2024 ANNUAL REPORT
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
Form 10-K
☑ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 2024
or
☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from_____ to_____
Commission File Number: 001-36160 (Brixmor Property Group Inc.)
Commission File Number: 333-256637-01 (Brixmor Operating Partnership LP)
Brixmor Property Group Inc.
Brixmor Operating Partnership LP
(Exact Name of Registrant as Specified in Its Charter)
Maryland
(Brixmor Property Group Inc.)
45-2433192
Delaware
(Brixmor Operating Partnership LP)
80-0831163
(State or Other Jurisdiction of Incorporation or Organization)
(I.R.S. Employer Identification No.)
100 Park Avenue, New York, New York 10017
(Address of Principal Executive Offices) (Zip Code)
212-869-3000
(Registrant’s Telephone Number, Including Area Code)
Securities registered pursuant to Section 12(b) of the Act:
Title of each class
Trading Symbol(s)
Name of each exchange on which registered
Common Stock, par value $0.01 per share.
BRX
New York Stock Exchange
Securities registered pursuant to section 12(g) of the Act: None
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.
Brixmor Property Group Inc. Yes ☑ No ☐ Brixmor Operating Partnership LP Yes ☑ No ☐
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.
Brixmor Property Group Inc. Yes ☐ No ☑ Brixmor Operating Partnership LP Yes ☐ No ☑
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12
months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.
Brixmor Property Group Inc. Yes ☑ No ☐ Brixmor Operating Partnership LP Yes ☑ No ☐
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§ 232.405
of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).
Brixmor Property Group Inc. Yes ☑ No ☐ Brixmor Operating Partnership LP Yes ☑ No ☐
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company.
See the definitions of “large accelerated filer,” “accelerated filer”, “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
Brixmor Property Group Inc.
Brixmor Operating Partnership LP
Large accelerated filer
☑ Non-accelerated filer ☐
Large accelerated filer
☐ Non-accelerated filer ☑
Smaller reporting company ☐ Accelerated filer
☐
Smaller reporting company ☐ Accelerated filer
☐
Emerging growth company ☐
Emerging growth company ☐
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial
accounting standards provided pursuant to Section 13(a) of the Exchange Act. N/A
Indicate by check mark whether the registrant has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over financial reporting
under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report.
Brixmor Property Group Inc. ☑ Brixmor Operating Partnership LP ☑
If securities are registered pursuant to Section 12(b) of the Act, indicate by check mark whether the financial statements of the registrant included in the filing reflect the correction
of an error to previously issued financial statements.
Brixmor Property Group Inc. ☐ Brixmor Operating Partnership LP ☐
Indicate by check mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation received by any of the registrant's
executive officers during the relevant recovery period pursuant to §240.10D-1(b).
Brixmor Property Group Inc. ☐ Brixmor Operating Partnership LP ☐
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).
Brixmor Property Group Inc. Yes ☐ No ☑ Brixmor Operating Partnership LP Yes ☐ No ☑
State the aggregate market value of the voting and non-voting common equity held by non-affiliates computed by reference to the price at which the common equity was last sold,
or the average bid and asked price of such common equity, as of the last business day of the registrants’ most recently completed second fiscal quarter.
Brixmor Property Group Inc. $6,910,020,838 Brixmor Operating Partnership LP N/A
(APPLICABLE ONLY TO CORPORATE REGISTRANTS)
Indicate the number of shares outstanding of each of the registrant’s classes of common stock, as of the latest practicable date.
As of February 3, 2025, Brixmor Property Group Inc. had 305,932,336 shares of common stock outstanding.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the definitive proxy statement to be filed by Brixmor Property Group Inc. with the Securities and Exchange Commission pursuant to Regulation 14A relating to the
registrant’s Annual Meeting of Stockholders to be held on April 23, 2025 will be incorporated by reference in this Form 10-K in response to Items 10, 11, 12, 13 and 14 of Part III.
The definitive proxy statement will be filed with the SEC not later than 120 days after the registrant’s fiscal year ended December 31, 2024.
i
EXPLANATORY NOTE
This report combines the annual reports on Form 10-K for the period ended December 31, 2024 of Brixmor Property
Group Inc. and Brixmor Operating Partnership LP. Unless stated otherwise or the context otherwise requires,
references to the "Parent Company" or "BPG" mean Brixmor Property Group Inc. and its consolidated subsidiaries,
and references to the "Operating Partnership" mean Brixmor Operating Partnership LP and its consolidated
subsidiaries. Unless the context otherwise requires, the terms "the Company," "Brixmor," "we," "our," and "us"
mean the Parent Company and the Operating Partnership, collectively.
The Parent Company is a real estate investment trust ("REIT") that owns 100% of the limited liability company
interests of BPG Subsidiary LLC ("BPG Sub"), which, in turn, is the sole member of Brixmor OP GP LLC (the
"General Partner"), the sole general partner of the Operating Partnership. As of December 31, 2024, the Parent
Company beneficially owned, through its direct and indirect interest in BPG Sub and the General Partner, 100% of
the outstanding partnership common units (the "OP Units") in the Operating Partnership.
The Company believes combining the annual reports on Form 10-K of the Parent Company and the Operating
Partnership into this single report:
•
Enhances investors’ understanding of the Parent Company and the Operating Partnership by enabling
investors to view the business as a whole, in the same manner as management views and operates the
business;
•
Eliminates duplicative disclosure and provides a more streamlined and readable presentation; and
•
Creates time and cost efficiencies through the preparation of one combined report instead of two separate
reports.
Management operates the Parent Company and the Operating Partnership as one business. Because the Operating
Partnership is managed by the Parent Company, and the Parent Company conducts substantially all of its operations
through the Operating Partnership, the Parent Company’s executive officers are the Operating Partnership’s
executive officers, and although, as a partnership, the Operating Partnership does not have a board of directors, we
refer to the Parent Company’s board of directors as the Operating Partnership’s board of directors.
We believe it is important to understand the few differences between the Parent Company and the Operating
Partnership in the context of how the Parent Company and the Operating Partnership operate as a consolidated
company. The Parent Company is a REIT, whose only material asset is its indirect interest in the Operating
Partnership. As a result, the Parent Company does not conduct business itself other than issuing public equity from
time to time. The Parent Company does not incur any material indebtedness. The Operating Partnership holds
substantially all of our assets. Except for net proceeds from public equity issuances by the Parent Company, which
are contributed to the Operating Partnership in exchange for OP Units, the Operating Partnership generates all
capital required by the Company’s business. Sources of this capital include the Operating Partnership’s operations
and its direct or indirect incurrence of indebtedness.
Equity, capital, and non-controlling interests are the primary areas of difference between the Consolidated Financial
Statements of the Parent Company and those of the Operating Partnership. The Operating Partnership’s capital
currently includes OP Units owned by the Parent Company through BPG Sub and the General Partner and has in the
past, and may in the future, include OP Units owned by third parties. OP Units owned by third parties, if any, are
accounted for outside of stockholders' equity in non-controlling interests in the Parent Company’s financial
statements.
The Parent Company consolidates the Operating Partnership for financial reporting purposes, and the Parent
Company does not have material assets other than its indirect interest in the Operating Partnership. Therefore, while
equity, capital, and non-controlling interests may differ as discussed above, the assets and liabilities of the Parent
Company and the Operating Partnership are materially the same on their respective financial statements.
In order to highlight the differences between the Parent Company and the Operating Partnership, there are sections
of this report that separately discuss the Parent Company and the Operating Partnership, including separate financial
statements (but combined footnotes), separate controls and procedures sections, separate certification of periodic
report under Section 302 of the Sarbanes-Oxley Act of 2002, and separate certification pursuant to 18 U.S.C. Section
1350 as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. In the sections that combine disclosure
for the Parent Company and the Operating Partnership, this report refers to actions or holdings as being actions or
holdings of the Company.
ii
TABLE OF CONTENTS
Item No.
Page
Part I
1.
Business ..............................................................................................................................................................................................
1
1A.
Risk Factors ........................................................................................................................................................................................
7
1B.
Unresolved Staff Comments .............................................................................................................................................................. 15
1C.
Cybersecurity ...................................................................................................................................................................................... 15
2.
Properties ............................................................................................................................................................................................ 18
3.
Legal Proceedings .............................................................................................................................................................................. 21
4.
Mine Safety Disclosures ..................................................................................................................................................................... 21
Part II
5.
Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities ....................... 22
6.
[Reserved] ........................................................................................................................................................................................... 23
7.
Management’s Discussion and Analysis of Financial Condition and Results of Operations............................................................ 24
7A.
Quantitative and Qualitative Disclosures About Market Risk ........................................................................................................... 37
8.
Financial Statements and Supplementary Data .................................................................................................................................. 38
9.
Changes in and Disagreements With Accountants on Accounting and Financial Disclosure ........................................................... 38
9A.
Controls and Procedures ..................................................................................................................................................................... 38
9B.
Other Information ............................................................................................................................................................................... 40
9C.
Disclosure Regarding Foreign Jurisdictions that Prevent Inspections .............................................................................................. 40
Part III
10.
Directors, Executive Officers, and Corporate Governance ............................................................................................................... 41
11.
Executive Compensation .................................................................................................................................................................... 41
12.
Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters ......................................... 41
13.
Certain Relationships and Related Transactions, and Director Independence .................................................................................. 41
14.
Principal Accountant Fees and Services ............................................................................................................................................ 41
Part IV
15.
Exhibit and Financial Statement Schedules ....................................................................................................................................... 42
16.
Form 10-K Summary.......................................................................................................................................................................... 47
iii
Forward-Looking Statements
This report may contain 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"). These statements include, but are not
limited to, statements related to our expectations regarding the performance of our business, our financial results,
our liquidity and capital resources, and other non-historical statements. You can identify these forward-looking
statements by the use of words such as "outlook," "believes," "expects," "potential," "continues," "may," "will,"
"should," "seeks," "projects," "predicts," "intends," "plans," "estimates," "anticipates," or the negative version of
these words or other comparable words. Such forward-looking statements are subject to various risks and
uncertainties. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ
materially from those indicated in these statements. We believe these factors include but are not limited to those
described under the section entitled "Risk Factors" in this report, as such factors may be updated from time to time
in our periodic filings with the Securities and Exchange Commission (the "SEC"), which are accessible on the
SEC’s website at https://www.sec.gov. These factors include (1) changes in national, regional, and local economies,
due to global events such as international military conflicts, international trade disputes, a foreign debt crisis, foreign
currency volatility, or due to domestic issues, such as government policies and regulations, tariffs, energy prices,
market dynamics, general economic contractions, rising interest rates, inflation, unemployment, or limited growth in
consumer income or spending; (2) local real estate market conditions, including an oversupply of space in, or a
reduction in demand for, properties similar to those in our Portfolio (defined hereafter); (3) competition from other
available properties and e-commerce; (4) disruption and/or consolidation in the retail sector, the financial stability of
our tenants, and the overall financial condition of large retailing companies, including their ability to pay rent and/or
expense reimbursements that are due to us; (5) in the case of percentage rents, the sales volumes of our tenants;
(6) increases in property operating expenses, including common area expenses, utilities, insurance, and real estate
taxes, which are relatively inflexible and generally do not decrease if revenue or occupancy decrease; (7) increases
in the costs to repair, renovate, and re-lease space; (8) earthquakes, wildfires, tornadoes, hurricanes, damage from
rising sea levels due to climate change, other natural disasters, epidemics and/or pandemics, civil unrest, terrorist
acts, or acts of war, any of which may result in uninsured or underinsured losses; and (9) changes in laws and
governmental regulations, including those governing usage, zoning, the environment, privacy, data security,
intellectual property rights, and taxes. These factors should not be construed as exhaustive and should be read in
conjunction with the other cautionary statements that are included in this report and in our other periodic filings. The
forward-looking statements speak only as of the date of this report, and we expressly disclaim any obligation or
undertaking to publicly update or review any forward-looking statement, whether as a result of new information,
future developments, or otherwise, except to the extent otherwise required by law.
[THIS PAGE INTENTIONALLY LEFT BLANK]
1
PART I
Item 1. Business
Brixmor Property Group Inc. and subsidiaries (collectively, "BPG") is an internally-managed corporation that has
elected to be taxed as a real estate investment trust ("REIT"). Brixmor Operating Partnership LP and subsidiaries
(collectively, the "Operating Partnership") is the entity through which BPG conducts substantially all of its
operations and owns substantially all of its assets. BPG owns 100% of the limited liability company interests of
BPG Subsidiary LLC ("BPG Sub"), which, in turn, is the sole member of Brixmor OP GP LLC (the "General
Partner"), the sole general partner of the Operating Partnership. Unless stated otherwise or the context otherwise
requires, "we," "our," and "us" mean BPG and the Operating Partnership, collectively. We own and operate one of
the largest publicly traded open-air retail portfolios by gross leasable area ("GLA") in the United States ("U.S."),
comprised primarily of grocery-anchored community and neighborhood shopping centers. As of December 31,
2024, our portfolio included 363 shopping centers (the "Portfolio") totaling approximately 64 million square feet of
GLA. Our high-quality national Portfolio is primarily located within established trade areas in the top 50 Core-
Based Statistical Areas ("CBSAs") in the U.S., and our shopping centers are primarily anchored by non-
discretionary and value-oriented retailers, as well as consumer-oriented service providers. As of December 31, 2024,
our three largest tenants by annualized base rent ("ABR") were The TJX Companies, Inc., The Kroger Co., and
Burlington Stores, Inc. In the opinion of our management, no material part of our business is dependent upon a
single tenant, the loss of which would have a material adverse effect on us, and no single tenant or shopping center
accounted for 5% or more of our consolidated revenues during 2024.
As of December 31, 2024, BPG beneficially owned, through its direct and indirect interest in BPG Sub and the
General Partner, 100% of the outstanding partnership common units (the "OP Units") in the Operating Partnership.
The number of OP Units in the Operating Partnership beneficially owned by BPG is equivalent to the number of
outstanding shares of BPG’s common stock, and the entitlement of all OP Units to quarterly distributions and
payments in liquidation is substantially the same as those of BPG’s common stockholders. BPG’s common stock is
publicly traded on the New York Stock Exchange ("NYSE") under the ticker symbol "BRX."
Management operates BPG and the Operating Partnership as one business. Because the Operating Partnership is
managed by BPG, and BPG conducts substantially all of its operations through the Operating Partnership, BPG’s
executive officers are the Operating Partnership’s executive officers, and although, as a partnership, the Operating
Partnership does not have a board of directors, we refer to BPG’s board of directors as the Operating Partnership’s
board of directors.
2
Our Shopping Centers
The following table provides summary information regarding our Portfolio as of December 31, 2024:
Number of Shopping Centers
363
GLA (square feet)(1)
64.0 million
Percent Billed(2)
91%
Percent Leased(3)
95%
ABR Per Square Foot ("PSF")(4)
$17.66
New Lease Volume (square feet)(5)
2.7 million
New and Renewal Lease Volume (square feet)(5)
5.4 million
New, Renewal and Option Lease Volume (square feet)(5)
9.6 million
New Rent Spread(5)(6)
38.8%
New and Renewal Rent Spread(5)(6)
22.5%
New, Renewal and Option Rent Spread(5)(6)
16.5%
Percent of ABR Derived from Grocery-Anchored Shopping Centers
81%
Percent of ABR in Top 50 U.S. CBSAs
71%
(1)
GLA represents the total amount of leasable property square footage.
(2)
Billed GLA as a percentage of total GLA. Billed GLA represents the aggregate GLA of all commenced leases with an initial term of
one year or greater, as of a specified date.
(3)
Leased GLA as a percentage of total GLA. Leased GLA represents the aggregate GLA of all signed or commenced leases with an
initial term of one year or greater, as of a specified date, excluding all signed leases on space that will be vacated by existing tenants in
the near term.
(4)
ABR PSF is calculated as ABR divided by leased GLA, excluding the GLA of lessee-owned leasehold improvements. For purposes of
calculating ABR, all signed or commenced leases with an initial term of one year or greater are included and all signed leases on space
that will be vacated by existing tenants in the near term are excluded. ABR represents contractual monthly base rent as of a specified
date, under leases that have been signed or commenced as of the specified date, multiplied by 12.
(5)
During the year ended December 31, 2024.
(6)
Represents the percentage change in contractual ABR PSF in the first year of the new lease relative to contractual ABR PSF in the last
year of the old lease. For purposes of calculating rent spreads, ABR PSF includes the GLA of lessee-owned leasehold improvements.
Based on comparable leases only, which consist of new leases signed on units that were occupied within the prior 12 months, renewal
leases signed with the same tenant in all or a portion of the same location or that include the expansion into space that was occupied
within the prior 12 months, and contractual renewal options exercised by tenants in the same location to extend the term of an expiring
lease. New leases signed on units that have been vacant for longer than 12 months, new leases signed on first generation space, and
new leases that are ancillary in nature regardless of term are deemed non-comparable and excluded from rent spreads. Renewals that
include the expansion of an existing tenant into space that has been vacant for longer than 12 months and renewals that are ancillary in
nature regardless of term are deemed non-comparable and excluded from rent spreads.
Business Objectives and Strategies
Our primary objective is to maximize total returns to our stockholders through consistent, sustainable growth in cash
flow. Our key strategies to achieve this objective include proactively managing our Portfolio to drive internal
growth, pursuing value-enhancing reinvestment opportunities, and prudently executing on acquisition and
disposition activity, while also maintaining a flexible capital structure positioned for growth. In addition, as we
execute on our key strategies, we do so guided by our Corporate Responsibility ("CR") strategy.
Driving Internal Growth. Our primary drivers of internal growth include (i) embedded contractual rent escalations,
(ii) below-market rents that may be reset to market as leases expire, (iii) occupancy growth, and (iv) prudent
expense management, including proactively navigating inflationary pressure. Ongoing strong new leasing
productivity, with a key focus on thoughtful merchandising and our rigorous underwriting processes, have also
enabled us to consistently improve the credit of our tenancy and the vibrancy and relevancy of our Portfolio to
retailers and consumers. During 2024, we executed 497 new leases representing approximately 2.7 million square
feet and 1,416 total leases, including new leases, renewals, and options, representing approximately 9.6 million
square feet.
We believe that rents across our Portfolio are below market, which provides us with a key competitive advantage in
attracting and retaining tenants. During 2024, we achieved rent spreads on new leases of 38.8% and blended rent
spreads on new and renewal leases of 22.5% excluding options or 16.5% including options. Looking forward, the
weighted average expiring ABR PSF of anchor lease expirations through 2027, assuming no remaining renewal
options are exercised, is $10.92 compared to a weighted average ABR PSF of $15.29 for new anchor leases
signed during 2024.
3
Our high-quality, nationally diversified Portfolio of community and neighborhood shopping centers continues to
benefit from robust, broad-based leasing demand for physical locations, driving growth in leased occupancy in 2024.
We believe there is opportunity for further occupancy gains in our Portfolio, particularly for spaces less than 10,000
square feet, as such spaces will continue to benefit from our value-enhancing reinvestment initiatives. As of
December 31, 2024, leased occupancy was 91.1% for spaces less than 10,000 square feet, while our total leased
occupancy was 95.2%. The spread between our total leased occupancy and our total billed occupancy was 380 basis
points and our total signed but not yet commenced lease population, which includes 70 basis points of GLA related
to space that will be vacated by existing tenants in the near term, represented 2.9 million square feet and $60.7
million of ABR, providing strong visibility on our future growth.
Pursuing value-enhancing reinvestment opportunities. We believe that we have significant opportunities to realize
attractive risk-adjusted returns by investing capital in the repositioning and/or redevelopment of certain assets in our
Portfolio. Such initiatives are tenant driven and focus on upgrading our centers with strong, best-in-class retailers.
During 2024, we stabilized 28 anchor space repositioning, outparcel development, and redevelopment projects, with
a weighted average incremental net operating income ("NOI") yield of 9% and an aggregate cost of $204.7 million.
As of December 31, 2024, we had 36 projects in process with an expected weighted average incremental NOI yield
of 10% and an aggregate anticipated cost of $389.6 million. In addition, we have identified a pipeline of future
reinvestment projects, which we expect to execute over the next several years at NOI yields that are generally
consistent with those that we have recently realized.
Prudently executing on acquisition and disposition activity. We actively pursue acquisition and disposition
opportunities in order to further concentrate our Portfolio in attractive retail submarkets and optimize the quality and
long-term growth rate of our asset base. In general, our acquisition strategy focuses on buying assets with strong
growth potential that are located in our existing markets and will allow us to leverage our operational platform and
expertise to create value, while our disposition strategy focuses on selling assets when we believe value has been
maximized, where there may be future downside risk, or where we have limited ability or desire to build critical
mass in a particular submarket. Our acquisition activity may include acquisitions of open-air shopping centers and
non-owned anchor spaces or outparcels at, or adjacent to, our shopping centers and the timing of acquisition and
disposition activity is often dependent on the transactions and capital markets environments.
During 2024, we acquired $293.8 million of assets, including transaction costs and closing credits, and generated
aggregate net proceeds of $210.1 million from property dispositions. Acquisitions were funded through a
combination of net proceeds from property dispositions, available cash, and $116.6 million of gross capital
generated through our at-the-market equity offering program ("ATM Program"), excluding commissions and fees of
$2.0 million. Proceeds from dispositions and offerings were used primarily to fund acquisitions and our value-
enhancing reinvestment opportunities and other corporate purposes.
Maintaining a Flexible Capital Structure Positioned for Growth. We believe our capital structure provides us with
the financial and operational flexibility and capacity to fund our current capital needs, as well as future growth
opportunities. We have access to multiple forms of capital, including secured property level debt, unsecured
corporate level debt, preferred equity, and common equity, which will allow us to efficiently execute on our strategic
and operational objectives. We have investment grade credit ratings from all three major credit rating agencies and
during 2024, we received a credit rating upgrade from Moody's Investors Service.
We have an unsecured credit facility, as amended and restated on April 28, 2022 (the "Unsecured Credit Facility"),
which is comprised of the $1.25 billion revolving credit facility (the "Revolving Facility") and a $500.0 million term
loan (the "Term Loan Facility"). The Revolving Facility and Term Loan Facility mature in June 2026 and July 2027,
respectively. We also have a $400 million share repurchase program and a $400 million ATM Program, which
together provide us with maximum flexibility to capitalize on a wide range of potential capital markets
environments and support the long-term execution of our balanced business plan.
During 2024, we issued $400.0 million aggregate principal amount of 5.500% Senior Notes due 2034 (the "2034
Notes") and $400.0 million aggregate principal amount of 5.750% Senior Notes due 2035 (the "2035 Notes"). We
have or intend to use the remaining net proceeds for general corporate purposes, including the repayment of
indebtedness.
4
Also during 2024, we repaid $300.4 million principal amount of our outstanding 3.650% Senior Notes due 2024 (the
"2024 Notes"), representing all of the outstanding 2024 Notes, and $67.7 million principal amount of our
outstanding 3.850% Senior Notes due 2025 (the "2025 Notes"). We funded the 2024 Notes and 2025 Notes
repayments with proceeds from the issuance of the 2034 Notes and 2035 Notes and dispositions. As of
December 31, 2024, we had $1.63 billion of available liquidity, including $1.25 billion under our Revolving Facility
and $378.7 million of cash and cash equivalents and restricted cash. The remaining $632.3 million aggregate
principal amount of the 2025 Notes mature in February 2025 and we have $607.5 million of additional debt
maturities in 2026.
Operating in a Socially Responsible Manner. We believe that operating in a socially responsible manner is critical
to delivering consistent, sustainable growth. As such, our CR strategy is integrated throughout our organization and
is focused on creating partnerships that improve the social, economic, and environmental well-being of all our
stakeholders including our communities, employees, tenants, suppliers and vendors, and investors. Our strong
commitment to CR directly aligns with our core values and our vision to be the center of the communities we serve.
Our Board of Directors, through our Nominating and Corporate Governance Committee ("NCGC"), oversees our
CR initiatives to ensure that our actions demonstrate our strong commitment to operating in an environmentally and
socially responsible manner. To facilitate their oversight, the NCGC and our Board of Directors are provided with
quarterly updates on our initiatives by our senior leadership team. Our internal steering committee, which is
comprised of executive and senior leadership from a variety of functional areas, meets quarterly to set, implement,
monitor, and communicate our CR strategy and related initiatives. CR objectives are included as part of our
executive officers' goals and the progress toward achievement of such goals is a component of the individual
performance portion of their compensation.
We provide comprehensive CR disclosures, prepared in alignment with standards from the Sustainability Accounting
Standards Board and the Task Force on Climate-related Financial Disclosures and with reference to the Global
Reporting Initiative's Sustainability Reporting Standard, and we are a GRESB participant.
•
Environmental Responsibility: We continue to make meaningful progress towards achieving our long-
term sustainability goals related to reductions in energy usage, on-site renewable energy, water
conservation, and electric vehicle charging stations. We also execute our reinvestment projects with a focus
on resource efficiency and resiliency. Integrating sustainable practices and initiatives into our business
operations has reduced utility-related operational expenses and added ancillary income to our properties.
We recognize that climate change could have an impact on our Portfolio and the communities we serve. We
released our Climate Change Policy in 2021 and committed to achieving net zero carbon emissions by 2045
for areas under our operational control. As a signatory of the Science Based Targets initiative ("SBTi"),
aligned with the 1.5 degree Celsius pathway, we have committed to reducing our Scope 1 and 2 greenhouse
gas ("GHG") emissions by 50% by 2030, as compared to a 2018 baseline. Our Scope 1 and 2 GHG
emissions primarily consist of electricity usage in our common areas and vacant tenant spaces. As of year-
end 2023, improvements in energy efficiency and the addition of renewable energy sources to our
properties have resulted in a 50% reduction in GHG emissions, satisfying our interim SBTi goal.
•
Human Capital: As of December 31, 2024, we had 454 employees, including 453 full-time employees.
Our talented and dedicated employees are the foundation of our success. Together, we strive to promote a
culture that is supportive and inclusive and that provides opportunities for both personal and professional
growth. We empower our employees to think and act like owners in order to create value for all
stakeholders. We believe this approach enables us to attract and retain diverse and talented professionals
while fostering collaborative, skilled, and motivated teams. The pillars of our human capital strategy are:
•
Engagement: We believe that employees that are personally engaged in our vision to be the center of
the communities we serve and are connected with similarly engaged colleagues will be more effective
in their roles. We measure employee engagement through employee surveys and utilize the results
from such surveys to continually improve our organization.
•
Growth and Development: We encourage our employees to grow and develop their interests, skills,
and passions by providing a variety of professional and personal training opportunities, including our
annual talent development process in conjunction with professional development plans, innovative
5
development programs, mentorship programs, Predictive Index Behavioral Assessments to enhance
self-awareness and effective collaboration, educational assistance, and personal development accounts.
•
Health and Well-being: Our commitment to the health and well-being of our employees is a crucial
component of our culture. We provide a wide-range of employee benefits and encourage healthy
lifestyles through initiatives such as annual wellness spending accounts; live wellness events; free
access to online wellness applications, licensed counselors, financial advisors, legal specialists, and
other professionals; and hybrid work schedules to maximize engagement, collaboration, and efficiency,
while supporting a healthy work-life balance.
•
Inclusive Culture: We believe our performance is enhanced by an inclusive environment that reflects
the diversity of the communities we serve. We believe a culture based on inclusion is critical to our
ability to attract and retain talented employees and to deliver on our strategic goals and objectives.
For more information on our CR strategy, goals, performance, and achievements, please visit our CR page at
https://www.brixmor.com/corporate-responsibility. Information on our website is not incorporated by reference
herein and is not a part of this Annual Report on Form 10-K.
Tenants
Our Portfolio is thoughtfully merchandised with non-discretionary and value-oriented retailers, as well as consumer-
oriented service providers, and is home to a broad mix of national and regional tenants and local entrepreneurs. As
of December 31, 2024, we had over 5,000 diverse tenants in our Portfolio, including many vibrant new retailers
added over the past several years, and approximately 81% of our ABR is derived from properties anchored by a
grocer.
See Item 2. "Properties" for further information on our 20 largest tenants.
Compliance with Government Regulations
We are subject to federal, state, and local regulations, including environmental regulations that apply generally to the
ownership of, and the operations conducted on, real property. As of December 31, 2024, we are not aware of any
environmental conditions or material costs of complying with environmental or other government regulations that
would have a material adverse effect on our overall business, financial condition, or results of operations. However,
it is possible that we are not aware of, or may become subject to, potential environmental liabilities or material costs
of complying with government regulations that could be material. See "Environmental conditions that exist at some
of the properties in our Portfolio could result in significant unexpected costs" and "Compliance with the Americans
with Disabilities Act, fire, safety, environmental, and other regulations may require us to make expenditures that
would adversely affect our financial condition, operating results, and cash flows" in Item 1A. "Risk Factors" for
further information regarding our risks related to government regulations.
Financial Information about Industry Segments
Our principal business is the ownership and operation of open-air retail shopping centers. We do not distinguish our
principal business or group our operations on a geographical basis for purposes of measuring performance.
Accordingly, we have a single reportable segment for disclosure purposes in accordance with U.S. generally
accepted accounting principles ("GAAP").
REIT Qualification
We have been organized and operated in conformity with the requirements for qualification and taxation as a REIT
under U.S. federal income tax laws commencing with our taxable year ended December 31, 2011, have maintained
such requirements through our taxable year ended December 31, 2024, and intend to satisfy such requirements for
subsequent taxable years. As a REIT, we generally will not be subject to U.S. federal income tax on net taxable
income that we distribute annually to our stockholders. In order to qualify as a REIT for U.S. federal income tax
purposes, we must continually satisfy tests concerning, among other things, the real estate qualification of sources of
our income, the composition and value of our assets, the amounts we distribute to our stockholders, and the diversity
of ownership of our stock. In order to comply with REIT requirements, we may need to forgo otherwise attractive
opportunities or limit the manner in which we conduct our operations. See "Risks Related to our REIT Status and
Certain Other Tax Items" in Item 1A. "Risk Factors" for further information.
6
Executive Officers
As of the date of filing this Form 10-K, our executive officers included the following:
Name
Position
Year Joined(1)
Age
James M. Taylor
Chief Executive Officer ("CEO")
2016
58
Steven T. Gallagher
Executive Vice President, Chief Financial Officer ("CFO")
and Treasurer
2017
43
Brian T. Finnegan
President, Chief Operating Officer
2004
44
Mark T. Horgan
Executive Vice President, Chief Investment Officer
2016
49
Steven F. Siegel
Executive Vice President, General Counsel and Secretary
1991
64
(1)
Includes predecessors of Brixmor Property Group Inc.
Corporate Headquarters
Brixmor Property Group Inc., a Maryland corporation, was incorporated in 2011. The Operating Partnership, a
Delaware limited partnership, was formed in 2011. Our principal executive offices are located at 100 Park Avenue,
New York, New York 10017, and our telephone number is (212) 869-3000.
Our website address is https://www.brixmor.com. Information on our website is not incorporated by reference herein
and is not a part of this Annual Report on Form 10-K. We make available free of charge on our website our Annual
Reports on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and any amendments to
those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Exchange Act, as soon as reasonably
practicable after those reports are electronically filed with or furnished to the SEC. We also make available through
our website other reports filed with or furnished to the SEC under the Exchange Act, including our proxy statements
and reports filed by officers and directors under Section 16(a) of the Exchange Act. You may access these filings by
visiting "SEC Filings" under the "Financial Info" section of the "Investors" portion of our website. In addition, the
SEC maintains a website that contains reports, proxy and information statements, and other information for issuers,
such as us, that file electronically with the SEC at https://www.sec.gov.
Financial and other material information regarding our company is routinely posted on and accessible at the
"Investors" portion of our website at https://www.brixmor.com. Investors and others should note that we use our
website as a channel of distribution of material information to our investors. Therefore, we encourage investors and
others interested in our company to review the information we post on the "Investors" portion of our website. In
addition, you may enroll to automatically receive e-mail alerts and other information about our company by visiting
"Email Alerts" under the "Additional Info" section of the "Investors" portion of our website.
Dividend Reinvestment & Direct Stock Purchase Plan
Our registrar and stock transfer agent is Computershare Trust Company, N.A. We offer a Dividend Reinvestment
and Direct Stock Purchase Plan, providing stockholders and new investors with a simple and convenient method of
investing in additional shares of common stock without payment of transaction or processing fees, service charges,
or other expenses. Plan inquiries may be directed to (877) 373-6374, or (781) 575-2879 if located outside the U.S.
and Canada.
7
Item 1A. Risk Factors
Risks Related to Our Portfolio and Our Business
Adverse economic, market, and real estate conditions may adversely affect our financial condition, operating
results, and cash flows.
Our Portfolio is predominantly comprised of community and neighborhood shopping centers. Our performance is,
therefore, subject to risks associated with owning and operating these types of real estate assets. See "Forward-
Looking Statements" included elsewhere in this Annual Report on Form 10-K for the factors that could affect our
rental income and/or property operating expenses and therefore adversely affect our financial condition, operating
results, and cash flows.
Elevated levels of inflation and/or interest rates could adversely affect us and our tenants.
Although recent inflationary pressures have begun to abate, inflation may increase in the future, and such increases
could lead to the Federal Reserve increasing interest rates. Increases in interest rates could result in higher operating
and incremental borrowing costs for us and our tenants. Although the terms of our leases, the duration of our
indebtedness, and our relatively low exposure to floating rate debt have historically mitigated the direct impact of
inflation and interest rate increases, the degree and pace of these changes have had and may continue to have
impacts on our business, including as a result of increased financing costs when we refinance our indebtedness, and
a potential economic recession, which may lead to higher levels of unemployment and decreases in consumer
confidence and/or discretionary spending.
International trade disputes, including U.S. trade tariffs and retaliatory tariffs, could adversely impact our
business.
International trade disputes, including threatened or implemented tariffs imposed by the U.S. and threatened or
implemented tariffs imposed by foreign countries in retaliation, could adversely impact our business. Many of our
tenants sell imported goods and tariffs or other trade restrictions could increase costs for these tenants. To the extent
our tenants are unable to pass these costs on to their customers, our tenants could be adversely impacted. In
addition, international trade disputes, including those related to tariffs, could result in inflationary pressures that
directly impact our costs, such as costs for steel, lumber and other materials applicable to our redevelopment
projects. Trade disputes could also adversely impact global supply chains which could further increase costs for us
and our tenants or delay delivery of key inventories and supplies.
Public health crises could materially and adversely affect our financial condition, operating results, and cash
flows.
Public health crises can have repercussions across domestic and global economies and financial markets.
Government responses to such crises, including quarantines, may force our tenants to temporarily close stores,
reduce hours, or significantly limit service and may lead to reduced spending by the retail customer, which may
result in significant economic contractions and increases in national unemployment. The direct and indirect impacts
of these crises could adversely affect our financial condition, operating results, and cash flows.
We may be required to make rent or other concessions and/or incur significant capital expenditures to retain
existing tenants or attract new tenants.
There are numerous shopping venues, including regional malls, outlet malls, other shopping centers, and e-
commerce, which compete with our Portfolio in attracting and retaining retailers. As of December 31, 2024, leases
are scheduled to expire in our Portfolio on a total of approximately 8.9% of leased GLA during 2025. We may not be
able to renew or promptly re-lease expiring space and even if we do renew or re-lease such space, future rental rates
may be lower than current rates and other terms may not be as favorable. In addition, we may be required to incur
significant capital expenditures in order to retain existing tenants or attract new tenants. In these situations, our
financial condition, operating results, and cash flows could be adversely impacted.
Our active value-enhancing reinvestment program subjects us to risks that could adversely affect our financial
condition, operating results, and cash flows.
In order to enhance the attractiveness of our Portfolio to retailers and consumers, we actively reinvest in our assets
in the form of repositioning and redevelopment projects. In addition to the risks associated with real estate
investments in general, as described elsewhere, the risks associated with repositioning and redevelopment projects
include: (1) delays or failures in obtaining necessary zoning, occupancy, land use, and other governmental permits;
8
(2) abandonment of projects after expending resources to pursue such opportunities; (3) cost overruns;
(4) construction delays; and (5) failure to achieve expected occupancy and/or rent levels within the projected time
frame, if at all. If we fail to reinvest in our Portfolio or maintain its attractiveness to retailers and consumers, if our
capital improvements are not successful, or if retailers and consumers perceive that shopping at other venues
(including e-commerce) is more convenient, cost-effective, or otherwise more compelling, our financial condition,
operating results, and cash flows could be adversely impacted.
Significant retailer distress across our Portfolio could adversely affect our financial condition, operating results,
and cash flows.
Our income is substantially comprised of rental income from tenants in our Portfolio. Our income would be
adversely affected if a significant number of our tenants failed to make rental payments when due as a result of
either operating challenges or disruptions in credit markets that adversely affect the ability of our tenants to obtain
financing on favorable terms or at all. If our tenants are unable to meet their rental obligations, renew leases, or enter
into new leases with us, our financial condition, operating results, and cash flows could be adversely impacted.
In certain circumstances, a tenant may have a right to terminate their lease. For example, a failure by an anchor
tenant to occupy their leased premises could potentially trigger lease termination rights or reductions in rent due
from certain other tenants in that shopping center. In the event of such lease terminations, we cannot be certain that
we will be able to re-lease space on similar or economically advantageous terms. The loss of rental income from a
significant number of tenants and difficulty in replacing such tenants could adversely affect our financial condition,
operating results, and cash flows.
We may be unable to collect outstanding balances and/or future contractual rents due from tenants that file for
bankruptcy protection.
When a tenant files for bankruptcy protection, we may not be able to collect amounts owed to us by that party prior
to the bankruptcy filing. In addition, after filing for bankruptcy protection, a tenant may terminate any or all of its
leases with us, which would result in a general unsecured claim against such tenant that would likely be worth less
than the full amount owed to us over the remainder of the lease term. In these situations, we cannot be certain that
we will be able to re-lease such space on similar or economically advantageous terms, which could adversely affect
our financial condition, operating results, and cash flows.
Our expenses may remain constant or increase, even if income from our Portfolio decreases.
Costs associated with our business, such as common area expenses, utilities, insurance, real estate taxes, and
corporate expenses, are relatively inflexible and generally do not decrease due to vacancy, decreasing rental rates,
rent collection issues, or other circumstances that may cause our revenues to decrease. In addition, inflation has and
could continue to result in higher operating costs. If we are unable to lower our operating costs when revenues
decline and/or are unable to fully pass along cost increases to our tenants, our financial condition, operating results,
and cash flows could be adversely impacted.
Our real estate investments are relatively illiquid and we may not be able to dispose of assets in a timely manner,
on favorable terms, or at all.
Our ability to dispose of properties on advantageous terms depends on factors beyond our control, including
competition from other sellers and the availability of attractive financing for potential buyers, and we cannot predict
the various market conditions affecting real estate investments that will exist at any particular time in the future. We
may be required to expend funds to correct defects or to make capital improvements before a property can be sold
and we cannot be certain that we will have the funds available to make such capital improvements; therefore, we
may be unable to sell a property on favorable terms or at all. In addition, the ability to sell assets in our Portfolio
may also be restricted by certain covenants in our debt agreements, such as the credit agreement governing our
Unsecured Credit Facility. As a result, we may be unable to realize our investment objectives through dispositions,
which could adversely affect our financial condition, operating results, and cash flows.
