Acadia Realty Trust · NYSE:AKR
Acadia Realty Trust — Corporate Update (May 2026)
47 slides from Acadia Realty Trust's corporate update, May 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 23 Investment Management Platform 42 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: Q1 2026 Performance Highlights
CORPORATE UPDATE 2026 OVERVIEW 7 Q1 2026 Performance Highlights Continued Momentum Across our Portfolio 5.9% 11% Q1 2026 Same Property Increase in YoY quarterly FFO Growth growth 570 BPS $500M+ Accretive Street and IMP Increase in YoY Street/Urban Asset acquisitions during Economic Occupancy 2026 YT
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 $1.22 - $1.26 $1.21 - $1.25 2026 Projected FFO As Adjusted (9% 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 RECENT ACQUISITIONS NEW YORK CHICAGO accretive to NAV, hitting our FFO accretion target of 1 penny per $200m with CAGR in excess of 5%. Newbury – Boston Palm Beach – Florida Soho Flatiron/Union Square Gold Coast Williamsburg Ma
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: Not All Growth Is Created Equal
CORPORATE UPDATE 2026 INTERNAL GROWTH 16 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 17: Strong Leasing Fundamentals Driving Internal Growth
CORPORATE UPDATE 2026 INTERNAL GROWTH 17 Strong Leasing Fundamentals Driving Internal Growth MARK TO MARKET PRY LOOSE LEASE UP 40%+ Spread 70%+ Spreads 570 bps of Occupancy Gains (half penny of FFO accretion) (on Armitage Ave. from 2024 to date) (in Street/Urban portfolio YoY)
Slide 18: Fueling Growth Beyond 2026…
CORPORATE UPDATE 2026 INTERNAL GROWTH 18 Fueling Growth Beyond 2026… SAN FRANCISCO KNOX HENDERSON – DALLAS $.03 – $.05 of FFO $.03 – $.05 of FFO
Slide 19: San Francisco Momentum Driving Growth
CORPORATE UPDATE 2026 INTERNAL GROWTH 19 San Francisco Momentum Driving Growth “60,000 sf of space remaining to lease, in addition to some COMPLETED accretive pry loose opportunities, can continue to unlock the “we saw the elimination of meaningful embedded value within our two San Francisco formula
Slide 20: Knox – Henderson – Dallas
CORPORATE UPDATE 2026 INTERNAL GROWTH 20 Knox – Henderson – Dallas INCEPTION PHASE 2022 “80% of our retail on the street is now spoken for” Acquired assets 15 retail buildings (120K square feet) EXPANSION PHASE 2024-2025-2026 Breaking ground, Design, & development of 10 incremental buildings ( appro
Slide 21: Knox – Henderson – Dallas Redevelopment Project
CORPORATE UPDATE 2025 INTERNAL GROWTH 21 Knox – Henderson – Dallas Redevelopment Project EXISTING PORTFOLIO ACQUISITION PIPELINE DEVELOPMENT RECENT ACQUISITION
Slide 22: Upside Opportunities
CORPORATE UPDATE 2026 INTERNAL GROWTH 22 Upside Opportunities CITY POINT – NYC 840 NORTH MICHIGAN AVE – CHICAGO
Slide 23: External Growth and Balance Sheet
CORPORATE UPDATE 2026 23 External Growth and Balance Sheet Williamsburg – NYC
Slide 24: Maximizing External Growth Opportunities
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 24 Maximizing External Growth Opportunities Total Acquisitions: $1.5 Billion $700M $800M REIT Acquisitions [1] Investment Management [2] $.08 – $.09+ FFO Exceeded target of $0.01 FFO per $200M Invested SoHo – NYC Spring St – NYC 1. For complete
Slide 25: Accelerating Scale in Established Markets
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 25 Accelerating Scale in Established Markets SOHO – NYC GEORGETOWN – DC FLATIRON / UNION SQUARE – NYC $124M Invested $117M Invested $47M Invested
