Form 8-K

8-K — SITE Centers Corp.

Accession: 0001193125-26-211933

Filed: 2026-05-07

Period: 2026-05-07

CIK: 0000894315

SIC: 6798 (REAL ESTATE INVESTMENT TRUSTS)

Item: Results of Operations and Financial Condition

Item: Financial Statements and Exhibits

Documents

8-K — sitc-20260507.htm (Primary)

EX-99.1 (sitc-ex99_1.htm)

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8-K

8-K (Primary)

Filename: sitc-20260507.htm · Sequence: 1

8-K

false0000894315☐00008943152026-05-072026-05-07

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): May 7, 2026

SITE Centers Corp.

(Exact name of Registrant as Specified in Its Charter)

Ohio

1-11690

34-1723097

(State or Other Jurisdiction

of Incorporation)

(Commission File Number)

(IRS Employer

Identification No.)

3300 Enterprise Parkway,

Beachwood, Ohio

44122

(Address of Principal Executive Offices)

(Zip Code)

Registrant’s Telephone Number, Including Area Code: (216) 755-5500

Not Applicable

(Former Name or Former Address, if Changed Since Last Report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐

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

☐

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

☐

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

☐

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

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

Title of each class

Trading

Symbol(s)

Name of each exchange on which registered

Common Shares, Par Value $0.10 Per Share

SITC

New York Stock Exchange

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

Emerging growth company ☐

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

Item 2.02 Results of Operations and Financial Condition.

On May 7, 2026, SITE Centers Corp. (the “Company”) issued a quarterly financial supplement containing financial and property information of the Company (“Quarterly Supplement”) for the quarter ended March 31, 2026 which includes a News Release containing financial results of the Company. A copy of the Company’s Quarterly Financial Supplement dated March 31, 2026, is attached hereto as Exhibit 99.1, which is incorporated herein by reference. This information shall not be deemed to be “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934 (the “Exchange Act”) or otherwise subject to the liabilities of that section, nor shall it be incorporated by reference into a filing under the Securities Act of 1933 (the “Securities Act”) or the Exchange Act, except as shall be set forth by specific reference in such filing.

Item 9.01 Financial Statements and Exhibits.

(d) Exhibits

Exhibit

Number Description

99.1

Quarterly financial supplement dated as of March 31, 2026

104

Cover Page Interactive Data File (embedded within the Inline XBRL document)

SIGNATURES

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

SITE Centers Corp.

Date: May 7, 2026

By:

/s/ Jeffrey A. Scott

Name: Jeffrey A. Scott

Title: Senior Vice President and Chief Accounting

Officer

EX-99.1

Filename: sitc-ex99_1.htm · Sequence: 2

EX-99.1

Exhibit 99.1

SITE Centers Corp.

Table of Contents

Section

Page

Earnings Release & Financial Statements

Press Release

1-5

Company Summary

Portfolio Summary

Capital Structure and Debt Detail

Leasing Summary

Lease Expirations

Top 20 Tenants

Investments

Transactions

Unconsolidated Joint Ventures

Unconsolidated Joint Venture

12-14

Shopping Center Summary

Property List

Reporting Policies and Other

Notable Accounting and Supplemental Policies

Non-GAAP Measures

17-18

Leasing Metrics for Wholly-Owned and Unconsolidated Joint Venture at 100%

19-23

SITE Centers Corp.

For additional information:

3300 Enterprise Parkway

Gerald Morgan, EVP and

Beachwood, OH 44122

216-755-5500

Chief Financial Officer

FOR IMMEDIATE RELEASE:

SITE Centers Reports First Quarter 2026 Results

Beachwood, Ohio, May 7, 2026 - SITE Centers Corp. (NYSE: SITC) announced today operating results for the quarter ended March 31, 2026.

“Year to date, the Company has sold three properties for an aggregate gross sales price of approximately $85.6 million and sold its interests in the Deer Park joint venture for $20.8 million,” commented David R. Lukes, President and Chief Executive Officer. “SITE Centers remains focused on maximizing the value of its remaining assets through additional asset sales and resolution of its investment in the DTP joint venture.”

Results for the First Quarter

•

First quarter net income was $0.9 million, or $0.02 per diluted share, as compared to $3.1 million, or $0.06 per diluted share, in the year-ago period. The decrease year-over-year was primarily the result of impairment charges and lower Net Operating Income (“NOI”) as a result of property dispositions offset by the gain on the sale of joint venture interests, increases on gain on disposition of real estate and interest income and decreases in interest expense, condemnation revenue and depreciation and amortization expense.

•

First quarter operating funds from operations (“Operating FFO” or “OFFO”) was a loss of $1.9 million, or a loss of $0.04 per diluted share, compared to income of $8.3 million, or income of $0.16 per diluted share, in the year-ago period. The decrease year-over-year was primarily the result of lower NOI as a result of property dispositions partially offset by a decrease in interest expense and an increase in interest income.

•

Sold two properties for an aggregate price of $74.5 million, all prior to closing costs, prorations and other closing adjustments.

•

Sold the Company's partnership interests in the RVIP IIIB joint venture that owns Deer Park Town Center (Deer Park, Illinois) to the existing joint venture partner for approximately $20.8 million, prior to closing costs.

