Acadia Realty Trust · NYSE:AKR
Acadia Realty Trust — Corporate Update (March 2026)
44 slides from Acadia Realty Trust's corporate update, March 2026
Slide 1: Corporate Update 2026
Corporate Update 2026 ACADIA
Slide 2: Table of Contents
TABLE OF CONTENTS 2 Overview 3 Who We Are Recent Updates Internal Growth 10 Outsized Growth in the Street External Growth and Balance Sheet 24 Investment Management Platform 39 SoHo – NYC
Slide 3: Overview: Who We Are & Recent Updates
CORPORATE UPDATE 2026 3 Overview Who We Are & Recent Updates Williamsburg – NYC
Slide 4: Acadia Realty Trust Overview
CORPORATE UPDATE 2026 OVERVIEW 4 Acadia Realty Trust 14M SQUARE FEET OF TOTAL GLA [1] BUSINESS MODEL DIFFERENTIATION: Acadia Realty Trust is an equity real estate investment trust focused on delivering long term, profitable growth via its dual operating platforms 200+ and its disciplined, location-d
Slide 5: A Differentiated REIT Portfolio
CORPORATE UPDATE 2026 OVERVIEW 5 A Differentiated REIT Portfolio Open-air retail assets focused on street retail in the nation’s most mission critical must have markets TOTAL REIT PORTFOLIO GROSS ASSET VALUE 80% DENSIFICATION Of AKR’s Net Asset Value (NAV) Urban 15% STABILITY Suburban Street 25% 60%
Slide 6: A Complementary Investment Management Platform
CORPORATE UPDATE 2026 OVERVIEW 6 A Complementary Investment Management Platform Leveraging institutional capital relationships for investments that fit our buy-fix-sell model $23M-$26M Projected asset management, property management and other fees Opportunity to earn additional amounts through promo
Slide 7: 2025 Performance Highlights
CORPORATE UPDATE 2026 OVERVIEW 7 2025 Performance Highlights Executing Our Strategy and Strengthening Our Portfolio 5.7% 26% 2025 Same Property Growth Street Leasing Spreads 370 BPS $487M Accretive Street and IMP Increase in FY25 Street/Urban Asset acquisitions resulting in Economic Occupancy approx
Slide 8: 2026 Guidance
CORPORATE UPDATE 2026 OVERVIEW 8 2026 Guidance TOP LINE GROWTH HITTING THE BOTTOM LINE Top Line Growth 5% - 9% 2026 Projected Same Property NOI Growth $1.21 - $1.25 2026 Projected FFO As Adjusted (+8% YoY) Bottom Line Growth Georgetown – DC
Slide 9: Pathway to Outsized Growth
CORPORATE UPDATE 2026 OVERVIEW 9 Pathway to Outsized Growth Levers Driving Outsized Growth +% 1%-2% 1%-2% Redevelopments Lease up Developments 2.5% External Growth Mark To Market/ Pry Loose Incremental Upside Contractual Rent Driving Internal Growth SoHo – NYC
Slide 10: Internal Growth: Outsized Growth in the Street
CORPORATE UPDATE 2026 10 Internal Growth Outsized Growth in the Street SoHo – NYC
Slide 11: Our High-Growth Prime Corridors
CORPORATE UPDATE 2026 INTERNAL GROWTH 11 Our High-Growth Prime Corridors NEW YORK CHICAGO Projected 3 year CAGR Approx. 10% Soho Flatiron/Union Square Gold Coast Williamsburg Madison Ave. Armitage Ave. West Village WASHINGTON DC LOS ANGELES DALLAS Georgetown Melrose Place Henderson Ave. West Hollywo
Slide 12: Disciplined Approach to Curating Our Street Retail Portfolio
CORPORATE UPDATE 2026 INTERNAL GROWTH 12 Disciplined Approach to Curating Our Street Retail Portfolio HIGH BARRIER SUPPORTED BY TO ENTRY HIGH GROWTH Impetus for rent growth: Curating assets and corridors where A convergence of high tenant we see the potential to drive retailer demand and foot traffi
Slide 13: Located Where Spending Power Lives
CORPORATE UPDATE 2026 INTERNAL GROWTH 13 Located Where Spending Power Lives Peer Leading Demographics Demographic Information for AKR Properties vs Peers [1] AVERAGE HOUSEHOLD INCOME $160,000 AKR $150,000 FRT REG $140,000 (3 - MILE) CURB AKR $130,000 SITC IVT UE KRG KIM $120,000 Peer Avg $110,000 PE