Our real estate assets may be subject to impairment charges.
We periodically assess whether there are any indicators, including property operating performance, changes in
anticipated hold period, and general market conditions, that the carrying value of our real estate assets (including
any related intangible assets or liabilities) may be impaired. A property’s value is considered to be impaired only if
the estimated aggregate future undiscounted and unleveraged property operating cash flows, taking into account the
9
anticipated probability-weighted hold period, are less than the carrying value of the property. Impairment charges
have an immediate direct impact on our earnings. We have taken impairment charges on certain of our assets in the
past and there can be no assurance that we will not take additional charges in the future. Any future impairment
could have an adverse effect on our operating results in the period in which the charge is recognized.
We face competition in pursuing acquisition opportunities, which could increase the cost of such acquisitions
and/or limit our ability to grow. To the extent that we are able to complete acquisitions, we may not be able to
generate expected returns or successfully integrate such acquisitions into our existing operations.
We continue to evaluate the market for potential acquisitions and we may acquire properties when we believe
strategic opportunities exist. Our ability to acquire properties on favorable terms and successfully integrate, operate,
reposition, or redevelop such properties is subject to several risks. We may be unable to acquire desired properties
because of competition from other real estate investors, including from other well-capitalized REITs and
institutional investment funds. Even if we are able to acquire desired properties, competition from such investors
may significantly increase the price we must pay. In certain circumstances, we may abandon acquisition activities
after expending significant resources to pursue such opportunities. Once we acquire new properties, these properties
may not yield expected returns for several reasons, including: (1) failure to achieve expected occupancy and/or rent
levels within the projected time frame, if at all; (2) inability to successfully integrate new properties into existing
operations; and (3) fluctuations in the general economy, including due to the time lag between signing definitive
documentation to acquire a new property and the closing of the acquisition. If any of these events occur, our
financial condition, operating results, and cash flows could be adversely impacted.
We utilize a significant amount of indebtedness in the operation of our business. Required debt service payments
and other risks related to our debt financing could adversely affect our financial condition, operating results, and
cash flows.
As of December 31, 2024, we had approximately $5.4 billion aggregate principal amount of indebtedness
outstanding. Our indebtedness could have important consequences to us. For example, it could (1) require us to
dedicate a substantial portion of our cash flow to principal and interest payments, reducing the cash flow available to
fund our business, pay dividends, including those necessary to maintain our REIT qualification, or use for other
purposes; (2) increase our vulnerability to an economic downturn or various competitive pressures, as debt payments
are not reduced if the economic performance of any property, or the Portfolio as a whole, deteriorates; and (3) limit
our flexibility to respond to changing business and economic conditions. We are also subject to risks related to
refinancing our indebtedness, including the risk that interest rates on new indebtedness will be significantly higher
than the indebtedness being refinanced. In addition, non-compliance with the terms of our debt agreements could
result in the acceleration of a significant amount of indebtedness and could materially impair our ability to borrow
unused amounts under existing financing arrangements or to obtain additional financing on favorable terms or at all.
Any of these outcomes could adversely affect our financial condition, operating results, and cash flows.
Our variable rate indebtedness subjects us to interest rate risk, and an increase in our debt service obligations
may adversely affect our financial condition, operating results, and cash flows.
Since 2022, interest rates have been significantly higher than in recent years. As of December 31, 2024, $500.0
million of borrowings under our Term Loan Facility bear interest at variable rates. In addition, we had $1.25 billion
of available liquidity under our Revolving Facility which would bear interest at variable rates upon borrowing.
When interest rates increase, our debt service obligations on the variable rate indebtedness increase even though the
amount borrowed remains the same, and our net income and cash flows correspondingly decrease. In order to
partially mitigate our exposure to interest rate risk, we have entered into interest rate swap agreements on $500.0
million of our variable rate debt, which involve the exchange of variable for fixed rate interest payments. Taking into
account our current interest rate swap agreements, a 100 basis point increase in interest rates would not result in an
increase in annual interest expense.
We may be unable to obtain additional capital through the debt and equity markets on favorable terms or at all.
As a REIT, we must annually distribute at least 90% of our REIT taxable income to our stockholders. As a result, we
depend on internally generated free cash flow, proceeds from asset sales, and capital raises in the debt and equity
markets to fund our business. Our access to external capital depends upon several factors, including general market
conditions, our current and potential future earnings, the market’s perception of our growth potential, our liquidity
and leverage ratios, and our cash distributions. Additionally, since 2022, interest rates have been significantly higher
than in recent years. Increased interest rates negatively affect our ability to efficiently refinance our outstanding
10
debt. Consequently, we cannot provide assurance that we will be able to access the debt and equity capital markets
on favorable terms or at all. Our inability to obtain debt or equity capital could result in the disruption of our ability
to: (1) operate, maintain or reinvest in our Portfolio; (2) repay or refinance our indebtedness on or before maturity;
(3) acquire new properties; or (4) dispose of some of our assets on favorable terms due to an immediate need for
capital. As a result, our financial condition, operating results, and cash flows be adversely impacted.
Adverse changes in our credit rating could affect our borrowing ability and the terms of existing or new
financing.
Our creditworthiness is rated by nationally recognized credit rating agencies. The credit ratings assigned are based
on our operating performance, liquidity and leverage ratios, financial condition and prospects, and other factors
viewed by the credit rating agencies as relevant to our industry. Our credit rating can affect our ability to access debt
capital, as well as the terms of certain existing and potential future debt financings. Since we depend on debt
financing to fund our business, an adverse change in our credit rating, including changes in our credit outlook, or
even the initiation of a review of our credit rating that could result in an adverse change, could adversely affect our
financial condition, operating results, and cash flows.
Covenants in our debt agreements could, under certain circumstances, result in an acceleration of our
indebtedness.
Our debt agreements contain various financial and operating covenants, including, among other things, certain
coverage ratios and limitations on our ability to incur secured and unsecured debt. A breach of any of these
covenants, if not cured within any applicable cure period, could result in a default and acceleration of certain of our
indebtedness. If any of our indebtedness is accelerated prior to maturity, we may not be able to repay or refinance
such indebtedness on favorable terms, or at all, which could adversely affect our financial condition, operating
results, and cash flows.
An uninsured property loss or a loss that exceeds the limits of our insurance policies could result in a loss of our
investment or revenue associated with those properties.
We carry comprehensive liability, fire, extended coverage, business interruption, and acts of terrorism insurance with
policy specifications and insured limits customarily carried for similar properties. There are, however, certain types
of losses, such as from hurricanes, tornadoes, floods, earthquakes, terrorism, or wars, where coverages are limited or
deductibles may be higher. In addition, tenants generally are required to indemnify and hold us harmless from
liabilities resulting from injury to persons or damage to personal or real property on the premises due to activities
conducted by tenants or their agents on the properties (including without limitation any environmental
contamination), and to obtain liability and property damage insurance policies at the tenant’s expense, kept in full
force during the term of the lease. However, tenants may not properly maintain their insurance policies or have the
ability to pay the deductibles associated with such policies. Should a loss occur that is uninsured or in an amount
exceeding the combined aggregate limits for the policies noted above, or in the event of an insured loss that is
subject to a substantial deductible, we could lose all or part of the capital invested in, and anticipated revenue from,
one or more properties, which could adversely affect our financial condition, operating results, and cash flows.
Environmental conditions that exist at some of the properties in our Portfolio could result in significant
unexpected costs.
We are subject to federal, state, and local environmental regulations that apply generally to the ownership of, and the
operations conducted on, real property. Under various federal, state, and local laws, ordinances, and regulations, we
may be or become liable for the costs of removal or remediation of certain hazardous or toxic substances released on
or in our properties or disposed of by us or our tenants, as well as certain other potential costs that could relate to
hazardous or toxic substances (including governmental fines and injuries to persons and property). Such liability
may be imposed whether or not we knew of, or were responsible for, the presence of these hazardous or toxic
substances. As is the case with many community and neighborhood shopping centers, many of our properties had or
have on-site dry cleaners and/or on-site gas stations, the prior or current use of which could potentially increase our
environmental liability exposure. The costs of investigation and removal or remediation of such substances may be
substantial, and the presence of such substances, or the failure to properly remediate such substances, may adversely
affect our ability to lease such property, to borrow funds using such property as collateral, or to dispose of such
property.
11
In addition, certain of our properties may contain asbestos-containing building materials ("ACBM"). Environmental
laws require that ACBM be properly managed and maintained, and may impose fines and penalties on building
owners or operators for failure to comply with these requirements. The laws also may allow third parties to seek
recovery from owners or operators for personal injury associated with exposure to asbestos fibers.
Finally, we can provide no assurance that we are aware of all potential environmental liabilities or that the
environmental studies performed by us have identified or will identify all material environmental conditions that
may exist with respect to any of the properties in our Portfolio; that any previous owner, occupant, or tenant did not
create any material environmental condition unknown to us; that our properties will not be affected by tenants or
nearby properties or other unrelated third parties; or that changes in environmental laws and regulations will not
result in additional environmental liabilities to us.
Further information relating to recognition of remediation obligations in accordance with GAAP is discussed under
the heading "Environmental matters" in Note 15 – Commitments and Contingencies to our Consolidated Financial
Statements in this report.
Compliance with the Americans with Disabilities Act, fire, safety, environmental, and other regulations may
require us to make expenditures that could adversely affect our financial condition, operating results, and cash
flows.
All of the properties in our Portfolio are required to comply with the Americans with Disabilities Act ("ADA"). The
ADA has separate compliance requirements for "public accommodations" and "commercial facilities," but generally
requires that buildings be made accessible to people with disabilities. Compliance with the ADA requirements may
necessitate the removal of access barriers and non-compliance could result in the imposition of fines by the U.S.
government, awards of damages to private litigants, or both. We are continually assessing our Portfolio to determine
our compliance with the current requirements of the ADA. We are required to comply with the ADA within the
common areas of our Portfolio and we may not be able to pass on to our tenants the costs necessary to remediate any
common area ADA issues, which could adversely affect our financial condition, operating results, and cash flows. In
addition, we are required to operate the properties in compliance with fire, safety, and environmental regulations,
building codes, and other regulations, as they may be adopted by governmental bodies and become applicable to our
Portfolio. As a result, we may be required to make substantial capital expenditures to comply with, and we may be
restricted in our ability to renovate or redevelop properties subject to, those requirements. Further, compliance with
new or more stringent laws or regulations or stricter interpretations of existing laws may require us to make
additional capital expenditures. For example, various federal, state, and local laws and regulations have been
implemented or are under consideration to mitigate the effects of climate change caused by greenhouse gas
emissions. Among other things, "green" building codes may seek to reduce emissions through the imposition of
standards for design, construction materials, water and energy usage and efficiency, and waste management. These
requirements could increase the costs of maintaining or improving the properties in our Portfolio and could also
result in increased compliance costs or additional operating restrictions that could adversely impact the businesses of
our tenants and their ability to pay rent, which could adversely affect our financial condition, operating results, and
cash flows.
We and our tenants face risks relating to cybersecurity attacks that could cause the loss of confidential
information or other business disruptions.
We rely extensively on information technology ("IT") systems, including systems through vendors and third parties,
to operate and manage our business and process transactions, and as a result, our business is at risk from, and may
be impacted by, cybersecurity attacks. These attacks could include attempts to gain unauthorized access to our data
and/or IT systems. Attacks may be undertaken by individuals or may be highly organized attempts by very
sophisticated organizations. We employ a variety of measures to prevent, detect, and mitigate these threats; however,
there is no guarantee that such efforts will be successful in preventing or mitigating a cybersecurity attack. Further,
new technologies such as Artificial Intelligence may be more capable at evading these safeguard measures. A
cybersecurity attack, such as a ransomware attack, could compromise the confidential information, including the
personally identifiable information, of our employees, tenants, and vendors, disrupt the proper functioning of our
networks and IT systems, result in misstated financial reports or covenants under various financing agreements,
and/or missed reporting deadlines, prevent us from properly monitoring our REIT qualification, result in our
inability to maintain the building systems relied upon by our tenants for the efficient use of their leased space, or
require significant management attention and resources to remedy any damages that result. A successful attack could
also damage our reputation and result in significant remediation costs, regulatory investigations, and potential
12
litigation. Similarly, our tenants rely extensively on IT systems to process transactions and manage their businesses
and thus are also at risk from, and may be impacted by, cybersecurity attacks, which could impact their ability to pay
rent timely or at all. A cybersecurity attack experienced by us or one of our tenants that results in an interruption in
business operations and/or a deterioration in reputation could adversely affect our financial condition, operating
results, and cash flows. However, we continue to face ongoing and increasing cybersecurity risks which may
materially affect us in the future and there can be no assurance that our cybersecurity efforts and measures will be
effective or that attempted cybersecurity incidents or disruptions would not be successful or damaging. Although we
maintain insurance that is designed to cover cybersecurity incidents, our coverage may not sufficiently cover all
types of losses or claims that may arise or be subject to exclusions.
The direct and indirect impact on us and our tenants from severe weather, flooding, and other effects of climate
change, and the economic and reputational impacts of the transition to non-carbon based energy, could adversely
affect our financial condition, operating results, and cash flows.
Our properties have been and may in the future be adversely impacted by flooding, wildfires, high winds and other
effects of severe weather conditions that may be caused or exacerbated by climate change. These events have
resulted in and may in the future result in property closures, property damage, and delays in value-enhancing
reinvestment stabilizations, and may adversely impact the operations of our tenants. Even if these events do not
directly impact our properties, they have impacted and may continue to impact us and our tenants through increases
in insurance, energy or other costs. In addition, the ongoing transition to non-carbon based energy presents certain
risks for us and our tenants, including risks related to high energy costs and energy shortages, among other things.
Changes in laws or regulations, including federal, state, or local laws, relating to climate change could result in
increased capital expenditures to improve the energy efficiency of our properties.
Risks Related to Our Organization and Structure
BPG’s board of directors may change significant corporate policies without stockholder approval.
BPG’s investment, financing, and dividend policies and our policies with respect to all other business activities,
including strategy and operations, will be determined by BPG’s board of directors. These policies may be amended
or revised at any time and from time to time at the discretion of BPG’s board of directors without a vote of our
stockholders. BPG’s charter also provides that BPG’s board of directors may revoke or otherwise terminate our
REIT election without the approval of BPG’s stockholders if it determines that it is no longer in BPG’s best interests
to continue to qualify as a REIT. In addition, BPG’s board of directors may change BPG’s policies with respect to
conflicts of interest, provided that such changes are consistent with applicable legal requirements. A change in any
of these policies could have an adverse effect on our financial condition, operating results, and cash flows.
BPG’s board of directors may approve the issuance of stock, including preferred stock, with terms that may
discourage a third party from acquiring us.
BPG’s charter permits its board of directors to authorize the issuance of stock in one or more classes or series. Our
board of directors may also classify or reclassify any unissued stock and establish the preferences, conversion and
other rights, voting powers, restrictions, limitations as to dividends and other distributions, qualifications, and terms
and conditions of redemption of any such stock, which rights may be superior to those of our common stock. Thus,
BPG’s board of directors could authorize the issuance of shares of a class or series of stock with terms and
conditions that could have the effect of discouraging an unsolicited acquisition of us or a change of our control in
which holders of some or a majority of BPG’s outstanding common stock may receive a premium for their shares
over the then-current market price of our common stock.
The rights of BPG and BPG's stockholders to take action against BPG’s directors and officers are limited.
BPG’s charter eliminates the liability of BPG’s directors and officers to us and BPG’s stockholders for money
damages to the maximum extent permitted under Maryland law. Under Maryland law and BPG’s charter, BPG’s
directors and officers do not have any liability to BPG or BPG’s stockholders for money damages other than liability
resulting from:
•
the actual receipt of an improper benefit or profit in money, property, or services; or
•
active and deliberate dishonesty by the director or officer that was established by a final judgment and is
material to the cause of action adjudicated.
13
BPG’s charter authorizes, and BPG’s bylaws require, BPG to indemnify each of BPG’s directors and officers who is
made a party to or witness in a proceeding by reason of his or her service in those capacities (or in a similar capacity
at another entity at the request of BPG), to the maximum extent permitted under Maryland law, from and against any
claim or liability to which such person may become subject by reason of his or her status as a present or former
director or officer of BPG. In addition, BPG may be obligated to pay or reimburse the expenses incurred by BPG’s
present and former directors and officers without requiring a preliminary determination of their ultimate entitlement
to indemnification. As a result, BPG and BPG’s stockholders may have more limited rights to recover money
damages from BPG’s directors and officers than might otherwise exist absent these provisions in BPG’s charter and
bylaws or that might exist with other companies, which could limit the recourse of stockholders.
BPG’s charter contains a provision that expressly permits BPG’s non-employee directors to compete with us.
BPG’s charter provides that, to the maximum extent permitted under Maryland law, BPG renounces any interest or
expectancy that BPG has in, or any right to be offered an opportunity to participate in, any business opportunities
that are from time to time presented to or developed by BPG’s directors or their affiliates, other than to those
directors who are employed by BPG or BPG’s subsidiaries, unless the business opportunity is expressly offered or
made known to such person in his or her capacity as a director. Non-employee directors or any of their affiliates will
not have any duty to communicate or offer such transaction or business opportunity to us or to refrain from
engaging, directly or indirectly, in the same or similar business activities or lines of business in which we or our
affiliates engage or propose to engage. These provisions may deprive us of opportunities which we may have
otherwise wanted to pursue.
BPG’s charter provides that, to the maximum extent permitted under Maryland law, each of BPG’s non-employee
directors, and any of their affiliates, may:
•
acquire, hold, and dispose of shares of BPG’s stock or OP Units for his or her own account or for the
account of others, and exercise all of the rights of a stockholder of Brixmor Property Group Inc. or a
limited partner of our Operating Partnership, to the same extent and in the same manner as if he, she, or
they were not BPG’s director or stockholder; and
•
in his, her, or their personal capacity or in his, her, or their capacity as a director, officer, trustee,
stockholder, partner, member, equity owner, manager, advisor, or employee of any other person, have
business interests and engage, directly or indirectly, in business activities that are similar to ours or compete
with us, that involve a business opportunity that we could seize and develop or that include the acquisition,
syndication, holding, management, development, operation, or disposition of interests in mortgages, real
property, or persons engaged in the real estate business.
Risks Related to our REIT Status and Certain Other Tax Items
If BPG does not maintain its qualification as a REIT, it will be subject to tax as a regular corporation and could
face a substantial tax liability.
BPG intends to continue to operate so as to qualify as a REIT under the Internal Revenue Code of 1986, as amended
(the "Code"). However, qualification as a REIT involves the application of highly technical and complex Code
provisions for which only a limited number of judicial or administrative interpretations exist. Notwithstanding the
availability of cure provisions in the Code, BPG could fail to meet various compliance requirements, which could
jeopardize its REIT status.
If BPG fails to qualify as a REIT in any taxable year and BPG is not entitled to relief under applicable statutory
provisions:
•
BPG would be taxed as a non-REIT "C" corporation, which under current laws, among other things, means
being unable to deduct dividends paid to stockholders in computing taxable income and being subject to
U.S. federal income tax on its taxable income at regular corporate income tax rates, which would reduce
BPG’s cash flows and funds available for distribution to stockholders; and
•
BPG would be disqualified from taxation as a REIT for the four taxable years following the year in which it
failed to qualify as a REIT.
14
Changes to the U.S. federal income tax laws, including the enactment of certain tax reform measures, could have
a material and adverse effect on us.
The Internal Revenue Service ("IRS"), the U.S. Treasury Department, and Congress frequently review U.S. federal
income tax legislation, regulations, and other guidance. BPG cannot predict whether, when, or to what extent new
U.S. federal tax laws, regulations, interpretations, or rulings will be adopted. Any legislative action, including the
possibility of major tax legislation, may prospectively or retroactively modify BPG’s tax treatment and, therefore,
may adversely affect taxation of BPG or BPG’s stockholders. Stockholders should consult with their tax advisors
with respect to the status of legislative, regulatory, or administrative developments and proposals and their potential
effect on an investment in BPG’s stock.
Complying with REIT requirements may force BPG to liquidate or restructure investments or forgo otherwise
attractive investment opportunities, and/or may discourage BPG from disposing of certain assets.
In order to qualify as a REIT, BPG must satisfy various requirements relating to the types of assets it holds and the
nature of its income. In order to satisfy these technical requirements, BPG may be required to liquidate from its
portfolio, or contribute to a taxable REIT subsidiary, otherwise attractive investments in order to maintain its
qualification as a REIT. These actions could reduce BPG’s income and amounts available for distribution to its
stockholders.
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. Although BPG does not intend to hold
any properties that would be characterized as held for sale to customers in the ordinary course of business, unless a
sale or disposition qualifies under certain statutory safe harbors, such characterization is a factual determination and
no guarantee can be given that the IRS would agree with BPG’s characterization of its properties or that BPG will be
able to make use of the otherwise available safe harbors. The resulting 100% tax could affect BPG’s decisions to sell
certain properties if it believes such sales could be treated as prohibited transactions. However, BPG would not be
subject to this tax if it were to sell such assets through a taxable REIT subsidiary, instead incurring tax on the asset
sale at regular corporate tax rates.
BPG’s charter does not permit any person to own more than 9.8% of BPG’s outstanding common stock or of
BPG’s outstanding stock of all classes or series, and attempts to acquire BPG’s common stock or BPG’s stock of
all classes or series in excess of these limits would not be effective without an exemption from these limits by
BPG’s board of directors.
For BPG to qualify as a REIT under the Code, not more than 50% of the value of BPG’s outstanding stock may be
owned directly or indirectly by five or fewer individuals (including certain entities treated as individuals for this
purpose) during the last half of a taxable year. For the purpose of assisting BPG’s qualification as a REIT for U.S.
federal income tax purposes, among other purposes, BPG’s charter prohibits beneficial or constructive ownership by
any individual of more than a certain percentage, currently 9.8%, in value or by number of shares, whichever is
more restrictive, of the outstanding shares of BPG’s common stock or 9.8% in value of the outstanding shares of
BPG’s capital stock, which BPG refers to as the “ownership limit.” The constructive ownership rules under the Code
and BPG’s charter are complex and may cause shares of the outstanding common stock owned by a group of related
individuals to be deemed to be constructively owned by one individual. As a result, the acquisition of less than 9.8%
of BPG’s outstanding common stock or BPG’s capital stock by an individual could cause the individual to own
constructively in excess of 9.8% of BPG’s outstanding common stock or BPG’s capital stock, respectively, and thus
violate the ownership limit. Any attempt to own or transfer shares of BPG’s stock in excess of the ownership limit
without an exemption from BPG’s board of directors will result either in the shares in excess of the limit being
transferred by operation of the charter to a charitable trust or the original transfer being void, and the individual who
attempted to acquire such excess shares will not have any rights in such excess shares. In addition, there can be no
assurance that BPG’s board of directors, as permitted in the charter, will not decrease this ownership limit in the
future.
The ownership limit may have the effect of precluding a change in control of BPG by a third party, even if such
change in control would be in the best interests of BPG’s stockholders or would result in BPG’s stockholders
receiving a premium for their shares over the then-current market price of BPG’s common stock, and even if such
change in control would not reasonably jeopardize BPG’s REIT status.
15
BPG may choose to make distributions in BPG’s own stock, in which case stockholders may be required to pay
income taxes without receiving any cash dividends.
In connection with BPG’s qualification as a REIT, BPG is required to annually distribute to its stockholders at least
90% of its REIT taxable income, determined without regard to the deduction for dividends paid and excluding net
capital gains. Although it does not currently intend to do so, in order to satisfy this requirement, BPG is permitted,
subject to certain conditions and limitations, to make distributions that are in whole or in part payable in shares of
BPG’s stock. Taxable stockholders receiving such distributions will be required to include a portion, if not all, of
such distributions as ordinary dividend income. As a result, stockholders may be required to pay income taxes with
respect to such distributions in excess of the cash portion of the distribution received and may be required to sell
shares received in such distribution or may be required to sell other stock or assets owned by them, at a time that
may be disadvantageous, in order to satisfy any tax imposed on such distribution. In addition, if a significant number
of BPG’s stockholders elect to sell shares of BPG’s stock in order to pay taxes owed on dividend income, such sales
may put downward pressure on the market price of BPG’s stock.
Item 1B. Unresolved Staff Comments
None.
Item 1C. Cybersecurity
Given the critical importance of cybersecurity, including data privacy, we have developed a cybersecurity program,
supported by risk management and oversight procedures. The cybersecurity program includes written policies and
standards that take into account the guidance of well-recognized industry cybersecurity frameworks.
Management and Board Oversight
We have dedicated cybersecurity resources led by our Chief Information Officer ("CIO"), who regularly provides
reports on cybersecurity to our executive officers, including the CEO and CFO. Our CIO has significant experience
in the cybersecurity and IT fields and holds multiple degrees, including a Bachelor of Science in Information
Science and a Master of Business Administration. Additionally, our CIO is a Certified Information Security
Manager.
We have developed a cybersecurity incident response plan ("CSIRP") for cybersecurity incidents that may
jeopardize the confidentiality, integrity, or availability of our IT systems. Our CSIRP guides the internal response to
cybersecurity incidents, following a process consistent with well-recognized industry cybersecurity frameworks.
Pursuant to the CSIRP and its escalation protocols, we engage the incident response team ("IRT"), which includes
designated personnel responsible for: (1) analyzing the severity of the incident and associated threat; (2) notifying
management of the threat; (3) containing the threat; (4) eradicating the threat; (5) restoring data and access to
systems; (6) working with management to determine the reporting and disclosure obligations associated with the
incident; and (7) performing post-incident analysis and improvements. The IRT is led by an incident response
coordinator, which in the event of a cybersecurity incident would generally be the CIO, and includes members of our
IT resources, risk management, legal, communications, finance, and accounting teams, in addition to any other
personnel depending on the particular facts and circumstances of the incident.
We consider cybersecurity as part of our broader consideration of business strategy and enterprise risk management.
Our board of directors has delegated to the Audit Committee the responsibility of overseeing our risk management
program, including for the cybersecurity program. The Audit Committee receives quarterly updates from our CIO
with respect to the cybersecurity program. As part of its oversight, the Audit Committee may, for example, receive
updates regarding assessments of our alignment with certain industry cybersecurity frameworks, our cybersecurity
insurance coverage, cybersecurity-related internal controls, results of penetration testing, revisions to the CSIRP,
business continuity plans, and threat assessments.
Processes for Assessing, Identifying, and Managing Material Risks from Cybersecurity Threats
Our cybersecurity program has four components: (1) preparation and prevention; (2) detection and analysis; (3)
incident response including containment, eradication, recovery, and reporting; and (4) post-incident analysis and
program enhancements.
16
Preparation and Prevention
We utilize a variety of tools, processes, software, and hardware that are managed and monitored by our IT resources
including third-party vendors, as applicable, to prevent and prepare for cybersecurity threats. We conduct regular
internal and external security audits and vulnerability assessments to reduce the risk of a cybersecurity incident and
we implement business continuity, contingency, and recovery plans to mitigate the impact of an incident. As part of
these efforts, we engage a third party to conduct periodic penetration testing and an external review of our
vulnerabilities. We continue to strengthen access management mechanisms including broad adoption of multi-factor
authentication, geolocation-based blocking, and network segmentation. To support our preparedness, we perform
tabletop exercises at least once a year to test our CSIRP.
We recognize that threat actors frequently target employees to gain unauthorized access to information systems.
Therefore, a key element of our prevention efforts is training employees to recognize and respond to cybersecurity
threats. All new hires receive mandatory privacy and information security training. Employees must also complete
mandatory ongoing annual cybersecurity and data trainings, which are supplemented throughout the year by regular
phishing and other cyber-related awareness activities. Additionally, we conduct specialized training for our high-risk
employees on an annual basis and specialized training for employees with access to certain sensitive information
systems. These trainings and tests are tracked throughout the year for each employee and are directly tied to their
overall compensation.
We recognize that our third-party vendors can be subject to cybersecurity incidents which may impact us. To
mitigate third-party risk, vendor access to our network resources is reviewed, authorized, and monitored for
appropriateness. Third-party IT vendors that are determined to present a higher risk are also subject to additional
diligence such as questionnaires, inquiries, and relevant certifications.
Detection and Analysis
Cybersecurity incidents may be detected through a variety of means and indicators, which may include, but are not
limited to, alerts from customers, employees, vendors, service providers, other third parties, and/or automated event-
detection notifications. Once a potential cybersecurity incident is identified, including a third-party cybersecurity
event, the incident response coordinator follows the procedures pursuant to the CSIRP to investigate the potential
incident, including classifying the nature and severity of the event.
Containment, Eradication, Recovery, and Reporting
The IRT is responsible for deciding on a containment strategy to respond to the cybersecurity incident, coordinating
resources, and communicating to management with subsequent notification to the Audit Committee, if warranted.
The IRT also directs and coordinates eradication and recovery efforts. Eradication and recovery activities depend on
the nature of the cybersecurity incident, which may include, but are not limited to, rebuilding systems and/or hosts,
replacing compromised files with clean versions, or validation of files or data that may have been affected.
Containment, eradication, and recovery may be aided by third-party vendors or investigators.
Our CSIRP provides clear communication protocols, including with respect to members of management, which may
include, depending on the incident's classification and other circumstances, members of the IRT, CEO, CFO, CIO,
General Counsel, Audit Committee, and external counsel. In addition, the CSIRP considers communications and
reporting to tenants, regulators, and law enforcement.
Post-Incident Activity
After recovery, the IRT conducts a post-incident analysis to identify potential enhancements to the cybersecurity
program that can mitigate the risk and/or severity of future incidents. The results of these reviews are shared with
management and the Audit Committee.
Cybersecurity Risks
As of December 31, 2024, we have not had any known instances of material cybersecurity incidents. However, there
can be no assurance that our cybersecurity efforts and measures will be effective or that attempted cybersecurity
incidents or disruptions would not be successful or damaging. See "We and our tenants face risks relating to
17
cybersecurity attacks that could cause the loss of confidential information or other business disruptions" in Item 1A.
"Risk Factors" for further information relating to cybersecurity risks.
18
Item 2. Properties
As of December 31, 2024, our Portfolio was comprised of 363 shopping centers totaling approximately 64 million
square feet of GLA. Our high-quality national Portfolio is primarily located within established trade areas in the top
50 CBSAs in the U.S., and our shopping centers are primarily anchored by non-discretionary and value-oriented
retailers, as well as consumer-oriented service providers. As of December 31, 2024, our three largest tenants by ABR
were The TJX Companies, Inc., The Kroger Co., and Burlington Stores, Inc.
The following table summarizes our top 20 tenants, ranked by ABR, as of December 31, 2024 (dollars in thousands,
except for PSF amounts):
Retailer
Owned
Leases(1)
Leased
GLA(1)
Percent of
GLA(1)
ABR(1)
Percent of
ABR(1)
ABR PSF(1)
The TJX Companies, Inc.
90
2,604,394
4.1 % $
33,176
3.3 % $
12.74
The Kroger Co.
45
3,037,909
4.7 %
23,207
2.3 %
7.64
Burlington Stores, Inc.
44
1,829,056
2.9 %
20,987
2.1 %
11.47
Dollar Tree Stores, Inc.
119
1,357,291
2.1 %
16,509
1.6 %
12.16
Publix Super Markets, Inc.
32
1,490,442
2.3 %
14,898
1.5 %
10.00
Ross Stores, Inc
43
1,100,750
1.7 %
13,946
1.4 %
12.67
Five Below, Inc.
65
622,769
1.0 %
12,626
1.2 %
20.27
Amazon.com, Inc. / Whole Foods
Market Services, Inc.
18
654,782
1.0 %
12,040
1.2 %
18.39
L.A Fitness International, LLC
15
606,956
0.9 %
11,737
1.2 %
19.34
PetSmart, Inc.
27
587,611
0.9 %
10,121
1.0 %
17.22
Ulta Beauty, Inc.
37
405,313
0.6 %
9,905
1.0 %
24.44
Albertson's Companies, Inc
14
750,202
1.2 %
9,877
1.0 %
13.17
Ahold Delhaize
15
797,807
1.2 %
9,031
0.9 %
11.32
Kohl's Corporation
14
1,051,137
1.6 %
8,763
0.9 %
8.34
PETCO Animal Supplies, Inc.
35
479,951
0.7 %
8,630
0.9 %
17.98
The Michaels Companies, Inc.
23
515,734
0.8 %
6,895
0.7 %
13.37
ALDI
20
616,530
1.0 %
5,913
0.6 %
9.59
Barnes & Noble, Inc.
17
332,382
0.5 %
5,690
0.6 %
17.12
JOANN Stores, Inc.
19
423,020
0.7 %
5,483
0.5 %
12.96
Party City Holdco Inc.
24
353,833
0.6 %
5,342
0.5 %
15.10
TOP 20 RETAILERS
716
19,617,869
30.5 % $
244,776
24.4 % $
12.48
(1)
Includes only locations which are owned or guaranteed by the parent company. Excludes all franchise locations.
19
The following table summarizes the geographic diversity of our Portfolio by state, ranked by ABR, as of
December 31, 2024 (dollars in thousands, expect for PSF amounts):
State
Number of
Properties
GLA
Percent
Billed
Percent
Leased
ABR ABR PSF
Percent of
Number of
Properties
Percent
of GLA
Percent
of ABR
1 Florida
48 8,473,446
92.1 %
95.9 % $ 141,138 $
17.88
13.2 %
13.2 %
14.0 %
2 Texas
48 7,409,851
88.3 %
95.2 %
120,470
17.88
13.2 %
11.6 %
11.9 %
3 California
28 5,187,376
92.5 %
98.2 %
116,966
24.55
7.6 %
8.1 %
11.7 %
4 Pennsylvania
24 4,336,727
93.5 %
96.6 %
71,843
21.00
6.5 %
6.7 %
7.2 %
5 New York
27 3,435,843
93.7 %
95.0 %
71,391
22.37
7.4 %
5.4 %
7.1 %
6 Illinois
16 3,942,403
85.1 %
90.6 %
55,458
15.95
4.4 %
6.2 %
5.5 %
7 Georgia
26 3,598,171
93.3 %
94.9 %
48,161
14.62
7.2 %
5.6 %
4.8 %
8 New Jersey
16 2,821,623
89.3 %
93.6 %
47,804
19.22
4.4 %
4.4 %
4.7 %
9 North Carolina
14 3,164,938
93.4 %
95.0 %
43,445
15.23
3.9 %
4.9 %
4.3 %
10 Michigan
15 2,832,546
94.9 %
95.6 %
40,072
15.49
4.1 %
4.4 %
4.0 %
11 Ohio
13 2,666,416
88.7 %
92.0 %
32,993
15.89
3.6 %
4.2 %
3.3 %
12 Connecticut
10 1,787,723
91.7 %
94.8 %
26,667
16.64
2.8 %
2.8 %
2.6 %
13 Tennessee
7 1,790,636
92.4 %
96.6 %
24,637
14.56
1.9 %
2.8 %
2.4 %
14 Massachusetts
11 1,644,590
92.5 %
96.6 %
24,382
17.12
3.0 %
2.6 %
2.4 %
15 Colorado
7 1,578,087
91.2 %
97.2 %
24,203
16.73
1.9 %
2.5 %
2.4 %
16 Kentucky
6 1,545,582
96.3 %
96.8 %
18,686
13.96
1.7 %
2.4 %
1.8 %
17 South Carolina
8 1,210,244
93.3 %
94.6 %
18,510
16.39
2.2 %
1.9 %
1.8 %
18 Minnesota
9 1,269,747
85.7 %
95.1 %
18,232
16.43
2.5 %
2.0 %
1.8 %
19 Indiana
4
990,824
95.4 %
96.0 %
12,215
12.98
1.1 %
1.5 %
1.2 %
20 Virginia
5
742,449
94.8 %
99.5 %
10,582
15.60
1.4 %
1.2 %
1.0 %
21
New
Hampshire
5
672,254
95.8 %
98.5 %
10,271
16.16
1.4 %
1.1 %
1.0 %
22 Wisconsin
3
520,769
96.1 %
96.2 %
6,453
12.89
0.8 %
0.8 %
0.6 %
23 Maryland
2
371,986
92.0 %
92.0 %
5,975
18.07
0.6 %
0.6 %
0.6 %
24 Missouri
4
495,523
90.5 %
93.6 %
4,937
10.72
1.1 %
0.8 %
0.5 %
25 Kansas
2
376,599
92.5 %
94.4 %
3,748
13.64
0.6 %
0.6 %
0.4 %
26 Alabama
1
398,701
73.1 %
73.1 %
3,355
11.87
0.3 %
0.6 %
0.3 %
27 Arizona
1
165,350
74.5 %
100.0 %
2,267
13.71
0.3 %
0.3 %
0.2 %
28 Maine
1
287,459
91.2 %
100.0 %
2,265
19.03
0.3 %
0.4 %
0.2 %
29 Vermont
1
223,314
94.8 %
94.8 %
2,138
10.10
0.3 %
0.3 %
0.2 %
30 West Virginia
1
75,344
54.1 %
100.0 %
884
11.73
0.3 %
0.1 %
0.1 %
TOTAL
363 64,016,521
91.4 %
95.2 % $ 1,010,148 $
17.66
100.0 %
100.0 %
100.0 %
The following table summarizes certain information for our Portfolio by unit size, as of December 31, 2024 (dollars
in thousands, expect for PSF amounts):
Number of
Units
GLA
Percent of
GLA
Percent
Billed
Percent
Leased
ABR
Percent of
ABR ABR PSF
≥ 35,000 SF
397 22,480,509
35.1 %
94.1 %
98.2 % $
223,286
22.1 % $
11.57
20,000 – 34,999 SF
482 12,544,682
19.6 %
91.7 %
95.4 %
150,764
15.0 %
12.72
10,000 – 19,999 SF
617 8,444,961
13.2 %
93.3 %
97.0 %
130,440
12.9 %
16.33
5,000 – 9,999 SF
1,096 7,573,997
11.8 %
87.9 %
91.9 %
147,786
14.7 %
22.06
< 5,000 SF
6,018 12,972,372
20.3 %
87.0 %
90.7 %
357,872
35.3 %
31.50
TOTAL
8,610 64,016,521
100.0 %
91.4 %
95.2 % $ 1,010,148
100.0 % $
17.66
TOTAL ≥ 10,000 SF
1,496 43,470,152
67.9 %
93.2 %
97.2 % $
504,490
50.0 % $
12.89
TOTAL < 10,000 SF
7,114 20,546,369
32.1 %
87.4 %
91.1 %
505,658
50.0 %
28.00
20
The following table summarizes lease expirations for leases in place within our Portfolio for each of the next 10
calendar years and thereafter, assuming no exercise of renewal options and including the GLA of lessee-owned
leasehold improvements, as of December 31, 2024:
Number of Leases
Leased GLA % of Leased GLA
% of In-Place
ABR
In-Place ABR
PSF
ABR PSF at
Expiration
M-M
193
600,570
1.0 %
1.1 % $
18.24 $
18.24
2025
909
5,435,002
8.9 %
7.5 %
14.01
13.96
2026
1,034
7,118,472
11.7 %
11.2 %
15.91
16.04
2027
1,103
8,344,141
13.7 %
13.1 %
15.89
16.22
2028
991
6,869,521
11.3 %
11.8 %
17.31
17.88
2029
966
8,525,224
14.0 %
13.2 %
15.64
16.22
2030
638
6,232,489
10.2 %
9.2 %
14.94
16.38
2031
346
2,779,419
4.6 %
4.7 %
17.21
19.23
2032
362
2,656,828
4.4 %
4.8 %
18.31
20.53
2033
411
3,152,905
5.2 %
6.0 %
18.78
21.34
2034
443
3,693,053
6.0 %
6.7 %
18.35
21.10
2035+
502
5,551,273
9.0 %
10.7 %
19.54
23.34
More specific information with respect to each of our properties is set forth in Exhibit 99.1, which is incorporated
herein by reference.