•

The Company held $193.5 million of unrestricted cash at March 31, 2026. The Company expects to maintain a higher cash balance pending the resolution of the DTP joint venture in order to maximize options to monetize its remaining joint venture investment.

Significant First Quarter Activity and Key Operating Results

•

Reported a leased rate of 85.9% at March 31, 2026 as compared to 87.8% at December 31, 2025 and 89.8% at March 31, 2025, all on a pro rata basis. The change in the leased rate was due primarily to transactional activity and the remaining mix of properties.

•

Reported a commenced rate of 84.7% at March 31, 2026 as compared to 85.8% at December 31, 2025 and 89.4% at March 31, 2025, all on a pro rata basis. The change in the commenced rate was due primarily to transactional activity and the remaining mix of properties.

•

Executed one new lease and eight renewals for 17,906 square feet during the quarter.

Recent Activity

•

Sold Meadowmont Crossing (Chapel Hill, North Carolina) on May 4, 2026 for an aggregate gross sales price of approximately $11.1 million.

About SITE Centers Corp.

SITE Centers is an owner and manager of open-air shopping centers. The Company is a self-administered and self-managed REIT operating as a fully integrated real estate company and is publicly traded on the New York Stock Exchange under the ticker symbol SITC. Additional information about the Company is available at www.sitecenters.com. To be included in the Company’s e-mail distributions for press releases and other investor news, please click here.

Supplemental Information

Copies of the Company's quarterly financial supplement are available on the Investor Relations portion of the Company's website, ir.sitecenters.com.

Non-GAAP Measures and Other Operational Metrics

Funds from Operations (“FFO”) is a supplemental non-GAAP financial measure used as a standard in the real estate industry and is a widely accepted measure of real estate investment trust (“REIT”) performance. Management believes that both FFO and Operating FFO provide additional indicators of the financial performance of a REIT. The Company also believes that FFO and Operating FFO more appropriately measure the core operations of the Company and provide benchmarks to its peer group.

FFO is generally defined and calculated by the Company as net income (loss) (computed in accordance with generally accepted accounting principles in the United States (“GAAP”)), adjusted to exclude (i) gains and losses from disposition of real estate property and related investments, which are presented net of taxes, (ii) impairment charges on real estate property and related investments and (iii) certain non-cash items. These non-cash items principally include real property depreciation and amortization of intangibles, equity income (loss) from joint ventures and adding the Company’s proportionate share of FFO from its unconsolidated joint ventures, determined on a consistent basis. The Company’s calculation of FFO is consistent with the definition of FFO provided by NAREIT. The Company calculates Operating FFO as FFO excluding certain non-operating charges, income and gains/losses. Operating FFO is useful to investors as the Company removes non-comparable charges, income and gains/losses to analyze the results of its operations and assess performance of the core operating real estate portfolio. Other real estate companies may calculate FFO and Operating FFO in a different manner.

The Company also uses NOI, a non-GAAP financial measure, as a supplemental performance measure. NOI is calculated as property revenues less property-related expenses. The Company believes NOI provides useful information to investors regarding the Company’s financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level and, when compared across periods, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition and disposition activity on an unleveraged basis.

FFO, Operating FFO and NOI do not represent cash generated from operating activities in accordance with GAAP, are not necessarily indicative of cash available to fund cash needs and should not be considered as alternatives to net income computed in accordance with GAAP, as indicators of the Company’s operating performance or as alternatives to cash flow as a measure of liquidity. Reconciliations of these non-GAAP measures to their most directly comparable GAAP measures have been provided herein.

Safe Harbor

SITE Centers Corp. considers portions of the information in this press release to be forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, both as amended, with respect to the Company's expectation for future periods. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. For this purpose, any statements contained herein that are not historical fact, including statements regarding the Company's projected operational and financial performance, strategy, prospects and plans, may be deemed to be forward-looking statements. There are a number of important factors that could cause our results to differ materially from those indicated by such forward-looking statements, including, among other factors, our ability to enter into agreements to sell our remaining properties on commercially reasonable terms and to satisfy closing conditions applicable to such sales; our ability to resolve and realize value from our remaining joint venture investment; impairment charges; general economic conditions, including inflation and interest rate volatility; local conditions such as the supply of, and demand for, retail real estate space in our geographic markets; the loss of, significant downsizing of or bankruptcy of a major tenant and the impact of any such event on rental income from other tenants and our properties; the impact of e-commerce; property damage, expenses related thereto and other business and economic consequences (including the potential loss of rental revenues) resulting from extreme weather conditions or natural disasters in locations where we own properties, and the sufficiency and timing of any insurance recovery payments related thereto; the impact of pandemics and other public health crises; our ability to finance our businesses on commercially acceptable terms or at all; unauthorized access, use, theft or destruction of financial, operations or third party data maintained in our information systems or by third parties on our behalf; our ability to maintain REIT status; our ability to project known and contingent expenses and liabilities arising in connection with the anticipated wind-up of our operations; and any change in strategy. For additional factors that could cause the results of the Company to differ materially from those indicated in the forward-looking statements, please refer to the Company's most recent reports on Forms 10-K and 10-Q. The Company undertakes no obligation to publicly revise these forward-looking statements to reflect events or circumstances that arise after the date hereof.