Slide 14: Our Locations Attract Leading and Highly Coveted Brands
CORPORATE UPDATE 2026 INTERNAL GROWTH 14 Our Locations Attract Leading and Highly Coveted Brands
Slide 15: Street Retail – Structured for Growth
CORPORATE UPDATE 2026 INTERNAL GROWTH 15 Street Retail – Structured for Growth 1 2 3 Higher contractual Fair value resets Lower leasing annual rent steps drive outsized capex as a % of rental growth rent = HIGHER net effective rent growth Melrose West Place Village––LA NYC
Slide 16: Strong and Consistent REIT Portfolio Growth Driven by Street
CORPORATE UPDATE 2026 INTERNAL GROWTH 16 Strong and Consistent REIT Portfolio Growth Driven by Street 5.8% 26% $500M Same property growth of Street Street leasing over the past 4 years acquisitions over spreads over 2025 the past 2 years contributing in excess of $0.02 annual accretion Soho Gold – C
Slide 17: Not All Growth Is Created Equal
CORPORATE UPDATE 2026 INTERNAL GROWTH 17 Not All Growth Is Created Equal STREET RETAIL VS. SUBURBAN JUNIOR ANCHOR 1. NOI Growth Cumulative Contractual Growth During 10-yr Lease Term 2. Lease Spreads Not All Spreads are Created Equal 45% Total Growth 45% Total Growth 45% 45% 40% 40% 11% 35% 31% 35% R
Slide 18: Strong Leasing Fundamentals Driving Internal Growth
CORPORATE UPDATE 2026 INTERNAL GROWTH 18 Strong Leasing Fundamentals Driving Internal Growth MARK TO MARKET PRY LOOSE LEASE UP 40%+ Spread 70%+ Spreads 370 bps of Occupancy Gains (half penny of FFO accretion) (on Armitage Ave. from 2024 to date) (in Street/Urban portfolio FY 2025)
Slide 19: Fueling Growth Beyond 2026
CORPORATE UPDATE 2026 INTERNAL GROWTH 19 Fueling Growth Beyond 2026… SAN FRANCISCO KNOX HENDERSON – DALLAS $.03 – $.05 of FFO $.03 – $.05 of FFO
Slide 20: San Francisco Momentum Driving Growth
CORPORATE UPDATE 2026 INTERNAL GROWTH 20 San Francisco Momentum Driving Growth “…we estimate these two projects alone will contribute an COMPLETED additional $7 million to $9 million of NOI beyond those amounts “we saw the elimination of included in 2026, translating to approximately formula retail
Slide 21: Knox – Henderson - Dallas
CORPORATE UPDATE 2026 INTERNAL GROWTH 21 Knox – Henderson - Dallas INCEPTION PHASE 2022 “Henderson is tracking to stabilize in 2027 and 2028… the Acquired assets 15 retail buildings (120K square feet) project is poised to deliver $0.03 to $0.05 of incremental FFO…” [1] EXPANSION PHASE 2024-2025-2026
Slide 22: Knox – Henderson – Dallas Redevelopment Project
CORPORATE UPDATE 2025 INTERNAL GROWTH 22 Knox – Henderson – Dallas Redevelopment Project EXISTING PORTFOLIO ACQUISITION PIPELINE DEVELOPMENT RECENT ACQUISITION
Slide 23: Upside Opportunities
CORPORATE UPDATE 2026 INTERNAL GROWTH 23 Upside Opportunities CITY POINT – NYC 840 NORTH MICHIGAN AVE – CHICAGO
Slide 24: External Growth and Balance Sheet
CORPORATE UPDATE 2026 24 External Growth and Balance Sheet Williamsburg – NYC
Slide 25: Maximizing External Growth Opportunities
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 25 Maximizing External Growth Opportunities Total Acquisitions: $1.3 Billion $500M $800M REIT Acquisitions [1] Investment Management [2] $.07 – $.08+ FFO Exceeded target of $0.01 FFO per $200M Invested SoHo – NYC Spring St – NYC 1. For complete
Slide 26: Accelerating Scale in Established Markets
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 26 Accelerating Scale in Established Markets SOHO – NYC GEORGETOWN – DC FLATIRON / UNION SQUARE – NYC $124M Invested $117M Invested $47M Invested