Leases
Our anchor tenants generally have leases with original terms ranging from 10 to 20 years and may or may not have
renewal options for one or more additional periods. Smaller tenants typically have leases with original terms ranging
from five to 10 years and may or may not have renewal options for one or more additional periods. Leases in our
Portfolio generally provide for the payment of fixed monthly base rent. Certain leases also provide for the payment
of additional rent based upon a percentage of the tenant’s gross sales above a predetermined threshold. Leases also
generally provide for contractual increases in base rent over both the original lease term and any renewal option
periods and the reimbursement of property operating expenses such as common area expenses, utilities, insurance,
and real estate taxes, and certain capital expenditures related to the maintenance of our properties.
The foregoing general description of the characteristics of the leases of our Portfolio is not intended to describe all
leases, and material variations in lease terms may exist.
Insurance
We have a wholly owned captive insurance company, Brixmor Incap, LLC (“Incap”). Incap underwrites the first
layer of general liability insurance for the properties in our Portfolio. We formed Incap as part of our overall risk
management program to stabilize insurance costs, manage exposures, and recoup expenses through the function of
the captive program. Incap is capitalized in accordance with the applicable regulatory requirements.
We also maintain commercial liability, fire, extended coverage, earthquake, business interruption, and rental loss
insurance covering all of the properties in our Portfolio. We select coverage specifications and insured limits which
we believe to be appropriate given the relative risk of loss, the cost of coverage, industry practice, and the nature of
the shopping centers in our Portfolio. In addition, tenants are generally required to indemnify and hold us harmless
from liabilities resulting from injury to persons or damage to personal or real property on the premises due to
activities conducted by tenants or their agents at the properties (including without limitation any environmental
contamination), and to obtain liability and property damage insurance policies at the tenant’s expense, kept in full
force during the term of the lease. In the opinion of our management, all of the properties in our Portfolio are
currently adequately insured. We do not carry insurance for generally uninsured losses, such as losses from war. See
"Risk Factors – Risks Related to Our Portfolio and Our Business – An uninsured property loss or a loss that exceeds
the limits of our insurance policies could result in a loss of our investment or related revenue in those properties."
21
Item 3. Legal Proceedings
The information contained under the heading "Legal Matters" in Note 15 – Commitments and Contingencies to our
Consolidated Financial Statements in this report is incorporated by reference into this Item 3.
Item 4. Mine Safety Disclosures
Not applicable.
22
PART II
Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of
Equity Securities
BPG’s common stock trades on the New York Stock Exchange under the trading symbol "BRX." As of February 3,
2025, the number of holders of record of BPG’s common stock was 487. This figure does not represent the actual
number of beneficial owners of BPG’s common stock because shares of BPG’s common stock are frequently held in
“street name” by securities dealers and others for the benefit of beneficial owners who may vote the shares.
BPG has elected to qualify as a REIT in accordance with the Internal Revenue Code of 1986, as amended (the
"Code"). To qualify as a REIT, BPG must meet several organizational and operational requirements, including a
requirement that it annually distribute to its stockholders at least 90% of its REIT taxable income, determined
without regard to the deduction for dividends paid and excluding net capital gains. Management intends to continue
to satisfy these requirements and maintain BPG’s REIT status. As a REIT, BPG generally will not be subject to U.S.
federal income tax, provided that distributions to its stockholders equal at least the amount of its REIT taxable
income as defined under the Code.
BPG’s future distributions will be at the sole discretion of BPG’s board of directors. When determining the amount
of future distributions, we expect that BPG’s board of directors will consider, among other factors; (1) the amount of
cash generated from our operating activities; (2) the amount of cash required for leasing and maintenance capital
expenditures; (3) the amount of cash required for debt repayments, reinvestment activity, net acquisitions, and share
repurchases; (4) the amount of cash required to be distributed to maintain BPG’s status as a REIT and to reduce any
income and excise taxes that BPG otherwise would be required to pay; (5) any limitations on our distributions
contained in our financing agreements, including, without limitation, in our Unsecured Credit Facility; (6) the
sufficiency of legally-available assets; and (7) our ability to continue to access external sources of capital.
To the extent BPG is prevented, by provisions in our financing agreements or otherwise, from distributing 100% of
BPG’s REIT taxable income, or otherwise does not distribute 100% of BPG’s REIT taxable income, BPG will be
subject to income tax, and potentially excise tax, on the retained amounts. If our operations do not generate
sufficient cash flow to allow BPG to satisfy the REIT distribution requirements, we may be required to fund
distributions with working capital, additional indebtedness, or asset sales, or we may be required to reduce such
distributions or make such distributions, in whole or in part, payable in shares of BPG’s stock. See Item 1A. "Risk
Factors" for information regarding risk factors that could adversely affect our financial condition, operating results,
and cash flows.
Distributions to the extent of the Company’s current and accumulated earnings and profits for federal income tax
purposes will be taxable to stockholders as ordinary dividend income or capital gain income. Distributions in excess
of taxable earnings and profits generally will be treated as non-taxable return of capital. Non-taxable return of
capital distributions, to the extent that they do not exceed the stockholder’s adjusted tax basis in its common shares,
have the effect of deferring taxation until the sale of the stockholder’s common shares. To the extent that
distributions are both in excess of taxable earnings and profits and in excess of the stockholder’s adjusted tax basis
in its common shares, the distributions will be treated as capital gains from the sale of common shares. For the
taxable year ended December 31, 2024, 100.0% of the Company’s distributions to stockholders constituted taxable
ordinary income. For the taxable year ended December 31, 2023, 100.0% of the Company’s distributions to
stockholders constituted taxable ordinary income.
23
BPG’s Total Stockholder Return Performance
The following performance chart compares, for the period from December 31, 2019 through December 31, 2024, the
cumulative total return of BPG’s common stock with the cumulative total return of the S&P 500 Index and the FTSE
Nareit Equity Shopping Centers Index. All stockholder return performance assumes the reinvestment of dividends.
The information in this paragraph and the following performance chart are deemed to be furnished, not filed.
Sales of Unregistered Equity Securities
There were no sales of unregistered equity securities during the year ended December 31, 2024.
Issuer Purchases of Equity Securities
In November 2022, we renewed our share repurchase program (the "Repurchase Program") for up to $400.0 million
of our common stock. The Repurchase Program is scheduled to expire on November 1, 2025, unless suspended or
extended by our board of directors. The Repurchase Program replaced our prior share repurchase program, which
was scheduled to expire on January 9, 2023. During the three months and year ended December 31, 2024, we did
not repurchase any shares of common stock. As of December 31, 2024, the Repurchase Program had $400.0 million
of available repurchase capacity.
Item 6. [Reserved]
24
Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations
The following discussion should be read in conjunction with the Consolidated Financial Statements and the
accompanying notes thereto. Historical results and percentage relationships set forth in the Consolidated Financial
Statements and accompanying notes, including trends which might appear, should not be taken as indicative of
future operations.
Executive Summary
Our Company
Brixmor Property Group Inc. and subsidiaries (collectively, "BPG") is an internally-managed corporation that has
elected to be taxed as a real estate investment trust ("REIT"). Brixmor Operating Partnership LP and subsidiaries
(collectively, the "Operating Partnership") is the entity through which BPG conducts substantially all of its
operations and owns substantially all of its assets. BPG owns 100% of the limited liability company interests of
BPG Subsidiary LLC ("BPG Sub"), which, in turn, is the sole member of Brixmor OP GP LLC (the "General
Partner"), the sole general partner of the Operating Partnership. Unless stated otherwise or the context otherwise
requires, "we," "our," and "us" mean BPG and the Operating Partnership, collectively. We own and operate one of
the largest publicly traded open-air retail portfolios by gross leasable area ("GLA") in the United States ("U.S."),
comprised primarily of community and neighborhood shopping centers. As of December 31, 2024, our portfolio was
comprised of 363 shopping centers (the "Portfolio") totaling approximately 64 million square feet of GLA. Our
high-quality national Portfolio is primarily located within established trade areas in the top 50 Core-Based Statistical
Areas in the U.S., and our shopping centers are primarily anchored by non-discretionary and value-oriented retailers,
as well as consumer-oriented service providers. As of December 31, 2024, our three largest tenants by annualized
base rent ("ABR") were The TJX Companies, Inc. ("TJX"), The Kroger Co. ("Kroger"), and Burlington Stores, Inc.
("Burlington"). BPG has been organized and operated in conformity with the requirements for qualification and
taxation as a REIT under U.S. federal income tax laws commencing with our taxable year ended December 31,
2011, has maintained such requirements through our taxable year ended December 31, 2024, and intends to satisfy
such requirements for subsequent taxable years.
Our primary objective is to maximize total returns to our stockholders through consistent, sustainable growth in cash
flow. Our key strategies to achieve this objective include proactively managing our Portfolio to drive internal
growth, pursuing value-enhancing reinvestment opportunities, and prudently executing on acquisition and
disposition activity, while also maintaining a flexible capital structure positioned for growth. In addition, as we
execute on our key strategies, we do so guided by our Corporate Responsibility strategy.
We believe the following set of competitive advantages positions us to successfully execute on our key strategies:
•
Expansive Retailer Relationships – We believe that the scale of our asset base and our nationwide footprint
represent competitive advantages in supporting the growth objectives of the nation’s largest and most
successful retailers. We believe that we are one of the largest landlords by GLA to TJX, Kroger, and
Burlington, as well as a key landlord to most major grocers and retail category leaders. We believe that our
strong relationships with leading retailers afford us unique insight into their strategies and priority access to
their expansion plans.
•
Fully-Integrated Operating Platform – We manage a fully-integrated operating platform, leveraging our
national scope and demonstrating our commitment to operating with a strong regional and local presence.
We provide our tenants with dedicated service through both our national accounts leasing team based in
New York and our network of three regional offices in Atlanta, Philadelphia and San Diego, as well as our
11 leasing and property management satellite offices throughout the country. We believe that this structure
enables us to obtain critical national market intelligence, while also benefiting from the regional and local
expertise of our leasing and operations teams.
•
Experienced Management – Senior members of our management team are seasoned real estate operators
with extensive public company leadership experience. Our management team has deep industry knowledge
and well-established relationships with retailers, brokers, and vendors through many years of operational
and transactional experience, as well as significant capital markets capabilities and expertise in executing
value-enhancing reinvestment opportunities.
25
Factors That May Influence Our Future Results
We derive our rental income primarily from base rent and expense reimbursements paid by tenants to us under
existing leases at each of our properties. Expense reimbursements primarily consist of payments made by tenants to
us for a portion of property operating expenses, such as common area expenses, utilities, insurance, and real estate
taxes, and certain capital expenditures related to the maintenance of our properties.
Our ability to maintain or increase rental income is primarily dependent on our ability to maintain or increase rental
rates, renew expiring leases, and/or lease available space. Increases in our property operating expenses, including
repairs and maintenance, landscaping, snow removal, security, ground rent related to properties for which we are the
lessee, utilities, insurance, real estate taxes, and various other costs, to the extent they are not reimbursed by tenants
or offset by increases in rental income, will adversely impact our overall performance. See "Forward-Looking
Statements" included elsewhere in this Annual Report on Form 10-K for additional information regarding risk
factors that could affect our financial condition, operating results, and cash flows.
Leasing Highlights
As of December 31, 2024, billed and leased occupancy were 91.4% and 95.2%, respectively, compared to 90.6%
and 94.7%, respectively, as of December 31, 2023.
The following table summarizes our executed leasing activity for the years ended December 31, 2024 and 2023
(dollars in thousands, except for per square foot ("PSF") amounts):
For the Year Ended December 31, 2024
Leases
GLA
New ABR
PSF
Tenant
Improvements
and Allowances
PSF
Third-Party
Leasing
Commissions
PSF
Rent
Spread(1)
New, renewal and option leases
1,416
9,575,662 $
17.57 $
3.12 $
2.07
16.5 %
New and renewal leases
1,198
5,405,588
21.88
5.53
3.67
22.5 %
New leases
497
2,703,535
21.86
9.55
7.26
38.8 %
Renewal leases
701
2,702,053
21.90
1.50
0.07
15.7 %
Option leases
218
4,170,074
11.99
—
—
7.2 %
For the Year Ended December 31, 2023
Leases
GLA
New ABR
PSF
Tenant
Improvements
and Allowances
PSF
Third-Party
Leasing
Commissions
PSF
Rent
Spread(1)
New, renewal and option leases
1,653 10,169,163 $
18.34 $
4.93 $
2.34
15.3 %
New and renewal leases
1,431
6,327,403
22.02
7.92
3.76
19.3 %
New leases
577
2,981,298
21.92
14.51
7.90
40.0 %
Renewal leases
854
3,346,105
22.10
2.04
0.06
13.3 %
Option leases
222
3,841,760
12.27
—
—
7.7 %
(1)
Based on comparable leases only, which consist of new leases signed on units that were occupied within the prior 12 months and
renewal or option leases signed with the same tenant in all or a portion of the same location or that include the expansion into space
that was occupied within the prior 12 months.
Excludes leases executed for terms of less than one year.
ABR PSF includes the GLA of lessee-owned leasehold improvements.
Acquisition Activity
•
During the year ended December 31, 2024, we acquired seven shopping centers and two land parcels for an
aggregate purchase price of $293.8 million, including transaction costs and closing credits.
•
During the year ended December 31, 2023, we acquired two land parcels for an aggregate purchase price of
$2.3 million, including transaction costs and closing credits.
26
Disposition Activity
•
During the year ended December 31, 2024, we disposed of six shopping centers, six partial shopping
centers, and two land parcels for aggregate net proceeds of $208.2 million, resulting in aggregate gain of
$76.2 million and aggregate impairment of $0.5 million. In addition, during the year ended December 31,
2024, we received aggregate net proceeds of $1.9 million related to land at one shopping center previously
seized through eminent domain and resolved contingencies related to previously disposed assets, resulting
in aggregate gain of $1.9 million.
•
During the year ended December 31, 2023, we disposed of 11 shopping centers and nine partial shopping
centers for aggregate net proceeds of $182.0 million, resulting in aggregate gain of $65.3 million and
aggregate impairment of $6.1 million. In addition, during the year ended December 31, 2023, we disposed
of a non-operating asset and resolved contingencies related to previously disposed assets for aggregate net
proceeds of $0.3 million, resulting in aggregate gain of $0.1 million.
Results of Operations
The results of operations discussion is combined for BPG and the Operating Partnership because there are no
material differences in the results of operations between the two reporting entities.
Comparison of the Year Ended December 31, 2024 to the Year Ended December 31, 2023
Revenues (in thousands)
Year Ended December 31,
2024
2023
$ Change
Revenues
Rental income
$
1,283,421 $
1,243,844 $
39,577
Other revenues
1,633
1,192
441
Total revenues
$
1,285,054 $
1,245,036 $
40,018
Rental income
The increase in rental income for the year ended December 31, 2024 of $39.6 million, compared to the
corresponding period in 2023, was due to a $47.6 million increase for assets owned for the full period, partially
offset by an $8.0 million decrease due to net transaction activity. The increase for assets owned for the full period
was due to (i) a $38.8 million increase in base rent; (ii) a $7.2 million increase in straight-line rental income, net;
(iii) a $7.1 million increase in expense reimbursements; (iv) a $0.5 million increase in percentage rents; and (v) a
$0.3 million increase in ancillary and other rental income; partially offset by (vi) a $4.1 million decrease in rental
income associated with revenues deemed uncollectible; (vii) a $1.2 million decrease in accretion of below-market
leases, net of amortization of above-market leases and tenant inducements; and (viii) a $1.0 million decrease in lease
termination fees. The $38.8 million increase in base rent for assets owned for the full period was primarily due to
contractual rent increases, positive rent spreads for new and renewal leases and option exercises of 16.5% during the
year ended December 31, 2024 and 15.3% during the year ended December 31, 2023, and an increase in weighted
average billed occupancy.
Other revenues
The increase in other revenues for the year ended December 31, 2024 of $0.4 million, compared to the
corresponding period in 2023, was primarily due to an increase in tax increment financing income.
27
Operating Expenses (in thousands)
Year Ended December 31,
2024
2023
$ Change
Operating expenses
Operating costs
$
152,825 $
146,473 $
6,352
Real estate taxes
164,291
173,517
(9,226)
Depreciation and amortization
381,396
362,277
19,119
Impairment of real estate assets
11,143
17,836
(6,693)
General and administrative
116,363
117,128
(765)
Total operating expenses
$
826,018 $
817,231 $
8,787
Operating costs
The increase in operating costs for the year ended December 31, 2024 of $6.4 million, compared to the
corresponding period in 2023, was due to a $9.1 million increase in operating costs for assets owned for the full
period, primarily due to an increase in repairs and maintenance and insurance, partially offset by a $2.7 million
decrease due to net transaction activity.
Real estate taxes
The decrease in real estate taxes for the year ended December 31, 2024 of $9.2 million, compared to the
corresponding period in 2023, was due to a $6.8 million decrease in real estate taxes for assets owned for the full
period, primarily due to an increase in favorable adjustments related to prior year assessments and a decrease in
current year assessments, in addition to a $2.4 million decrease due to net transaction activity, partially offset by a
decrease in real estate tax refunds.
Depreciation and amortization
The increase in depreciation and amortization for the year ended December 31, 2024 of $19.1 million, compared to
the corresponding period in 2023, was due to an $18.1 million increase for assets owned for the full period,
primarily due to an increase in capital expenditures and an increase in accelerated depreciation and amortization
related to tenant move-outs, in addition to a $1.0 million increase due to net transaction activity.
Impairment of real estate assets
During the year ended December 31, 2024, aggregate impairment of $11.1 million was recognized on one partial
shopping center and one land parcel as a result of disposition activity, and two operating properties. During the year
ended December 31, 2023, aggregate impairment of $17.8 million was recognized on two shopping centers and two
partial shopping centers as a result of disposition activity, and one operating property.
General and administrative
The decrease in general and administrative costs of $0.8 million for the year ended December 31, 2024, compared to
the corresponding period in 2023, was primarily due to a decrease in office rent expense, partially offset by an
increase in net compensation costs.
During the years ended December 31, 2024 and 2023, construction compensation costs of $18.9 million and $18.5
million, respectively, were capitalized to building and improvements and leasing legal costs of $3.2 million and $4.6
million, respectively, and leasing commission costs of $7.6 million and $7.9 million, respectively, were capitalized
to deferred charges and prepaid expenses, net.
28
Other Income and Expenses (in thousands)
Year Ended December 31,
2024
2023
$ Change
Other income (expense)
Dividends and interest
$
20,776 $
666 $
20,110
Interest expense
(215,994)
(190,733)
(25,261)
Gain on sale of real estate assets
78,064
65,439
12,625
Gain on extinguishment of debt, net
554
4,356
(3,802)
Other
(3,160)
(2,446)
(714)
Total other expense
$
(119,760) $
(122,718) $
2,958
Dividends and interest
The increase in dividends and interest for the year ended December 31, 2024 of $20.1 million, compared to the
corresponding period in 2023, was primarily due to an increase in interest income associated with higher cash and
cash equivalent balances and a higher weighted average interest rate return.
Interest expense
The increase in interest expense for the year ended December 31, 2024 of $25.3 million, compared to the
corresponding period in 2023, was primarily due to higher overall debt obligations, in addition to a higher weighted
average interest rate.
Gain on sale of real estate assets
During the year ended December 31, 2024, six shopping centers, five partial shopping centers, and one land parcel
were disposed of resulting in aggregate gain of $76.2 million. In addition, during the year ended December 31, 2024,
we received aggregate net proceeds of $1.9 million related to land at one shopping center previously seized through
eminent domain and resolved contingencies relating to previously disposed assets, resulting in aggregate gain of
$1.9 million. During the year ended December 31, 2023, nine shopping centers and seven partial shopping centers
were disposed of resulting in aggregate gain of $65.3 million. In addition, during the year ended December 31, 2023,
we disposed of a non-operating asset and resolved contingencies relating to a previously disposed asset, resulting in
aggregate gain of $0.1 million.
Gain on extinguishment of debt, net
During the year ended December 31, 2024, we repurchased $67.7 million of the $700.0 million 2025 Notes then
outstanding, resulting in a $0.6 million gain on extinguishment of debt. During the year ended December 31, 2023,
we repurchased $199.6 million of the $500.0 million 2024 Notes then outstanding, resulting in a $4.4 million gain
on extinguishment of debt.
Other
The increase in other expense for the year ended December 31, 2024 of $0.7 million, as compared to the
corresponding period in 2023, was primarily due to an increase in transaction expenses, net.
Comparison of the Year Ended December 31, 2023 to the Year Ended December 31, 2022
See Item 7. "Management’s Discussion and Analysis of Financial Condition and Results of Operations" in our Form
10-K for the year ended December 31, 2023, filed with the SEC on February 12, 2024, for a discussion of the
comparison of the year ended December 31, 2023 to the year ended December 31, 2022.
Liquidity and Capital Resources
We anticipate that our cash flows from the sources listed below will provide adequate capital for the next 12 months
and beyond for all anticipated uses, including all scheduled payments on our outstanding debt, current and
anticipated tenant and other capital improvements, stockholder distributions to maintain our qualification as a REIT,
and other obligations associated with conducting our business.
29
Our primary expected sources and uses of capital are as follows:
Sources
•
cash and cash equivalent balances;
•
operating cash flow;
•
available borrowings under the Unsecured Credit Facility;
•
issuance of long-term debt;
•
dispositions; and
•
issuance of equity securities.
Uses
•
debt repayments;
•
maintenance capital expenditures;
•
leasing capital expenditures;
•
dividend/distribution payments;
•
value-enhancing reinvestment capital expenditures;
•
acquisitions; and
•
repurchases of equity securities.
We believe our capital structure provides us with the financial flexibility and capacity to fund our current capital
needs as well as future growth opportunities. We generate significant operating cash flow and have access to
multiple forms of external capital, including secured property level debt, unsecured corporate level debt, preferred
equity, and common equity, which will allow us to efficiently execute on our strategic and operational objectives.
We have investment grade credit ratings from all three major credit rating agencies. As of December 31, 2024, we
had $1.63 billion of available liquidity, including $1.25 billion available under our Revolving Facility and $378.7
million of cash and cash equivalents and restricted cash. We intend to continue to enhance our financial and
operational flexibility through periodic extensions of the duration of our debt.
Material Cash Requirements
Our expected material cash requirements for the twelve months ended December 31, 2025 and thereafter are
comprised of (i) contractually obligated expenditures; (ii) other essential expenditures; and (iii) opportunistic
expenditures.
Contractually Obligated Expenditures
The following table summarizes our debt maturities (excluding extension options), interest payment obligations, and
obligations under non-cancelable operating leases (excluding renewal options), as of December 31, 2024 (dollars in
millions):
Contractually Obligated Expenditures
Twelve
Months Ended
December 31, 2025
Thereafter
Debt maturities (1)
$
632.3 $
4,718.5
Interest payments (1)(2)
207.2
847.7
Operating leases
6.2
112.9
Total
$
845.7 $
5,679.1
(1)
Amounts presented do not assume the issuance of new debt upon maturity of existing debt.
(2)
Scheduled interest payments for variable rate loans are presented using rates (including the impact of interest rate
swaps), as of December 31, 2024. See Item 7A. "Quantitative and Qualitative Disclosures about Market Risk" for
a further discussion of these and other factors that could impact interest payments.
Other Essential Expenditures
We incur certain essential expenditures in the ordinary course of business, such as common area expenses, utilities,
insurance, real estate taxes, capital expenditures related to the maintenance of our properties, leasing capital
expenditures, and corporate level expenses. The amount of common area expenses, utilities, and capital expenditures
30
related to the maintenance of our properties that we incur depends on the scope of services that we provide,
prevailing market rates, and the size and composition of our Portfolio. We carry comprehensive insurance to protect
our Portfolio against various losses. The amount of insurance expense that we incur depends on the assessed values
of our properties, prevailing market rates, and the size and composition of our Portfolio. We incur real estate taxes in
the various jurisdictions in which we operate. The amount of real estate taxes that we incur depends on the assessed
values of our properties, the tax rates assessed by various jurisdictions, and the size and composition of our
Portfolio. Leasing capital expenditures represent tenant specific costs incurred to lease or renew space, including
tenant improvements, tenant allowances, and external leasing commissions. The amount of leasing capital
expenditures that we incur depends on the volume and nature of leasing activity. We incur corporate level expenses
such as employee compensation costs, professional fees, corporate office rents, and other platform expenses. The
amount of corporate level expenses that we incur depends on the size and composition of our Portfolio and platform
and prevailing market wages and rates. Leases typically provide for the reimbursement of property operating
expenses such as common area expenses, utilities, insurance, and real estate taxes, and certain capital expenditures
related to the maintenance of our properties. However, costs that we incur generally do not decrease if revenue or
occupancy decrease, and certain costs that we incur, such as corporate level expenses, are not typically reimbursed.
In order to continue to qualify as a REIT for federal income tax purposes, we must meet several organizational and
operational requirements, including a requirement that we annually distribute to our stockholders at least 90% of our
REIT taxable income, determined without regard to the deduction for dividends paid and excluding net capital gains.
We intend to continue to satisfy these requirements and maintain our REIT status. Our board of directors evaluates
our dividend on a quarterly basis, taking into account a variety of relevant factors, including REIT taxable income.
The following table summarizes our dividend activity for the fourth quarter of 2024 and the first quarter of 2025:
Fourth
Quarter 2024
First
Quarter 2025
Dividend declared per common share
$
0.2875 $
0.2875
Dividend declaration date
October 23, 2024 February 5, 2025
Dividend record date
January 3, 2025
April 2, 2025
Dividend payable date
January 15, 2025
April 15, 2025
Opportunistic Expenditures
We also utilize cash for opportunistic expenditures such as value-enhancing reinvestment and acquisition activity.
The amount of value-enhancing reinvestment capital expenditures that we incur depends on a variety of factors that
may change from period to period, such as the number, total expected cost, and nature of value-enhancing
reinvestment projects that are underway. See “Improvements to and investments in real estate assets” below for
further information regarding our in-process reinvestment projects and our pipeline of future redevelopment
projects.
The amount of future acquisition expenditures depends on the availability of opportunities that further concentrate
our Portfolio in attractive retail submarkets and optimize the quality and long-term growth rate of our asset base.
Our acquisition strategy focuses on buying assets with strong growth potential that are located in our existing
markets and will allow us to leverage our operational platform and expertise to create value. Our acquisition activity
may include acquisitions of open-air shopping centers or non-owned anchor spaces, retail buildings, and/or
outparcels at, or adjacent to, our existing shopping centers.
31
Our cash flow activities are summarized as follows (dollars in thousands):
Brixmor Property Group Inc.
Year Ended December 31,
2024
2023
$ Change
Net cash provided by operating activities
$
624,687 $
588,794 $
35,893
Net cash used in investing activities
(437,021)
(163,080)
(273,941)
Net cash provided by (used in) financing activities
172,122
(428,069)
600,191
Net change in cash, cash equivalents and restricted cash
359,788
(2,355)
362,143
Cash, cash equivalents and restricted cash at beginning of period
18,904
21,259
(2,355)
Cash, cash equivalents and restricted cash at end of period
$
378,692 $
18,904 $
359,788
Brixmor Operating Partnership LP
Year Ended December 31,
2024
2023
$ Change
Net cash provided by operating activities
$
624,687 $
588,794 $
35,893
Net cash used in investing activities
(437,021)
(163,080)
(273,941)
Net cash provided by (used in) financing activities
171,462
(427,142)
598,604
Net change in cash, cash equivalents and restricted cash
359,128
(1,428)
360,556
Cash, cash equivalents and restricted cash at beginning of period
18,904
20,332
(1,428)
Cash, cash equivalents and restricted cash at end of period
$
378,032 $
18,904 $
359,128
Operating Activities
Net cash provided by operating activities primarily consists of cash inflows from tenant rental payments and
expense reimbursements and cash outflows for property operating costs, real estate taxes, general and administrative
expenses, and interest expense.
During the year ended December 31, 2024, our net cash provided by operating activities increased $35.9 million,
compared to the corresponding period in 2023. The increase was primarily due to (i) an increase in same property
net operating income; and (ii) an increase in cash inflows for dividends and interest income; partially offset by (iii) a
decrease in cash from net working capital; (iv) a decrease in net operating income due to net transaction activity and
other non-same property net operating income; (v) an increase in cash outflows for interest expense; (vi) an increase
in cash outflows for general and administrative expense; and (vi) a decrease in lease termination fees.
Investing Activities
Net cash used in investing activities is primarily impacted by the nature, timing, and magnitude of acquisition and
disposition activity and improvements to and investments in our shopping centers, including capital expenditures
associated with our value-enhancing reinvestment activity.
During the year ended December 31, 2024, our net cash used in investing activities increased $273.9 million,
compared to the corresponding period in 2023. The increase was primarily due to (i) an increase of $291.5 million in
acquisitions of real estate assets; (ii) an increase of $8.2 million in improvements to and investments in real estate
assets; and (iii) an increase of $2.1 million in purchases of marketable securities, net of sales; partially offset by (iv)
an increase of $27.9 million in net proceeds from sales of real estate assets.
Improvements to and investments in real estate assets
During the years ended December 31, 2024 and 2023, we expended $353.4 million and $345.2 million, respectively,
on improvements to and investments in real estate assets. Included in these amounts are insurance proceeds of $4.8
million and $0.7 million, respectively, which were received during the year ended December 31, 2024 and 2023.
Maintenance capital expenditures represent costs to fund major replacements and betterments to our properties.
Leasing related capital expenditures represent tenant specific costs incurred to lease or renew space, including tenant
improvements, tenant allowances, and external leasing commissions. In addition, we evaluate our Portfolio on an
ongoing basis to identify value-enhancing reinvestment opportunities. Such initiatives are tenant driven and focus on
32
upgrading our centers with strong, best-in-class retailers. As of December 31, 2024, we had 36 in-process anchor
space repositioning, redevelopment, and outparcel development projects with an aggregate anticipated cost of
$389.6 million, of which $181.8 million had been incurred as of December 31, 2024. In addition, we have identified
a pipeline of future reinvestment projects, which we expect to execute over the next several years. We expect to fund
these projects with cash and cash equivalents, net cash provided by operating activities, proceeds from sales of real
estate assets, and/or proceeds from capital markets transactions.
Acquisitions of and proceeds from sales of real estate assets
We continue to evaluate the market for acquisition opportunities and we may acquire individual shopping centers or
portfolios of shopping centers when we believe strategic opportunities exist, to further concentrate our Portfolio in
attractive retail submarkets and optimize the quality and long-term growth rate of our asset base. During the year
ended December 31, 2024, we acquired seven shopping centers and two land parcels for an aggregate purchase price
of $293.8 million, including transaction costs and closing credits. During the year ended December 31, 2023, we
acquired two land parcels for an aggregate purchase price of $2.3 million, including transaction costs and closing
credits.
We may also dispose of properties when we believe value has been maximized, where there is downside risk, or
where we have limited ability or desire to build critical mass in a particular submarket. During the year ended
December 31, 2024, we disposed of six shopping centers, six partial shopping centers, and two land parcels for
aggregate net proceeds of $208.2 million. In addition, during the year ended December 31, 2024, we received
aggregate net proceeds of $1.9 million related to land at one shopping center previously seized through eminent
domain and resolved contingencies related to previously disposed assets. During the year ended December 31, 2023,
we disposed of 11 shopping centers and nine partial shopping centers for aggregate net proceeds of $182.0 million.
In addition, during the year ended December 31, 2023, we received aggregate net proceeds of $0.3 million related to
a non-operating asset.
Financing Activities
Net cash provided by (used in) financing activities is primarily impacted by the nature, timing, and magnitude of
issuances and repurchases of debt and equity securities, as well as borrowings or principal payments associated with
our outstanding indebtedness, including our Unsecured Credit Facility, and distributions made to our common
stockholders.
During the year ended December 31, 2024, our net cash provided by (used in) financing activities increased $600.2
million, compared to the corresponding period in 2023. The increase was primarily due to (i) a $510.9 million
increase in debt borrowings, net of repayments; (ii) a $114.7 million increase in issuances of common stock; and (iii)
a $0.2 million increase in contributions from non-controlling interests; partially offset by (iv) a $15.9 million
increase in distributions to our common stockholders; (v) a $6.9 million increase in deferred financing costs; and
(vi) a $2.8 million increase in repurchases of common stock.
Non-GAAP Performance Measures
We present the non-GAAP performance measures set forth below. These measures should not be considered as
alternatives to, or more meaningful than, net income (calculated in accordance with GAAP) or other GAAP financial
measures, as an indicator of financial performance and are not alternatives to, or more meaningful than, cash flow
from operating activities (calculated in accordance with GAAP) as a measure of liquidity. Non-GAAP performance
measures have limitations as they do not include all items of income and expense that affect operations, and
accordingly, should always be considered as supplemental financial results to those calculated in accordance with
GAAP. Our computation of these non-GAAP performance measures may differ in certain respects from the
methodology utilized by other REITs and, therefore, may not be comparable to similarly titled measures presented
by such other REITs. Investors are cautioned that items excluded from these non-GAAP performance measures are
relevant to understanding and addressing financial performance.
Funds From Operations
Nareit FFO (defined hereafter) is a supplemental, non-GAAP performance measure utilized to evaluate the operating
and financial performance of real estate companies. Nareit defines funds from operations ("FFO") as net income
(calculated in accordance with GAAP) excluding (i) depreciation and amortization related to real estate, (ii) gains
and losses from the sale of certain real estate assets, (iii) gains and losses from change in control, (iv) impairment
33
write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to
decreases in the value of depreciable real estate held by the entity and (v) after adjustments for unconsolidated joint
ventures calculated to reflect FFO on the same basis.
Considering the nature of our business as a real estate owner and operator, we believe that Nareit FFO is useful to
investors in measuring our operating and financial performance because the definition excludes items included in net
income that do not relate to or are not indicative of our operating and financial performance, such as depreciation
and amortization related to real estate, and items which can make periodic and peer analyses of operating and
financial performance more difficult, such as gains and losses from the sale of certain real estate assets and
impairment write-downs of certain real estate assets.
Our reconciliation of net income (calculated in accordance with GAAP) to Nareit FFO for the years ended
December 31, 2024 and 2023 is as follows (in thousands, except per share amounts):
Year Ended December 31,
2024
2023
Net income attributable to Brixmor Property Group Inc.
$
339,274 $
305,087
Depreciation and amortization related to real estate
375,511
358,088
Gain on sale of real estate assets
(78,064)
(65,439)
Impairment of real estate assets
11,143
17,836
Nareit FFO
$
647,864 $
615,572
Nareit FFO per diluted share
$
2.13 $
2.04
Weighted average diluted shares outstanding
304,038
302,376
Same Property Net Operating Income
Same property net operating income ("NOI") is a supplemental, non-GAAP performance measure utilized to
evaluate the operating performance of real estate companies. Same property NOI is calculated (using properties
owned for the entirety of both periods and excluding properties under development and completed new development
properties that have been stabilized for less than one year) as total property revenues (base rent, expense
reimbursements, adjustments for revenues deemed uncollectible, ancillary and other rental income, percentage rents,
and other revenues) less direct property operating expenses (operating costs and real estate taxes). Same property
NOI excludes (i) lease termination fees, (ii) straight-line rental income, net, (iii) accretion of below-market leases,
net of amortization of above-market leases and tenant inducements, (iv) straight-line ground rent expense, net, (v)
income or expense associated with our captive insurance company, (vi) depreciation and amortization, (vii)
impairment of real estate assets, (viii) general and administrative expense, and (ix) other income and expense
(including interest expense and gain on sale of real estate assets).
Considering the nature of our business as a real estate owner and operator, we believe that NOI is useful to investors
in measuring the operating performance of our portfolio because the definition excludes various items included in
net income that do not relate to, or are not indicative of, the operating performance of our properties, such as lease
termination fees, straight-line rental income, net, accretion of below-market leases, net of amortization of above-
market leases and tenant inducements, straight-line ground rent expense, net, income or expense associated with our
captive insurance company, depreciation and amortization, impairment of real estate assets, general and
administrative expense, and other income and expense (including interest expense and gain on sale of real estate
assets). We believe that same property NOI is also useful to investors because it further eliminates disparities in NOI
by only including NOI of properties owned for the entirety of both periods presented and excluding properties under
development and completed new development properties that have been stabilized for less than one year and
therefore provides a more consistent metric for comparing the operating performance of our real estate between
periods.
34
Comparison of the Year Ended December 31, 2024 to the Year Ended December 31, 2023
Year Ended December 31,
2024
2023
Change
Number of properties
347
347
—
Percent billed
91.4%
90.6%
0.8%
Percent leased
95.4%
94.8%
0.6%
Revenues
Rental income
$
1,200,363 $
1,156,473 $
43,890
Other revenues
1,626
1,192
434
1,201,989
1,157,665
44,324
Operating expenses
Operating costs
(146,724)
(138,411)
(8,313)
Real estate taxes
(158,907)
(165,524)
6,617
(305,631)
(303,935)
(1,696)
Same property NOI
$
896,358 $
853,730 $
42,628
The following table provides a reconciliation of net income (calculated in accordance with GAAP) to same property
NOI for the periods presented (in thousands):
Year Ended December 31,
2024
2023
Net income attributable to Brixmor Property Group Inc.
$
339,274 $
305,087
Adjustments:
Non-same property NOI
(28,611)
(34,012)
Lease termination fees
(3,608)
(4,622)
Straight-line rental income, net
(30,867)
(23,498)
Accretion of below-market leases, net of amortization of
above-market leases and tenant inducements
(8,562)
(9,153)
Straight-line ground rent expense
68
(31)
Depreciation and amortization
381,396
362,277
Impairment of real estate assets
11,143
17,836
General and administrative
116,363
117,128
Total other expense
119,760
122,718
Net income attributable to non-controlling interests
2
—
Same property NOI
$
896,358 $
853,730
Our Critical Accounting Estimates
Our discussion and analysis of our historical financial condition and operating results is based upon our
Consolidated Financial Statements, which have been prepared in accordance with GAAP. The preparation of
financial statements in conformity with GAAP requires management to make estimates and assumptions that affect
the amounts reported in the Consolidated Financial Statements and accompanying notes. Actual results could
ultimately differ from those estimates. The following accounting estimates are considered critical because they are
particularly dependent on management’s judgment about matters that have a significant level of uncertainty at the
time the accounting estimates are made, and changes to those estimates could have a material impact on our
financial condition or operating results.