SITE Centers Corp.

Income Statement: Consolidated Interests

in thousands, except per share

1Q26

1Q25

Revenues:

Rental income (1)

$9,241

$31,450

Other property revenues

130

8,895

9,371

40,345

Expenses:

Operating and maintenance (2)

3,293

7,132

Real estate taxes

1,642

4,721

4,935

11,853

Net operating income (3)

4,436

28,492

Other income (expense):

JV and other fee income (4)

3,645

2,278

Interest expense

(5,462)

Depreciation and amortization

(5,017)

(13,252)

General and administrative (5)

(8,899)

(9,395)

Other income (expense), net (6)

197

(495)

Impairment charges

(17,450)

(Loss) income before earnings from JVs and other

(23,088)

2,166

Equity in net (loss) income of JVs

(152)

Gain on sale of joint venture interests

19,989

Gain on disposition of real estate, net

4,007

1,029

Tax benefit (expense)

182

(149)

Net income

$938

$3,085

Weighted average shares – Basic and Diluted– EPS

52,467

52,436

Earnings per common share – Basic

$0.02

$0.06

Earnings per common share – Diluted

$0.02

$0.06

(1)

Rental income:

Minimum rents

$5,409

$20,366

Ground lease minimum rents

308

1,321

Straight-line rent, net

383

195

Amortization of (above)/below-market rent, net

140

Percentage and overage rent

249

364

Recoveries

2,130

8,402

Uncollectible revenue

(108)

Ancillary and other rental income

192

401

Lease termination fees

Embedded lease Shared Services Agreement (“SSA”) with Curbline

369

(2)

Includes the allocation of property management personnel expenses

144

354

(3)

Includes NOI from wholly-owned assets sold in 2026 and 2025

1,017

16,563

(4)

Curbline SSA fee

1,082

692

Curbline SSA gross up

1,763

631

Embedded lease SSA

(369)

(5)

Other charges related to system conversion

515

(6)

Interest income (fees), net

1,191

361

Transaction costs and other expenses

769

(225)

Curbline SSA gross up

(1,763)

(631)

SITE Centers Corp.

Reconciliation: Net Income to FFO and Operating FFO

and Other Financial Information

in thousands, except per share

1Q26

1Q25

Net income

$938

$3,085

Depreciation and amortization of real estate

3,333

12,414

Equity in net loss (income) of JVs

152

(39)

JVs' FFO

947

1,593

Impairment charges

17,450

Gain on sale of joint venture interests

(19,989)

Gain on disposition of real estate, net

(4,007)

(1,029)

FFO

($1,176)

$16,024

Transaction and other

(803)

122

Condemnation revenue

(8,379)

Other charges

515

Total non-operating items, net

(708)

(7,742)

Operating FFO

($1,884)

$8,282

Weighted average shares & units – Basic: FFO & OFFO

52,467

52,436

Assumed conversion of dilutive securities

Weighted average shares & units – Diluted: FFO & OFFO

52,467

52,436

FFO per share – Basic

$(0.02)

$0.31

FFO per share – Diluted

$(0.02)

$0.31

Operating FFO per share – Basic

$(0.04)

$0.16

Operating FFO per share – Diluted

$(0.04)

$0.16

Common stock dividends declared, per share

$0.00

Capital expenditures (SITE Centers share)(1):

Maintenance capital expenditures

347

Tenant allowances and landlord work

1,645

1,063

Leasing commissions

151

285

Construction administrative costs (capitalized)

204

440

Certain non-cash items (SITE Centers share):

Straight-line rent

395

219

Straight-line fixed CAM

Amortization of below-market rent/(above), net

185

235

Straight-line ground rent income

Debt fair value and loan cost amortization

(193)

(908)

Stock compensation expense

(282)

(384)

Non-real estate depreciation expense

(1,684)

(842)

SITE Centers Corp.

Balance Sheet: Consolidated Interests

$ in thousands

At Period End

1Q26

4Q25

Assets:

Land

$25,096

$47,182

Buildings

276,513

338,527

Fixtures and tenant improvements

125,507

170,247

427,116

555,956

Depreciation

(279,634)

(332,774)

147,482

223,182

Construction in progress and land

516

2,554

Real estate, net

147,998

225,736

Investments in and advances to JVs

26,837

27,676

Cash

193,453

119,034

Restricted cash

4,622

3,781

Receivables and straight-line (1)

10,934

13,015

Intangible assets, net (2)

12,157

22,207

Amounts receivable from Curbline

351

902

Other assets, net

5,568

6,386

Total Assets

401,920

418,737

Liabilities and Equity:

Amounts payable to Curbline

16,139

22,107

Other liabilities (3)

49,831

61,865

Total Liabilities

65,970

83,972

Common shares

5,248

5,247

Paid-in capital

3,981,137

3,981,084

Distributions in excess of net income

(3,650,400)

(3,651,338)

Common shares in treasury at cost

(35)

(228)

Total Equity

335,950

334,765

Total Liabilities and Equity

$401,920

$418,737

(1)

Straight-line rents (including fixed CAM), net

$3,790

$3,511

(2)

Operating lease right of use assets

10,284

14,700

(3)

Operating lease liabilities

29,912

34,330

Below-market leases, net

3,485

4,670

SITE Centers Corp.