Slide 26: SoHo
26 26 SoHo NYC 92 – 94 GREENE ST. Refers to acquisitions from 2024 to 2026 YTD
Slide 27: Georgetown
27 Georgetown WASHINGTON DC M STREET 1.
Slide 28: Flatiron / Union Square
28 Flatiron / Union Square NYC 85 FIFTH AVE. / 868 BROADWAY UNION SQUARE PARK Refers to acquisitions from 2024 to 2026 YTD
Slide 29: Entering New Markets We Know Well
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 29 Entering New Markets We Know Well NORTH 6 TH – WILLIAMSBURG UPPER MADISON – NYC WEST VILLAGE – NYC $164M Invested $21M Invested $20M Invested
Slide 30: Entering New Markets We Know Well
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 30 Entering New Markets We Know Well PALM BEACH – FLORIDA NEWBURY – BOSTON $43M Invested $109M Invested
Slide 31: Williamsburg
31 Williamsburg BROOKLYN — NYC 97 N 6TH ST. On Cloud
Slide 32: West Village
32 West Village NYC BLEECKER STREET PORTFOLIO
Slide 33: Palm Beach
33 Palm Beach FLORIDA 225 WORTH AVENUE
Slide 34: Capturing Mark to Markets and Building Scale
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 34 Capturing Mark to Markets and Building Scale INVESTED $109M TO SECURE 2 ADDITIONAL 50%+ MARK TO MARKET ON NEWBURY STOREFRONTS IN THE NEWBURY CORRIDOR
Slide 35: Newbury Street
35 Newbury Street BOSTON 28 NEWBURY STREET
Slide 36: Following Our Tenants into New Markets
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 36 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 37: And Being the First Call
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 37 And Being the First Call ALO YOGA / NORTH MICHIGAN AVE. – CHICAGO ALO YOGA / GEORGETOWN – DC Existing Tenant Lorem ipsum dolor sit First Call
Slide 38: And Being the First Call
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 38 And Being the First Call THE ROW / MADISON AVE. – NYC THE ROW / MELROSE – LA Existing Tenant Lorem ipsum dolor sit First Call
Slide 39: Benefits of Achieving Scale
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 39 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 40: Gold Coast
Gold Coast 40 40 CHICAGO RUSH & WALTON 50 – 54 E WALTON
Slide 41: Strong Balance Sheet to Support Exponential Growth
CORPORATE UPDATE 2026 EXTERNAL GROWTH AND BALANCE SHEET 41 Strong Balance Sheet to Support Exponential Growth POSITIONED TO PREFUND EXTERNAL GROWTH THAT RAPIDLY MOVES THE NEE DLE Minimal exposure to interest rates due to interest rate 2030 swap contracts No significant REIT debt maturities until 203
Slide 42: Investment Management Platform
42 42 Investment Management Platform LINQ Promenade – NV
Slide 43: Our Complementary Investment Management Platform
CORPORATE UPDATE 2026 INVESTMENT MANAGEMENT PLATFORM 43 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 44: Investment Management Highlights
CORPORATE UPDATE 2026 INVESTMENT MANAGEMENT PLATFORM 44 Investment Management Highlights NEARLY $1B IN TRANSACTIONS YEAR TO DATE – STRENGTHENING RELATIONSHIPS WITH OUR PARTNERS $425M $435M $68M Shops at Skyview acquisition in Fund V Recapitalization in Recapitalization with Cohen & partnership with
Slide 45: Corporate Responsibility Highlights
CORPORATE UPDATE 2026 KEY HIGHLIGHTS 45 Corporate Responsibility Highlights
Slide 46: Safe Harbor Statement
CORPORATE UPDATE 2026 46 Safe Harbor Statement Certain statements contained in this Corporate Update of Acadia Realty Trust, a Maryland real estate investment trust, (the “Company”), may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, a
Slide 47: Contact: investorrelations@acadiarealty.com
47 investorrelations@acadiarealty.com acadiarealty.com 914-288-8100 acadiarealtytrust