Revenue Recognition and Receivables - Estimating Collectability
We enter into agreements with tenants that convey the right to control the use of identified space at our shopping
centers in exchange for rental revenue. These agreements meet the criteria for recognition as leases under
Accounting Standards Codification ("ASC") 842, Leases. Rental revenue is recognized on a straight-line basis over
the terms of the related leases. The cumulative difference between rental revenue recognized on our Consolidated
Statements of Operations and contractual payment terms is recognized as deferred rent and included in Receivables,
net on our Consolidated Balance Sheets. We commence recognizing rental revenue based on the date we make the
underlying asset available for use by the tenant. Leases also typically provide for the reimbursement of property
35
operating expenses, including common area expenses, utilities, insurance, and real estate taxes, and certain capital
expenditures related to the maintenance of our properties, by the lessee and are recognized in the period the
applicable expenditures are incurred and/or contractually required to be reimbursed.
We periodically evaluate the collectability of our receivables related to rental revenue, straight-line rent, expense
reimbursements, and those attributable to other revenue generating activities. We analyze individual tenant
receivables and consider tenant credit-worthiness, the length of time a receivable has been outstanding, and current
economic trends when evaluating collectability. Any receivables that are deemed to be uncollectible are recognized
as a reduction to Rental income on our Consolidated Statements of Operations.
Real Estate - Estimates Related to Valuing Acquired Assets and Liabilities
Real estate assets are recognized on our Consolidated Balance Sheets at historical cost, less accumulated
depreciation and amortization. Upon acquisition of real estate operating properties, we estimate the fair value of
acquired tangible assets (consisting of land, buildings, and tenant improvements) and identifiable intangible assets
and liabilities (consisting of above- and below-market leases and in-place leases) based on an evaluation of available
information. Transaction costs incurred during the acquisition process are capitalized as a component of the asset’s
value.
The fair value of tangible assets is determined as if the acquired property is vacant. Fair value is determined using an
exit price approach, which contemplates the price that would be received to sell an asset or paid to transfer a liability
in an orderly transaction between market participants at the measurement date.
In allocating fair value to identifiable intangible assets and liabilities, the value of above-market and below-market
leases is estimated based on the present value (using a discount rate reflecting the risks associated with the leases
acquired) of the difference between: (i) the contractual amounts to be paid pursuant to the leases negotiated and in-
place at the time of acquisition and (ii) management’s estimate of fair market lease rates for the property or an
equivalent property, measured over a period equal to the lesser of 30 years or the remaining non-cancelable term of
the leases, which includes renewal periods with fixed rental terms that are considered to be below-market. The
capitalized above-market or below-market intangibles are amortized as a reduction of, or increase to, rental income
over the remaining non-cancelable term of the leases.
The value of in-place leases is estimated based on management’s evaluation of the specific characteristics of each
tenant lease, including: (i) fair market rent and the reimbursement of property operating expenses, including
common area expenses, utilities, insurance, real estate taxes, and certain capital expenditures related to the
maintenance of our properties, that would be forgone during a hypothetical expected lease-up period and (ii) costs
that would be incurred, including leasing commissions, legal and marketing costs, and tenant improvements and
allowances, to execute similar leases. The value assigned to in-place leases is amortized to depreciation and
amortization expense over the remaining term of each lease.
Real Estate - Estimates Related to Impairments
We periodically assess whether there are any indicators, including property operating performance, changes in
anticipated hold period, and general market conditions, that the carrying value of our real estate assets (including
any related intangible assets or liabilities) may be impaired. If an indicator is identified, a real estate asset is
considered impaired only if our estimate of aggregate future undiscounted and unleveraged property operating cash
flows, taking into account the anticipated probability-weighted hold period, is less than the carrying value of the
property. Various factors are considered in the estimation process that are subject to significant management
judgment, including the anticipated hold period, current and/or future reinvestment projects, and the effects of
demand and competition on future operating income and/or property values. Changes in any estimates and/or
assumptions, particularly the anticipated hold period, could have a material impact on the projected operating cash
flows. If management determines that the carrying value of a real estate asset is impaired, an impairment charge is
recognized to reflect the estimated fair value of the asset.
When we identify a real estate asset as held for sale, we discontinue depreciating the asset and estimate its sales
price, net of estimated selling costs. If the estimated net sales price of an asset is less than its net carrying value, an
impairment charge is recognized to reflect the estimated fair value of the asset.
36
Inflation
We continue to monitor the impacts of inflation on our operating and financial performance. Although recent
inflationary pressures have begun to abate, inflation may increase in the future. With respect to our shopping centers,
our long-term leases generally contain provisions designed to mitigate the adverse impact of inflation, including
contractual rent escalations and requirements for tenants to pay a portion of property operating expenses, including
common area expenses, utilities, insurance, and real estate taxes, and certain capital expenditures related to the
maintenance of our properties, thereby reducing our exposure to increases in property operating expenses resulting
from inflation; however, we have exposure to increases in certain non-reimbursable property operating expenses,
including expenses incurred on vacant units. We believe that many of our existing rental rates are below current
market rates for comparable space and that upon renewal or re-leasing, such rates may be increased to be consistent
with, or closer to, current market rates, which may also offset certain non-reimbursed inflationary expense pressures.
With respect to our outstanding indebtedness, we periodically evaluate our exposure to interest rate fluctuations, and
have and may continue to enter into interest rate protection agreements that mitigate, but do not eliminate, the
impact of changes in interest rates on our variable rate loans. With respect to general and administrative costs, we
continually seek opportunities to offset inflationary cost pressures through routine evaluations of our spending levels
and through ongoing efforts to utilize technology to enhance our operational efficiency.
37
Item 7A. Quantitative and Qualitative Disclosures About Market Risk
We may be exposed to interest rate changes primarily as a result of long-term debt used to fund operations and
capital expenditures. Our use of derivative instruments is intended to manage our exposure to interest rate
movements.
With regard to variable-rate financing, we assess interest rate risk by continually identifying and monitoring changes
in interest rate exposures that may adversely impact expected future cash flows and by evaluating hedging
opportunities. We maintain risk management control systems to monitor interest rate cash flow risk attributable to
both our outstanding and forecasted debt obligations, as well as our potential offsetting hedge positions. Our risk
management control systems involve the use of analytical techniques, including cash flow sensitivity analysis, to
estimate the expected impact of changes in interest rates on our future cash flows.
We may use derivative financial instruments to hedge exposures to changes in interest rates. To the extent we do, we
are exposed to market and credit risk. Market risk is the adverse effect on the value of the financial instrument that
results from a change in interest rates. Market risk associated with derivative instruments is managed by establishing
and monitoring parameters that limit the types and degree of market risk that may be undertaken. Credit risk is the
failure of the counterparty to perform under the terms of the derivative contract. When the fair value of the
derivative instrument is positive, the counterparty owes us, which creates credit risk to us. The credit risk associated
with derivative instruments is managed by entering into transactions with a variety of highly-rated counterparties.
As of December 31, 2024, we had $500.0 million outstanding variable-rate indebtedness which bears interest at a
rate equal to the Secured Overnight Financing Rate ("SOFR") plus credit spreads and reference rate adjustments
ranging from 93 basis points to 103 basis points. We have interest rate swap agreements on $500.0 million of our
variable-rate indebtedness, which effectively convert the base rate on the indebtedness from variable to fixed. If
market rates of interest on our variable-rate debt increased or decreased by 100 basis points, the change in annual
interest expense on our variable-rate debt would not increase or decrease earnings and cash flows, after taking into
account the impact of the $500.0 million of interest rate swap agreements.
38
The table below presents the maturity profile, weighted average interest rates and fair value of total debt as
of December 31, 2024. The table has limited predictive value as average interest rates for variable-rate debt included
in the table represent rates that existed as of December 31, 2024 and are subject to change. Furthermore, the table
below incorporates only those exposures that existed as of December 31, 2024 and does not consider exposures or
positions that may have arisen or expired after that date. As a result, our ultimate realized gain or loss with respect to
interest rate fluctuations will depend on the exposures that arise during future periods, our hedging strategies at that
time, and actual interest rates.
(dollars in thousands)
Unsecured Debt
2025
2026
2027
2028
2029
Thereafter
Total
Fair Value
Fixed rate
$ 632,312 $ 607,542 $ 400,000 $ 357,708 $ 753,203 $ 2,100,000 $ 4,850,765 $
4,653,205
Weighted average interest rate(1)
4.04%
4.02%
4.03%
4.24%
4.28%
4.28%
Variable rate
$
— $
— $ 500,000 $
— $
— $
— $ 500,000 $
500,000
Weighted average interest rate(1)(2)(3)
4.91%
4.91%
—%
—%
—%
—%
(1)
Weighted average interest rates for all years presented include the impact of our interest rate swap agreements in place as of
December 31, 2024 and are calculated based on the total debt balances as of the end of each year, assuming the repayment of debt on
its scheduled maturity date.
(2)
The interest rates on our variable rate Unsecured Credit Facility are based on credit rating grids. The credit rating grids and all-in-rates
on outstanding variable rate debt as of December 31, 2024 are as follows:
Credit Spread Grid
As of December 31, 2024
SOFR Rate
Loans
Base Rate
Loans
Variable Rate Debt
SOFR Rate
Reference
Rate
Adjustment
Credit
Spread All-in-Rate Credit Spread Credit Spread
Revolving Facility(1)(2)
4.49%
0.10%
0.83%
5.42%
0.83% – 1.50%
0.00% – 0.40%
Term Loan Facility(2)
4.55%
0.10%
0.93%
5.58% 0.90% – 1.70% 0.00% – 0.60%
(1)
Our Revolving Facility is further subject to a facility fee ranging from 0.13% to 0.30%, which is excluded from the all-
in-rate presented above.
(2)
The Company's Revolving Facility and Term Loan Facility include a sustainability metric incentive, which can reduce
the applicable credit spread by up to two basis points. Effective July 8, 2024, the Term Loan Facility and Revolving
Credit Facility qualify for a two basis point rate reduction due to the achievement of certain sustainability metric targets
for the year ended December 31, 2023.
(3)
We have in place seven interest rate swap agreements that convert the variable interest rate on one variable rate debt instrument to a
fixed rate. The balance subject to interest rates swaps as of December 31, 2024 is as follows (dollars in thousands):
As of December 31, 2024
Variable Rate Debt
Amount
Weighted
Average Fixed
SOFR Rate Credit Spread
Reference
Rate
Adjustment
Swapped All-in-
Rate
Term Loan Facility
$
500,000
3.88%
0.93%
0.10%
4.91%
Item 8. Financial Statements and Supplementary Data
See the Index to Consolidated Financial Statements and financial statements commencing on page F-1.
Item 9. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure
None.
Item 9A. Controls and Procedures
Controls and Procedures (Brixmor Property Group Inc.)
Evaluation of Disclosure Controls and Procedures
BPG maintains disclosure controls and procedures (as that term is defined in Rules 13a-15(e) and 15d-15(e) under
the Exchange Act) that are designed to ensure that information required to be disclosed in its reports under the
Exchange Act is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules
and forms, and that such information is accumulated and communicated to our management, including our principal
39
executive officer and principal financial officer, as appropriate, to allow timely decisions regarding required
disclosures. BPG’s management, with the participation of its principal executive officer and principal financial
officer, has evaluated the effectiveness of the design and operation of its disclosure controls and procedures as of the
end of the period covered by this report. Based on this evaluation, BPG’s principal executive officer, James M.
Taylor, and principal financial officer, Steven T. Gallagher, concluded that BPG’s disclosure controls and procedures
were effective as of December 31, 2024.
Management’s Report on Internal Control Over Financial Reporting
BPG’s management is responsible for establishing and maintaining adequate internal control over financial reporting
to provide reasonable assurance regarding the reliability of BPG’s financial reporting and the preparation of
financial statements for external purposes in accordance with generally accepted accounting principles. BPG’s
internal control over financial reporting includes policies and procedures that pertain to the maintenance of records
that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of BPG’s assets; provide
reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in
accordance with generally accepted accounting principles, and that receipts and expenditures of BPG are being
made only in accordance with authorizations of management and directors of BPG; and provide reasonable
assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of its assets that
could have a material effect on BPG’s financial statements.
All internal control systems, no matter how well designed, have inherent limitations. Therefore, even those systems
determined to be effective can provide only reasonable assurance and 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.
Under the supervision and with the participation of its management, including its principal executive officer and
principal financial officer, BPG conducted an evaluation of the effectiveness of its internal control over financial
reporting based on the framework in Internal Control – Integrated Framework (2013) issued by the Committee of
Sponsoring Organizations ("COSO") of the Treadway Commission. Based on its assessment and those criteria,
BPG’s management concluded that its internal control over financial reporting was effective as of December 31,
2024.
Deloitte & Touche LLP, an independent registered public accounting firm, has issued a report, included herein, on
the effectiveness of BPG’s internal control over financial reporting.
Changes in Internal Control over Financial Reporting
There have been no changes in BPG’s internal control over financial reporting (as defined in Rule 13a-15(f) and
15d-15(f) under the Exchange Act) during the three months ended December 31, 2024 that have materially affected,
or that are reasonably likely to materially affect, BPG’s internal control over financial reporting.
Controls and Procedures (Brixmor Operating Partnership LP)
Evaluation of Disclosure Controls and Procedures
The Operating Partnership maintains disclosure controls and procedures (as that term is defined in Rules 13a-15(e)
and 15d-15(e) under the Exchange Act) that are designed to ensure that information required to be disclosed in its
reports under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in
the SEC’s rules and forms, and that such information is accumulated and communicated to our management,
including our principal executive officer and principal financial officer, as appropriate, to allow timely decisions
regarding required disclosures. The Operating Partnership’s management, with the participation of its principal
executive officer and principal financial officer, has evaluated the effectiveness of the design and operation of its
disclosure controls and procedures as of the end of the period covered by this report. Based on this evaluation, the
Operating Partnership’s principal executive officer, James M. Taylor, and principal financial officer, Steven T.
Gallagher, concluded that the Operating Partnership’s disclosure controls and procedures were effective as of
December 31, 2024.
40
Management’s Report on Internal Control Over Financial Reporting
The Operating Partnership’s management is responsible for establishing and maintaining adequate internal control
over financial reporting to provide reasonable assurance regarding the reliability of the Operating Partnership’s
financial reporting and the preparation of financial statements for external purposes in accordance with generally
accepted accounting principles. The Operating Partnership’s internal control over financial reporting includes
policies and procedures that pertain to the maintenance of records that, in reasonable detail, accurately and fairly
reflect the transactions and dispositions of the Operating Partnership’s assets; provide reasonable assurance that
transactions are recorded as necessary to permit preparation of financial statements in accordance with generally
accepted accounting principles, and that receipts and expenditures of the Operating Partnership are being made only
in accordance with authorizations of management and directors of the Operating Partnership; and provide reasonable
assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of its assets that
could have a material effect on the Operating Partnership’s financial statements.
All internal control systems, no matter how well designed, have inherent limitations. Therefore, even those systems
determined to be effective can provide only reasonable assurance and 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.
Under the supervision and with the participation of its management, including its principal executive officer and
principal financial officer, the Operating Partnership conducted an evaluation of the effectiveness of its internal
control over financial reporting based on the framework in Internal Control – Integrated Framework (2013) issued
by the COSO of the Treadway Commission. Based on its assessment and those criteria, the Operating Partnership’s
management concluded that its internal control over financial reporting was effective as of December 31, 2024.
Deloitte & Touche LLP, an independent registered public accounting firm, has issued a report, included herein, on
the effectiveness of the Operating Partnership’s internal control over financial reporting.
Changes in Internal Control over Financial Reporting
There have been no changes in the Operating Partnership’s internal control over financial reporting (as defined in
Rule 13a-15(f) and 15d-15(f) under the Exchange Act) during the three months ended December 31, 2024 that have
materially affected, or that are reasonably likely to materially affect, the Operating Partnership’s internal control
over financial reporting.
Item 9B. Other Information
During the three months ended December 31, 2024, no director or officer of the Company, nor the Company itself,
adopted or terminated a "Rule 10b5-1 trading arrangement" or "non-Rule 10b5-1 trading arrangement," as each term
is defined in Item 408(a) of Regulation S-K.
Item 9C. Disclosure Regarding Foreign Jurisdictions that Prevent Inspections
Not applicable.
41
PART III
Item 10. Directors, Executive Officers and Corporate Governance
The information required by Item 10 will be included in the definitive proxy statement relating to the 2025 Annual
Meeting of Stockholders of Brixmor Property Group Inc. to be held on April 23, 2025 and is incorporated herein by
reference. Brixmor Property Group Inc. will file such definitive proxy statement with the SEC pursuant to
Regulation 14A not later than 120 days after the end of the Company’s 2024 fiscal year covered by this Form 10-K.
Item 11. Executive Compensation
The information required by Item 11 will be included in the definitive proxy statement relating to the 2025 Annual
Meeting of Stockholders of Brixmor Property Group Inc. to be held on April 23, 2025 and is incorporated herein by
reference. Brixmor Property Group Inc. will file such definitive proxy statement with the SEC pursuant to
Regulation 14A not later than 120 days after the end of the Company’s 2024 fiscal year covered by this Form 10-K.
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder
Matters
The information required by Item 12 will be included in the definitive proxy statement relating to the 2025 Annual
Meeting of Stockholders of Brixmor Property Group Inc. to be held on April 23, 2025 and is incorporated herein by
reference. Brixmor Property Group Inc. will file such definitive proxy statement with the SEC pursuant to
Regulation 14A not later than 120 days after the end of the Company’s 2024 fiscal year covered by this Form 10-K.
Item 13. Certain Relationships and Related Transactions, and Director Independence
The information required by Item 13 will be included in the definitive proxy statement relating to the 2025 Annual
Meeting of Stockholders of Brixmor Property Group Inc. to be held on April 23, 2025 and is incorporated herein by
reference. Brixmor Property Group Inc. will file such definitive proxy statement with the SEC pursuant to
Regulation 14A not later than 120 days after the end of the Company’s 2024 fiscal year covered by this Form 10-K.
Item 14. Principal Accountant Fees and Services
The information required by Item 14 will be included in the definitive proxy statement relating to the 2025 Annual
Meeting of Stockholders of Brixmor Property Group Inc. to be held on April 23, 2025 and is incorporated herein by
reference. Brixmor Property Group Inc. will file such definitive proxy statement with the SEC pursuant to
Regulation 14A not later than 120 days after the end of the Company’s 2024 fiscal year covered by this Form 10-K.
42
PART IV
Item 15. Exhibit and Financial Statement Schedules
(a) Documents filed as part of this report
Form
10-K
Page
1 CONSOLIDATED STATEMENTS
Reports of Independent Registered Public Accounting Firm (PCAOB ID No. 34) ....................................... F-2
Brixmor Property Group Inc.:
Consolidated Balance Sheets as of December 31, 2024 and 2023 ................................................................ F-8
Consolidated Statements of Operations for the Years Ended December 31, 2024, 2023 and 2022 ............... F-9
Consolidated Statements of Comprehensive Income for the Years Ended December 31, 2024, 2023 and
2022 ............................................................................................................................................................... F-10
Consolidated Statement of Changes in Equity for the Years Ended December 31, 2024, 2023 and 2022 .... F-11
Consolidated Statements of Cash Flows for the Years Ended December 31, 2024, 2023 and 2022.............. F-12
Brixmor Operating Partnership LP:
Consolidated Balance Sheets as of December 31, 2024 and 2023 ................................................................ F-13
Consolidated Statements of Operations for the Years Ended December 31, 2024, 2023 and 2022 ............... F-14
Consolidated Statements of Comprehensive Income for the Years Ended December 31, 2024, 2023 and
2022 ............................................................................................................................................................... F-15
Consolidated Statement of Changes in Capital for the Years Ended December 31, 2024, 2023 and 2022 .... F-16
Consolidated Statements of Cash Flows for the Years Ended December 31, 2024, 2023 and 2022.............. F-17
Notes to Consolidated Financial Statements ................................................................................................. F-18
2 CONSOLIDATED FINANCIAL STATEMENT SCHEDULES
Schedule II – Valuation and Qualifying Accounts ......................................................................................... F-43
Schedule III – Real Estate and Accumulated Depreciation ........................................................................... F-44
All other schedules are omitted because they are not applicable or the required information is shown in
the financial statements or notes thereto.
43
(b) Exhibits. The following documents are filed as exhibits to this report:
Incorporated by Reference
Exhibit
Number
Exhibit Description
Form
File No.
Date of
Filing
Exhibit
Number
Filed
Herewith
3.1
Articles of Incorporation of Brixmor
Property Group Inc., dated as of
November 4, 2013
8-K
001-36160
11/4/2013
3.1
3.2
Third Amended and Restated Bylaws of
Brixmor Property Group Inc., dated as of
July 24, 2024
8-K
001-36160
7/24/2024
3.1
3.3
Amended and Restated Certificate of
Limited Partnership of Brixmor
Operating Partnership LP
10-K
001-36160
3/12/2014
10.7
3.4
Second Amended and Restated
Agreement of Limited Partnership of
Brixmor Operating Partnership LP, dated
as of October 28, 2019, by and among
Brixmor OP GP LLC, as General Partner,
BPG Subsidiary Inc., as Limited Partner,
BPG Sub LLC, as Limited Partner, and
the other limited partners from time to
time party thereto
10-Q
001-36160
10/28/2019
3.1
4.1
Indenture, dated January 21, 2015,
between Brixmor Operating Partnership
LP, as issuer, and The Bank of New York
Mellon, as trustee (the “2015 Indenture”)
8-K
001-36160
1/21/2015
4.1
4.2
First Supplemental Indenture to the 2015
Indenture, dated January 21, 2015,
among Brixmor Operating Partnership
LP, as issuer, and Brixmor OP GP LLC
and BPG Subsidiary Inc., as possible
future guarantors, and The Bank of New
York Mellon, as trustee
8-K
001-36160
1/21/2015
4.2
4.3
Third Supplemental Indenture to the
2015 Indenture, dated June 13, 2016,
among Brixmor Operating Partnership
LP, as issuer, and The Bank of New York
Mellon, as trustee
8-K
00-36160
6/13/2016
4.2
4.4
Fifth Supplemental Indenture to the 2015
Indenture, dated March 8, 2017, among
Brixmor Operating Partnership LP, as
issuer, and The Bank of New York
Mellon, as trustee
8-K
00-36160
3/8/2017
4.2
4.5
Eighth Supplemental Indenture to the
2015 Indenture, dated May 10, 2019,
between Brixmor Operating Partnership
LP, as issuer, and The Bank of New York
Mellon, as trustee
8-K
00-36160
5/10/2019
4.2
4.6
Amendment No. 1 to the Eighth
Supplemental Indenture to the 2015
Indenture, dated May 10, 2019, between
Brixmor Operating Partnership LP, as
issuer, and The Bank of New York
Mellon, as trustee
8-K
00-36160
8/15/2019
4.3
4.7
Ninth Supplemental Indenture to the
2015 Indenture, dated June 10, 2020,
between Brixmor Operating Partnership
LP, as issuer, and The Bank of New York
Mellon, as trustee
8-K
001-36160
6/10/2020
4.2
44
Incorporated by Reference
Exhibit
Number
Exhibit Description
Form
File No.
Date of
Filing
Exhibit
Number
Filed
Herewith
4.8
Amendment No. 1 to the Ninth
Supplemental Indenture to the 2015
Indenture, dated August 20, 2020,
between Brixmor Operating Partnership
LP, as issuer, and The Bank of New York
Mellon, as trustee
8-K
001-36160
8/20/2020
4.3
4.9
Tenth Supplemental Indenture to the
2015 Indenture, dated March 5, 2021,
between Brixmor Operating Partnership
LP, as issuer, and The Bank of New York
Mellon, as trustee
8-K
001-36160
3/5/2021
4.2
4.10
Eleventh Supplemental Indenture to the
2015 Indenture, dated August 16, 2021,
between Brixmor Operating Partnership
LP, as issuer, and The Bank of New York
Mellon, as trustee
8-K
001-36160
8/16/2021
4.2
4.11
Twelfth Supplemental Indenture to the
2015 Indenture, dated January 12, 2024,
between Brixmor Operating Partnership
LP, as issuer, and The Bank of New York
Mellon, as trustee
8-K
001-36160
1/12/2024
4.2
4.12
Thirteenth Supplemental Indenture to the
2015 Indenture, dated May 28, 2024,
between Brixmor Operating Partnership
LP, as issuer, and The Bank of New York
Mellon, as trustee
8-K
001-36160
5/28/2024
4.2
4.13
Indenture, dated as of March 29, 1995,
between New Plan Realty Trust and The
First National Bank of Boston, as Trustee
(the “1995 Indenture”)
S-3
33-61383
7/28/1995
4.2
4.14
First Supplemental Indenture to the 1995
Indenture, dated as of August 5, 1999, by
and among New Plan Realty Trust, New
Plan Excel Realty Trust, Inc. and State
Street Bank and Trust Company
10-Q
001-12244
11/12/1999
10.2
4.15
Successor Supplemental Indenture to the
1995 Indenture, dated as of April 20,
2007, by and among Super
IntermediateCo LLC and U.S. Bank
Trust Company, National Association
10-Q
001-12244
8/9/2007
4.2
4.16
Third Supplemental Indenture to the
1995 Indenture, dated as of October 30,
2009, by and among Centro NP LLC and
U.S. Bank Trust Company, National
Association
S-11
333-190002
8/23/2013
4.4
4.17
Supplemental Indenture to the 1995
Indenture, dated as of October 16, 2014,
between Brixmor LLC and U.S. Bank
Trust Company, National Association
8-K
001-36160
10/17/2014
4.1
4.18
Indenture, dated as of February 3, 1999,
among the New Plan Excel Realty Trust,
Inc., as Primary Obligor, New Plan
Realty Trust, as Guarantor, and State
Street Bank and Trust Company, as
Trustee (the “1999 Indenture”)
8-K
001-12244
2/3/1999
4.1
45
Incorporated by Reference
Exhibit
Number
Exhibit Description
Form
File No.
Date of
Filing
Exhibit
Number
Filed
Herewith
4.19
Successor Supplemental Indenture to the
1999 Indenture, dated as of April 20,
2007, by and among Super
IntermediateCo LLC, New Plan Realty
Trust, LLC and U.S. Bank Trust National
Association
10-Q
001-12244
8/9/2007
4.3
4.20
Description of Registered Securities
10-K 001-36160
2/7/2022
4.22
10.1* 2022 Omnibus Incentive Plan
8-K 001-36160 4/29/2022
10.1
10.2*
Form of Director and Officer
Indemnification Agreement
S-11
333-190002
8/23/2013
10.19
10.3*
Form of Director Restricted Stock Award
Agreement
10-K
001-36160
2/13/2023
10.3
10.4*
Form of Brixmor Property Group Inc.
Restricted Stock Unit Agreement
(TRSUs, PRSUs, and OPRSUs)
—
—
—
—
x
10.5*
Employment Agreement, dated April 12,
2016, by and between Brixmor Property
Group Inc. and James M. Taylor
10-Q
001-36160
7/25/2016
10.1
10.6*
First Amendment to Employment
Agreement, dated February 2, 2021, by
and between Brixmor Property Group
Inc. and James M. Taylor
8-K
001-36160
2/4/2021
10.1
10.7*
Employment Agreement, dated May 11,
2016, by and between Brixmor Property
Group Inc. and Mark T. Horgan
10-K
001-36160
2/13/2017
10.22
10.8*
First Amendment to Employment
Agreement, dated March 7, 2019, by and
between Brixmor Property Group Inc.
and Mark T. Horgan
8-K
001-36160
3/8/2019
10.2
10.9*
Second Amendment to Employment
Agreement, dated February 1, 2022, by
and between Brixmor Property Group
Inc. and Mark T. Horgan
8-K
001-36160
2/4/2022
10.2
10.10*
Third Amendment to Employment
Agreement, dated February 5, 2025, by
and between Brixmor Property Group
Inc. and Mark T. Horgan
8-K
001-36160
2/7/2025
10.1
10.11*
Employment Agreement, dated
November 1, 2011, by and between
Brixmor Property Group Inc. and Steven
F. Siegel
S-11
333-190002
8/23/2013
10.23
10.12*
First Amendment to Employment
Agreement, dated February 26, 2019, by
and between Brixmor Property Group
Inc. and Steven F. Siegel
10-Q
001-36160
4/29/2019
10.3
10.13*
Second Amendment to Employment
Agreement, dated April 26, 2019, by and
between Brixmor Property Group Inc.
and Steven F. Siegel
10-Q
001-36160
4/29/2019
10.4
10.14*
Employment Agreement, dated July 24,
2024, by and between Brixmor Property
Group Inc. and Steven T. Gallagher
8-K
001-36160
7/24/2024
10.2
46
Incorporated by Reference
Exhibit
Number
Exhibit Description
Form
File No.
Date of
Filing
Exhibit
Number
Filed
Herewith
10.15*
Amended and Restated Employment
Agreement, dated July 24, 2024, by and
between Brixmor Property Group Inc.
and Brian T. Finnegan
8-K
001-36160
7/24/2024
10.1
10.16
Third Amended and Restated Revolving
Credit Agreement, dated as of April 28,
2022, among Brixmor Operating
Partnership LP, as borrower, JPMorgan
Chase Bank, N.A., as administrative
agent, and the lenders party thereto
10-Q
001-36160
5/2/2022
10.1
10.17
Amended and Restated Term Loan
Agreement, dated as of April 28, 2022,
among Brixmor Operating Partnership
LP, as borrower, JPMorgan Chase Bank,
N.A., as administrative agent, and the
lenders from time to time party thereto
10-Q
001-36160
5/2/2022
10.2
10.18
Amendment No. 1 to Amended and
Restated Term Loan Agreement, dated as
of July 7, 2022, among Brixmor
Operating Partnership LP, as borrower,
JPMorgan Chase Bank, N.A., as
administrative agent, and the lenders
from time to time party thereto
10-K
001-36160
2/13/2023
10.19
19.1
Policies and Procedures for Trading in
Securities of Brixmor Property Group
Inc. by Directors, Executive Officers,
and Access Employees
—
—
—
—
x
21.1
Subsidiaries of the Brixmor Property
Group Inc.
—
—
—
—
x
21.1
Subsidiaries of the Brixmor Operating
Partnership LP
—
—
—
—
x
23.1
Consent of Deloitte & Touche LLP for
Brixmor Property Group Inc.
—
—
—
—
x
23.2
Consent of Deloitte & Touche LLP for
Brixmor Operating Partnership LP
—
—
—
—
x
31.1
Brixmor Property Group Inc.
Certification of Chief Executive Officer
pursuant to Rule 13a-14(a)/15d-14(a) of
the Securities Exchange Act of 1934, as
adopted pursuant to Section 302 of the
Sarbanes-Oxley Act of 2002
—
—
—
—
x
31.2
Brixmor Property Group Inc.
Certification of Chief Financial Officer
pursuant to Rule 13a-14(a)/15d-14(a) of
the Securities Exchange Act of 1934 as
adopted pursuant to Section 302 of the
Sarbanes-Oxley Act of 2002
—
—
—
—
x
31.3
Brixmor Operating Partnership LP
Certification of Chief Executive Officer
pursuant to Rule 13a-14(a)/15d-14(a) of
the Securities Exchange Act of 1934, as
adopted pursuant to Section 302 of the
Sarbanes-Oxley Act of 2002
—
—
—
—
x
47
Incorporated by Reference
Exhibit
Number
Exhibit Description
Form
File No.
Date of
Filing
Exhibit
Number
Filed
Herewith
31.4
Brixmor Operating Partnership LP
Certification of Chief Financial Officer
pursuant to Rule 13a-14(a)/15d-14(a) of
the Securities Exchange Act of 1934 as
adopted pursuant to Section 302 of the
Sarbanes-Oxley Act of 2002
—
—
—
—
x
32.1
Brixmor Property Group Inc.
Certification of Chief Executive Officer
and Chief Financial Officer Pursuant to
18 U.S.C. Section 1350 as Adopted
Pursuant to Section 906 of the Sarbanes-
Oxley Act of 2002
—
—
—
—
x
32.2
Brixmor Operating Partnership LP
Certification of Chief Executive Officer
and Chief Financial Officer Pursuant to
18 U.S.C. Section 1350 as Adopted
Pursuant to Section 906 of the Sarbanes-
Oxley Act of 2002
—
—
—
—
x
97.1
Policy Relating to Recovery of
Erroneously Awarded Compensation
10-K
001-36160
2/12/2024
97.1
99.1
Property List
—
—
—
—
x
101.INS XBRL Instance Document
—
—
—
—
x
101.SCH
XBRL Taxonomy Extension Schema
Document
—
—
—
—
x
101.CAL
XBRL Taxonomy Extension Calculation
Linkbase Document
—
—
—
—
x
101.DEF
XBRL Taxonomy Extension Definition
Linkbase Document
—
—
—
—
x
101.LAB
XBRL Taxonomy Extension Label
Linkbase Document
—
—
—
—
x
101.PRE
XBRL Taxonomy Extension Presentation
Linkbase Document
—
—
—
—
x
104
Cover Page Interactive Data File
(formatted as Inline XBRL and included
in Exhibit 101)
x
* Indicates management contract or compensatory plan or arrangement.
The agreements and other documents filed as exhibits to this report are not intended to provide factual information
or other disclosure other than with respect to the terms of the agreements or other documents themselves, and you
should not rely on them for that purpose. In particular, any representations and warranties made by us in these
agreements or other documents were made solely within the specific context of the relevant agreement or document
and may not describe the actual state of affairs as of the date they were made or at any other time.
Item 16. Form 10-K Summary
None.
48
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the
Registrants have duly caused this report to be signed on their behalf by the undersigned thereunto duly authorized.
BRIXMOR PROPERTY GROUP INC.
Date: February 10, 2025
By: /s/ James M. Taylor
James M. Taylor
Chief Executive Officer
(Principal Executive Officer)
BRIXMOR OPERATING PARTNERSHIP LP
Date: February 10, 2025
By: /s/ James M. Taylor
James M. Taylor
Chief Executive Officer
(Principal Executive Officer)
Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by
the following persons on behalf of the registrant and in the capacities and on the dates indicated.
Date: February 10, 2025
By: /s/ James M. Taylor
James M. Taylor
Chief Executive Officer
(Principal Executive Officer, Director, Sole
Director of Sole Member of General Partner of
Operating Partnership)
Date: February 10, 2025
By: /s/ Steven T. Gallagher
Steven T. Gallagher
Chief Financial Officer
(Principal Financial Officer)
Date: February 10, 2025
By: /s/ Kevin Brydzinski
Kevin Brydzinski
Chief Accounting Officer
(Principal Accounting Officer)
Date: February 10, 2025
By: /s/ Sheryl M. Crosland
Sheryl M. Crosland
Chair of the Board of Directors
Date: February 10, 2025
By: /s/ Michael Berman
Michael Berman
Director
Date: February 10, 2025
By: /s/ Juliann Bowerman
Juliann Bowerman
Director
Date: February 10, 2025
By: /s/ Thomas W. Dickson
Thomas W. Dickson
Director
Date: February 10, 2025
By: /s/ Daniel B. Hurwitz
Daniel B. Hurwitz
Director
Date: February 10, 2025
By: /s/ Sandra A. J. Lawrence
Sandra A. J. Lawrence
Director
Date: February 10, 2025
By: /s/ William D. Rahm
William D. Rahm
Director
Date: February 10, 2025
By: /s/ John Peter Suarez
John Peter Suarez
Director
F-1
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS
AND
FINANCIAL STATEMENT SCHEDULES
Form
10-K
Page
1 CONSOLIDATED STATEMENTS
Reports of Independent Registered Public Accounting Firm ...................................................................... F-2
Brixmor Property Group Inc.:
Consolidated Balance Sheets as of December 31, 2024 and 2023 .............................................................. F-8
Consolidated Statements of Operations for the Years Ended December 31, 2024, 2023 and 2022 ............. F-9
Consolidated Statements of Comprehensive Income for the Years Ended December 31, 2024, 2023 and
2022 ............................................................................................................................................................. F-10
Consolidated Statements of Changes in Equity for the Years Ended December 31, 2024, 2023 and
2022 ............................................................................................................................................................. F-11
Consolidated Statements of Cash Flows for the Years Ended December 31, 2024, 2023 and 2022 ........... F-12
Brixmor Operating Partnership LP:
Consolidated Balance Sheets as of December 31, 2024 and 2023 .............................................................. F-13
Consolidated Statements of Operations for the Years Ended December 31, 2024, 2023 and 2022 ............. F-14
Consolidated Statements of Comprehensive Income for the Years Ended December 31, 2024, 2023 and
2022 ............................................................................................................................................................. F-15
Consolidated Statements of Changes in Capital for the Years Ended December 31, 2024, 2023 and
2022 ............................................................................................................................................................. F-16
Consolidated Statements of Cash Flows for the Years Ended December 31, 2024, 2023 and 2022 ........... F-17
Notes to Consolidated Financial Statements ............................................................................................... F-18
2 CONSOLIDATED FINANCIAL STATEMENT SCHEDULES
Schedule II – Valuation and Qualifying Accounts ....................................................................................... F-43
Schedule III – Real Estate and Accumulated Depreciation ......................................................................... F-44
All other schedules are omitted because they are not applicable or the required information is shown in
the financial statements or notes thereto.
F-2
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Stockholders and the Board of Directors of Brixmor Property Group Inc.
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Stockholders and the Board of Directors of Brixmor Property Group Inc.
Opinion on the Financial Statements
We have audited the accompanying consolidated balance sheets of Brixmor Property Group Inc. and subsidiaries
(the "Company") as of December 31, 2024 and 2023, the related consolidated statements of operations,
comprehensive income, changes in equity, and cash flows, for each of the three years in the period ended December
31, 2024, and the related notes and the schedules listed in the Index at Item 15 (collectively referred to as the
"financial statements"). In our opinion, the financial statements present fairly, in all material respects, the financial
position of the Company as of December 31, 2024 and 2023, and the results of its operations and its cash flows for
each of the three years in the period ended December 31, 2024, in conformity with accounting principles generally
accepted in the United States of America.
We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United
States) (PCAOB), the Company's internal control over financial reporting as of December 31, 2024, based on
criteria established in Internal Control — Integrated Framework (2013) issued by the Committee of Sponsoring
Organizations of the Treadway Commission and our report dated February 10, 2025, expressed an unqualified
opinion on the Company's internal control over financial reporting.