Portfolio Summary

3/31/2026

12/31/2025

9/30/2025

6/30/2025

3/31/2025

Shopping Center Count

Operating Centers - 100%

Wholly Owned

JV Portfolio

Gross Leasable Area (GLA)

Owned and Ground Lease - Pro Rata Share

1,567

2,013

4,271

5,355

5,918

Wholly Owned

888

1,155

3,413

4,497

5,060

JV Portfolio - Pro Rata Share

679

858

Quarterly Operational Overview

Pro Rata Share

Base Rent PSF

$20.00

$22.61

$19.62

$19.83

$19.75

Base Rent PSF < 10K

$31.19

$33.09

$31.05

$31.19

$31.46

Base Rent PSF > 10K

$15.73

$18.02

$15.86

$15.99

$16.12

Commenced Rate

84.7%

85.8%

86.5%

87.5%

89.4%

Commenced Rate < 10K SF

74.9%

79.4%

83.2%

85.6%

85.9%

Commenced Rate > 10K SF

88.7%

87.6%

88.1%

90.5%

Leased Rate

85.9%

87.8%

87.6%

88.1%

89.8%

Leased Rate < 10K SF

76.3%

81.9%

84.2%

87.3%

87.1%

Leased Rate > 10K SF

89.8%

90.6%

88.7%

88.4%

90.6%

Note: GLA in thousands. Base Rent PSF excludes ground leases. All results exclude the Company's owned Beachwood, OH headquarters office buildings.

SITE Centers Corp.

Capital Structure

$, shares and units in thousands, except per share

March 31, 2026

December 31, 2025

Capital Structure

Market Value Per Share

$5.40

$6.42

Common Shares Outstanding

52,475

52,462

Equity Market Capitalization

$283,365

$336,806

Unconsolidated Mortgage Debt (at SITE share)

76,120

106,031

359,485

442,837

Less: Cash (including restricted cash and JV's at SITE share)

(201,740)

(133,210)

Enterprise Value

$157,745

$309,627

SITE Centers Corp.

Debt Detail

$ in thousands

Balance

100%

Balance

SITE Share

Maturity

Date

Contractual Interest Rate at 3/31/2026

Unconsolidated Mortgage Debt

DTP Loan Pool (10 assets)

$380,600

$76,120

01/29

6.38%

Unamortized Loan Costs, Net

(10,410)

(2,082)

Total Unconsolidated Debt

$370,190

$74,038

SITE Centers Corp.

Leasing Summary

At pro rata share except for count

Leasing Activity

Comparable Pool

Total Pool

Leasing Spreads

Count

GLA

ABR PSF

Cash

Term

Count

GLA

ABR PSF

Term

New Leases

1Q26

9,307

$14.00

16.7%

10.5

9,307

$14.00

10.5

4Q25

$0.00

0.0%

0.0

2,081

$25.92

10.4

3Q25

$0.00

0.0%

0.0

53,575

$16.50

10.0

2Q25

7,838

$24.16

(23.4%)

12.4

13,186

$27.47

11.5

17,145

$18.64

(10.9%)

11.4

78,149

$18.30

10.3

Renewals

1Q26

8,599

$23.44

1.9%

4.2

8,599

$23.44

4.2

4Q25

72,869

$16.29

4.5%

5.0

72,869

$16.29

5.0

3Q25

183,056

$14.38

6.1%

4.8

183,056

$14.38

4.8

2Q25

131,627

$21.79

(1.7%)

9.3

131,627

$21.79

9.3

396,151

$17.39

2.3%

6.3

396,151

$17.39

6.3

New + Renewals

1Q26

17,906

$18.54

7.2%

7.5

17,906

$18.54

7.5

4Q25

72,869

$16.29

4.5%

5.0

74,950

$16.55

5.2

3Q25

183,056

$14.38

6.1%

4.8

236,631

$14.86

6.0

2Q25

139,465

$21.93

(3.4%)

9.5

144,813

$22.31

9.5

413,296

$17.44

1.6%

6.5

474,300

$17.54

7.0

Net Effective Rents

Capex PSF

NER

GLA

ABR PSF

LL Work

Total

PSF

Term

New Leases

1Q26

9,307

$14.00

$2.86

$0.10

$0.57

$3.53

$10.47

10.5

4Q25

2,081

$28.65

$2.02

$0.37

$1.71

$4.10

$24.55

10.4

3Q25

53,575

$17.15

$1.46

$5.41

$0.62

$7.49

$9.66

10.0

2Q25

13,186

$32.55

$1.46

$0.00

$1.45

$2.91

$29.64

11.5

78,149

$19.68

$1.64

$3.61

$0.80

$6.05

$13.63

10.3

Renewals

1Q26

8,599

$23.79

$0.25

$0.00

$0.25

$23.54

4.2

4Q25

72,869

$16.45

$0.00

$16.45

5.0

3Q25

183,056

$14.46

$0.00

$14.46

4.8

2Q25

131,627

$22.98

$3.63

$0.00

$0.01

$3.64

$19.34

9.3

396,151

$17.86

$1.78

$0.00

$1.78

$16.08

6.3

New + Renewals

1Q26

17,906

$18.70

$2.16

$0.07

$0.42

$2.65

$16.05

7.5

4Q25

74,950

$16.79

$0.11

$0.02

$0.10

$0.23

$16.56

5.2

3Q25

236,631

$15.07

$0.55

$2.05

$0.23

$2.83

$12.24

6.0

2Q25

144,813

$23.86

$3.39

$0.00

$0.17

$3.56

$20.30

9.5

474,300

$18.16

$1.75

$0.88

$0.20

$2.83

$15.33

7.0

Note: ABR PSF represents year one base rent for leasing spreads and the average rent for the initial term for net effective rent. Term is weighted average in years.