Slide 27: SoHo
27 27 SoHo NYC 92 – 94 GREENE ST. Refers to acquisitions from 2024 to 2026 YTD
Slide 28: Georgetown
28 Georgetown WASHINGTON DC M STREET 1.
Slide 29: Flatiron / Union Square
29 Flatiron / Union Square NYC 85 FIFTH AVE. / 868 BROADWAY UNION SQUARE PARK Refers to newly announced acquisition
Slide 30: Entering New Markets We Know Well
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 30 Entering New Markets We Know Well NORTH 6 TH – WILLIAMSBURG UPPER MADISON – NYC WEST VILLAGE – NYC $164M Invested $21M Invested $20M Invested
Slide 31: Williamsburg
31 Williamsburg BROOKLYN — NYC 97 N 6TH ST. On Cloud Leased
Slide 32: West Village
32 West Village NYC BLEECKER STREET PORTFOLIO
Slide 33: Following Our Tenants into New Markets
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 33 Following Our Tenants into New Markets LULULEMON / GOLD COAST – CHICAGO LULULEMON / NORTH 6 TH ST. – WILLIAMSBURG Existing Market Lorem ipsum dolor sit New Market
Slide 34: And Being the First Call
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 34 And Being the First Call ALO YOGA / NORTH MICHIGAN AVE. – CHICAGO ALO YOGA / GEORGETOWN – DC Existing Tenant Lorem ipsum dolor sit First Call
Slide 35: And Being the First Call
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 35 And Being the First Call THE ROW / MADISON AVE. – NYC THE ROW / MELROSE – LA Existing Tenant Lorem ipsum dolor sit First Call
Slide 36: Benefits of Achieving Scale
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 36 Benefits of Achieving Scale Shaping Streets Through Control and Curation 50% 20% 30% control control control M ST. NORTH 6TH ST. ARMITAGE AVE. Georgetown — DC Williamsburg — Brooklyn Chicago 30%+ 10% 2-3X Control Growth Volume Controlling 30
Slide 37: Gold Coast
Gold Coast 37 37 CHICAGO RUSH & WALTON 50 – 54 E WALTON
Slide 38: Strong Balance Sheet to Support Exponential Growth
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 38 Strong Balance Sheet to Support Exponential Growth POSITIONED TO PREFUND EXTERNAL GROWTH THAT RAPIDLY MOVES THE NEE DLE Minimal exposure to interest rates over next several years 2028 due to interest rate swap No significant REIT debt maturi
Slide 39: Investment Management Platform
39 39 Investment Management Platform LINQ Promenade – NV
Slide 40: Our Complementary Investment Management Platform
CORPORATE UPDATE 2026 INVESTMENT MANAGEMENT PLATFORM 40 Our Complementary Investment Management Platform Value-Add Distressed Retailer Development Real Estate High Value-Add / Yield Lease Up Gold Coast Family Center – Chicago at Riverdale – UT
Slide 41: Fund V Recap Highlights
CORPORATE UPDATE 2026 INVESTMENT MANAGEMENT PLATFORM 41 Fund V Recap Highlights 7 PROPERTY TRANSACTION STRENGTHENING RELATIONSHIPS WITH OUR PART NERS WITHIN 14 MONTHS ACADIA HAS COMPLETED OVER $1.2 BILLION OF ASSET S IN PARTNERSHIP WITH TPG REAL ESTATE $440M Transaction Amount Elk Grove Commons – CA
Slide 42: Corporate Responsibility Highlights
CORPORATE UPDATE 2026 KEY HIGHLIGHTS 42 Corporate Responsibility Highlights
Slide 43: Safe Harbor Statement
CORPORATE UPDATE 2026 43 Safe Harbor Statement Certain statements in this press release may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “
Slide 44: Investor Relations Contact
44 investorrelations@acadiarealty.com acadiarealty.com 914-288-8100 acadiarealtytrust