Basis for Opinion
These financial statements are the responsibility of the Company's management. Our responsibility is to express an
opinion on the Company's financial statements based on our audits. We are a public accounting firm registered with
the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal
securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the
PCAOB.
We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and
perform the audit to obtain reasonable assurance about whether the financial statements are free of material
misstatement, whether due to error or fraud. Our audits included performing procedures to assess the risks of
material misstatement of the financial statements, whether due to error or fraud, and performing procedures that
respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and
disclosures in the financial statements. Our audits also included evaluating the accounting principles used and
significant estimates made by management, as well as evaluating the overall presentation of the financial statements.
We believe that our audits provide a reasonable basis for our opinion.
Critical Audit Matter
The critical audit matter communicated below is a matter arising from the current-period audit of the financial
statements that was communicated or required to be communicated to the audit committee and that (1) relates to
accounts or disclosures that are material to the financial statements and (2) involved our especially challenging,
subjective, or complex judgments. The communication of critical audit matters does not alter in any way our opinion
on the financial statements, taken as a whole, and we are not, by communicating the critical audit matter below,
providing a separate opinion on the critical audit matter or on the accounts or disclosures to which it relates.
Impairment of Real Estate Assets — Refer to Notes 1 and 5 to the financial statements
Critical Audit Matter Description
Management periodically assesses whether there are any indicators, including property operating performance,
changes in anticipated hold period, and general market conditions, that the carrying value of the Company’s real
estate assets (including any related intangible assets or liabilities) may be impaired. If an indicator is identified, a
F-3
real estate asset is considered impaired only if management’s estimate of aggregate future undiscounted and
unleveraged property operating cash flows, considering the anticipated probability-weighted hold period, is less than
the carrying value of the property. Various factors are considered in the estimation process, including the anticipated
hold period, current or future reinvestment projects, and the effects of demand and competition on future operating
income or property values. Changes in any estimates or assumptions, particularly the anticipated hold period, could
have a material impact on the projected operating cash flows. If management determines that the carrying value of a
real estate asset is impaired, an impairment charge is recognized to reflect the estimated fair value of the asset.
The Company utilizes estimates and assumptions when determining potential impairments based on the asset’s
projected operating cash flows. We identified management’s estimate of anticipated hold period for the properties
evaluated for impairment as a critical audit matter because of the significance of the estimate within management’s
evaluation of the recoverability of real estate assets. Changes in the anticipated hold period could have a material
impact on the projected operating cash flows and the amount of recorded impairment charge(s). This required a high
degree of auditor judgment and an increased extent of effort when performing audit procedures to evaluate the
reasonableness of management’s assessment of expected remaining hold period.
How the Critical Audit Matter Was Addressed in the Audit
Our audit procedures related to management’s estimates in determining the impairment of real estate asset values
included the following, among others:
•
We tested the effectiveness of controls over management’s impairment analysis, including controls over the
estimate of the anticipated hold period of real estate assets.
•
We evaluated the Company’s estimate of hold periods by:
◦
Performing a retrospective analysis to compare historical estimates for real estate assets that have
subsequently been disposed.
◦
Obtaining and evaluating financial and operational evidence supporting the assumption of the
anticipated hold period.
/s/ Deloitte & Touche LLP
Philadelphia, Pennsylvania
February 10, 2025
We have served as the Company's auditor since 2015.
F-4
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Stockholders and the Board of Directors of Brixmor Property Group Inc.
Opinion on Internal Control over Financial Reporting
We have audited the internal control over financial reporting of Brixmor Property Group Inc. and subsidiaries (the
“Company”) as of December 31, 2024, based on criteria established in Internal Control — Integrated Framework
(2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO). In our opinion,
the Company maintained, in all material respects, effective internal control over financial reporting as of December
31, 2024, based on criteria established in Internal Control — Integrated Framework (2013) issued by COSO.
We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United
States) (PCAOB), the consolidated financial statements as of and for the year ended December 31, 2024, of the
Company, and our report dated February 10, 2025, expressed an unqualified opinion on those financial statements.
Basis for Opinion
The Company’s management is responsible for maintaining effective internal control over financial reporting and for
its assessment of the effectiveness of internal control over financial reporting, included in the accompanying
Management’s Report on Internal Control over Financial Reporting. Our responsibility is to express an opinion on
the Company’s internal control over financial reporting based on our audit. We are a public accounting firm
registered with the PCAOB and are required to be independent with respect to the Company in accordance with the
U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and
the PCAOB.
We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and
perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting
was maintained in all material respects. Our audit included obtaining an understanding of internal control over
financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating
effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered
necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
Definition and Limitations of Internal Control over Financial Reporting
A company’s internal control over financial reporting is a process designed to provide reasonable assurance
regarding the reliability of financial reporting and the preparation of financial statements for external purposes in
accordance with generally accepted accounting principles. A company’s internal control over financial reporting
includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail,
accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable
assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance
with generally accepted accounting principles, and that receipts and expenditures of the company are being made
only in accordance with authorizations of management and directors of the company; and (3) provide reasonable
assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s
assets that could have a material effect on the financial statements.
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.
/s/ Deloitte & Touche LLP
Philadelphia, Pennsylvania
February 10, 2025
F-5
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Partners and the Board of Directors of Brixmor Operating Partnership LP
Opinion on the Financial Statements
We have audited the accompanying consolidated balance sheets of Brixmor Operating Partnership LP and
subsidiaries (the "Operating Partnership") as of December 31, 2024 and 2023, the related consolidated statements of
operations, comprehensive income, changes in capital, and cash flows, for each of the three years in the period
ended December 31, 2024, and the related notes and the schedules listed in the Index at Item 15 (collectively
referred to as the "financial statements"). In our opinion, the financial statements present fairly, in all material
respects, the financial position of the Operating Partnership as of December 31, 2024 and 2023, and the results of its
operations and its cash flows for each of the three years in the period ended December 31, 2024, in conformity with
accounting principles generally accepted in the United States of America.
We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United
States) (PCAOB), the Operating Partnership's internal control over financial reporting as of December 31, 2024,
based on criteria established in Internal Control — Integrated Framework (2013) issued by the Committee of
Sponsoring Organizations of the Treadway Commission and our report dated February 10, 2025, expressed an
unqualified opinion on the Operating Partnership's internal control over financial reporting.
Basis for Opinion
These financial statements are the responsibility of the Operating Partnership's management. Our responsibility is to
express an opinion on the Operating Partnership’s financial statements based on our audits. We are a public
accounting firm registered with the PCAOB and are required to be independent with respect to the Operating
Partnership in accordance with the U.S. federal securities laws and the applicable rules and regulations of the
Securities and Exchange Commission and the PCAOB.
We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and
perform the audit to obtain reasonable assurance about whether the financial statements are free of material
misstatement, whether due to error or fraud. Our audits included performing procedures to assess the risks of
material misstatement of the financial statements, whether due to error or fraud, and performing procedures that
respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and
disclosures in the financial statements. Our audits also included evaluating the accounting principles used and
significant estimates made by management, as well as evaluating the overall presentation of the financial statements.
We believe that our audits provide a reasonable basis for our opinion.
Critical Audit Matter
The critical audit matter communicated below is a matter arising from the current-period audit of the financial
statements that was communicated or required to be communicated to the audit committee and that (1) relates to
accounts or disclosures that are material to the financial statements and (2) involved our especially challenging,
subjective, or complex judgments. The communication of critical audit matters does not alter in any way our opinion
on the financial statements, taken as a whole, and we are not, by communicating the critical audit matter below,
providing a separate opinion on the critical audit matter or on the accounts or disclosures to which it relates.
Impairment of Real Estate Assets — Refer to Notes 1 and 5 to the financial statements
Critical Audit Matter Description
Management periodically assesses whether there are any indicators, including property operating performance,
changes in anticipated hold period, and general market conditions, that the carrying value of the Operating
Partnership’s real estate assets (including any related intangible assets or liabilities) may be impaired. If an indicator
is identified, a real estate asset is considered impaired only if management’s estimate of aggregate future
undiscounted and unleveraged property operating cash flows, considering the anticipated probability-weighted hold
period, is less than the carrying value of the property. Various factors are considered in the estimation process,
including the anticipated hold period, current or future reinvestment projects, and the effects of demand and
F-6
competition on future operating income or property values. Changes in any estimates or assumptions, particularly
the anticipated hold period, could have a material impact on the projected operating cash flows. If management
determines that the carrying value of a real estate asset is impaired, an impairment charge is recognized to reflect the
estimated fair value of the asset.
The Operating Partnership utilizes estimates and assumptions when determining potential impairments based on the
asset’s projected operating cash flows. We identified management’s estimate of anticipated hold period for the
properties evaluated for impairment as a critical audit matter because of the significance of the estimate within
management’s evaluation of the recoverability of real estate assets. Changes in the anticipated hold period could
have a material impact on the projected operating cash flows and the amount of recorded impairment charge(s). This
required a high degree of auditor judgment and an increased extent of effort when performing audit procedures to
evaluate the reasonableness of management’s assessment of expected remaining hold period.
How the Critical Audit Matter Was Addressed in the Audit
Our audit procedures related to management’s estimates in determining the impairment of real estate asset values
included the following, among others:
•
We tested the effectiveness of controls over management’s impairment analysis, including controls over the
estimate of the anticipated hold period of real estate assets.
•
We evaluated the Operating Partnership’s estimate of hold periods by:
◦
Performing a retrospective analysis to compare historical estimates for real estate assets that have
subsequently been disposed.
◦
Obtaining and evaluating financial and operational evidence supporting the assumption of the
anticipated hold period.
/s/ Deloitte & Touche LLP
Philadelphia, Pennsylvania
February 10, 2025
We have served as the Operating Partnership’s auditor since 2015.
F-7
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Partners and the Board of Directors of Brixmor Operating Partnership LP
Opinion on Internal Control over Financial Reporting
We have audited the internal control over financial reporting of Brixmor Operating Partnership LP and subsidiaries
(the “Operating Partnership”) as of December 31, 2024, based on criteria established in Internal Control —
Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission
(COSO). In our opinion, the Operating Partnership maintained, in all material respects, effective internal control
over financial reporting as of December 31, 2024, based on criteria established in Internal Control — Integrated
Framework (2013) issued by COSO.
We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United
States) (PCAOB), the consolidated financial statements as of and for the year ended December 31, 2024, of the
Operating Partnership and our report dated February 10, 2025, expressed an unqualified opinion on those financial
statements.
Basis for Opinion
The Operating Partnership’s management is responsible for maintaining effective internal control over financial
reporting and for its assessment of the effectiveness of internal control over financial reporting, included in the
accompanying Management’s Report on Internal Control over Financial Reporting. Our responsibility is to express
an opinion on the Operating Partnership’s internal control over financial reporting based on our audit. We are a
public accounting firm registered with the PCAOB and are required to be independent with respect to the Operating
Partnership in accordance with the U.S. federal securities laws and the applicable rules and regulations of the
Securities and Exchange Commission and the PCAOB.
We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and
perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting
was maintained in all material respects. Our audit included obtaining an understanding of internal control over
financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating
effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered
necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
Definition and Limitations of Internal Control over Financial Reporting
A company’s internal control over financial reporting is a process designed to provide reasonable assurance
regarding the reliability of financial reporting and the preparation of financial statements for external purposes in
accordance with generally accepted accounting principles. A company’s internal control over financial reporting
includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail,
accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable
assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance
with generally accepted accounting principles, and that receipts and expenditures of the company are being made
only in accordance with authorizations of management and directors of the company; and (3) provide reasonable
assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s
assets that could have a material effect on the financial statements.
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.
/s/ Deloitte & Touche LLP
Philadelphia, Pennsylvania
February 10, 2025
F-8
BRIXMOR PROPERTY GROUP INC. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
(in thousands, except share information)
December 31,
2024
December 31,
2023
Assets
Real estate
Land
$
1,834,814 $
1,794,011
Buildings and improvements
9,574,243
9,201,876
11,409,057
10,995,887
Accumulated depreciation and amortization
(3,410,179)
(3,198,980)
Real estate, net
7,998,878
7,796,907
Cash and cash equivalents
377,616
866
Restricted cash
1,076
18,038
Marketable securities
20,301
19,914
Receivables, net
281,947
278,775
Deferred charges and prepaid expenses, net
167,080
164,061
Real estate assets held for sale
4,189
—
Other assets
57,827
54,155
Total assets
$
8,908,914 $
8,332,716
Liabilities
Debt obligations, net
$
5,339,751 $
4,933,525
Accounts payable, accrued expenses and other liabilities
585,241
548,890
Total liabilities
5,924,992
5,482,415
Commitments and contingencies (Note 15)
—
—
Equity
Common stock, $0.01 par value; authorized 3,000,000,000 shares; 314,619,008 and 309,723,386
shares issued and 305,492,016 and 300,596,394 shares outstanding
3,055
3,006
Additional paid-in capital
3,431,043
3,310,590
Accumulated other comprehensive income (loss)
8,218
(2,700)
Distributions in excess of net income
(458,638)
(460,595)
Total stockholders' equity
2,983,678
2,850,301
Non-controlling interests
244
—
Total equity
2,983,922
2,850,301
Total liabilities and equity
$
8,908,914 $
8,332,716
The accompanying notes are an integral part of these consolidated financial statements.
F-9
BRIXMOR PROPERTY GROUP INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
(in thousands, except per share data)
Year Ended December 31,
2024
2023
2022
Revenues
Rental income
$
1,283,421 $
1,243,844 $
1,217,362
Other revenues
1,633
1,192
712
Total revenues
1,285,054
1,245,036
1,218,074
Operating expenses
Operating costs
152,825
146,473
141,408
Real estate taxes
164,291
173,517
170,383
Depreciation and amortization
381,396
362,277
344,731
Impairment of real estate assets
11,143
17,836
5,724
General and administrative
116,363
117,128
117,225
Total operating expenses
826,018
817,231
779,471
Other income (expense)
Dividends and interest
20,776
666
314
Interest expense
(215,994)
(190,733)
(192,427)
Gain on sale of real estate assets
78,064
65,439
111,563
Gain (loss) on extinguishment of debt, net
554
4,356
(221)
Other
(3,160)
(2,446)
(3,639)
Total other expense
(119,760)
(122,718)
(84,410)
Net income
339,276
305,087
354,193
Net income attributable to non-controlling interests
(2)
—
—
Net income attributable to Brixmor Property Group Inc.
$
339,274 $
305,087 $
354,193
Net income per common share:
Basic
$
1.12 $
1.01 $
1.18
Diluted
$
1.11 $
1.01 $
1.17
Weighted average shares:
Basic
303,130
300,977
299,938
Diluted
304,038
302,376
301,742
The accompanying notes are an integral part of these consolidated financial statements.
F-10
BRIXMOR PROPERTY GROUP INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
(in thousands)
Year Ended December 31,
2024
2023
2022
Net income
$
339,276
$
305,087
$
354,193
Other comprehensive income (loss)
Change in unrealized gain (loss) on interest rate swaps, net (Note 6)
10,697
(12,153)
22,226
Change in unrealized gain (loss) on marketable securities
221
602
(701)
Total other comprehensive income (loss)
10,918
(11,551)
21,525
Comprehensive income
350,194
293,536
375,718
Comprehensive income attributable to non-controlling interests
(2)
—
—
Comprehensive income attributable to Brixmor Property Group, Inc.
$
350,192
$
293,536
$
375,718
The accompanying notes are an integral part of these consolidated financial statements.
F-11
BRIXMOR PROPERTY GROUP INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY
(in thousands, except per share data)
Common Stock
Number
Amount
Additional
Paid-in
Capital
Accumulated
Other
Comprehensive
Income (Loss)
Distributions
in Excess
of Net
Income
Non-
controlling
Interests
Total
Beginning balance, January 1, 2022
297,210
$
2,972
$ 3,231,732
$
(12,674) $
(503,684) $
— $ 2,718,346
Common stock dividends ($0.9800 per common
share)
—
—
—
—
(296,845)
—
(296,845)
Equity based compensation expense
—
—
25,185
—
—
—
25,185
Other comprehensive income
—
—
—
21,525
—
—
21,525
Issuance of common stock
2,706
27
53,073
—
—
—
53,100
Repurchases of common shares in conjunction with
equity award plans
—
—
(10,494)
—
—
—
(10,494)
Net income
—
—
—
—
354,193
—
354,193
Ending balance, December 31, 2022
299,916
2,999
3,299,496
8,851
(446,336)
—
2,865,010
Common stock dividends ($1.0525 per common
share)
—
—
—
—
(319,346)
—
(319,346)
Equity based compensation expense
—
—
22,345
—
—
—
22,345
Other comprehensive loss
—
—
—
(11,551)
—
—
(11,551)
Issuance of common stock
680
7
(6)
—
—
—
1
Repurchases of common shares in conjunction with
equity award plans
—
—
(11,245)
—
—
—
(11,245)
Net income
—
—
—
—
305,087
—
305,087
Ending balance, December 31, 2023
300,596
3,006
3,310,590
(2,700)
(460,595)
—
2,850,301
Common stock dividends ($1.1050 per common share)
—
—
—
—
(337,317)
—
(337,317)
Equity based compensation expense
—
—
19,967
—
—
—
19,967
Other comprehensive income
—
—
—
10,918
—
—
10,918
Issuance of common stock
4,896
49
114,543
—
—
—
114,592
Contributions from non-controlling interests
—
—
—
—
—
242
242
Repurchases of common shares in conjunction with
equity award plans
—
—
(14,057)
—
—
—
(14,057)
Net income
—
—
—
—
339,274
2
339,276
Ending balance, December 31, 2024
305,492
$
3,055
$ 3,431,043 $
8,218
$
(458,638) $
244
$ 2,983,922
The accompanying notes are an integral part of these consolidated financial statements.
F-12
BRIXMOR PROPERTY GROUP INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)
Year Ended December 31,
2024
2023
2022
Operating activities:
Net income
$
339,276 $
305,087 $
354,193
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization
381,396
362,277
344,731
Accretion of debt premium and discount, net
(2,849)
(2,944)
(2,863)
Deferred financing cost amortization
7,140
6,860
7,012
Accretion of above- and below-market leases, net
(11,167)
(12,764)
(12,156)
Tenant inducement amortization and other
2,474
3,878
3,965
Impairment of real estate assets
11,143
17,836
5,724
Gain on sale of real estate assets
(78,064)
(65,439)
(111,563)
Equity based compensation
17,937
20,777
23,407
(Gain) loss on extinguishment of debt, net
(554)
(4,356)
221
Changes in operating assets and liabilities:
Receivables, net
(8,042)
(16,512)
(31,951)
Deferred charges and prepaid expenses
(33,479)
(40,497)
(38,445)
Other assets
(551)
(845)
(551)
Accounts payable, accrued expenses and other liabilities
27
15,436
24,658
Net cash provided by operating activities
624,687
588,794
566,382
Investing activities:
Improvements to and investments in real estate assets
(353,350)
(345,157)
(330,356)
Acquisitions of real estate assets
(293,770)
(2,269)
(409,688)
Proceeds from sales of real estate assets
210,134
182,255
279,815
Purchase of marketable securities
(30,076)
(21,346)
(25,294)
Proceeds from sale of marketable securities
30,041
23,437
23,070
Net cash used in investing activities
(437,021)
(163,080)
(462,453)
Financing activities:
Repayment of borrowings under unsecured revolving credit facility
(98,500)
(632,000)
(675,000)
Proceeds from borrowings under unsecured revolving credit facility
80,000
525,500
800,000
Proceeds from unsecured term loans and notes
796,152
200,000
—
Repayment of borrowings under unsecured term loans and notes
(367,449)
(194,254)
(250,000)
Deferred financing and debt extinguishment costs
(7,714)
(783)
(8,387)
Proceeds from issuances of common shares
114,651
—
53,100
Distributions to common stockholders
(331,203)
(315,287)
(289,632)
Contributions from non-controlling interests
242
—
—
Repurchases of common shares in conjunction with equity award plans
(14,057)
(11,245)
(10,494)
Net cash provided by (used in) financing activities
172,122
(428,069)
(380,413)
Net change in cash, cash equivalents and restricted cash
359,788
(2,355)
(276,484)
Cash, cash equivalents and restricted cash at beginning of period
18,904
21,259
297,743
Cash, cash equivalents and restricted cash at end of period
$
378,692 $
18,904 $
21,259
Reconciliation to consolidated balance sheets:
Cash and cash equivalents
$
377,616 $
866 $
16,492
Restricted cash
1,076
18,038
4,767
Cash, cash equivalents and restricted cash at end of period
$
378,692 $
18,904 $
21,259
Supplemental disclosure of cash flow information:
Cash paid for interest, net of amount capitalized of $3,981, $4,147 and $3,081
$
189,266 $
186,957 $
187,293
State and local taxes paid
2,278
2,323
1,951
The accompanying notes are an integral part of these consolidated financial statements.
F-13
BRIXMOR OPERATING PARTNERSHIP LP AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
(in thousands, except unit information)
December 31,
2024
December 31,
2023
Assets
Real estate
Land
$
1,834,814 $
1,794,011
Buildings and improvements
9,574,243
9,201,876
11,409,057
10,995,887
Accumulated depreciation and amortization
(3,410,179)
(3,198,980)
Real estate, net
7,998,878
7,796,907
Cash and cash equivalents
376,956
866
Restricted cash
1,076
18,038
Marketable securities
20,301
19,914
Receivables, net
281,947
278,775
Deferred charges and prepaid expenses, net
167,080
164,061
Real estate assets held for sale
4,189
—
Other assets
57,827
54,155
Total assets
$
8,908,254 $
8,332,716
Liabilities
Debt obligations, net
$
5,339,751 $
4,933,525
Accounts payable, accrued expenses and other liabilities
585,241
548,911
Total liabilities
5,924,992
5,482,436
Commitments and contingencies (Note 15)
—
—
Capital
Partnership common units; 314,619,008 and 309,723,386 units issued and 305,492,016 and
300,596,394 units outstanding
2,974,800
2,852,980
Accumulated other comprehensive income (loss)
8,218
(2,700)
Total partners' capital
2,983,018
2,850,280
Non-controlling interests
244
—
Total capital
2,983,262
2,850,280
Total liabilities and capital
$
8,908,254 $
8,332,716
The accompanying notes are an integral part of these consolidated financial statements.
F-14
BRIXMOR OPERATING PARTNERSHIP LP AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
(in thousands, except per unit data)
Year Ended December 31,
2024
2023
2022
Revenues
Rental income
$
1,283,421 $
1,243,844 $
1,217,362
Other revenues
1,633
1,192
712
Total revenues
1,285,054
1,245,036
1,218,074
Operating expenses
Operating costs
152,825
146,473
141,408
Real estate taxes
164,291
173,517
170,383
Depreciation and amortization
381,396
362,277
344,731
Impairment of real estate assets
11,143
17,836
5,724
General and administrative
116,363
117,128
117,225
Total operating expenses
826,018
817,231
779,471
Other income (expense)
Dividends and interest
20,776
666
314
Interest expense
(215,994)
(190,733)
(192,427)
Gain on sale of real estate assets
78,064
65,439
111,563
Gain (loss) on extinguishment of debt, net
554
4,356
(221)
Other
(3,160)
(2,446)
(3,639)
Total other expense
(119,760)
(122,718)
(84,410)
Net income
339,276
305,087
354,193
Net income attributable to non-controlling interests
(2)
—
—
Net income attributable to Brixmor Operating Partnership LP
$
339,274 $
305,087 $
354,193
Net income per common unit:
Basic
$
1.12 $
1.01 $
1.18
Diluted
$
1.11 $
1.01 $
1.17
Weighted average units:
Basic
303,130
300,977
299,938
Diluted
304,038
302,376
301,742
The accompanying notes are an integral part of these consolidated financial statements.
F-15
BRIXMOR OPERATING PARTNERSHIP LP AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
(in thousands)
Year Ended December 31,
2024
2023
2022
Net income
$
339,276 $
305,087 $
354,193
Other comprehensive income (loss)
Change in unrealized gain (loss) on interest rate swaps, net (Note 6)
10,697
(12,153)
22,226
Change in unrealized gain (loss) on marketable securities
221
602
(701)
Total other comprehensive income (loss)
10,918
(11,551)
21,525
Comprehensive income
350,194
293,536
375,718
Comprehensive income attributable to non-controlling interests
(2)
—
—
Comprehensive income attributable to Brixmor Operating Partnership LP
$
350,192 $
293,536 $
375,718
The accompanying notes are an integral part of these consolidated financial statements.
F-16
BRIXMOR OPERATING PARTNERSHIP LP AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CHANGES IN CAPITAL
(in thousands)
Partnership
Common Units
Accumulated
Other
Comprehensive
Income (Loss)
Non-
controlling
Interests
Total
Beginning balance, January 1, 2022
$
2,715,863 $
(12,675) $
— $ 2,703,188
Distributions to partners
(282,615)
—
—
(282,615)
Equity based compensation expense
25,185
—
—
25,185
Other comprehensive income
—
21,526
—
21,526
Issuance of OP Units
53,100
—
—
53,100
Repurchases of OP Units in conjunction with equity award plans
(10,494)
—
—
(10,494)
Net income
354,193
—
—
354,193
Ending balance, December 31, 2022
2,855,232
8,851
—
2,864,083
Distributions to partners
(318,440)
—
—
(318,440)
Equity based compensation expense
22,345
—
—
22,345
Other comprehensive loss
—
(11,551)
—
(11,551)
Issuance of OP Units
1
—
—
1
Repurchases of OP Units in conjunction with equity award plans
(11,245)
—
—
(11,245)
Net income
305,087
—
—
305,087
Ending balance, December 31, 2023
2,852,980
(2,700)
—
2,850,280
Distributions to partners
(337,956)
—
—
(337,956)
Equity based compensation expense
19,967
—
—
19,967
Other comprehensive income
—
10,918
—
10,918
Issuance of OP Units
114,592
—
—
114,592
Contributions from non-controlling interest
—
—
242
242
Repurchases of OP Units in conjunction with equity award plans
(14,057)
—
—
(14,057)
Net income
339,274
—
2
339,276
Ending balance, December 31, 2024
$
2,974,800 $
8,218 $
244 $ 2,983,262
The accompanying notes are an integral part of these consolidated financial statements.
F-17
BRIXMOR OPERATING PARTNERSHIP LP AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)
Year Ended December 31,
2024
2023
2022
Operating activities:
Net income
$
339,276 $
305,087 $
354,193
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization
381,396
362,277
344,731
Accretion of debt premium and discount, net
(2,849)
(2,944)
(2,863)
Deferred financing cost amortization
7,140
6,860
7,012
Accretion of above- and below-market leases, net
(11,167)
(12,764)
(12,156)
Tenant inducement amortization and other
2,474
3,878
3,965
Impairment of real estate assets
11,143
17,836
5,724
Gain on sale of real estate assets
(78,064)
(65,439)
(111,563)
Equity based compensation
17,937
20,777
23,407
(Gain) loss on extinguishment of debt, net
(554)
(4,356)
221
Changes in operating assets and liabilities:
Receivables, net
(8,042)
(16,512)
(31,951)
Deferred charges and prepaid expenses
(33,479)
(40,497)
(38,445)
Other assets
(551)
(845)
(551)
Accounts payable, accrued expenses and other liabilities
27
15,436
24,658
Net cash provided by operating activities
624,687
588,794
566,382
Investing activities:
Improvements to and investments in real estate assets
(353,350)
(345,157)
(330,356)
Acquisitions of real estate assets
(293,770)
(2,269)
(409,688)
Proceeds from sales of real estate assets
210,134
182,255
279,815
Purchase of marketable securities
(30,076)
(21,346)
(25,294)
Proceeds from sale of marketable securities
30,041
23,437
23,070
Net cash used in investing activities
(437,021)
(163,080)
(462,453)
Financing activities:
Repayment of borrowings under unsecured revolving credit facility
(98,500)
(632,000)
(675,000)
Proceeds from borrowings under unsecured revolving credit facility
80,000
525,500
800,000
Proceeds from unsecured term loans and notes
796,152
200,000
—
Repayment of borrowings under unsecured term loans and notes
(367,449)
(194,254)
(250,000)
Deferred financing and debt extinguishment costs
(7,714)
(783)
(8,387)
Proceeds from issuances of OP Units
114,651
—
53,100
Contributions from non-controlling interests
242
—
—
Partner distributions and repurchases of OP Units
(345,920)
(325,605)
(285,895)
Net cash provided by (used in) financing activities
171,462
(427,142)
(366,182)
Net change in cash, cash equivalents and restricted cash
359,128
(1,428)
(262,253)
Cash, cash equivalents and restricted cash at beginning of period
18,904
20,332
282,585
Cash, cash equivalents and restricted cash at end of period
$
378,032 $
18,904 $
20,332
Reconciliation to consolidated balance sheets:
Cash and cash equivalents
$
376,956 $
866 $
15,565
Restricted cash
1,076
18,038
4,767
Cash, cash equivalents and restricted cash at end of period
$
378,032 $
18,904 $
20,332
Supplemental disclosure of cash flow information:
Cash paid for interest, net of amount capitalized of $3,981, $4,147 and $3,081
$
189,266 $
186,957 $
187,293
State and local taxes paid
2,278
2,323
1,951
The accompanying notes are an integral part of these consolidated financial statements.
F-18
BRIXMOR PROPERTY GROUP INC. AND BRIXMOR OPERATING PARTNERSHIP LP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, unless otherwise stated)
1. Nature of Business and Financial Statement Presentation
Description of Business
Brixmor Property Group Inc. and subsidiaries (collectively, the "Parent Company") is an internally-managed
corporation that has elected to be taxed as a real estate investment trust ("REIT"). Brixmor Operating Partnership LP
and subsidiaries (collectively, the "Operating Partnership") is the entity through which the Parent Company conducts
substantially all of its operations and owns substantially all of its assets. The Parent Company owns 100% of the
limited liability company interests of BPG Subsidiary LLC ("BPG Sub"), which, in turn, is the sole member of
Brixmor OP GP LLC (the "General Partner"), the sole general partner of the Operating Partnership. The Parent
Company engages in the ownership, management, leasing, acquisition, disposition, and redevelopment of retail
shopping centers through the Operating Partnership, and has no other substantial assets or liabilities other than
through its investment in the Operating Partnership. The Parent Company, the Operating Partnership, and their
consolidated subsidiaries (collectively, the "Company" or "Brixmor") owns and operates one of the largest publicly
traded open-air retail portfolios by gross leasable area ("GLA") in the United States ("U.S."), comprised primarily of
grocery-anchored community and neighborhood shopping centers. As of December 31, 2024, the Company’s
portfolio included 363 shopping centers (the "Portfolio") totaling approximately 64 million square feet of GLA. The
Company’s high-quality national Portfolio is primarily located within established trade areas in the top 50 Core-
Based Statistical Areas in the U.S., and its shopping centers are primarily anchored by non-discretionary and value-
oriented retailers, as well as consumer-oriented service providers.
The Company does not distinguish its principal business or group its operations on a geographical basis for purposes
of measuring performance. Accordingly, the Company has a single reportable segment for disclosure purposes in
accordance with U.S. generally accepted accounting principles ("GAAP").
Basis of Presentation
The financial information included herein reflects the consolidated financial position of the Company as of
December 31, 2024 and 2023 and the consolidated results of its operations and cash flows for the years ended
December 31, 2024, 2023, and 2022.
Principles of Consolidation and Use of Estimates
The accompanying Consolidated Financial Statements include the accounts of the Parent Company, the Operating
Partnership, each of their wholly owned subsidiaries and all other entities in which they have a controlling financial
interest. All intercompany transactions have been eliminated.
When the Company obtains an economic interest in an entity, management evaluates the entity to determine: (i)
whether the entity is a variable interest entity ("VIE"), (ii) in the event the entity is a VIE, whether the Company is
the primary beneficiary of the entity, and (iii) in the event the entity is not a VIE, whether the Company otherwise
has a controlling financial interest.
The Company consolidates: (i) entities that are VIEs for which the Company is deemed to be the primary
beneficiary and (ii) entities that are not VIEs which the Company controls. If the Company has an interest in a VIE
but it is not determined to be the primary beneficiary, the Company accounts for its interest under the equity method
of accounting. Similarly, for those entities which are not VIEs and the Company does not have a controlling
financial interest, the Company accounts for its interests under the equity method of accounting. The Company
continually reconsiders its determination of whether an entity is a VIE and whether the Company qualifies as its
primary beneficiary. The Company has evaluated the Operating Partnership and has determined it is not a VIE as of
December 31, 2024.
The Company acquires properties, from time to time, using a reverse like-kind exchange structure pursuant to
Section 1031 of the Internal Revenue Code (a "reverse 1031 exchange") and, as such, the properties are in the
possession of an Exchange Accommodation Titleholder ("EAT") until the reverse 1031 exchange is completed. The
EAT is classified as a VIE as it is a "thinly capitalized" entity. The Company owns 100% of the EAT, controls the
activities that most significantly impact the EAT’s economic performance, and can collapse the reverse 1031
F-19
exchange structure at any time. Therefore, the Company consolidates the EAT because it is the primary beneficiary.
Assets of the EAT primarily consist of leased property (real estate and intangibles).
GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and
liabilities, the disclosure of contingent assets and liabilities, and the reported amounts of revenues and expenses
during a reporting period. The most significant assumptions and estimates relate to impairment of real estate,
recovery of receivables, and depreciable lives. These estimates are based on historical experience and other
assumptions that management believes are reasonable under the circumstances. Management evaluates its estimates
on an ongoing basis and makes revisions to these estimates and related disclosures as new information becomes
known. Actual results could differ from these estimates.
Non-controlling Interests
The Company accounts for non-controlling interests in accordance with Accounting Standards Codification ("ASC")
810, Consolidation, and ASC 480 Distinguishing Liabilities from Equity. Non-controlling interests represent the
portion of equity that the Company does not own in those entities that it consolidates. The Company identifies its
non-controlling interests separately within the equity section of the Consolidated Balance Sheets. The amounts of
consolidated net earnings attributable to the Company and to the non-controlling interests are presented separately
on the Consolidated Statements of Operations.
Cash and Cash Equivalents
For purposes of presentation on both the Consolidated Balance Sheets and the Consolidated Statements of Cash
Flows, the Company considers instruments with an original maturity of three months or less to be cash and cash
equivalents.
The Company maintains its cash and cash equivalents at major financial institutions. The cash and cash equivalents
balance at one or more of these financial institutions exceeds the Federal Depository Insurance Corporation
("FDIC") insurance coverage. The Company periodically assesses the credit risk associated with these financial
institutions and believes that the risk of loss is minimal.
Restricted Cash
Restricted cash represents cash deposited in escrow accounts that generally can only be used for the payment of real
estate taxes, debt service, insurance, and future capital expenditures as required by certain loan and lease
agreements, as well as legally restricted tenant security deposits and funds held in escrow for pending transactions.
Real Estate
Real estate assets are recognized on the Company’s Consolidated Balance Sheets at historical cost, less accumulated
depreciation and amortization. Upon acquisition of real estate operating properties, management estimates the fair
value of acquired tangible assets (consisting of land, buildings, and tenant improvements) and identifiable intangible
assets and liabilities (consisting of above- and below-market leases and in-place leases) based on an evaluation of
available information. Transaction costs incurred during the acquisition process are capitalized as a component of
the asset’s value.
The fair value of tangible assets is determined as if the acquired property is vacant. Fair value is determined using an
exit price approach, which contemplates the price that would be received to sell an asset or paid to transfer a liability
in an orderly transaction between market participants at the measurement date.
In allocating fair value to identifiable intangible assets and liabilities, the value of above-market and below-market
leases is estimated based on the present value (using a discount rate reflecting the risks associated with the leases
acquired) of the difference between: (i) the contractual amounts to be paid pursuant to the leases negotiated and in-
place at the time of acquisition and (ii) management’s estimate of fair market lease rates for the property or an
equivalent property, measured over a period equal to the lesser of 30 years or the remaining non-cancelable term of
the leases, which includes renewal periods with fixed rental terms that are considered to be below-market. The
capitalized above-market or below-market intangibles are amortized as a reduction of, or increase to, rental income
over the remaining non-cancelable term of the leases.
F-20
The value of in-place leases is estimated based on management’s evaluation of the specific characteristics of each
tenant lease, including: (i) fair market rent and the reimbursement of property operating expenses, including
common area expenses, utilities, insurance, real estate taxes, and capital expenditures that would be forgone during a
hypothetical expected lease-up period and (ii) costs that would be incurred, including leasing commissions, legal and
marketing costs, and tenant improvements and allowances, to execute similar leases. The value assigned to in-place
leases is amortized to Depreciation and amortization expense over the remaining term of the leases.
Certain real estate assets are depreciated using the straight-line method over the estimated useful lives of the assets.
The estimated useful lives are as follows:
Building and building and land improvements
20 – 40 years
Furniture, fixtures, and equipment
5 – 10 years
Tenant improvements
The shorter of the term of the related lease or useful life
Costs to fund major replacements and betterments, which extend the life of the asset, are capitalized and depreciated
over their respective useful lives, while costs for ordinary repairs and maintenance activities are expensed to
Operating costs as incurred.
In situations in which a tenant’s non-cancelable lease term has been modified, the Company evaluates the remaining
useful lives of depreciable or amortizable assets in the asset group related to the lease (i.e., tenant improvements,
above- and below-market lease intangibles, in-place lease value, and leasing commissions). Based upon
consideration of the facts and circumstances surrounding the modification, the Company may accelerate the
depreciation and amortization associated with the asset group.
Management periodically assesses whether there are any indicators, including property operating performance,
changes in anticipated hold period, and general market conditions, that the carrying value of the Company’s real
estate assets (including any related intangible assets or liabilities) may be impaired. If an indicator is identified, a
real estate asset is considered impaired only if management’s estimate of aggregate future undiscounted and
unleveraged property operating cash flows, taking into account the anticipated probability-weighted hold period, is
less than the carrying value of the property. Various factors are considered in the estimation process, including the
anticipated hold period, current and/or future reinvestment projects, and the effects of demand and competition on
future operating income and/or property values. Changes in any estimates and/or assumptions, particularly the
anticipated hold period, could have a material impact on the projected operating cash flows. If management
determines that the carrying value of a real estate asset is impaired, an impairment charge is recognized to reflect the
estimated fair value of the asset
When management identifies a real estate asset as held for sale, the Company discontinues depreciating the asset
and estimates its sales price, net of estimated selling costs. If the estimated net sales price of an asset is less than its
net carrying value, an impairment charge is recognized to reflect the estimated fair value of the asset. Properties
classified as real estate held for sale represent properties that are under contract for sale and where the applicable
pre-sale due diligence period has expired prior to the end of the reporting period.