SITE Centers Corp.

Lease Expirations

At pro rata share except for count; $ and GLA in thousands

Assumes no exercise of lease options

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

0.0%

$0.00

5.5%

$415

3.9%

$20.75

1.4%

$415

1.7%

$20.75

2026

8.1%

1,776

13.0%

$21.14

5.8%

681

6.3%

$32.43

105

7.5%

2,457

10.0%

$23.40

2027

152

14.7%

2,307

16.8%

$15.18

10.5%

1,046

9.7%

$27.53

190

13.6%

3,353

13.7%

$17.65

2028

8.1%

1,013

7.4%

$12.06

13.9%

1,482

13.8%

$29.64

134

9.6%

2,495

10.2%

$18.62

2029

175

16.9%

2,573

18.8%

$14.70

16.3%

1,897

17.6%

$32.15

234

16.8%

4,470

18.3%

$19.10

2030

114

11.0%

948

6.9%

$8.32

19.4%

2,094

19.5%

$29.91

184

13.2%

3,042

12.4%

$16.53

2031

145

14.0%

1,634

11.9%

$11.27

6.9%

702

6.5%

$28.08

170

12.2%

2,336

9.6%

$13.74

2032

2.4%

220

1.6%

$8.80

5.0%

607

5.6%

$33.72

3.1%

827

3.4%

$19.23

2033

6.6%

1,041

7.6%

$15.31

4.7%

544

5.1%

$32.00

6.1%

1,585

6.5%

$18.65

2034

2.2%

491

3.6%

$21.35

4.7%

486

4.5%

$28.59

2.9%

977

4.0%

$24.43

2035

3.2%

548

4.0%

$16.61

5.0%

512

4.8%

$28.44

3.7%

1,060

4.3%

$20.78

Thereafter

132

12.8%

1,156

8.4%

$8.76

2.2%

286

2.7%

$35.75

140

10.0%

1,442

5.9%

$10.30

Total

1,035

100.0%

$13,707

100.0%

$13.24

237

361

100.0%

$10,752

100.0%

$29.78

334

1,396

100.0%

$24,459

100.0%

$17.52

Signed Not Open

$173

$13.31

$171

$28.50

$344

$18.11

Vacant

118

111

229

Assumes all lease options are exercised

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

0.0%

$0.00

5.5%

$415

3.9%

$20.75

1.4%

$415

1.7%

$20.75

2026

7.5%

1,711

12.5%

$21.94

4.7%

589

5.5%

$34.65

6.8%

2,300

9.4%

$24.21

2027

1.2%

129

0.9%

$10.75

7.8%

657

6.1%

$23.46

2.9%

786

3.2%

$19.65

2028

109

10.5%

1,680

12.3%

$15.41

12.5%

1,423

13.2%

$31.62

154

11.0%

3,103

12.7%

$20.15

2029

100

9.7%

1,768

12.9%

$17.68

12.5%

1,467

13.6%

$32.60

145

10.4%

3,235

13.2%

$22.31

2030

9.1%

592

4.3%

$6.30

16.9%

1,745

16.2%

$28.61

155

11.1%

2,337

9.6%

$15.08

2031

3.4%

198

1.4%

$5.66

4.2%

365

3.4%

$24.33

3.6%

563

2.3%

$11.26

2032

2.4%

365

2.7%

$14.60

3.9%

487

4.5%

$34.79

2.8%

852

3.5%

$21.85

2033

1.4%

177

1.3%

$11.80

4.4%

553

5.1%

$34.56

2.2%

730

3.0%

$23.55

2034

0.0%

$0.00

4.7%

557

5.2%

$32.76

1.2%

557

2.3%

$32.76

2035

1.4%

221

1.6%

$15.79

3.3%

373

3.5%

$31.08

1.9%

594

2.4%

$22.85

Thereafter

553

53.4%

6,866

50.1%

$12.42

19.7%

2,121

19.7%

$29.87

624

44.7%

8,987

36.7%

$14.40

Total

1,035

100.0%

$13,707

100.0%

$13.24

237

361

100.0%

$10,752

100.0%

$29.78

334

1,396

100.0%

$24,459

100.0%

$17.52

Note: Includes ground leases. Excludes Company’s owned Beachwood OH headquarters office buildings.

SITE Centers Corp.

