February 16, 2018, by and between the Company and U.S. Bank National Association (as successor to U.S. Bank Trust National Association (as successor to National City Bank))
Quarterly Report on Form 10-Q (Filed with the SEC on May 4, 2018)
4.28
Fourth Amended and Restated Credit Agreement, dated as of June 6, 2022, among SITE Centers Corp., the lenders party thereto and JPMorgan Chase Bank, N.A., as administrative agent.
Current Report on Form 8-K (Filed with the SEC on June 6, 2022)
4.29
Description of Securities Registered Under Section 12 of the Securities Exchange Act of 1934
Annual Report on Form 10-K (Filed with the SEC on February 24, 2022)
10.1
2005 Directors’ Deferred Compensation Plan (May 9, 2019 Restatement)*
Quarterly Report on 10-Q (Filed with the SEC on August 5, 2019)
10.2
Elective Deferred Compensation Plan (May 9, 2019 Restatement)*
Quarterly Report on Form 10-Q (Filed with the SEC on August 5, 2019)
10.3
Adoption Agreement Elective Deferred Compensation Plan (May 9, 2019 Restatement)*
Quarterly Report on Form 10-Q (Filed with the SEC on August 5, 2019)
10.4
2012 Equity and Incentive Compensation Plan*
Registration Statement on Form S-8 (Filed with the SEC on May 15, 2012)
10.5
2019 Equity and Incentive Compensation Plan*
Registration Statement on Form S-8 (Filed with the SEC on May 9, 2019)
10.6
Form of 2019 Plan Restricted Share Units Award Memorandum (governing grants made in 2021, 2022 and 2023)*
Quarterly Report on Form 10-Q (Filed with the SEC October 30, 2020)
10.7
Form of 2019 Plan Performance-Based Restricted Share Units Award Memorandum (governing grants made in 2021, 2022 and 2023)*
Quarterly Report on Form 10-Q (Filed with the SEC on April 29, 2021)
10.8
Form of Non-Qualified Stock Option Agreement*
Quarterly Report on Form 10-Q (Filed with the SEC May 10, 2013)
10.9
Form of Incentive Stock Option Agreement*
Quarterly Report on Form 10-Q (Filed with the SEC May 10, 2013)
10.10
Form of Stock Option Award Memorandum*
Quarterly Report on Form 10-Q (Filed with the SEC May 4, 2016)
10.11
Employment Agreement, dated as of September 11, 2020, by and between DDR Corp. and David R. Lukes*
Current Report on Form 8-K (Filed with the SEC on September 15, 2020)
10.12
Employment Agreement, dated as of September 15, 2023, by and between SITE Centers Corp. and Conor Fennerty*
Current Report on Form 10-Q (Filed with the SEC on November 1, 2023)
10.13
Employment Agreement, dated as of September 11, 2021, by and between SITE Centers Corp. and Christa A. Vesy*
Current Report on form 8-K (Filed with the SEC on September 13, 2021)
10.14
Employment Agreement, dated as of September 15, 2023, by and between SITE Centers Corp. and John Cattonar*
Quarterly Report on Form 10-Q (Filed with the SEC on November 1, 2023)
10.15
Form of Indemnification Agreement*
Current Report on Form 8-K (Filed with the SEC on November 13, 2017)
10.16
Investors’ Rights Agreement, dated as of May 11, 2009, by and between the Company and Alexander Otto
Current Report on Form 8-K (Filed with the SEC on May 11, 2009)
10.17
Waiver Agreement, dated as of May 11, 2009, by and between the Company and Alexander Otto
Current Report on Form 8-K (Filed with the SEC on May 11, 2009)
21.1
List of Subsidiaries
Submitted electronically herewith
23.1
Consent of PricewaterhouseCoopers LLP
Submitted electronically herewith
31.1
Certification of principal executive officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934
Submitted electronically herewith
31.2
Certification of principal financial officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934
Submitted electronically herewith
32.1
Certification of chief executive officer pursuant to Rule 13a-14(b) of the Securities Exchange Act of 1934 and 18 U.S.C. Section 1350
Submitted electronically herewith
32.2
Certification of chief financial officer pursuant to Rule 13a-14(b) of the Securities Exchange Act of 1934 and 18 U.S.C. Section 1350
Submitted electronically herewith
97.1
Clawback Policy Effective October 2, 2023
Submitted electronically herewith
101.INS
Inline XBRL Instance Document - the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document.
Submitted electronically herewith
101.SCH
Inline XBRL Taxonomy Extension Schema with Embedded Linkbase Document
Submitted electronically herewith
The cover page from the Company’s Annual Report on Form 10-K for the year ended December 31, 2023 has been formatted in Inline XBRL.
Submitted electronically herewith
* Management contracts and compensatory plans or arrangements required to be filed as an exhibit pursuant to Item 15(b) of Form 10-K.