Real Estate Under Development and Redevelopment
Certain costs are capitalized related to the development and redevelopment of real estate including pre-construction
costs, construction costs, real estate taxes, insurance, utilities, and compensation and other related costs of personnel
directly involved. Additionally, the Company capitalizes interest expense related to development and redevelopment
activities. Capitalization of these costs begins when the activities and related expenditures commence and ceases
when the project is substantially complete and ready for its intended use, at which time the project is placed in
service and depreciation commences. Additionally, the Company makes estimates as to the probability of certain
development and redevelopment projects being completed. If the Company determines the development or
redevelopment is no longer probable of completion, the Company expenses all capitalized costs that are not
recoverable.
Deferred Leasing and Financing Costs
Direct costs incurred in executing tenant leases and long-term financings are capitalized and amortized using the
straight-line method over the term of the related lease or debt agreement, which approximates the effective interest
method. For tenant leases, capitalized costs incurred include tenant improvements, tenant allowances, leasing
F-21
commissions, and leasing legal fees. For long-term financings, capitalized costs incurred include bank and legal
fees. The amortization of deferred leasing and financing costs is included in Depreciation and amortization and
Interest expense, respectively, on the Company’s Consolidated Statements of Operations and in Operating activities
on the Company’s Consolidated Statements of Cash Flows.
Marketable Securities
The Company classifies its marketable securities, which are comprised of debt securities, as available-for-sale.
These securities are carried at fair value, which is based primarily on publicly traded market values in active
markets, and is classified accordingly on the fair value hierarchy.
Any unrealized loss on the Company’s financial instruments must be assessed to determine the portion, if any, that is
attributable to credit loss and the portion that is due to other factors, such as changes in market interest rates. “Credit
loss” refers to any portion of the carrying amount that the Company does not expect to collect over a financial
instrument’s contractual life. The Company considers current market conditions and reasonable forecasts of future
market conditions to estimate expected credit losses over the life of the financial instrument. Any portion of
unrealized losses due to credit loss is recognized through net income and reported in equity as a component of
distributions in excess of net income. The portion of unrealized losses due to other factors is recognized through
other comprehensive income (loss) and reported in accumulated other comprehensive income (loss).
Derivative Financial Instruments and Hedging
Derivatives are measured at fair value and are recognized in the Company’s Consolidated Balance Sheets as assets
or liabilities, depending on the Company’s rights or obligations under the applicable derivative contract. The
accounting for changes in the fair value of a derivative varies based on the intended use of the derivative, whether
the Company has elected to designate the derivative in a hedging relationship and apply hedge accounting, and
whether the hedging relationship has satisfied the necessary hedge accounting criteria. Derivatives designated as a
hedge of the exposure to variability in expected future cash flows are considered cash flow hedges. In a cash flow
hedge, hedge accounting generally provides for the matching of the timing of recognition of gain or loss on the
hedging instrument with the recognition of the earnings effect of the hedged transaction.
Revenue Recognition and Receivables
The Company enters into agreements with tenants that convey the right to control the use of identified space at its
shopping centers in exchange for rental revenue. These agreements meet the criteria for recognition as leases under
ASC 842, Leases. Rental revenue is recognized on a straight-line basis over the terms of the related leases. The
cumulative difference between rental revenue recognized on the Company’s Consolidated Statements of Operations
and contractual payment terms is recognized as deferred rent and included in Receivables, net on the accompanying
Consolidated Balance Sheets. The Company commences recognizing rental revenue based on the date it makes the
underlying asset available for use by the tenant. Leases also typically provide for the reimbursement of property
operating expenses, including common area expenses, utilities, insurance, and real estate taxes, and certain capital
expenditures related to the maintenance of our properties, by the lessee and are recognized in the period the
applicable expenditures are incurred and/or contractually required to be reimbursed.
The Company accounts for rental revenue (lease component) and common area expense reimbursements (non-lease
component) as one lease component under ASC 842. The Company also includes the non-components of its leases,
such as the reimbursement of utilities, insurance, real estate taxes, and certain capital expenditures related to the
maintenance of our properties, within this lease component. These amounts are included in Rental income on the
Company’s Consolidated Statements of Operations.
Certain leases also provide for percentage rents based upon the sales of a lessee. Percentage rents are recognized
upon the achievement of certain predetermined sales thresholds and are included in Rental income on the
Company’s Consolidated Statements of Operations.
Gains from the sale of depreciated operating properties are generally recognized under the full accrual method,
provided that various criteria relating to the terms of the sale and subsequent involvement by the Company with the
applicable property are met.
F-22
The Company periodically evaluates the collectability of its receivables related to rental revenue, straight-line rent,
expense reimbursements, and those attributable to other revenue generating activities. The Company analyzes
individual tenant receivables and considers tenant credit-worthiness, the length of time a receivable has been
outstanding, and current economic trends when evaluating collectability. Any receivables that are deemed to be
uncollectible are recognized as a reduction to Rental income on the Company’s Consolidated Statements of
Operations.
Leases
The Company periodically enters into agreements in which it is the lessee, including ground leases for shopping
centers that it operates and office leases for administrative space. These agreements meet the criteria for recognition
as leases under ASC 842. For these agreements the Company recognizes an operating lease right-of-use ("ROU")
asset and an operating lease liability based on the present value of the minimum lease payments over the non-
cancelable lease term. As the discount rates implicit in the leases are not readily determinable, the Company uses its
incremental secured borrowing rate, based on information available at the commencement date of each lease, to
determine the present value of the associated lease payments. The lease terms utilized by the Company may include
options to extend or terminate the lease when it is reasonably certain that it will exercise such options. The Company
evaluates many factors, including current and future lease cash flows, when determining if an option to extend or
terminate should be included in the non-cancelable period. Lease expense for minimum lease payments is
recognized on a straight-line basis over the non-cancelable lease term. The Company applies the short-term lease
exemption within ASC 842 and has not recorded ROU assets or lease liabilities for leases with original terms of less
than 12 months. Leases also typically provide for the reimbursement of property operating expenses, including
common area expenses, utilities, insurance, and real estate taxes, and certain capital expenditures related to the
maintenance of the properties, by the Company.
For leases where it is the lessee, the Company accounts for lease payments (lease component) and common area
expense reimbursements (non-lease component) as one lease component under ASC 842. The Company also
includes the non-components of its leases, such as the reimbursement of utilities, insurance, real estate taxes, and
certain capital expenditures related to the maintenance of our properties, within this lease component. These
amounts are included in Operating expenses on the Company’s Consolidated Statements of Operations.
Stock Based Compensation
The Company accounts for equity awards in accordance with ASC 718, Compensation - Stock Compensation, which
requires that all share-based payments to employees and non-employee directors be recognized in the Consolidated
Statements of Operations over the service period based on their fair value. Fair value is determined based on the
type of award, using either the grant date market price of the Company’s common stock or the results of a Monte
Carlo simulation model. Equity compensation expense is included in General and administrative expenses on the
Company’s Consolidated Statements of Operations.
Income Taxes
The Parent Company has elected to qualify as a REIT in accordance with the Internal Revenue Code of 1986, as
amended (the "Code"). To qualify as a REIT, the Parent Company must meet several organizational and operational
requirements, including a requirement that it annually distribute to its stockholders at least 90% of its REIT taxable
income, determined without regard to the deduction for dividends paid and excluding net capital gains. Management
intends to continue to satisfy these requirements and maintain the Parent Company’s REIT status. As a REIT, the
Parent Company generally will not be subject to U.S. federal income tax, provided that distributions to its
stockholders equal at least the amount of its REIT taxable income as defined under the Code.
The Parent Company conducts substantially all of its operations through the Operating Partnership, which is
organized as a limited partnership and treated as a pass-through entity for U.S. federal tax purposes. Therefore, U.S.
federal income taxes do not materially impact the Consolidated Financial Statements of the Company.
If the Parent Company fails to qualify as a REIT in any taxable year, it will be subject to U.S. federal taxes at regular
corporate rates and may not be able to qualify as a REIT for the four subsequent taxable years. Even if the Parent
Company qualifies for taxation as a REIT, the Parent Company is subject to certain state and local taxes on its
income and property, and to U.S. federal income and excise taxes on its undistributed taxable income as well as
other income items, as applicable.
F-23
The Parent Company has elected to treat certain of its subsidiaries as taxable REIT subsidiaries (each a "TRS"), and
the Parent Company may in the future elect to treat newly formed and/or other existing subsidiaries as TRSs. A TRS
may participate in non-real estate related activities and/or perform non-customary services for tenants and is subject
to certain limitations under the Code. A TRS is subject to U.S. federal, state, and local income taxes at regular
corporate rates. Income taxes related to the Parent Company’s TRSs do not materially impact the Consolidated
Financial Statements of the Company.
The Company has considered the tax positions taken for the open tax years and has concluded that no provision for
income taxes related to uncertain tax positions is required in the Company’s Consolidated Financial Statements as of
December 31, 2024 and 2023. Open tax years generally range from 2021 through 2023 but may vary by jurisdiction
and issue. The Company recognizes penalties and interest accrued related to unrecognized tax benefits as income tax
expense, which is included in Other on the Company’s Consolidated Statements of Operations.
New Accounting Pronouncements
In October 2023, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update
("ASU") 2023-06 "Disclosure Improvements - Codification Amendments in Response to the SEC's Disclosure
Update and Simplification Initiative." ASU 2023-06 modifies the disclosure or presentation requirements of a
variety of topics in the ASC. These amendments align many disclosure requirements with those already required by
the Securities Exchange Commission (the "SEC") under Regulation S-X or Regulation S-K. The ASC amendments
in ASU 2023-06 become effective on the date which the SEC's removal of the related disclosure requirement from
Regulation S-X or Regulation S-K becomes effective, with early adoption prohibited. If by June 30, 2027, the SEC
has not removed the applicable requirement from Regulation S-X or Regulation S-K, the pending content of the
related amendment in ASU 2023-06 will not become effective for any entity. The Company does not expect the
adoption of the amendments in ASU 2023-06 will have a material impact on the Consolidated Financial Statements
of the Company.
In November 2023, the FASB issued ASU 2023-07, “Segment Reporting (Topic 280) - Improvements to Reportable
Segment Disclosures.” ASU 2023-07 improves disclosures about a public entity's reportable segments and addresses
requests from investors for additional, more detailed information about a reportable segment's expenses. The
provisions in this amendment are applicable to public entities with a single reportable segment. The standard became
effective for the Company's annual reporting on January 1, 2024 and interim reporting beginning on January 1,
2025. With the exception of additional footnote disclosure regarding significant expense categories reviewed by the
Chief Operating Decision Maker ("CODM"), the Company determined that the adoption of ASU 2023-07 did not
have a material impact on the Consolidated Financial Statements of the Company.
In December 2023, the FASB issued ASU 2023-09, “Income Taxes (Topic 740) - Improvements to Income Tax
Disclosures.” ASU 2023-09 addresses investor requests for more transparency about income tax information
through improvements to income tax disclosure primarily related to the rate reconciliation and income taxes paid
information. The standard is effective for annual periods beginning after December 15, 2024, with early adoption
permitted. The Company continues to evaluate the impact of the guidance, but does not expect the adoption of ASU
2023-09 will have a material impact on the Consolidated Financial Statements of the Company.
In November 2024, the FASB issued ASU 2024-03, “Income Statement - Reporting Comprehensive Income -
Expense Disaggregation Disclosures (Subtopic 220-40).” ASU 2024-03 addresses investor feedback for disclosure
of disaggregated financial reporting information and more detailed information about expenses. Investors
specifically requested more granular information about cost of sales and selling, general, and administrative
expenses and employee compensation costs. The standard is effective for annual periods beginning after December
15, 2026 and interim periods beginning after December 15, 2027, with early adoption permitted. The Company
continues to evaluate the impact of ASU 2024-03 on the Consolidated Financial Statements of the Company.
Any other recently issued accounting standards or pronouncements have been excluded as they either are not
relevant to the Company or they are not expected to have a material impact on the Consolidated Financial
Statements of the Company.
F-24
2. Acquisition of Real Estate
During the year ended December 31, 2024, the Company acquired the following assets, in separate transactions:
Description(1)
Location
Month
Acquired
GLA
Aggregate
Purchase
Price(2)
West Center
East Setauket, NY
Apr-24
42,594 $
17,470
The Fresh Market Shoppes
Hilton Head Island, SC
Jul-24
86,398
23,848
Land at King's Market
Roswell, GA
Jul-24
N/A
2,337
Acton Plaza
Acton, MA
Aug-24
137,572
38,207
Huron Village
Ann Arbor, MI
Nov-24
118,482
29,503
Land at Arborland Center
Ann Arbor, MI
Nov-24
N/A
48
Britton Plaza
Tampa, FL
Nov-24
465,639
60,888
The Plaza at Buckland Hills (3)
Manchester, CT
Dec-24
308,192
67,681
North Ridge Shopping Center (3)
Raleigh, NC
Dec-24
171,372
53,788
1,330,249 $
293,770
(1)
No debt was assumed related to any of the listed acquisitions.
(2)
Aggregate purchase price includes $3.3 million of transaction costs, offset by $2.5 million of closing credits.
(3)
The Company acquired these properties in a single transaction.
During the year ended December 31, 2023, the Company acquired the following assets, in separate transactions:
Description(1)
Location
Month
Acquired
GLA
Aggregate
Purchase
Price(2)
Land at Aurora Plaza(3)
Aurora, CO
Apr-23
N/A $
1,914
Paradise Pavilion - Land Parcel
West Bend, WI
Nov-23
N/A
355
— $
2,269
(1)
No debt was assumed related to any of the listed acquisitions.
(2)
Aggregate purchase price includes $0.2 million of transaction costs, offset by $0.1 million of closing credits.
(3)
The Company terminated a ground lease and acquired the associated land parcel
The aggregate purchase price of the assets acquired during the years ended December 31, 2024 and 2023,
respectively, has been allocated as follows:
Year Ended December 31,
Assets
2024
2023
Land
$
73,347 $
2,269
Buildings
178,815
—
Building and tenant improvements
10,474
—
Above-market leases(1)
1,001
—
In-place leases(2)
79,947
—
Total assets
343,584
2,269
Liabilities
Below-market leases(3)
$
49,814 $
—
Total liabilities
49,814
—
Net assets acquired
$
293,770 $
2,269
(1)
The weighted average amortization period at the time of acquisition for above-market leases related to assets acquired during the year
ended December 31, 2024 was 6.5 years.
(2)
The weighted average amortization period at the time of acquisition for in-place leases related to assets acquired during the year ended
December 31, 2024 was 6.2 years.
(3)
The weighted average amortization period at the time of acquisition for below-market leases related to assets acquired during the year
ended December 31, 2024 was 25.5 years.
3. Dispositions and Assets Held for Sale
During the year ended December 31, 2024, the Company disposed of six shopping centers, six partial shopping
centers, and two land parcels for aggregate net proceeds of $208.2 million, resulting in aggregate gain of $76.2
million and aggregate impairment of $0.5 million. In addition, during the year ended December 31, 2024, the
F-25
Company received aggregate net proceeds of $1.9 million related to land at one shopping center previously seized
through eminent domain and resolved contingencies related to previously disposed assets, resulting in aggregate
gain of $1.9 million.
During the year ended December 31, 2023, the Company disposed of 11 shopping centers and nine partial shopping
centers for aggregate net proceeds of $182.0 million, resulting in aggregate gain of $65.3 million and aggregate
impairment of $6.1 million. In addition, during the year ended December 31, 2023, the Company disposed of a non-
operating asset and resolved contingencies related to previously disposed assets for aggregate net proceeds of
$0.3 million, resulting in aggregate gain of $0.1 million.
As of December 31, 2024, the Company had two properties held for sale. As of December 31, 2023, the Company
had no properties held for sale. There were no liabilities associated with the properties classified as held for sale.
The following table presents the assets associated with the properties classified as held for sale:
Assets
December 31, 2024
December 31, 2023
Land
$
1,280
$
—
Buildings and improvements
4,520
—
Accumulated depreciation and amortization
(1,658)
—
Real estate, net
4,142
—
Other assets
47
—
Assets associated with real estate assets held for sale
$
4,189 $
—
There were no discontinued operations for the years ended December 31, 2024, 2023, and 2022 as none of the
dispositions represented a strategic shift in the Company’s business that would qualify as discontinued operations.
4. Real Estate
The Company’s components of Real estate, net consisted of the following:
December 31, 2024
December 31, 2023
Land
$
1,834,814
$
1,794,011
Buildings and improvements:
Buildings and tenant improvements
9,047,831
8,696,881
Lease intangibles(1)
526,412
504,995
11,409,057
10,995,887
Accumulated depreciation and amortization(2)
(3,410,179)
(3,198,980)
Total
$
7,998,878 $
7,796,907
(1)
As of December 31, 2024 and 2023, Lease intangibles consisted of $482.7 million and $456.8 million, respectively, of in-place leases
and $43.8 million and $48.2 million, respectively, of above-market leases. These intangible assets are amortized over the term of each
related lease.
(2)
As of December 31, 2024 and 2023, Accumulated depreciation and amortization included $433.0 million and $445.5 million,
respectively, of accumulated amortization related to Lease intangibles.
In addition, as of December 31, 2024 and 2023, the Company had intangible liabilities relating to below-market
leases of $366.5 million and $329.8 million, respectively, and accumulated accretion of $246.3 million and $247.2
million, respectively. These intangible liabilities are included in Accounts payable, accrued expenses and other
liabilities on the Company’s Consolidated Balance Sheets.
F-26
Below-market lease accretion income, net of above-market lease amortization for the years ended December 31,
2024, 2023, and 2022 was $11.2 million, $12.8 million, and $12.2 million, respectively. These amounts are included
in Rental income on the Company’s Consolidated Statements of Operations. Amortization expense associated with
in-place lease value for the years ended December 31, 2024, 2023, and 2022 was $14.7 million, $16.5 million, and
$18.9 million, respectively. These amounts are included in Depreciation and amortization on the Company’s
Consolidated Statements of Operations. The Company’s estimated below-market lease accretion income, net of
above-market lease amortization expense, and in-place lease amortization expense for the next five years are as
follows:
Year ending December 31,
Below-market lease
accretion (income), net of
above-market lease
amortization expense
In-place lease
amortization expense
2025
$
(12,270) $
22,687
2026
(10,538)
16,101
2027
(9,268)
12,061
2028
(8,649)
9,115
2029
(7,367)
6,167
5. Impairments
Management periodically assesses whether there are any indicators, including property operating performance,
changes in anticipated hold period, and general market conditions, that the carrying value of the Company’s real
estate assets (including any related intangible assets or liabilities) may be impaired. If management determines that
the carrying value of a real estate asset is impaired, an impairment charge is recognized to reflect the estimated fair
value.
The Company recognized the following impairments during the year ended December 31, 2024:
Year Ended December 31, 2024
Property Name(1)
Location
GLA
Impairment
Charge
Southland Shopping Center - multi-tenant
outparcel
Middleburg Heights, OH
149,891 $
5,611
Seacoast Shopping Center
Seabrook, NH
89,634
5,062
Land at Springdale(2)
Mobile, AL
—
252
Victory Square - Bridgestone Outparcel(2)
Savannah, GA
6,702
218
246,227 $
11,143
(1)
The Company recognized impairment charges based upon changes in the anticipated hold periods of these properties and/or
offers from third-party buyers primarily in connection with the Company’s capital recycling program.
(2)
The Company disposed of this property during the year ended December 31, 2024.
The Company recognized the following impairments during the year ended December 31, 2023:
Year Ended December 31, 2023
Property Name(1)
Location
GLA
Impairment
Charge
The Quentin Collection
Kildeer, IL
171,530 $
11,705
Broadway Faire - Theater Box(2)
Fresno, CA
39,983
2,102
Elk Grove Town Center(2)
Elk Grove Village, IL
47,704
1,796
The Manchester Collection - Crossroads(2) Manchester, CT
14,867
1,155
Spring Mall(2)
Greenfield, WI
45,920
1,078
320,004 $
17,836
(1)
The Company recognized impairment charges based upon changes in the anticipated hold periods of these properties and/or
offers from third-party buyers primarily in connection with the Company’s capital recycling program.
(2)
The Company disposed of this property during the year ended December 31, 2023.
F-27
The Company recognized the following impairments during the year ended December 31, 2022:
Year Ended December 31, 2022
Property Name(1)
Location
GLA
Impairment
Charge
Torrington Plaza (2)
Torrington, CT
125,496 $
3,509
Park Hills Plaza - Excluding Outparcels (2) Altoona, PA
238,829
1,127
New Garden Center (2)
Kennett Square, PA
147,370
1,088
511,695 $
5,724
(1)
The Company recognized impairment charges based upon changes in the anticipated hold periods of these properties and/or
offers from third-party buyers primarily in connection with the Company’s capital recycling program.
(2)
The Company disposed of this property during the year ended December 31, 2022.
The Company can provide no assurance that material impairment charges with respect to its Portfolio will not occur
in future periods. See Note 3 for additional information regarding impairment charges taken in connection with the
Company’s dispositions. See Note 8 for additional information regarding the fair value of operating properties that
have been impaired.
6. Financial Instruments – Derivatives and Hedging
The Company’s use of derivative instruments is intended to manage its exposure to interest rate movements and
such instruments are not utilized for speculative purposes. In certain situations, the Company may enter into
derivative financial instruments such as interest rate swap agreements and interest rate cap agreements that result in
the receipt and/or payment of future known and uncertain cash amounts, the value of which are determined by
market interest rates.
Cash Flow Hedges of Interest Rate Risk
Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty
in exchange for the Company making fixed-rate payments over the life of the agreements without exchanging the
underlying notional amount. The Company utilizes interest rate swaps to partially hedge the cash flows associated
with variable-rate debt or future cash flows associated with forecasted fixed-rate debt issuances. During the year
ended December 31, 2024, the Company did not enter into any new interest rate swap agreements, terminated three
outstanding interest rate swap agreements, and four interest rate swap agreements expired at maturity. During the
year ended December 31, 2023, the Company entered into 10 new interest rate swap agreements. The Company has
elected to present its interest rate derivatives on its Consolidated Balance Sheets on a gross basis as interest rate
swap assets and interest rate swap liabilities. The gross derivative assets are included in Other assets and the gross
derivative liabilities are included in Accounts payable, accrued expenses and other liabilities on the Company’s
Consolidated Balance Sheets.
In May 2024, the Company terminated three outstanding forward-starting interest rate swaps with an aggregate
notional amount of $150.0 million for aggregate net proceeds of $7.3 million. The forward-starting swaps were
designated as hedges against interest rate risk on the issuance of the 2034 Notes (defined hereafter) and the 2035
Notes (defined hereafter), and thus the Company ascribed gains of $1.5 million and $5.8 million, respectively, to the
notes. The gains are included in Accumulated other comprehensive income (loss) on the Company's Consolidated
Balance Sheets and will be amortized over the earlier of the term of the respective derivative instruments, or the
term of the underlying notes, as a reduction to Interest expense on the Company’s Consolidated Statements of
Operations.
F-28
Detail on the terms and fair value of the Company’s interest rate derivatives designated as cash flow hedges
outstanding as of December 31, 2024 is as follows:
Fair Value
Effective
Date
Maturity
Date
Swapped Variable Rate Fixed Rate
Notional
Amount
Assets
Liabilities
5/1/2023
7/26/2027
1 Month Secured
Overnight Financing Rate
("SOFR")
3.5890 % $
100,000 $
993 $
—
5/1/2023
7/26/2027
1 Month SOFR
3.5950 %
75,000
735
—
5/1/2023
7/26/2027
1 Month SOFR
3.5930 %
25,000
246
—
7/26/2024
7/26/2027
1 Month SOFR
4.0767 %
100,000
—
(199)
7/26/2024
7/26/2027
1 Month SOFR
4.0770 %
100,000
—
(199)
7/26/2024
7/26/2027
1 Month SOFR
4.0767 %
50,000
—
(100)
7/26/2024
7/26/2027
1 Month SOFR
4.0770 %
50,000
—
(100)
$
500,000 $
1,974 $
(598)
Detail on the terms and fair value of the Company’s interest rate derivatives designated as cash flow hedges
outstanding as of December 31, 2023 is as follows:
Fair Value
Effective
Date
Maturity
Date
Swapped Variable Rate Fixed Rate
Notional
Amount
Assets
Liabilities
6/1/2022
7/26/2024
1 Month SOFR(1)
2.5875 % $
50,000 $
710 $
—
6/1/2022
7/26/2024
1 Month SOFR(1)
2.5960 %
50,000
707
—
6/1/2022
7/26/2024
1 Month SOFR(1)
2.5860 %
100,000
1,421
—
6/1/2022
7/26/2024
1 Month SOFR(1)
2.5850 %
100,000
1,421
—
5/1/2023
7/26/2027
1 Month SOFR(2)
3.5890 %
100,000
59
—
5/1/2023
7/26/2027
1 Month SOFR(2)
3.5950 %
75,000
34
—
5/1/2023
7/26/2027
1 Month SOFR(2)
3.5930 %
25,000
12
—
7/26/2024
7/26/2027
1 Month SOFR(3)
4.0767 %
100,000
—
(2,073)
7/26/2024
7/26/2027
1 Month SOFR(3)
4.0770 %
100,000
—
(2,077)
7/26/2024
7/26/2027
1 Month SOFR(3)
4.0767 %
50,000
—
(1,038)
7/26/2024
7/26/2027
1 Month SOFR(3)
4.0770 %
50,000
—
(1,039)
6/14/2024
6/14/2034
Compound SOFR(4)
3.4400 %
100,000
—
(437)
6/14/2024
6/14/2034
Compound SOFR(4)
3.4370 %
25,000
—
(104)
6/14/2024
6/14/2034
Compound SOFR(4)
3.4400 %
25,000
—
(109)
$
950,000 $
4,364 $
(6,877)
(1)
Swapped variable rate includes a SOFR adjustment of 10 basis points.
(2)
In April 2023, the Company entered into three interest rate swap agreements with an aggregate notional amount of $200.0 million. The
interest rate swap agreements were designated as cash flow hedges that effectively fix the SOFR component of the interest rate on a
portion of the outstanding debt under the Term Loan Facility (defined hereafter) at 3.59%.
(3)
In November 2023, the Company entered into four forward-starting interest rate swap agreements with an aggregate notional amount of
$300.0 million. The forward-starting interest rate swap agreements were designated as cash flow hedges that effectively fix the SOFR
component of the interest rate on a portion of the outstanding debt under the Term Loan Facility at 4.08% beginning on the effective date.
(4)
In December 2023, the Company entered into three forward-starting interest rate swap agreements with an aggregate notional amount of
$150.0 million to hedge against changes in future cash flows resulting from changes in interest rates from the trade date through the
forecasted issuance date of $150.0 million of long-term debt. The Company hedged its exposure to the variability in future cash flows for a
forecasted issuance of long-term debt over a maximum period ending June 2026. The forward-starting interest rate swaps were designated
as cash flow hedges.
All of the Company’s outstanding interest rate swap agreements for the periods presented were designated as cash
flow hedges of interest rate risk. The fair value of the Company’s interest rate derivatives is determined using market
standard valuation techniques, including discounted cash flow analyses, on the expected cash flows of each
derivative. These analyses reflect the contractual terms of the derivative, including the period to maturity, and use
observable market-based inputs, including interest rate curves and implied volatility. These inputs are classified as
Level 2 of the fair value hierarchy. The effective portion of changes in the fair value of derivatives designated as
cash flow hedges is recognized in Other comprehensive income (loss) and is reclassified into earnings as interest
expense in the period that the hedged transaction affects earnings.
F-29
The effective portion of the Company’s interest rate swaps that was recognized on the Company’s Consolidated
Statements of Comprehensive Income for the years ended December 31, 2024, 2023, and 2022 is as follows:
Derivatives in Cash Flow Hedging Relationships
(Interest Rate Swaps)
Year Ended December 31,
2024
2023
2022
Change in unrealized gain (loss) on interest rate swaps
$
20,425 $
(2,204) $
19,602
Amortization (accretion) of interest rate swaps to interest expense
(9,728)
(9,949)
2,624
Change in unrealized gain (loss) on interest rate swaps, net
$
10,697 $
(12,153) $
22,226
The Company estimates that $1.8 million will be reclassified from Accumulated other comprehensive income (loss)
as a decrease to interest expense over the next twelve months. No gain or loss was recognized related to hedge
ineffectiveness or to amounts excluded from effectiveness testing on the Company’s cash flow hedges during the
years ended December 31, 2024, 2023, and 2022.
Non-Designated (Mark-to-Market) Hedges of Interest Rate Risk
The Company does not use derivatives for trading or speculative purposes. As of December 31, 2024 and 2023, the
Company did not have any non-designated hedges.
Credit-risk-related Contingent Features
The Company has agreements with its derivative counterparties that contain provisions whereby if the Company
defaults on certain of its indebtedness and the indebtedness has been accelerated by the lender, then the Company
could also be declared in default on its derivative obligations. If the Company were to be declared in default on its
derivative contracts, it would be required to settle its obligations under such agreements at their termination value,
including accrued interest.
7. Debt Obligations
As of December 31, 2024 and 2023, the Company had the following indebtedness outstanding:
Carrying Value as of
December 31,
2024
December 31,
2023
Stated
Interest
Rate(1)
Scheduled
Maturity
Date
Notes payable
Unsecured notes(2)
$
4,850,765 $
4,418,805
2.25% – 7.97%
2025 – 2035
Net unamortized premium
14,279
20,974
Net unamortized debt issuance costs
(20,718)
(17,680)
Total notes payable, net
$
4,844,326 $
4,422,099
Unsecured Credit Facility
Revolving Facility(3)
$
— $
18,500
5.42%
2026
Term Loan Facility(3)(4)(5)
500,000
500,000
5.58%
2027
Net unamortized debt issuance costs
(4,575)
(7,074)
Total Unsecured Credit Facility and term loans
$
495,425 $
511,426
Total debt obligations, net
$
5,339,751 $
4,933,525
(1)
Stated interest rates as of December 31, 2024 do not include the impact of the Company’s interest rate swap agreements (described below).
(2)
The weighted average stated interest rate on the Company’s unsecured notes was 4.01% as of December 31, 2024.
(3)
The Company's Revolving Facility (defined hereafter) and Term Loan Facility (defined hereafter) include a sustainability metric incentive,
which can reduce the applicable credit spread by up to two basis points. Effective July 8, 2024, the Term Loan Facility and Revolving
Credit Facility qualify for a two basis point rate reduction due to the achievement of certain sustainability metric targets for the year ended
December 31, 2023.
(4)
Effective July 26, 2024, the Company has in place four interest rate swap agreements that convert the variable interest rate on $300.0
million outstanding under the Term Loan Facility to a fixed, combined interest rate of 4.08% (plus a spread of 93 basis points and a SOFR
adjustment of 10 basis points) through the maturity of the Term Loan Facility on July 27, 2027.
(5)
Effective May 1, 2023, the Company has in place three interest rate swap agreements that convert the variable interest rate on
$200.0 million outstanding under the Term Loan Facility to a fixed, combined interest rate of 3.59% (plus a spread of 93 basis points and a
SOFR adjustment of 10 basis points) through the maturity of the Term Loan Facility on July 27, 2027.
F-30
2024 Debt Transactions
The Operating Partnership has an unsecured credit facility as amended and restated on April 28, 2022 (the
"Unsecured Credit Facility"), which is comprised of a $1.25 billion revolving loan facility (the "Revolving Facility")
and a $500.0 million term loan (the "Term Loan Facility"). During the year ended December 31, 2024, the Operating
Partnership repaid $18.5 million, net of borrowings, under its $1.25 billion Revolving Facility, with proceeds from
dispositions and the issuance of the 2034 Notes.
During the year ended December 31, 2024, the Operating Partnership repaid $300.4 million principal amount of the
outstanding 3.650% Senior Notes due 2024 (the "2024 Notes"), representing all of the outstanding 2024 Notes, and
$67.7 million principal amount of the 3.850% Senior Notes due 2025 (the "2025 Notes"). The Operating Partnership
funded the 2024 Notes and 2025 Notes repayments with proceeds from the issuance of the 2034 Notes, 2035 Notes,
and dispositions. In connection with the repayment of the 2025 Notes, the Company recognized a $0.6 million gain
on extinguishment of debt during the year ended December 31, 2024.
On January 12, 2024, the Operating Partnership issued $400.0 million aggregate principal amount of 5.500% Senior
Notes due 2034 (the "2034 Notes") at 99.816% of par. The Operating Partnership intends to use the remaining net
proceeds for general corporate purposes, including the repayment of indebtedness. The 2034 Notes bear interest at a
rate of 5.500% per annum, payable semi-annually on February 15 and August 15 of each year, commencing August
15, 2024. The 2034 Notes will mature on February 15, 2034.
On May 28, 2024, the Operating Partnership issued $400.0 million aggregate principal amount of 5.750% Senior
Notes due 2035 (the "2035 Notes") at 99.222% of par. The Operating Partnership intends to use the remaining net
proceeds for general corporate purposes, including the repayment of indebtedness. The 2035 Notes bear interest at a
rate of 5.750% per annum, payable semi-annually on February 15 and August 15 of each year, commencing August
15, 2024. The 2035 Notes will mature on February 15, 2035.
Pursuant to the terms of the Company’s unsecured debt agreements, the Company, among other things, is subject to
the maintenance of various financial covenants. The Company was in compliance with these covenants as of
December 31, 2024.
Debt Maturities
As of December 31, 2024 and 2023, the Company had accrued interest of $62.8 million and $47.1 million
outstanding, respectively. As of December 31, 2024, scheduled maturities of the Company’s outstanding debt
obligations were as follows:
Year ending December 31,
2025
$
632,312
2026
607,542
2027
900,000
2028
357,708
2029
753,203
Thereafter
2,100,000
Total debt maturities
5,350,765
Net unamortized premium
14,279
Net unamortized debt issuance costs
(25,293)
Total debt obligations, net
$
5,339,751
As of the date the financial statements were issued, the Company did not have any scheduled debt maturities for the
next 12 months.
F-31
8. Fair Value Disclosures
All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at
amounts which, in management’s judgment, reasonably approximate their fair values, except those instruments
listed below:
December 31, 2024
December 31, 2023
Carrying
Amounts
Fair
Value
Carrying
Amounts
Fair
Value
Notes payable
$
4,844,326 $
4,653,205 $
4,422,099 $
4,155,332
Unsecured Credit Facility
495,425
500,000
511,426
518,500
Total debt obligations, net
$
5,339,751 $
5,153,205 $
4,933,525 $
4,673,832
As a basis for considering market participant assumptions in fair value measurements, a fair value hierarchy is
included in GAAP that distinguishes between market participant assumptions based on market data obtained from
sources independent of the reporting entity (observable inputs that are classified within Levels 1 and 2 of the
hierarchy) and the reporting entity’s own assumptions about market participant assumptions (unobservable inputs
that are classified within Level 3 of the hierarchy).
In instances where the determination of the fair value measurement is based on inputs from different levels of the
fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is
based on the lowest level input that is significant to the fair value measurement in its entirety. The Company’s
assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment,
and considers factors specific to the asset or liability.
Based on the above criteria, the Company has determined that the valuations of its debt obligations are classified
within Level 3 of the fair value hierarchy. Such fair value estimates are not necessarily indicative of the amounts that
would be realized upon disposition.
Recurring Fair Value
The Company’s marketable securities and interest rate derivatives are measured and recognized at fair value on a
recurring basis. The valuations of the Company’s marketable securities are based primarily on publicly traded
market values in active markets and are classified within Levels 1 and 2 of the fair value hierarchy. See Note 6 for
fair value information regarding the Company’s interest rate derivatives.
F-32
The following table presents the placement in the fair value hierarchy of assets and liabilities that are measured and
recognized at fair value on a recurring basis:
Fair Value Measurements as of December 31, 2024
Balance
Quoted Prices in
Active Markets for
Identical Assets
(Level 1)
Significant Other
Observable Inputs
(Level 2)
Significant
Unobservable Inputs
(Level 3)
Assets:
Marketable securities(1)
$
20,301 $
1,193 $
19,108 $
—
Interest rate derivatives
$
1,974 $
— $
1,974 $
—
Liabilities:
Interest rate derivatives
$
(598) $
— $
(598) $
—
Fair Value Measurements as of December 31, 2023
Balance
Quoted Prices in
Active Markets for
Identical Assets
(Level 1)
Significant Other
Observable Inputs
(Level 2)
Significant
Unobservable Inputs
(Level 3)
Assets:
Marketable securities(1)
$
19,914 $
656 $
19,258 $
—
Interest rate derivatives
$
4,364 $
— $
4,364 $
—
Liabilities:
Interest rate derivatives
$
(6,877) $
— $
(6,877) $
—
(1)
As of December 31, 2024 and 2023, marketable securities included less than $0.1 million and $(0.2) million of net unrealized gains
(losses), respectively. As of December 31, 2024, the contractual maturities of the Company’s marketable securities were within the
next five years.
Non-Recurring Fair Value
Management periodically assesses whether there are any indicators, including property operating performance,
changes in anticipated hold period, and general market conditions, that the carrying value of the Company’s real
estate assets (including any related intangible assets or liabilities) may be impaired. Fair value is determined by
offers from third-party buyers, market comparable data, third-party appraisals, or discounted cash flow analyses. The
cash flows utilized in such analyses are comprised of unobservable inputs that include forecasted rental revenue and
expenses based upon market conditions and future expectations. The capitalization rates and discount rates utilized
in such analyses are based upon unobservable rates that the Company believes to be within a reasonable range of
current market rates for the respective properties. Based on these inputs, the Company has determined that the
valuations of these properties are classified within Level 3 of the fair value hierarchy.
F-33
The following table presents the placement in the fair value hierarchy of assets and liabilities that are measured and
recognized at fair value on a non-recurring basis. The table includes information related to properties that were
remeasured to fair value as a result of impairment testing during the years ended December 31, 2024 and 2023,
excluding the properties sold prior to December 31, 2024 or December 31, 2023, respectively:
Fair Value Measurements as of December 31, 2024
Balance
Quoted Prices in
Active Markets for
Identical Assets
(Level 1)
Significant Other
Observable Inputs
(Level 2)
Significant
Unobservable Inputs
(Level 3)
Impairment of Real
Estate Assets
Assets:
Properties(1)(2)(3) $
6,548 $
— $
— $
6,548 $
10,673
Fair Value Measurements as of December 31, 2023
Balance
Quoted Prices in
Active Markets for
Identical Assets
(Level 1)
Significant Other
Observable Inputs
(Level 2)
Significant
Unobservable Inputs
(Level 3)
Impairment of Real
Estate Assets
Assets:
Properties(4)(5)
$
14,987 $
— $
— $
14,987 $
11,705
(1)
Excludes properties disposed of prior to December 31, 2024.
(2)
The carrying value of Seacoast Shopping Center, which was remeasured to fair value based on an income approach valuation using the
direct capitalization method during the year ended December 31, 2024, is $5.7 million. The capitalization rate of 8.00% utilized in the
analysis was based upon unobservable inputs that the Company believes to be within a reasonable range of current market rates for the
property.
(3)
The carrying value of Southland Shopping Center - multi-tenant outparcel, which was remeasured to fair value based upon offers from
third-party buyers during the year ended December 31, 2024 is $0.8 million.
(4)
Excludes properties disposed of prior to December 31, 2023.