Top 20 Tenants

$ and GLA in thousands

Number of Units

Base Rent

Owned GLA

Tenant

Total

Pro Rata

% of Total

At 100%

Pro Rata

% of Total

At 100%

Burlington

1,599

6.5%

1,983

4.5%

104

Cinemark

1,300

5.3%

1,300

4.9%

AMC Theatres

1,037

4.2%

5,183

2.9%

232

Nordstrom Rack

731

3.0%

731

2.4%

Gold's Gym

720

2.9%

720

1.9%

Kroger (Harris Teeter)

697

2.8%

697

2.9%

Dick's Sporting Goods (1)

618

2.5%

3,090

3.1%

244

Publix Supermarkets

572

2.3%

932

3.6%

100

Five Below

531

2.2%

1,217

1.9%

TJX Companies (2)

527

2.2%

2,637

2.9%

223

Gladstone's 4 Fish

465

1.9%

465

0.8%

Lowe's

452

1.8%

2,259

3.3%

261

Ross Stores

452

1.8%

2,258

2.3%

181

University of NC Health Care

422

1.7%

422

0.9%

Kohl's

418

1.7%

2,088

3.0%

237

Gap (3)

394

1.6%

1,516

1.6%

Best Buy

392

1.6%

1,962

1.8%

141

MTY Group (4)

386

1.6%

420

0.6%

Hyatt Hotel

355

1.5%

355

1.0%

Tailored Brands (Men's Wearhouse)

336

1.4%

528

0.5%

Top 20 Total

$12,404

50.7%

$30,763

730

46.6%

2,134

Total Portfolio

$24,459

100.0%

$62,933

1,567

100.0%

4,285

(1) Dick's Sporting Goods (3) / Going Going Gone (1) / Golf Galaxy (1)

(2) T.J. Maxx (1) / Marshalls (5) / HomeGoods (2) / Sierra Trading (1)

(3) Gap (1) / Old Navy (5)

(4) Cold Stone Creamery (2) / Famous Dave's (1)

SITE Centers Corp.

Transactions

$ and GLA in thousands

SITE

Owned

Price

Property Name

MSA

Own %

GLA

At 100%

At Share

Property Dispositions

02/27/26

FlatAcres MarketCenter

Denver-Aurora-Lakewood, CO

100%

136

$24,400

03/03/26

3030 North Broadway

Chicago-Naperville-Elgin, IL-IN-WI

100%

132

50,100

1Q 2026 Total

268

$74,500

05/04/26

Meadowmont Crossing

Raleigh, NC

100%

$11,100

2Q 2026 QTD

$11,100

Total 2026 YTD

360

$85,600

Sale of Partnership Interests

01/16/26

Deer Park Town Center(1)

Chicago-Naperville-Elgin, IL-IN-WI

358

N/A

$20,762

(1) In January 2026, the Company sold its partnership interests in RVIP IIIB to its existing joint venture partner.

SITE Centers Corp.

Unconsolidated Joint Ventures

$ and GLA in thousands

Joint Venture

SITE

Own %

Number of Properties

Owned

GLA

Leased Rate

ABR

1Q26 NOI

at 100% (1)

Gross

RE Assets

Debt Balance

at 100% (2)

Chinese Institutional Investors

DTP

20%

3,397

93.7%

$15.29

$12,040

$611,958

$380,600

Property management fees

537

(1)

NOI from assets sold

327

Net operating income

$12,904

(3)

(1) Property management fees charged by SITE to the joint venture are included as an expense in NOI, although presented in the combined income statement on page 13 in the Other Expense, net line item.

(2) Excludes unamortized loan costs, net of $10.4 million or $2.1 million at SITE's share.

(3) Amount agrees to the combined income statement of the joint ventures which includes a reconciliation of the Non-GAAP measure to the applicable GAAP measure.

See calculation definition in the Non-GAAP Measures section.

SITE Centers Corp.

Unconsolidated Joint Ventures

Combined SITE JV Pro Rata Adjustments (1)

Income Statement Pro Rata Adjustments 1Q26

Balance Sheet Pro Rata Adjustments 1Q26

Revenues:

Assets:

Rental income (2)

$3,585

Land

$29,794

Other income (3)

Buildings

83,682

3,616

Improvements

8,912

Expenses:

122,388

Operating and maintenance

520

Depreciation

(24,056)

Real estate taxes

412

98,332

932

Construction in progress and land

Net operating income

2,684

Real estate, net

98,336

Investment in JVs

Other income (expense):

Cash and restricted cash

3,665

Fee income

(243)

Receivables, net

1,536

Interest expense

(1,481)

Other assets, net

1,771

Depreciation and amortization

(1,083)

Total Assets

105,308

Other income (expense), net

(13)

Loss before earnings from JVs

(136)

Liabilities and Equity:

Equity in net loss of JVs

152

Mortgage debt

74,038

Basis differences of JVs

(16)

Amounts payable to SITE

320

Gain on disposition of real estate

Other liabilities

5,157

Net loss

Total Liabilities

79,515

JVs share of equity

(1)

FFO Reconciliation 1Q26

Distributions in excess of net income

25,794

Loss before earnings from JVs

($136)

Total Equity

25,793

Depreciation and amortization

1,083

Total Liabilities and Equity

$105,308

Basis differences of JVs

FFO at SITE's ownership interests

$947

OFFO at SITE's ownership interests

$947

(1) Information provided for SITE's share of JV investments and can be combined with SITE's consolidated financial statements for the same period.