(5)
The carrying value of The Quentin Collection, which was remeasured to fair value based on an income approach valuation using the direct
capitalization method during the year ended December 31, 2023, is $15.0 million. The capitalization rate of 8.75% utilized in the analysis
was based upon unobservable inputs that the Company believes to be within a reasonable range of current market rates for the property.
9. Revenue Recognition
The Company engages in the ownership, management, leasing, acquisition, disposition, and redevelopment of retail
shopping centers. Revenue is primarily generated through lease agreements and classified as Rental income on the
Company’s Consolidated Statements of Operations. These agreements include retail shopping center unit leases;
ground leases; ancillary leases or agreements, such as agreements with tenants for cellular towers, ATMs, and short-
term or seasonal retail (e.g. Halloween or Christmas-related retail); and reciprocal easement agreements. The
agreements range in term from less than one year to 25 or more years, with certain agreements containing renewal
options. These renewal options range from as little as one month to five or more years. The Company’s retail
shopping center leases generally require tenants to pay a portion of property operating expenses such as common
area expenses, utilities, insurance, and real estate taxes, and certain capital expenditures related to the maintenance
of the Company’s properties.
F-34
As of December 31, 2024, the fixed contractual lease payments to be received over the next five years pursuant to
the terms of non-cancelable operating leases are included in the table below, assuming that no leases are renewed
and no renewal options are exercised. The table below includes payments from tenants who have taken possession
of their space and tenants who have been moved to the cash basis of accounting for revenue recognition purposes.
The table does not include variable lease payments that may be received under certain leases for the reimbursement
of property operating expenses or certain capital expenditures related to the maintenance of the Company’s
properties, or percentage rents. These variable lease payments are recognized, in the case of reimbursements, in the
period when the applicable expenditures are incurred and/or contractually required to be reimbursed or, in the case
of percentage rents, upon the achievement of certain predetermined sales thresholds.
Year ending December 31,
Operating Leases
2025
$
966,900
2026
889,231
2027
765,789
2028
643,018
2029
513,062
Thereafter
1,701,837
The Company recognized $9.7 million, $9.3 million, and $9.0 million of Rental income based on percentage rents
for the years ended December 31, 2024, 2023, and 2022, respectively. These amounts are included in Rental income
on the Company’s Consolidated Statements of Operations. As of December 31, 2024 and 2023, receivables
associated with the effects of recognizing rental income on a straight-line basis were $208.8 million and $180.8
million, respectively.
F-35
10. Leases
The Company periodically enters into agreements in which it is the lessee, including ground leases for shopping
centers that it operates and office leases for administrative space. The agreements range in term from less than one
year to 50 or more years, with certain agreements containing renewal options for up to an additional 100 years.
Upon lease execution, the Company recognizes an operating lease ROU asset and an operating lease liability based
on the present value of the minimum lease payments over the non-cancelable lease term. As of December 31, 2024
the Company is not including any prospective renewal or termination options in its ROU assets or lease liabilities, as
the exercise of such options is not reasonably certain. Certain agreements require the Company to pay a portion of
property operating expenses, such as common area expenses, utilities, insurance, and real estate taxes, and certain
capital expenditures related to the maintenance of the properties. These payments are not included in the calculation
of the ROU asset or lease liability and are presented as variable lease costs. The following tables present additional
information pertaining to the Company’s operating leases:
Year Ended December 31,
Supplemental Statements of Operations Information
2024
2023
2022
Operating lease costs
$
2,499 $
5,645 $
5,937
Variable lease costs
394
468
207
Total lease costs
$
2,893 $
6,113 $
6,144
Year Ended December 31,
Supplemental Statements of Cash Flows Information
2024
2023
2022
Operating cash outflows from operating leases
$
5,778 $
6,017 $
6,145
ROU assets obtained in exchange for operating lease liabilities
13,984
711
10,708
ROU assets reduction due to dispositions, held for sale, and lease
modifications
(6,581)
(144)
(171)
Operating Lease Liabilities
As of
December 31, 2024
Future minimum operating lease payments:
2025
$
6,211
2026
5,391
2027
3,513
2028
2,672
2029
2,595
Thereafter
98,749
Total future minimum operating lease payments
119,131
Less: imputed interest
(77,664)
Operating lease liabilities
$
41,467
As of December 31,
Supplemental Balance Sheets Information
2024
2023
Operating lease liabilities(1)(2)
$
41,467 $
36,105
ROU assets(1)(3)
38,784
32,350
(1)
As of December 31, 2024 and 2023, the weighted average remaining lease term was 28.7 years and 16.0 years, respectively,
and the weighted average discount rate was 6.28% and 4.48%, respectively.
(2)
These amounts are included in Accounts payable, accrued expenses and other liabilities on the Company’s Consolidated
Balance Sheets.
(3)
These amounts are included in Other assets on the Company’s Consolidated Balance Sheets.
As of December 31, 2024, there were no material leases that have been executed but not yet commenced.
F-36
11. Equity and Capital
ATM Program
In November 2022, the Company renewed its at-the-market equity offering program (the "ATM Program") through
which the Company may sell, from time to time, up to an aggregate of $400.0 million of its common stock through
sales agents. The ATM Program also provides that the Company may enter into forward contracts for shares of its
common stock with forward sellers and forward purchasers. The ATM Program is scheduled to expire on November
1, 2025, unless earlier terminated or extended by the Company, sales agents, forward sellers, and forward
purchasers. The ATM Program replaced the Company's prior at-the-market equity offering program (the "Prior ATM
Program"), which was scheduled to expire on January 9, 2023. During the year ended December 31, 2024, the
Company issued 4.1 million shares of common stock under the ATM Program at an average price per share of
$28.62 for total gross proceeds of $116.6 million, excluding commissions and fees of $2.0 million. During the year
ended December 31, 2023, the Company did not issue any shares of common stock under the ATM Program. During
the year ended December 31, 2022, the Company issued 2.1 million shares of common stock under the Prior ATM
Program at an average price per share of $25.40 for total gross proceeds of $53.9 million, excluding commissions
and fees of $0.8 million. As of December 31, 2024, $283.4 million of common stock remained available for issuance
under the ATM Program.
Share Repurchase Program
In November 2022, the Company renewed its share repurchase program (the "Repurchase Program") for up to
$400.0 million of its common stock. The Repurchase Program is scheduled to expire on November 1, 2025, unless
suspended or extended by the Company's board of directors. The Repurchase Program replaced the Company’s prior
share repurchase program (the "Prior Repurchase Program"), which was scheduled to expire on January 9, 2023.
During the years ended December 31, 2024, 2023, and 2022, the Company did not repurchase any shares of
common stock. As of December 31, 2024, the Repurchase Program had $400.0 million of available repurchase
capacity.
Common Stock
In connection with the vesting of restricted stock units ("RSUs") under the Company’s equity-based compensation
plan, the Company withholds shares to satisfy tax withholding obligations. During the years ended December 31,
2024 and 2023, the Company withheld 0.6 million and 0.5 million shares of its common stock, respectively.
Dividends and Distributions
Because Brixmor Property Group Inc. is a holding company and has no material assets other than its ownership of
BPG Sub, through which it owns the Operating Partnership, and no material operations other than those conducted
by the Operating Partnership, distributions are funded as follows:
•
first, the Operating Partnership makes distributions to its partners that are holders of OP Units, including
BPG Sub;
•
second, BPG Sub distributes to Brixmor Property Group Inc. its share of such distributions; and
•
third, Brixmor Property Group Inc. distributes the amount authorized by the Company's board of directors
and declared by Brixmor Property Group Inc. to its common stockholders on a pro rata basis.
During the years ended December 31, 2024, 2023, and 2022, the Company's board of directors declared common
stock dividends and OP Unit distributions of $1.1050 per share/unit, $1.0525 per share/unit, and $0.9800 per
share/unit, respectively. As of December 31, 2024 and 2023, the Company had declared but unpaid common stock
dividends and OP Unit distributions of $91.8 million and $85.7 million, respectively. These amounts are included in
Accounts payable, accrued expenses and other liabilities on the Company’s Consolidated Balance Sheets.
Non-controlling interests
During the year ended December 31, 2024, the Company completed the acquisition of 100% of the common equity
in entities owning North Ridge Shopping Center and The Plaza at Buckland Hills. The acquired entities have issued
and outstanding $0.2 million of redeemable preferred equity, which the Company did not acquire and are reflected
within Non-controlling interests on the Company’s Consolidated Balance Sheets.
F-37
12. Stock Based Compensation
In February 2022, the Company's board of directors approved the 2022 Omnibus Incentive Plan (the “Plan”) and in
April 2022, the Company's stockholders approved the Plan. The Plan provides for a maximum of 10.0 million shares
of the Company’s common stock to be issued for qualified and non-qualified options, stock appreciation rights,
restricted stock, RSUs, OP Units, performance awards, and other stock-based awards. Prior to the approval of the
Plan, awards were issued under the 2013 Omnibus Incentive Plan that the Company's board of directors approved in
2013.
During the years ended December 31, 2024, 2023, and 2022, the Company granted RSUs to certain employees. The
RSUs are divided into multiple tranches, which are all subject to service-based vesting conditions. Certain tranches
are also subject to performance-based criteria or market-based criteria, which contain a threshold, target, above
target, and maximum number of units that can be earned. The number of units actually earned for each tranche is
determined based on performance during a specified performance period. Tranches that only have a service-based
component can only earn a target number of units. The aggregate number of RSUs granted, assuming the
achievement of target level performance, was 0.8 million, 0.7 million, and 0.7 million for the years ended
December 31, 2024, 2023, and 2022, respectively, with vesting periods ranging from one to five years. For the
service-based and performance-based RSU's granted, fair value is based on the Company’s grant date stock price or
the grant date stock price adjusted for dividend or dividend equivalent rights, when applicable. For the market-based
RSUs granted, fair value is based on a Monte Carlo simulation model that assesses the probability of satisfying the
market performance hurdles over the remainder of the performance period based on the Company’s historical
common stock performance relative to the other companies within the FTSE Nareit Equity Shopping Centers Index
as well as the following significant assumptions:
Year Ended December 31,
Assumption
2024
2023
2022
Volatility
23.0% - 28.0%
32.0% - 52.0%
27.0% - 51.0%
Weighted average risk-free interest rate
4.03% - 4.92%
3.79% - 5.18%
1.08% - 1.39%
Weighted average common stock dividend yield
4.4% - 4.7%
4.3% - 4.8%
3.8% - 4.6%
Information with respect to RSUs for the years ended December 31, 2024, 2023, and 2022 are as follows (in
thousands):
Restricted
Shares
Aggregate
Intrinsic Value
Outstanding, December 31, 2021
2,308 $
46,547
Vested
(994)
(18,955)
Granted
981
25,476
Forfeited
(28)
(597)
Outstanding, December 31, 2022
2,267
52,471
Vested
(1,162)
(22,583)
Granted
1,137
25,316
Forfeited
(48)
(1,112)
Outstanding, December 31, 2023
2,194
54,092
Vested
(1,424)
(28,067)
Granted
1,367
29,055
Forfeited
(240)
(5,941)
Outstanding, December 31, 2024
1,897 $
49,139
During the years ended December 31, 2024, 2023, and 2022, the Company recognized $20.0 million, $22.3 million,
and $25.2 million of equity compensation expense, respectively, of which $2.0 million, $1.6 million, and $1.8
million was capitalized, respectively. These amounts are included in General and administrative expense on the
Company’s Consolidated Statements of Operations. As of December 31, 2024, the Company had $13.9 million of
total unrecognized compensation expense related to unvested stock compensation, which is expected to be
recognized over a weighted average period of approximately 2.0 years.
F-38
13. Earnings per Share
Basic earnings per share ("EPS") is calculated by dividing net income attributable to the Company’s common
stockholders, including any participating securities, by the weighted average number of shares outstanding for the
period. Certain restricted shares issued pursuant to the Company’s share-based compensation program are
considered participating securities, as such stockholders have rights to receive non-forfeitable dividends. Fully
diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue common stock
were exercised or converted into shares of common stock. Unvested RSUs are not allocated net losses and/or any
excess of dividends declared over net income, as such amounts are allocated entirely to the Company’s common
stock.
The following table provides a reconciliation of the numerator and denominator of the EPS calculations for the years
ended December 31, 2024, 2023, and 2022 (dollars in thousands, except per share data):
Year Ended December 31,
2024
2023
2022
Computation of Basic Earnings Per Share:
Net income
$ 339,276 $ 305,087 $ 354,193
Net income attributable to non-controlling interests
(2)
—
—
Non-forfeitable dividends on unvested restricted shares
(555)
(828)
(1,002)
Net income attributable to the Company’s common stockholders for basic earnings per share
$ 338,719 $ 304,259 $ 353,191
Weighted average shares outstanding – basic
303,130
300,977
299,938
Basic earnings per share attributable to the Company’s common stockholders:
Net income per share
$
1.12 $
1.01 $
1.18
Computation of Diluted Earnings Per Share:
Net income attributable to the Company’s common stockholders for diluted earnings per share
$ 338,719 $ 304,259 $ 353,191
Weighted average shares outstanding – basic
303,130
300,977
299,938
Effect of dilutive securities:
Equity awards
908
1,399
1,804
Weighted average shares outstanding – diluted
304,038
302,376
301,742
Diluted earnings per share attributable to the Company’s common stockholders:
Net income per share
$
1.11 $
1.01 $
1.17
F-39
14. Earnings per Unit
Basic earnings per unit is calculated by dividing net income attributable to the Operating Partnership’s common
unitholders, including any participating securities, by the weighted average number of partnership common units
outstanding for the period. Certain restricted units issued pursuant to the Company’s share-based compensation
program are considered participating securities, as such unitholders have rights to receive non-forfeitable dividends.
Fully diluted earnings per unit reflects the potential dilution that could occur if securities or other contracts to issue
common units were exercised or converted into common units. Unvested RSUs are not allocated net losses and/or
any excess of dividends declared over net income, as such amounts are allocated entirely to the Operating
Partnership’s common units.
The following table provides a reconciliation of the numerator and denominator of the earnings per unit calculations
for the years ended December 31, 2024, 2023, and 2022 (dollars in thousands, except per unit data):
Year Ended December 31,
2024
2023
2022
Computation of Basic Earnings Per Unit:
Net income
$ 339,276 $ 305,087 $ 354,193
Net income attributable to non-controlling interests
(2)
—
—
Non-forfeitable dividends on unvested restricted units
(555)
(828)
(1,002)
Net income attributable to the Operating Partnership’s common units for basic earnings per unit
$ 338,719 $ 304,259 $ 353,191
Weighted average common units outstanding – basic
303,130
300,977
299,938
Basic earnings per unit attributable to the Operating Partnership’s common units:
Net income per unit
$
1.12 $
1.01 $
1.18
Computation of Diluted Earnings Per Unit:
Net income attributable to the Operating Partnership’s common units for diluted earnings per unit
$ 338,719 $ 304,259 $ 353,191
Weighted average common units outstanding – basic
303,130
300,977
299,938
Effect of dilutive securities:
Equity awards
908
1,399
1,804
Weighted average common units outstanding – diluted
304,038
302,376
301,742
Diluted earnings per unit attributable to the Operating Partnership’s common units:
Net income per unit
$
1.11 $
1.01 $
1.17
F-40
15. Commitments and Contingencies
Legal Matters
The Company is not presently involved in any material litigation arising outside the ordinary course of business.
However, the Company is involved in routine litigation arising in the ordinary course of business, none of which the
Company believes, individually or in the aggregate, taking into account existing reserves, will have a material
impact on the Company’s financial condition, operating results, or cash flows.
Insurance Captive
The Company has a wholly owned captive insurance company, Brixmor Incap, LLC (“Incap”). Incap underwrites
the first layer of general liability insurance for the properties in the Company’s Portfolio. The Company formed
Incap as part of its overall risk management program to stabilize insurance costs, manage exposures, and recoup
expenses through the function of the captive program. Incap is capitalized in accordance with the applicable
regulatory requirements. An actuarial analysis is performed to estimate future projected claims, related deductibles,
and projected expenses necessary to fund associated risk management programs. Incap establishes annual premiums
based on projections derived from the past loss experience of the Company’s Portfolio. Premiums paid to Incap may
be adjusted based on this estimate and may be reimbursed by the Company’s tenants pursuant to specific lease
terms.
Activity in the reserve for losses for the years ended December 31, 2024 and 2023 is summarized as follows:
Year End December 31,
2024
2023
Balance at the beginning of the year
$
9,858 $
10,689
Incurred related to:
Current year
3,164
3,320
Prior years
416
(457)
Total incurred
3,580
2,863
Paid related to:
Current year
(245)
(771)
Prior years
(3,555)
(2,923)
Total paid
(3,800)
(3,694)
Balance at the end of the year
$
9,638 $
9,858
Environmental Matters
Under various federal, state, and local laws, ordinances, and regulations, the Company may be or become liable for
the costs of removal or remediation of certain hazardous or toxic substances released on or in the Company’s
properties or disposed of by the Company or its tenants, as well as certain other potential costs that could relate to
hazardous or toxic substances (including governmental fines and injuries to persons and property). The Company
maintains a reserve for currently known environmental matters and does not believe they will have a material impact
on the Company’s financial condition, operating results, or cash flows. During the years ended December 31, 2024,
2023, and 2022, the Company did not incur any material governmental fines resulting from environmental matters.
F-41
16. Segment Reporting
The Company operates and derives revenue from its Portfolio of community and neighborhood shopping centers. As
of December 31, 2024, the properties in the Portfolio are located across 30 states throughout 104 metropolitan
markets. The Chief Executive Officer serves as the Company's CODM and evaluates performance and resource
allocation on a Portfolio basis. Additionally, the Company does not distinguish its principal business or group its
operations on a geographical basis for purposes of measuring performance. Accordingly, the Company has a single
operating and reportable segment (the "Reporting Segment") for disclosure purposes in accordance with GAAP. The
accounting policies of the Reporting Segment are the same as those described in the summary of significant
accounting policies. See Note 1 for additional information about the Company's business and significant accounting
policies.
Net income attributable to Brixmor Property Group Inc., as presented on the Company's Consolidated Statements of
Operations is a metric utilized by the CODM to assess the Reporting Segment's performance and allocate resources.
Total assets, as presented on the Company's Consolidated Balance Sheets is used to measure the Reporting
Segment's assets.
The following table presents revenues and significant segment expenses for the years ended December 31, 2024,
2023, and 2022:
Year Ended December 31,
2024
2023
2022
Total revenues
$
1,285,054 $
1,245,036 $
1,218,074
Operating costs
(152,825)
(146,473)
(141,408)
Real estate taxes
(164,291)
(173,517)
(170,383)
Depreciation and amortization
(381,396)
(362,277)
(344,731)
Impairment of real estate assets
(11,143)
(17,836)
(5,724)
General and administrative(1)
(116,363)
(117,128)
(117,225)
Interest expense
(215,994)
(190,733)
(192,427)
Other segment items(2)
96,232
68,015
108,017
Segment net income
$
339,274 $
305,087 $
354,193
Reconciliation of Net income attributable to Brixmor Property Group Inc.
Adjustments
—
—
—
Net income attributable to Brixmor Property Group Inc. $
339,274 $
305,087 $
354,193
(1)
The following table presents General and administrative expense for the years ended December 31, 2024, 2023, and 2022:
Year Ended December 31,
2024
2023
2022
Employee compensation, net
$
(93,606) $
(92,534) $
(92,777)
Other general and administrative, net
(22,757)
(24,594)
(24,448)
Total general and administrative
$
(116,363) $
(117,128) $
(117,225)
(2)
Other segment items for the Company include Dividends and interest, Gain on sale of real estate assets, Gain (loss) on
extinguishment of debt, net, Other, and Net income attributable to non-controlling interests. See the Company's Consolidated
Statements of Operations for additional information on these amounts.
17. Income Taxes
The Company incurred income and other taxes of $2.7 million, $2.6 million, and $2.7 million for the years ended
December 31, 2024, 2023, and 2022. These amounts are included in Other on the Company’s Consolidated
Statements of Operations. See Note 1 for additional information regarding the Company’s income taxes and the
Parent Company's REIT status.
F-42
18. Related-Party Transactions
As of December 31, 2024 and 2023, there were no material receivables from or payables to related parties. During
the years ended December 31, 2024, 2023, and 2022, the Company did not engage in any material related-party
transactions.
19. Retirement Plan
The Company has a Retirement and 401(k) Savings Plan (the "Savings Plan") covering officers and employees of
the Company and permits participants to defer eligible compensation up to the maximum allowable amount
determined by the Internal Revenue Service. Participants in the Savings Plan may elect to contribute a portion of
their earnings to the Savings Plan and the Company makes a matching contribution to the Savings Plan, up to a
maximum of 3.5% of the employee’s eligible compensation. For the years ended December 31, 2024, 2023, and
2022, the Company’s expense for the Savings Plan was $2.2 million, $2.0 million, and $1.8 million, respectively.
These amounts are included in General and administrative on the Company’s Consolidated Statements of
Operations.
20. Supplemental Financial Information
No retrospective adjustments were made to the Company’s Consolidated Financial Statements for the years ended
December 31, 2024, 2023, and 2022.
21. Subsequent Events
In preparing the Consolidated Financial Statements, the Company has evaluated events and transactions occurring
after December 31, 2024 for recognition and/or disclosure purposes. Based on this evaluation, there were no
subsequent events from December 31, 2024 through the date the financial statements were issued other than the
following:
•
In February 2025, the Operating Partnership repaid $632.3 million principal amount of the 2025 Notes,
representing all of the outstanding 2025 Notes. The Operating Partnership funded the 2025 Notes
repayment with proceeds from the issuance of the 2035 Notes and liquidity available under the Revolving
Facility.
F-43
BRIXMOR PROPERTY GROUP INC. AND SUBSIDIARIES
SCHEDULE II – VALUATION AND QUALIFYING ACCOUNTS
None.
F-44
BRIXMOR PROPERTY GROUP INC. AND SUBSIDIARIES
SCHEDULE III – REAL ESTATE AND ACCUMULATED DEPRECIATION
(in thousands)
Costs
Capitalized
Subsequent to
Acquisition(3)
Gross Amount at Which Carried
Initial Cost to Company(2)
at the Close of the Period
Description(1)
Land
Building &
Improvements
Land
Building &
Improvements(4)
Total
Accumulated
Depreciation
Year Built(5)
Date
Acqui
red
Springdale
Mobile, AL
$
7,460 $
39,380 $
17,468 $
6,693 $
57,615 $
64,308 $
(21,712)
2004
Jun-11
Northmall Centre
Tucson, AZ
3,140
18,882
(1,437)
2,202
18,383
20,585
(8,251)
1996
Jun-11
Bakersfield Plaza
Bakersfield, CA
4,000
25,537
15,160
4,502
40,195
44,697
(19,657)
1970
Jun-11
Brea Gateway
Brea, CA
23,716
68,925
1,180
23,716
70,105
93,821
(9,736)
1994
Jan-22
Carmen Plaza
Camarillo, CA
5,410
19,784
7,778
5,410
27,562
32,972
(8,324)
2000
Jun-11
Plaza Rio Vista
Cathedral, CA
2,465
12,687
1,658
2,465
14,345
16,810
(5,425)
2005
Oct-13
Cudahy Plaza
Cudahy, CA
4,490
13,474
22,931
4,778
36,117
40,895
(12,302)
2021
Jun-11
The Davis Collection (6)
Davis, CA
4,270
18,372
27,740
4,270
46,112
50,382
(5,951)
2025
Jun-11
Felicita Plaza
Escondido, CA
4,280
12,464
1,559
4,280
14,023
18,303
(6,641)
2001
Jun-11
Felicita Town Center
Escondido, CA
11,231
31,381
2,181
11,231
33,562
44,793
(10,187)
1987
Dec-16
Arbor Faire
Fresno, CA
5,940
34,123
(9,949)
3,940
26,174
30,114
(11,803)
1995
Jun-11
Lompoc Center
Lompoc, CA
4,670
16,321
7,264
4,670
23,585
28,255
(8,548)
1960
Jun-11
Briggsmore Plaza
Modesto, CA
2,140
12,257
587
1,819
13,165
14,984
(5,791)
1998
Jun-11
Montebello Plaza
Montebello, CA
13,360
33,743
8,408
13,360
42,151
55,511
(19,513)
1974
Jun-11
California Oaks Center
Murrieta, CA
5,180
15,441
5,397
5,180
20,838
26,018
(8,790)
1990
Jun-11
Pacoima Center
Pacoima, CA
7,050
15,955
2,004
7,050
17,959
25,009
(10,816)
1995
Jun-11
Metro 580
Pleasanton, CA
10,500
19,409
1,879
10,500
21,288
31,788
(11,279)
1996
Jun-11
Rose Pavilion
Pleasanton, CA
19,618
63,140
16,029
19,618
79,169
98,787
(30,080)
2019
Jun-11
Puente Hills Town Center (6)
Rowland Heights, CA
15,670
39,997
9,261
15,670
49,258
64,928
(18,163)
2025
Jun-11
Ocean View Plaza
San Clemente, CA
15,750
30,757
3,092
15,750
33,849
49,599
(13,171)
1990
Jun-11
Plaza By The Sea
San Clemente, CA
9,607
5,461
6,330
9,607
11,791
21,398
(2,243)
1976
Dec-17
Village at Mira Mesa
San Diego, CA
14,870
75,271
38,347
14,870
113,618
128,488
(41,114)
2023
Jun-11
San Dimas Plaza
San Dimas, CA
15,101
22,299
4,279
15,101
26,578
41,679
(10,559)
1986
Jun-11
Bristol Plaza
Santa Ana, CA
9,110
21,367
5,507
9,722
26,262
35,984
(9,662)
2003
Jun-11
Gateway Plaza
Santa Fe Springs, CA
9,980
31,263
3,503
9,980
34,766
44,746
(17,115)
2002
Jun-11
Santa Paula Center
Santa Paula, CA
3,520
18,079
836
3,520
18,915
22,435
(9,047)
1995
Jun-11
Vail Ranch Center
Temecula, CA
3,750
22,933
10,937
3,750
33,870
37,620
(11,891)
2024
Jun-11
Country Hills Shopping Center
Torrance, CA
3,630
8,716
600
3,589
9,357
12,946
(3,748)
1977
Jun-11
Upland Town Square
Upland, CA
9,051
23,171
1,485
9,051
24,656
33,707
(7,675)
1994
Nov-17
Gateway Plaza - Vallejo
Vallejo, CA
12,947
77,377
30,160
12,947
107,537
120,484
(40,851)
2023
Jun-11
Arvada Plaza
Arvada, CO
1,160
7,378
643
1,160
8,021
9,181
(4,998)
1994
Jun-11
Arapahoe Crossings
Aurora, CO
13,676
56,971
16,712
13,676
73,683
87,359
(27,273)
1996
Jul-13
Aurora Plaza
Aurora, CO
5,824
9,309
11,287
5,824
20,596
26,420
(8,125)
1996
Jun-11
Villa Monaco
Denver, CO
3,090
7,551
3,669
3,090
11,220
14,310
(4,660)
1978
Jun-11
Centennial Shopping Center
Englewood, CO
6,755
11,721
2,414
6,755
14,135
20,890
(3,344)
2013
Apr-19
Superior Marketplace
Superior, CO
7,090
37,670
6,492
6,924
44,328
51,252
(18,806)
1997
Jun-11
Westminster City Center
Westminster, CO
6,040
45,099
21,511
6,040
66,610
72,650
(24,733)
2024
Jun-11
The Shoppes at Fox Run
Glastonbury, CT
3,550
23,162
5,220
3,600
28,332
31,932
(13,067)
1974
Jun-11
Parkway Plaza
Hamden, CT
4,100
7,844
245
4,100
8,089
12,189
(3,478)
2006
Jun-11
The Manchester Collection
Manchester, CT
8,200
51,455
(11,534)
7,627
40,494
48,121
(16,639)
2001
Jun-11
The Plaza at Buckland Hills
Manchester, CT
11,852
68,367
—
11,852
68,367
80,219
(588)
1987
Dec-24
Turnpike Plaza
Newington, CT
3,920
23,880
(2,332)
3,920
21,548
25,468
(9,892)
2004
Jun-11
North Haven Crossing
North Haven, CT
5,430
16,371
2,711
5,430
19,082
24,512
(7,481)
1993
Jun-11
Colonial Commons - Orange
Orange, CT
4,870
15,160
(57)
4,870
15,103
19,973
(5,035)
1996
Jun-11
Stratford Square
Stratford, CT
5,970
12,433
7,671
5,860
20,214
26,074
(8,851)
1984
Jun-11
Waterbury Plaza
Waterbury, CT
5,420
18,062
3,893
4,793
22,582
27,375
(9,150)
2000
Jun-11
Waterford Commons
Waterford, CT
5,437
46,769
5,597
5,437
52,366
57,803
(22,818)
2004
Jun-11
Center of Bonita Springs
Bonita Springs, FL
10,946
38,467
7,153
10,946
45,620
56,566
(7,548)
2014
Apr-21
Coastal Way - Coastal Landing
Brooksville, FL
8,840
34,027
14,730
8,840
48,757
57,597
(16,390)
2008
Jun-11
Clearwater Mall
Clearwater, FL
15,300
55,060
8,788
15,300
63,848
79,148
(23,980)
1973
Jun-11
Coconut Creek Plaza
Coconut Creek, FL
7,400
25,600
5,485
7,400
31,085
38,485
(13,779)
2005
Jun-11
Century Plaza Shopping Center
Deerfield Beach, FL
3,050
8,688
4,415
3,050
13,103
16,153
(5,197)
2006
Jun-11
Northgate Shopping Center
DeLand, FL
3,500
11,008
5,604
3,500
16,612
20,112
(5,377)
1993
Jun-11
Sun Plaza
Fort Walton Beach, FL
4,480
12,658
2,359
4,480
15,017
19,497
(7,852)
2004
Jun-11
Normandy Square
Jacksonville, FL
1,936
5,567
1,984
1,936
7,551
9,487
(3,873)
1996
Jun-11
Regency Park Shopping Center
Jacksonville, FL
6,240
15,561
11,534
6,240
27,095
33,335
(10,059)
1985
Jun-11
Ventura Downs
Kissimmee, FL
3,580
8,237
5,435
3,580
13,672
17,252
(5,131)
2018
Jun-11
Marketplace at Wycliffe
Lake Worth, FL
7,930
16,228
463
7,930
16,691
24,621
(5,953)
2002
Jun-11
Venetian Isle Shopping Ctr
Lighthouse Point, FL
8,270
15,030
3,534
8,270
18,564
26,834
(7,173)
1992
Jun-11
Marco Town Center
Marco Island, FL
7,235
27,490
13,219
7,235
40,709
47,944
(10,773)
2023
Oct-13
Shops at Palm Lakes
Miami, FL
10,896
17,596
27,689
10,896
45,285
56,181
(8,918)
2023
Jun-11
Freedom Square
Naples, FL
4,760
15,328
12,004
4,735
27,357
32,092
(7,884)
2021
Jun-11
F-45
Costs
Capitalized
Subsequent to
Acquisition(3)
Gross Amount at Which Carried
Initial Cost to Company(2)
at the Close of the Period
Description(1)
Land
Building &
Improvements
Land
Building &
Improvements(4)
Total
Accumulated
Depreciation
Year Built(5)
Date
Acqui
red
Granada Shoppes
Naples, FL
34,061
69,551
5,696
34,061
75,247
109,308
(10,080)
2011
Dec-21
Naples Plaza
Naples, FL
9,200
20,738
10,537
9,200
31,275
40,475
(13,652)
2013
Jun-11
Park Shore Plaza
Naples, FL
7,245
16,555
21,937
7,245
38,492
45,737
(17,494)
2017
Jun-11
Chelsea Place
New Port Richey, FL
3,303
9,879
370
3,303
10,249
13,552
(4,106)
1992
Oct-13
Colonial Marketplace
Orlando, FL
4,230
20,242
3,699
4,230
23,941
28,171
(11,622)
1986
Jun-11
Conway Crossing
Orlando, FL
3,208
12,496
640
3,163
13,181
16,344
(5,694)
2002
Oct-13
Hunter's Creek Plaza
Orlando, FL
3,589
6,907
3,164
3,589
10,071
13,660
(4,057)
1998
Oct-13
Pointe Orlando (6)
Orlando, FL
6,120
56,697
79,634
6,120
136,331
142,451
(36,165)
2025
Jun-11
Martin Downs Town Center
Palm City, FL
1,660
9,945
225
1,660
10,170
11,830
(3,668)
1996
Oct-13
Martin Downs Village Center
Palm City, FL
5,319
28,998
2,160
5,319
31,158
36,477
(11,436)
1987
Jun-11
23rd Street Station
Panama City, FL
3,120
9,115
2,149
3,120
11,264
14,384
(3,775)
1995
Jun-11
Panama City Square
Panama City, FL
5,690
15,789
8,068
5,690
23,857
29,547
(7,965)
1989
Jun-11
East Port Plaza
Port St. Lucie, FL
4,099
22,498
5,628
4,099
28,126
32,225
(8,555)
2024
Oct-13
Shoppes of Victoria Square
Port St. Lucie, FL
3,450
6,789
968
3,450
7,757
11,207
(3,580)
1990
Jun-11
Lake St. Charles
Riverview, FL
2,801
6,966
428
2,801
7,394
10,195
(2,747)
1999
Oct-13
Cobblestone Village
Royal Palm Beach, FL
2,700
5,473
761
2,700
6,234
8,934
(2,470)
2005
Jun-11
Beneva Village Shoppes
Sarasota, FL
4,013
19,403
12,055
4,013
31,458
35,471
(11,599)
2020
Oct-13
Sarasota Village
Sarasota, FL
5,190
12,728
3,719
5,190
16,447
21,637
(6,757)
1972
Jun-11
Atlantic Plaza
Satellite Beach, FL
2,630
11,609
5,624
2,630
17,233
19,863
(6,571)
2008
Jun-11
Seminole Plaza
Seminole, FL
3,870
8,410
13,025
3,870
21,435
25,305
(7,660)
2020
Jun-11
Cobblestone Village
St. Augustine, FL
9,850
34,113
5,718
9,850
39,831
49,681
(17,801)
2003
Jun-11
Dolphin Village
St. Pete Beach, FL
9,882
16,220
4,023
9,882
20,243
30,125
(6,997)
1990
Oct-13
Rutland Plaza
St. Petersburg, FL
3,880
8,513
2,090
3,880
10,603
14,483
(4,921)
2002
Jun-11
Tyrone Gardens
St. Petersburg, FL
5,690
10,456
9,864
5,690
20,320
26,010
(6,714)
2023
Jun-11
Downtown Publix
Stuart, FL
1,770
12,909
5,811
1,770
18,720
20,490
(6,988)
2000
Jun-11
Sunrise Town Center
Sunrise, FL
9,166
10,338
(1,681)
7,856
9,967
17,823
(4,067)
1989
Oct-13
Britton Plaza
Tampa, FL
22,706
56,428
—
22,706
56,428
79,134
(569)
1958
Nov-24
Carrollwood Center
Tampa, FL
3,749
15,194
1,147
3,749
16,341
20,090
(6,738)
2002
Oct-13
Ross Plaza
Tampa, FL
2,808
12,205
(68)
2,640
12,305
14,945
(4,396)
1996
Oct-13
Shoppes at Tarpon
Tarpon Springs, FL
7,800
14,221
4,824
7,800
19,045
26,845
(10,433)
2003
Jun-11
Venice Plaza
Venice, FL
3,245
14,650
2,835
3,245
17,485
20,730
(5,383)
1999
Oct-13
Venice Shopping Center
Venice, FL
2,555
6,847
3,835
2,555
10,682
13,237
(3,691)
2000
Oct-13
Venice Village
Venice, FL
7,157
26,773
12,258
7,157
39,031
46,188
(8,750)
2022
Nov-17
Mansell Crossing
Alpharetta, GA
19,840
34,689
(4,638)
15,461
34,430
49,891
(14,808)
1993
Jun-11
Northeast Plaza
Atlanta, GA
6,907
38,776
5,069
6,907
43,845
50,752
(17,316)
1952
Jun-11
Sweetwater Village
Austell, GA
1,080
3,119
994
1,080
4,113
5,193
(2,292)
1985
Jun-11
Vineyards at Chateau Elan
Braselton, GA
2,202
14,690
786
2,202
15,476
17,678
(5,977)
2002
Oct-13
Salem Road Station
Covington, GA
670
11,517
1,145
670
12,662
13,332
(4,815)
2000
Oct-13
Keith Bridge Commons
Cumming, GA
1,601
15,162
1,299
1,601
16,461
18,062
(6,206)
2002
Oct-13
Northside
Dalton, GA
1,320
4,220
1,206
1,320
5,426
6,746
(2,053)
2001
Jun-11
Cosby Station
Douglasville, GA
2,650
6,660
797
2,650
7,457
10,107
(3,330)
1994
Jun-11
Park Plaza
Douglasville, GA
1,470
2,870
1,332
1,470
4,202
5,672
(1,923)
1986
Jun-11
Venture Pointe
Duluth, GA
2,460
7,995
5,797
2,460
13,792
16,252
(8,563)
1995
Jun-11
Banks Station
Fayetteville, GA
3,490
13,060
1,465
3,517
14,498
18,015
(7,041)
2006
Jun-11
Barrett Place
Kennesaw, GA
6,990
14,370
3,584
6,990
17,954
24,944
(6,820)
1992
Jun-11
Shops of Huntcrest
Lawrenceville, GA
2,093
18,230
989
2,093
19,219
21,312
(6,792)
2003
Oct-13
Mableton Walk
Mableton, GA
1,660
9,467
2,553
1,645
12,035
13,680
(4,604)
1994
Jun-11
The Village at Mableton
Mableton, GA
2,040
6,647
21,345
2,040
27,992
30,032
(5,908)
2023
Jun-11
Eastlake Plaza
Marietta, GA
2,650
2,774
2,671
2,650
5,445
8,095
(1,714)
1982
Jun-11
New Chastain Corners
Marietta, GA
3,090
8,243
3,508
3,090
11,751
14,841
(4,974)
2004
Jun-11
Pavilions at Eastlake
Marietta, GA
4,770
12,874
3,906
4,770
16,780
21,550
(7,678)
1996
Jun-11
Creekwood Village
Rex, GA
1,400
4,893
620
1,400
5,513
6,913
(2,788)
1990
Jun-11
ConneXion
Roswell, GA
2,627
28,074
993
2,627
29,067
31,694
(3,899)
2016
Dec-21
Holcomb Bridge Crossing
Roswell, GA
1,170
5,633
5,286
1,170
10,919
12,089
(5,774)
1988
Jun-11
Kings Market
Roswell, GA
9,096
33,899
4,539
9,096
38,438
47,534
(5,873)
2005
Dec-21
Victory Square
Savannah, GA
6,230
15,043
2,025
5,655
17,643
23,298
(6,723)
2007
Jun-11
Stockbridge Village
Stockbridge, GA
6,210
17,734
4,107
5,872
22,179
28,051
(10,356)
2008
Jun-11
Stone Mountain Festival
Stone Mountain, GA
5,740
17,078
(8,634)
3,328
10,856
14,184
(4,237)
2006
Jun-11
Wilmington Island
Wilmington Island, GA
2,630
8,108
1,287
2,630
9,395
12,025
(3,761)
1985
Oct-13
Annex of Arlington
Arlington Heights, IL
4,373
19,431
10,892
4,373
30,323
34,696
(13,402)
1999
Jun-11
Ridge Plaza
Arlington Heights, IL
3,720
11,128
3,724
3,720
14,852
18,572
(8,247)
2000
Jun-11
Southfield Plaza
Bridgeview, IL
5,880
18,756
5,444
5,880
24,200
30,080
(11,569)
2006
Jun-11
Commons of Chicago Ridge
Chicago Ridge, IL
4,310
39,714
(11,580)
2,426
30,018
32,444
(13,792)
1998
Jun-11
Rivercrest Shopping Center
Crestwood, IL
11,010
41,063
12,973
11,010
54,036
65,046
(23,566)
1992
Jun-11
The Commons of Crystal Lake
Crystal Lake, IL
3,660
32,993
6,489
3,660
39,482
43,142
(16,011)
1987
Jun-11
Elmhurst Crossing
Elmhurst, IL
5,816
81,784
1,931
5,816
83,715
89,531
(9,312)
2005
Apr-22
F-46
Costs
Capitalized
Subsequent to
Acquisition(3)
Gross Amount at Which Carried
Initial Cost to Company(2)
at the Close of the Period
Description(1)
Land
Building &
Improvements
Land
Building &
Improvements(4)
Total
Accumulated
Depreciation
Year Built(5)
Date
Acqui
red
The Quentin Collection
Kildeer, IL
6,002
27,280
(10,134)
3,279
19,869
23,148
(9,195)
2006
Jun-11
Butterfield Square
Libertyville, IL
3,430
13,370
3,888
3,430
17,258
20,688
(7,139)
1997
Jun-11
High Point Centre
Lombard, IL
7,510
21,583
10,985
7,523
32,555
40,078
(11,281)
2019
Jun-11
Long Meadow Commons
Mundelein, IL
4,700
11,597
3,604
4,700
15,201
19,901
(8,278)
1997
Jun-11
Westridge Court / Block 59 (6)
Naperville, IL
11,150
75,719
33,480
10,560
109,789
120,349
(32,192)
2025
Jun-11
North Riverside Plaza
North Riverside, IL
5,117
57,577
1,742
5,117
59,319
64,436
(8,258)
2007
Apr-22
Ravinia Plaza
Orland Park, IL
2,069
24,288
1,150
2,069
25,438
27,507
(3,087)
1990
Feb-22
Rollins Crossing
Round Lake Beach, IL
3,040
23,623
(3,890)
2,396
20,377
22,773
(10,435)
1998
Jun-11
Tinley Park Plaza (6)
Tinley Park, IL
12,250
22,511
34,648
12,250
57,159
69,409
(11,806)
2025
Jun-11
Meridian Village
Carmel, IN
2,290
7,746
3,722
2,089
11,669
13,758
(4,961)
1990
Jun-11
Columbus Center
Columbus, IN
1,480
14,740
9,012
1,480
23,752
25,232
(8,862)
1964
Jun-11
Speedway Super Center
Speedway, IN
8,410
50,006
27,784
8,410
77,790
86,200
(30,233)
2022
Jun-11
Sagamore Park Centre
West Lafayette, IN
2,390
11,150
2,752
2,390
13,902
16,292
(6,403)
2018
Jun-11
Westchester Square
Lenexa, KS
3,250
14,555
4,554
3,250
19,109
22,359
(8,313)
1987
Jun-11
West Loop Shopping Center
Manhattan, KS
2,800
12,622
5,814
2,800
18,436
21,236
(9,072)
2013
Jun-11
Florence Plaza - Florence Square
Florence, KY
11,014
53,088
29,656
11,014
82,744
93,758
(35,164)
2014
Jun-11
Jeffersontown Commons
Jeffersontown, KY
3,920
14,866
(240)
3,957
14,589
18,546
(6,464)
1959
Jun-11
London Marketplace
London, KY
1,400
10,362
5,412
1,400
15,774
17,174
(5,280)
1994
Jun-11
Eastgate Shopping Center
Louisville, KY
4,300
13,975
3,869
4,300
17,844
22,144
(9,318)
2002
Jun-11
Plainview Village
Louisville, KY
2,600
10,541
2,775
2,600
13,316
15,916
(5,860)
1997
Jun-11
Stony Brook I & II
Louisville, KY
3,650
17,970
2,815
3,650
20,785
24,435
(9,514)
1988
Jun-11
Acton Plaza
Acton, MA
10,224
30,375
12
10,224
30,387
40,611
(1,106)
1972
Aug-24
Points West Plaza
Brockton, MA
2,200
10,605
2,430
2,200
13,035
15,235
(4,606)
1960
Jun-11
Burlington Square I, II & III (6)
Burlington, MA
4,690
13,122
4,529
4,690
17,651
22,341
(7,053)
2025
Jun-11
Holyoke Shopping Center
Holyoke, MA
3,110
12,097
1,817
3,110
13,914
17,024
(7,133)
2000
Jun-11
WaterTower Plaza (6)
Leominster, MA
10,400
40,312
14,668
10,342
55,038
65,380
(17,979)
2025
Jun-11
Lunenburg Crossing
Lunenburg, MA
930
1,991
847
942
2,826
3,768
(1,325)
1994
Jun-11
Lynn Marketplace
Lynn, MA
3,100
5,678
5,175
3,100
10,853
13,953
(3,423)
1968
Jun-11
Webster Square
Marshfield, MA
5,532
27,284
1,379
5,532
28,663
34,195
(10,087)
2005
Jun-15
Berkshire Crossing
Pittsfield, MA
5,210
39,558
(6,441)
2,771
35,556
38,327
(16,692)
1994
Jun-11
Westgate Plaza
Westfield, MA
2,494
9,850
4,704
2,494
14,554
17,048
(4,056)
1996
Jun-11
Perkins Farm Marketplace
Worcester, MA
2,150
17,060
6,783
2,150
23,843
25,993
(11,241)
1967
Jun-11
South Plaza Shopping Center
California, MD
2,174
23,209
164
2,174
23,373
25,547
(8,131)
2005
Oct-13
Fox Run
Prince Frederick, MD
3,560
31,431
24,220
3,396
55,815
59,211
(17,049)
2022
Jun-11
Pine Tree Shopping Center
Portland, ME
2,860
19,182
2,131
2,860
21,313
24,173
(13,231)
1958
Jun-11
Arborland Center
Ann Arbor, MI
20,222
90,938
4,116
20,222
95,054
115,276
(29,137)
2000
Mar-17
Huron Village
Ann Arbor, MI
2,449
30,688
—
2,449
30,688
33,137
(334)
2003
Nov-24
Maple Village
Ann Arbor, MI
3,200
19,108
32,814
3,200
51,922
55,122
(18,022)
2020
Jun-11
Grand Crossing
Brighton, MI
1,780
7,540
2,574
1,780
10,114
11,894
(4,975)
2005
Jun-11
Farmington Crossroads
Farmington, MI
1,620
4,542
1,990
1,620
6,532
8,152
(3,339)
1986
Jun-11
Silver Pointe Shopping Center
Fenton, MI
3,840
12,631
4,939
3,840
17,570
21,410
(7,963)
1996
Jun-11
Cascade East
Grand Rapids, MI
1,280
5,433
3,414
1,280
8,847
10,127
(3,800)
1983
Jun-11
Delta Center
Lansing, MI
1,580
9,616
1,137
1,518
10,815
12,333
(3,814)
1985
Jun-11
Lakes Crossing
Muskegon, MI
1,440
13,571
771
1,200
14,582
15,782
(7,234)
2008
Jun-11
Redford Plaza
Redford, MI
7,510
20,174
13,418
7,510
33,592
41,102
(13,339)
1992
Jun-11
Hampton Village Centre
Rochester Hills, MI
5,370
48,930
23,662
5,370
72,592
77,962
(28,642)
2004
Jun-11
Southfield Plaza
Southfield, MI
1,320
4,085
3,462
1,320
7,547
8,867
(4,082)
1970
Jun-11
Delco Plaza
Sterling Heights, MI
2,860
7,025
(171)
2,860
6,854
9,714
(3,136)
1996
Jun-11
West Ridge
Westland, MI
1,800
6,640
4,831
1,800
11,471
13,271
(5,061)
1989
Jun-11
Washtenaw Fountain Plaza
Ypsilanti, MI
2,030
7,234
666
2,037
7,893
9,930
(3,640)
2005
Jun-11
Southport Centre I - VI
Apple Valley, MN
4,960
18,527
1,039
4,602
19,924
24,526
(7,330)
1985
Jun-11
Champlin Marketplace
Champlin, MN
3,985
11,375
1,407
3,985
12,782
16,767
(2,524)
2005
Jun-21
Burning Tree Plaza
Duluth, MN
4,790
16,279
3,648
4,790
19,927
24,717
(8,252)
1987
Jun-11
Westwind Plaza
Minnetonka, MN
2,630
12,171
3,486
2,630
15,657
18,287
(5,614)
2007
Jun-11
Richfield Hub
Richfield, MN
7,960
19,907
1,074
7,619
21,322
28,941
(7,699)
1952
Jun-11
Roseville Center
Roseville, MN
1,620
8,593
7,775
1,620
16,368
17,988
(5,011)
2021
Jun-11
Marketplace @ 42
Savage, MN
5,150
13,221
4,994
5,100
18,265
23,365
(8,352)
1999
Jun-11
Sun Ray Shopping Center
St. Paul, MN
5,250
21,447
3,670
4,733
25,634
30,367
(11,511)
1958
Jun-11
White Bear Hills Shopping Center
White Bear Lake, MN
1,790
6,182
2,227
1,790
8,409
10,199
(4,190)
1996
Jun-11
Ellisville Square
Ellisville, MO
4,144
8,003
5,083
4,144
13,086
17,230
(7,065)
1989
Jun-11
Watts Mill Plaza
Kansas City, MO
2,610
13,868
2,317
2,610
16,185
18,795
(6,096)
1997
Jun-11
Liberty Corners
Liberty, MO
2,530
8,918
3,707
2,530
12,625
15,155
(5,929)
1987
Jun-11
Maplewood Square
Maplewood, MO
1,450
4,720
571
1,450
5,291
6,741
(1,827)
1998
Jun-11
Devonshire Place
Cary, NC
940
4,533
4,848
940
9,381
10,321
(5,957)
1996
Jun-11
McMullen Creek Market
Charlotte, NC
10,590
24,266
11,447
10,590
35,713
46,303
(14,557)
1988
Jun-11
The Commons at Chancellor Park
Charlotte, NC
5,240
20,500
2,350
5,240
22,850
28,090
(10,395)
1994
Jun-11
F-47
Costs
Capitalized
Subsequent to
Acquisition(3)
Gross Amount at Which Carried
Initial Cost to Company(2)
at the Close of the Period
Description(1)
Land
Building &
Improvements
Land
Building &
Improvements(4)
Total
Accumulated
Depreciation
Year Built(5)
Date
Acqui
red
Garner Towne Square
Garner, NC
6,233
23,681
6,168
6,233
29,849
36,082
(8,702)
1997
Oct-13
Franklin Square
Gastonia, NC
7,060
29,355
7,236
7,060
36,591
43,651
(15,135)
1989
Jun-11
Wendover Place
Greensboro, NC
15,990
42,299
3,804
15,881
46,212
62,093
(20,710)
2000
Jun-11
University Commons
Greenville, NC
5,350
26,253
5,009
5,350
31,262
36,612
(13,705)
1996
Jun-11
North Ridge Shopping Center
Raleigh, NC
12,841
50,225
—
12,841
50,225
63,066
(403)
1980
Dec-24
Roxboro Square
Roxboro, NC
1,550
8,976
(8,683)
419
1,424
1,843
(568)
2005
Jun-11
Innes Street Market
Salisbury, NC
12,180
27,462
880
10,548
29,974
40,522
(15,270)
2002
Jun-11
New Centre Market
Wilmington, NC
5,730
15,217
5,446
5,730
20,663
26,393
(8,332)
1998
Jun-11
University Commons
Wilmington, NC
6,910
26,611
4,191
6,910
30,802
37,712
(13,524)
2007
Jun-11
Parkway Plaza
Winston-Salem, NC
6,910
17,604
4,812
6,740
22,586
29,326
(8,527)
2005
Jun-11
Stratford Commons
Winston-Salem, NC
2,770
9,562
835
2,770
10,397
13,167
(3,782)
1995
Jun-11
Bedford Grove
Bedford, NH
3,400
19,065
1
2,368
20,098
22,466
(5,589)
1989
Jun-11
Capitol Shopping Center
Concord, NH
2,160
11,584
8,958
2,160
20,542
22,702
(7,112)
2001
Jun-11
Willow Springs Plaza
Nashua, NH
3,490
20,288
116
3,490
20,404
23,894
(8,114)
1990
Jun-11
Seacoast Shopping Center
Seabrook, NH
2,230
8,967
(2,643)
1,139
7,415
8,554
(3,439)
1991
Jun-11
Tri-City Plaza
Somersworth, NH
1,900
10,034
5,653
1,900
15,687
17,587
(7,518)
1990
Jun-11
Laurel Square
Brick, NJ
5,400
20,998
16,465
5,400
37,463
42,863
(10,152)
2023
Jun-11
The Shoppes at Cinnaminson
Cinnaminson, NJ
6,030
45,605
5,608
6,030
51,213
57,243
(22,299)
2010
Jun-11
Acme Clark
Clark, NJ
2,630
8,351
140
2,630
8,491
11,121
(5,021)
2007
Jun-11
Collegetown Shopping Center
Glassboro, NJ
1,560
16,336
26,975
1,560
43,311
44,871
(12,780)
2021
Jun-11
Hamilton Plaza
Hamilton, NJ
1,580
8,972
19,389
1,580
28,361
29,941
(8,108)
1972
Jun-11
Bennetts Mills Plaza
Jackson, NJ
3,130
17,126
473
3,130
17,599
20,729
(5,330)
2002
Jun-11
Marlton Crossing
Marlton, NJ
5,950
45,874
31,654
5,950
77,528
83,478
(31,793)
2019
Jun-11
Middletown Plaza
Middletown, NJ
5,060
41,800
6,221
5,060
48,021
53,081
(15,361)
2024
Jun-11
Larchmont Centre
Mount Laurel, NJ
4,421
14,985
1,157
4,421
16,142
20,563
(5,359)
1985
Jun-15
Old Bridge Gateway
Old Bridge, NJ
7,200
37,756
14,010
7,200
51,766
58,966
(17,192)
2022
Jun-11
Morris Hills Shopping Center
Parsippany, NJ
3,970
29,879
940
3,970
30,819
34,789
(11,218)
1994
Jun-11
Rio Grande Plaza
Rio Grande, NJ
1,660
12,627
8,007
1,660
20,634
22,294
(6,638)
1997
Jun-11
Ocean Heights Plaza
Somers Point, NJ
6,110
34,911
3,810
6,110
38,721
44,831
(14,942)
2006
Jun-11
Springfield Place
Springfield, NJ
1,773
4,577
2,370
1,773
6,947
8,720
(2,983)
1965
Jun-11
Tinton Falls Plaza
Tinton Falls, NJ
3,080
12,385
2,451
3,080
14,836
17,916
(6,073)
2006
Jun-11
Cross Keys Commons
Turnersville, NJ
5,840
33,347
6,132
5,872
39,447
45,319
(16,132)
1989
Jun-11
Parkway Plaza
Carle Place, NY
5,790
19,740
6,627
5,790
26,367
32,157
(8,556)
1993
Jun-11
Suffolk Plaza
East Setauket, NY
2,780
12,321
8,782
2,780
21,103
23,883
(5,847)
1998
Jun-11
Three Village Shopping Center
East Setauket, NY
5,310
15,849
657
5,310
16,506
21,816
(6,978)
1991
Jun-11
West Center
East Setauket, NY
4,949
13,899
141
4,949
14,040
18,989
(934)
1965
Apr-24
Stewart Plaza
Garden City, NY
6,040
21,970
19,574
6,040
41,544
47,584
(11,948)
2022
Jun-11
Dalewood I, II & III Shopping Center
Hartsdale, NY
6,900
57,804
14,219
6,900
72,023
78,923
(22,502)
2024
Jun-11
Unity Plaza
Hopewell Junction, NY
2,100
14,051
163
2,100
14,214
16,314
(6,416)
2005
Jun-11
Cayuga Shopping Center
Ithaca, NY
1,180
11,244
5,417
1,180
16,661
17,841
(6,244)
1969
Jun-11
Kings Park Plaza
Kings Park, NY
4,790
11,367
2,333
4,790
13,700
18,490
(5,759)
1985
Jun-11
Village Square Shopping Center
Larchmont, NY
1,320
5,137
1,036
1,320
6,173
7,493
(2,350)
1981
Jun-11
Falcaro's Plaza
Lawrence, NY
3,410
9,678
5,653
3,410
15,331
18,741
(5,370)
1972
Jun-11
Mamaroneck Centre
Mamaroneck, NY
2,198
1,999
11,739
2,198
13,738
15,936
(2,535)
2020
Jun-11
Sunshine Square
Medford, NY
7,350
24,713
3,505
7,350
28,218
35,568
(11,916)
2007
Jun-11
Wallkill Plaza
Middletown, NY
1,360
8,410
2,021
1,360
10,431
11,791
(5,245)
1986
Jun-11
Monroe Plaza
Monroe, NY
1,840
16,111
667
1,840
16,778
18,618
(7,789)
1985
Jun-11
Rockland Plaza
Nanuet, NY
11,097
60,790
14,854
11,097
75,644
86,741
(25,757)
2006
Jun-11
North Ridge Shopping Center
New Rochelle, NY
4,910
9,612
3,763
4,910
13,375
18,285
(4,864)
1971
Jun-11
Nesconset Shopping Center
Port Jefferson Station,
NY
5,510
20,473
9,102
5,510
29,575
35,085
(10,004)
1961
Jun-11
Roanoke Plaza
Riverhead, NY
5,050
15,177
3,198
5,050
18,375
23,425
(7,100)
2002
Jun-11
The Shops at Riverhead
Riverhead, NY
6,331
—
36,243
3,899
38,675
42,574
(12,187)
2018
Jun-11
Rockville Centre
Rockville Centre, NY
3,590
6,982
397
3,590
7,379
10,969
(3,026)
1975
Jun-11
College Plaza (6)
Selden, NY
8,270
14,267
19,378
8,270
33,645
41,915
(10,280)
2025
Jun-11
Campus Plaza
Vestal, NY
1,170
16,384
1,058
1,170
17,442
18,612
(8,264)
2003
Jun-11
Parkway Plaza
Vestal, NY
2,168
18,651
3,415
2,181
22,053
24,234
(9,509)
1995
Jun-11
Shoppes at Vestal
Vestal, NY
1,340
14,730
1,135
1,340
15,865
17,205
(5,592)
2000
Jun-11
Town Square
Vestal, NY
2,520
41,457
19,133
2,520
60,590
63,110
(20,619)
1991
Jun-11
Highridge Plaza
Yonkers, NY
6,020
17,358
4,245
6,020
21,603
27,623
(7,422)
1977
Jun-11
Brunswick Town Center
Brunswick, OH
2,930
18,561
5,808
2,969
24,330
27,299
(8,607)
2004
Jun-11
Brentwood Plaza
Cincinnati, OH
5,090
20,513
3,456
5,090
23,969
29,059
(11,270)
2004
Jun-11
Delhi Shopping Center
Cincinnati, OH
3,690
8,085
2,580
3,690
10,665
14,355
(5,065)
1973
Jun-11
Harpers Station
Cincinnati, OH
3,987
27,804
(23,585)
1,186
7,020
8,206
(2,497)
1994
Jun-11
Western Hills Plaza
Cincinnati, OH
8,690
27,664
16,277
8,690
43,941
52,631
(13,801)
2021
Jun-11
Western Village
Cincinnati, OH
3,420
12,817
1,390
3,370
14,257
17,627
(7,404)
2005
Jun-11
Crown Point
Columbus, OH
2,120
14,980
2,268
2,120
17,248
19,368
(8,948)
1980
Jun-11
F-48
Costs
Capitalized
Subsequent to
Acquisition(3)
Gross Amount at Which Carried
Initial Cost to Company(2)
at the Close of the Period
Description(1)
Land
Building &
Improvements
Land
Building &
Improvements(4)
Total
Accumulated
Depreciation
Year Built(5)
Date
Acqui
red
Greentree Shopping Center
Columbus, OH
1,920
12,531
3,097
1,920
15,628
17,548
(7,509)
2005
Jun-11
South Towne Centre
Dayton, OH
4,990
43,152
4,455
4,990
47,607
52,597
(20,640)
1972
Jun-11
Southland Shopping Center
Middleburg Heights, OH
5,940
55,360
(12,680)
3,844
44,776
48,620
(22,670)
1951
Jun-11
The Shoppes at North Olmsted
North Olmsted, OH
510
4,151
5
510
4,156
4,666
(2,460)
2002
Jun-11
Surrey Square
Norwood, OH
3,900
18,402
3,090
3,900
21,492
25,392
(9,720)
2010
Jun-11
Miracle Mile Shopping Plaza
Toledo, OH
1,510
15,792
2,992
1,411
18,883
20,294
(10,429)
1955
Jun-11
Village West
Allentown, PA
4,180
23,402
2,385
4,180
25,787
29,967
(10,676)
1999
Jun-11
Park Hills Plaza
Altoona, PA
4,390
23,218
(21,801)
233
5,574
5,807
(1,237)
1985
Jun-11
Lehigh Shopping Center
Bethlehem, PA
6,980
34,900
5,186
6,980
40,086
47,066
(20,807)
1955
Jun-11
Bristol Park
Bristol, PA
3,180
21,530
2,961
3,241
24,430
27,671
(9,340)
1993
Jun-11
New Britain Village Square
Chalfont, PA
4,250
24,449
3,676
4,250
28,125
32,375
(10,761)
1989
Jun-11
Collegeville Shopping Center
Collegeville, PA
3,410
7,451
7,124
3,410
14,575
17,985
(6,420)
2020
Jun-11
Plymouth Square Shopping Center
Conshohocken, PA
17,001
44,208
40,835
17,001
85,043
102,044
(11,550)
2024
May-19
Whitemarsh Shopping Center
Conshohocken, PA
3,410
11,753
7,162
3,410
18,915
22,325
(6,547)
2002
Jun-11
Valley Fair
Devon, PA
1,810
8,161
(5,657)
1,152
3,162
4,314
(1,315)
2001
Jun-11
Dickson City Crossings
Dickson City, PA
4,800
31,423
8,945
4,825
40,343
45,168
(16,544)
2023
Jun-11
Barn Plaza (6)
Doylestown, PA
8,780
29,183
10,857
8,780
40,040
48,820
(13,200)
2025
Jun-11
Pilgrim Gardens
Drexel Hill, PA
2,090
5,043
6,795
2,090
11,838
13,928
(5,554)
1955
Jun-11
North Penn Market Place
Lansdale, PA
3,060
5,253
2,031
3,060
7,284
10,344
(3,284)
1977
Jun-11
Village at Newtown
Newtown, PA
7,690
37,765
46,465
7,690
84,230
91,920
(24,750)
2021
Jun-11
Ivyridge
Philadelphia, PA
7,100
21,004
(257)
7,100
20,747
27,847
(7,721)
1963
Jun-11
Roosevelt Mall
Philadelphia, PA
10,970
89,141
58,676
10,970
147,817
158,787
(42,931)
2024
Jun-11
Shoppes at Valley Forge
Phoenixville, PA
2,010
13,025
2,749
2,010
15,774
17,784
(7,307)
2003
Jun-11
County Line Plaza
Souderton, PA
910
8,346
5,032
910
13,378
14,288
(4,924)
1971
Jun-11
69th Street Plaza
Upper Darby, PA
640
4,362
1,015
640
5,377
6,017
(2,156)
1994
Jun-11
Warminster Towne Center
Warminster, PA
4,310
35,284
3,681
4,310
38,965
43,275
(16,610)
1997
Jun-11
Shops at Prospect
West Hempfield, PA
760
6,532
799
760
7,331
8,091
(3,333)
1994
Jun-11
Whitehall Square
Whitehall, PA
4,350
33,067
2,084
4,350
35,151
39,501
(15,062)
2006
Jun-11
Wilkes-Barre Township Marketplace
Wilkes-Barre, PA
2,180
17,430
3,751
2,180
21,181
23,361
(12,316)
2004
Jun-11
Belfair Towne Village
Bluffton, SC
4,265
31,801
3,427
4,265
35,228
39,493
(12,297)
2006
Jun-11
Milestone Plaza
Greenville, SC
2,563
15,645
2,960
2,563
18,605
21,168
(7,883)
1995
Oct-13
Circle Center
Hilton Head Island, SC
3,010
5,832
(809)
3,010
5,023
8,033
(1,760)
2000
Jun-11
The Fresh Market Shoppes
Hilton Head Island, SC
5,940
20,255
766
5,940
21,021
26,961
(1,271)
1983
Jul-24
Island Plaza
James Island, SC
2,940
9,252
3,739
2,940
12,991
15,931
(6,441)
1994
Jun-11
Pawleys Island Plaza
Pawleys Island, SC
5,264
21,804
1,840
5,264
23,644
28,908
(3,178)
2015
Oct-21
Fairview Corners I & II
Simpsonville, SC
2,370
17,117
2,325
2,370
19,442
21,812
(8,669)
2003
Jun-11
Hillcrest Market Place (6)
Spartanburg, SC
4,190
34,825
15,745
4,190
50,570
54,760
(18,882)
2025
Jun-11
Watson Glen Shopping Center
Franklin, TN
5,220
14,990
6,414
5,220
21,404
26,624
(7,170)
1988
Jun-11
Williamson Square
Franklin, TN
7,730
22,789
7,391
7,730
30,180
37,910
(15,105)
1988
Jun-11
Greeneville Commons
Greeneville, TN
2,880
13,524
3,657
2,880
17,181
20,061
(7,172)
2002
Jun-11
Kingston Overlook
Knoxville, TN
2,060
6,743
1,641
2,060
8,384
10,444
(2,607)
1996
Jun-11
The Market at Wolfcreek
Memphis, TN
23,239
58,489
21,752
23,252
80,228
103,480
(34,221)
2014
Jun-11
Georgetown Square
Murfreesboro, TN
3,716
8,598
2,830
3,716
11,428
15,144
(4,544)
2003
Jun-11
Nashboro Village
Nashville, TN
2,243
11,662
336
2,243
11,998
14,241
(5,212)
1998
Oct-13
Parmer Crossing
Austin, TX
5,927
11,282
1,821
5,927
13,103
19,030
(5,996)
1989
Jun-11
Baytown Shopping Center
Baytown, TX
3,410
6,776
1,408
3,410
8,184
11,594
(3,232)
1987
Jun-11
El Camino
Bellaire, TX
1,320
3,816
1,104
1,320
4,920
6,240
(2,228)
2008
Jun-11
Townshire
Bryan, TX
1,790
6,399
891
1,790
7,290
9,080
(4,852)
2002
Jun-11
Central Station
College Station, TX
4,340
21,704
3,495
4,340
25,199
29,539
(10,103)
1976
Jun-11
Rock Prairie Crossing
College Station, TX
2,460
13,618
287
2,401
13,964
16,365
(7,182)
2002
Jun-11
Carmel Village
Corpus Christi, TX
1,900
4,536
5,819
1,903
10,352
12,255
(3,131)
2019
Jun-11
Arboretum Village
Dallas, TX
17,154
33,384
849
17,154
34,233
51,387
(4,751)
2014
Jan-22
Claremont Village
Dallas, TX
1,700
3,035
1,636
1,700
4,671
6,371
(849)
1976
Jun-11
Kessler Plaza
Dallas, TX
1,390
3,702
2,360
1,390
6,062
7,452
(2,038)
1975
Jun-11
Stevens Park Village
Dallas, TX
1,270
3,182
937
1,270
4,119
5,389
(2,398)
1974
Jun-11
Webb Royal Plaza
Dallas, TX
2,470
6,576
31
2,470
6,607
9,077
(3,876)
1961
Jun-11
Wynnewood Village (6)
Dallas, TX
16,982
42,953
49,428
17,200
92,163
109,363
(26,390)
2025
Jun-11
Parktown
Deer Park, TX
2,790
7,319
1,303
2,790
8,622
11,412
(4,758)
1999
Jun-11
Ridglea Plaza
Fort Worth, TX
2,770
16,178
1,785
2,770
17,963
20,733
(7,534)
1990
Jun-11
Trinity Commons
Fort Worth, TX
5,780
26,317
3,605
5,780
29,922
35,702
(14,424)
1998
Jun-11
Preston Ridge
Frisco, TX
25,820
127,082
16,032
25,820
143,114
168,934
(57,056)
2018
Jun-11
Village Plaza
Garland, TX
3,230
6,786
3,411
3,230
10,197
13,427
(4,039)
2002
Jun-11
Highland Village Town Center
Highland Village, TX
3,370
7,439
664
3,370
8,103
11,473
(3,502)
1996
Jun-11
Bay Forest
Houston, TX
1,500
6,557
688
1,500
7,245
8,745
(3,252)
2004
Jun-11
Beltway South
Houston, TX
3,340
9,759
854
3,340
10,613
13,953
(6,062)
1998
Jun-11
Braes Heights
Houston, TX
1,700
15,246
10,103
1,700
25,349
27,049
(7,917)
2022
Jun-11
F-49
Costs
Capitalized
Subsequent to
Acquisition(3)
Gross Amount at Which Carried
Initial Cost to Company(2)
at the Close of the Period
Description(1)
Land
Building &
Improvements
Land
Building &
Improvements(4)
Total
Accumulated
Depreciation
Year Built(5)
Date
Acqui
red
Braesgate
Houston, TX
1,570
2,813
747
1,570
3,560
5,130
(1,952)
1997
Jun-11
Broadway
Houston, TX
1,720
5,472
2,583
1,720
8,055
9,775
(3,536)
2006
Jun-11
Clear Lake Camino South
Houston, TX
3,320
12,136
847
3,320
12,983
16,303
(5,169)
1964
Jun-11
Hearthstone Corners
Houston, TX
5,240
14,208
240
5,240
14,448
19,688
(5,636)
2019
Jun-11
Jester Village
Houston, TX
1,380
4,623
9,575
1,380
14,198
15,578
(3,700)
2022
Jun-11
Jones Plaza (6)
Houston, TX
2,110
11,450
4,581
2,110
16,031
18,141
(5,554)
2025
Jun-11
Jones Square
Houston, TX
3,210
10,716
2,093
3,210
12,809
16,019
(5,233)
1999
Jun-11
Maplewood
Houston, TX
1,790
5,535
1,762
1,790
7,297
9,087
(3,242)
2004
Jun-11
Merchants Park
Houston, TX
6,580
32,200
4,326
6,580
36,526
43,106
(16,849)
2009
Jun-11
Northgate
Houston, TX
740
1,707
1,274
740
2,981
3,721
(963)
1972
Jun-11
Northshore
Houston, TX
5,970
22,827
5,473
5,970
28,300
34,270
(10,990)
2001
Jun-11
Northtown Plaza
Houston, TX
4,990
18,209
5,908
4,990
24,117
29,107
(9,182)
1960
Jun-11
Orange Grove
Houston, TX
3,670
15,758
6,000
3,670
21,758
25,428
(9,988)
2005
Jun-11
Royal Oaks Village
Houston, TX
4,620
29,536
2,583
4,620
32,119
36,739
(12,676)
2001
Jun-11
Tanglewilde Center
Houston, TX
1,620
7,437
1,536
1,620
8,973
10,593
(4,283)
1998
Jun-11
West U Marketplace
Houston, TX
8,554
25,511
1,062
8,554
26,573
35,127
(3,620)
2000
Apr-22
Westheimer Commons
Houston, TX
5,160
12,866
5,207
5,160
18,073
23,233
(8,679)
1984
Jun-11
Crossroads Centre - Pasadena
Pasadena, TX
4,660
11,153
7,804
4,660
18,957
23,617
(8,094)
1997
Jun-11
Spencer Square
Pasadena, TX
5,360
19,464
1,937
4,861
21,900
26,761
(9,535)
1998
Jun-11
Pearland Plaza
Pearland, TX
3,020
9,076
2,800
3,020
11,876
14,896
(5,359)
1995
Jun-11
Market Plaza
Plano, TX
6,380
20,529
1,673
6,380
22,202
28,582
(9,457)
2002
Jun-11
Preston Park Village (6)
Plano, TX
8,506
81,652
23,329
8,507
104,980
113,487
(25,485)
2025
Oct-13
Keegan's Meadow
Stafford, TX
3,300
9,947
2,163
3,300
12,110
15,410
(4,721)
1999
Jun-11
Lake Pointe Village
Sugar Land, TX
19,827
65,239
(70)
19,827
65,169
84,996
(7,104)
2010
Jun-22
Texas City Bay
Texas City, TX
3,780
17,928
8,552
3,780
26,480
30,260
(10,807)
2005
Jun-11
Windvale Center
The Woodlands, TX
3,460
9,479
7,150
3,460
16,629
20,089
(2,964)
2002
Jun-11
Culpeper Town Square
Culpeper, VA
3,200
9,235
833
3,254
10,014
13,268
(4,182)
1999
Jun-11
Hanover Square
Mechanicsville, VA
3,540
16,145
7,248
3,557
23,376
26,933
(8,611)
1991
Jun-11
Cave Spring Corners
Roanoke, VA
3,060
11,284
3,717
3,060
15,001
18,061
(7,307)
2005
Jun-11
Hunting Hills
Roanoke, VA
1,150
7,661
2,394
1,116
10,089
11,205
(5,762)
1989
Jun-11
Hilltop Plaza
Virginia Beach, VA
5,170
21,956
5,814
5,154
27,786
32,940
(11,726)
2010
Jun-11
Rutland Plaza
Rutland, VT
2,130
20,924
2,855
2,252
23,657
25,909
(9,215)
1997
Jun-11
Mequon Pavilions
Mequon, WI
7,520
29,714
14,632
7,411
44,455
51,866
(16,941)
1967
Jun-11
Moorland Square Shopping Ctr
New Berlin, WI
2,080
9,256
2,482
2,080
11,738
13,818
(5,214)
1990
Jun-11
Paradise Pavilion
West Bend, WI
1,865
15,704
2,448
1,865
18,152
20,017
(8,821)
2000
Jun-11
Grand Central Plaza
Parkersburg, WV
670
5,704
1,898
670
7,602
8,272
(2,302)
1986
Jun-11
Remaining portfolio
Various
—
—
320
—
320
320
—
$ 1,875,924 $
7,446,304 $
2,086,829 $ 1,834,814 $
9,574,243 $ 11,409,057 $ (3,410,179)
(1) As of December 31, 2024, all of the Company’s shopping centers were unencumbered.
(2) The initial cost to the Company represents the original purchase price of the asset, including amounts incurred subsequent to acquisition which were contemplated at the time the property was acquired.
(3) The balance for costs capitalized subsequent to acquisition could include parcels/out-parcels sold, assets held-for-sale, assets written off, and/or provisions for impairment.
(4) Depreciation of the buildings and improvements are calculated over the estimated useful lives which can be up to forty years.
(5) Year of most recent redevelopment or year built if no redevelopment has occurred.
(6) Indicates property is currently in redevelopment.
As of December 31, 2024, the aggregate cost for federal income tax purposes was approximately $12.5 billion.
F-50
Year Ending December 31,
2024
2023
2022
[a] Reconciliation of total real estate carrying value is as follows:
Balance at beginning of year
$
10,995,887 $
10,898,351
$
10,428,414
Acquisitions and improvements
696,739
350,928
772,025
Real estate held for sale
(6,417)
4,459
(15,852)
Impairment of real estate
(11,143)
(17,836)
(5,724)
Cost of property sold
(196,065)
(168,321)
(227,529)
Write-off of assets no longer in service
(69,944)
(71,694)
(52,983)
Balance at end of year
$
11,409,057 $
10,995,887
$
10,898,351
[b] Reconciliation of accumulated depreciation as follows:
Balance at beginning of year
$
3,198,980 $
2,996,759
$
2,813,329
Depreciation expense
340,560
325,577
316,789
Property sold
(72,308)
(64,081)
(86,688)
Write-off of assets no longer in service
(57,053)
(59,275)
(46,671)
Balance at end of year
$
3,410,179 $
3,198,980
$
2,996,759
BOARD OF DIRECTORS
Sheryl M. Crosland
Chair of the Board of Directors
Former Managing Director and Retail Sector Head, JP Morgan
Investment Management
Michael Berman
Former Chief Financial Officer, GGP Inc.
Julie Bowerman
Chief Marketing Officer, Kellanova
Thomas W. Dickson
Former Chief Executive Officer, Harris Teeter Supermarkets, Inc.
Daniel B. Hurwitz
Founder and Chief Executive Officer, Raider Hill Advisors, LLC
Sandra A.J. Lawrence
Former Executive Vice President and Chief Administrative
Officer, The Children’s Mercy Hospital and Clinics
William D. Rahm
Former Senior Managing Director, Centerbridge Partners, L.P.
JP Suarez
Former Executive Vice President, Regional Chief Executive
Officer and Chief Administration Officer, Walmart International
James M. Taylor Jr.
Chief Executive Officer, Brixmor Property Group Inc.
EXECUTIVE LEADERSHIP
James M. Taylor Jr.
Chief Executive Officer
Brian T. Finnegan
President, Chief Operating Officer
William L. Brown
Executive Vice President, Chief Redevelopment and
Construction Officer
Helane G. Stein
Executive Vice President, Chief Information Officer
Steven T. Gallagher
Executive Vice President, Chief Financial Officer & Treasurer
Mark T. Horgan
Executive Vice President, Chief Investment Officer
Steven F. Siegel
Executive Vice President, General Counsel & Secretary
Shea Taylor
Executive Vice President, Chief Talent Officer
CORPORATE INFORMATION
Counsel
Hogan Lovells US LLP
Washington, DC
Auditors
Deloitte & Touche LLP
Philadelphia, PA
Transfer Agent and Registrar
Computershare Investor Services
877.373.6374
https://www-us.computershare.com/Investor/
Overnight Delivery:
150 Royall Street
Suite 101
Canton, MA 02021
Regular Delivery:
PO BOX 43006
Providence, RI, 02940
Investor Information
Current and prospective Brixmor Property Group Inc. investors
can receive a copy of the Company’s proxy statement, earnings
releases, and quarterly and annual reports by contacting:
Investor Relations
Brixmor Property Group Inc.
100 Park Avenue, Suite 600N
New York, NY 10017
800.468.7526
investorrelations@brixmor.com
100 Park Avenue, Suite 600N
New York, NY 10017