(2) Rental Income:

Minimum rents

$2,465

Ground lease minimum rents

138

Straight-line rent, net

Amortization of (above) below market rent, net

101

Percentage and overage rent

Recoveries

803

Uncollectible revenue

(3) Other Income:

Ancillary and other rental income

Lease termination fees

SITE Centers Corp.

Unconsolidated Joint Ventures at 100%

$ in thousands

Combined Income Statement

1Q26

1Q25

Revenues:

Rental income (1)

$17,108

$19,902

Other income (2)

145

1,023

17,253

20,925

Expenses:

Operating and maintenance

2,405

2,831

Real estate taxes

1,944

2,351

4,349

5,182

Net operating income

12,904

15,743

Other income (expense):

Interest expense

(7,172)

(8,008)

Depreciation and amortization

(5,145)

(6,044)

Other expense, net

(1,228)

(1,388)

(641)

303

Loss on disposition of real estate, net

(4)

Net income (loss) attributable to unconsolidated JVs

(641)

299

Depreciation and amortization

5,145

6,044

Loss on disposition of real estate, net

FFO

$4,504

$6,347

FFO at SITE's ownership interests

$947

$1,593

Operating FFO at SITE's ownership interests

$947

$1,593

(1) Rental Income:

Minimum rents

$11,736

$13,608

Ground lease minimum rents

688

700

Straight-line rent, net

Amortization of (above) below market rent, net

505

475

Percentage and overage rent

185

296

Recoveries

3,819

4,519

Uncollectible revenue

121

219

(2) Other Income:

Ancillary and other rental income

135

213

Lease termination fees

810

Combined Balance Sheet

At Period End

1Q26

4Q25

Assets:

Land

$148,969

$159,567

Buildings

418,409

497,973

Improvements

44,561

70,903

611,939

728,443

Depreciation

(120,278)

(190,020)

491,661

538,423

Construction in progress and land

Real estate, net

491,680

538,438

Cash and restricted cash

18,327

28,254

Receivables, net

7,681

10,497

Other assets, net

8,855

8,837

Total Assets

526,543

586,026

Liabilities and Equity:

Mortgage debt

370,190

429,196

Amounts payable to SITE

1,599

1,846

Other liabilities

25,785

31,577

Total Liabilities

397,574

462,619

Accumulated equity

128,969

123,407

Total Equity

128,969

123,407

Total Liabilities and Equity

$526,543

$586,026

SITE CENTERS

Property List as of March 31, 2026

Center

Location

Owned

GLA

Population (000's)

Leased Rate

Average Household Income ($000's)

ABR

PSF

Anchor Tenants

Wholly Owned

The Pike Outlets (1)

Long Beach

389

344

91.2%

$69

$25.02

Cinemark, Gold's Gym, H & M, Nike, Restoration Hardware

Shoppes at Paradise Pointe

Fort Walton Beach

82.5%

$65

$12.79

Publix

The Maxwell

Chicago

240

979

57.0%

$98

$25.69

Burlington, Nordstrom Rack

Meadowmont Crossing (2)

Chapel Hill

101

95.8%

$103

$29.84

—

Meadowmont Market

Chapel Hill

101

91.7%

$101

$15.52

Harris Teeter

The Blocks

Portland

373

67.3%

$95

$37.23

—

Headquarter Office Buildings

Beachwood

339

120

N/A

$122

(3)

—

Joint Venture

Ahwatukee Foothills Towne Center

Phoenix

DTP

691

154

87.1%

$88

$20.14

AMC Theatres, Best Buy, Burlington, Golf Galaxy, HomeGoods, Lina Home Furnishings, Marshalls, Michaels, Ross Dress for Less, Sprouts Farmers Market

Connecticut Commons

Plainville

DTP

561

162

97.9%

$76

$14.38

Aldi, AMC Theatres, Dick's Sporting Goods, DSW, Kohl's, Lowe's, Marshalls, PetSmart

Towne Center Prado

Marietta

DTP

287

126

89.4%

$78

$12.41

Going Going Gone, Publix, Ross Dress for Less

Brookside Marketplace

Tinley Park

DTP

317

177

98.9%

$89

$15.98

Best Buy, Dick's Sporting Goods, HomeGoods, Michaels, PetSmart, Ross Dress for Less, T.J. Maxx

Independence Commons

Independence

DTP

386

130

93.7%

$70

$15.69

AMC Theatres, Best Buy, Bob's Discount Furniture, Kohl's, Marshalls, Ross Dress for Less

Poyner Place

Raleigh

DTP

252

127

100.0%

$80

$17.70

Cost Plus World Market, Marshalls, Michaels, Ross Dress for Less, Urban Air Trampoline & Adventure Park

University Centre

Wilmington

DTP

418

132

90.8%

$68

$12.13

Bob's Discount Furniture, Crunch Fitness, Lowe's, Old Navy, Ollie's Bargain Outlet, Ross Dress for Less

Route 22 Retail Center

Union

DTP

112

324

100.0%

$114

$15.06

Dick's Sporting Goods

Ashley Crossing

Charleston

DTP

208

104

95.7%

$67

$11.83

Food Lion, Kohl's, Marshalls

Commonwealth Center

Midlothian

DTP

166

96.4%

$95

$16.47

Michaels, Painted Tree Marketplace, The Fresh Market

Notes:

GLA in thousands. Anchors include tenants greater than 20K square feet

Population and Average Household Income are for trade area within a 10 minute drive time from center

ABR PSF includes ground leases

DTP - Dividend Trust Portfolio. SITE's ownership interest is 20% in the joint venture

(1) The Pike Outlets is subject to a ground leases with current annual rent payments of $1.8 million

(2) Meadowmont Crossing GLA, leased rate and ABR PSF exclude a 79K ground lease that is non-rent paying

(3) Corporate office buildings have 227K of leasable office space of which 152K is currently occupied by third parties and approximately 60K is occupied by SITE Centers/Curbline Properties. With respect to space currently occupied by third parties, ABR per occupied square foot is $27.18. Q1 2026 annualized NOI is $1.8M

SITE Centers Corp.

Notable Accounting and Supplemental Policies

The information contained in the Quarterly Financial Supplement does not purport to disclose all items required by the accounting principles generally accepted in the United States of America (“GAAP”) and is unaudited information. The Company’s Quarterly Financial Supplement should be read in conjunction with the Company’s Form 10-K and Form 10-Q.

Rental Income (Revenues)

•

Percentage and overage rents that are recognized after the tenants’ reported sales have exceeded the applicable sales breakpoint.

•

Tenant reimbursements are recognized in the period in which the expenses are incurred.

•

Lease termination fees are recognized upon termination of a tenant’s lease when the Company has no further obligations under the lease.

•

For those tenants where the Company is unable to assert that collection of amounts due over the lease term is probable, the Company has categorized these tenants on the cash basis of accounting. As a result, no rental income is recognized from such tenants once they have been placed on the cash basis of accounting until payments are received and all existing accounts receivable relating to these tenants have been reserved in full, including straight-line rental income. The Company will remove the cash basis designation and resume recording rental income from such tenants during the period earned at such time it believes collection from the tenants is probable based upon a demonstrated payment history or recapitalization event.

General and Administrative Expenses

•

General and administrative expenses include certain internal leasing salaries, legal salaries and related expenses associated with the leasing of space which are charged to operations as incurred.

•

The Company does not capitalize any executive officer compensation.

•

General and administrative expenses include executive property management compensation and related expenses. Property management services’ direct compensation is reflected in operating and maintenance expenses.

Real Estate

•

Real estate assets are stated at cost less accumulated depreciation, which, in the opinion of management, is not in excess of the individual property's estimated undiscounted future cash flows, including estimated proceeds from disposition.

•

Construction in progress includes shopping center developments and significant expansions and redevelopments.

•

Depreciation and amortization are provided on a straight-line basis over the estimated useful lives of the assets as follows:

Buildings

31.5 years

Building Improvements

2 to 20 years

Furniture/Fixtures/

Tenant Improvements

Shorter of economic life or lease terms

Gains on Sales of Real Estate

•

Gains on sales of real estate generally related to the sale of outlots and land adjacent to existing shopping centers are recognized at closing when the earnings process is deemed to be complete.

SITE Centers Corp.

Non-GAAP Measures

Performance Measures

FFO and Operating FFO

The Company believes that Funds from Operations (“FFO”) and Operating FFO, both non-GAAP financial measures, provide additional and useful means to assess the financial performance of REITs. FFO and Operating FFO are frequently used by the real estate industry, as well as securities analysts, investors and other interested parties, to evaluate the performance of REITs. The Company also believes that FFO and Operating FFO more appropriately measure the core operations of the Company and provide benchmarks to its peer group.

FFO excludes GAAP historical cost depreciation and amortization of real estate and real estate investments, which assume that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions, and many companies use different depreciable lives and methods. Because FFO excludes depreciation and amortization unique to real estate and gains and losses from depreciable property dispositions, it can provide a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, interest costs and acquisition, disposition and development activities. This provides a perspective of the Company’s financial performance not immediately apparent from net income determined in accordance with GAAP.

FFO is generally defined and calculated by the Company as net income (loss) (computed in accordance with GAAP), adjusted to exclude (i) gains and losses from disposition of real estate property and related investments, which are presented net of taxes, (ii) impairment charges on real estate property and related investments and (iii) certain non-cash items. These non-cash items principally include real property depreciation and amortization of intangibles, equity income (loss) from joint ventures and adding the Company’s proportionate share of FFO from its unconsolidated joint ventures, determined on a consistent basis. The Company’s calculation of FFO is consistent with the definition of FFO provided by NAREIT.

The Company believes that certain charges, income and gains/losses recorded in its operating results are not comparable or reflective of its core operating performance. Operating FFO is useful to investors as the Company removes non-comparable charges, income and gains to analyze the results of its operations and assess performance of the core operating real estate portfolio. As a result, the Company also computes Operating FFO and discusses it with the users of its financial statements, in addition to other measures such as net income (loss) determined in accordance with GAAP and FFO. Operating FFO is generally defined and calculated by the Company as FFO excluding certain charges, income and gains/losses that management believes are not comparable and indicative of the results of the Company’s operating real estate portfolio. Such adjustments include certain transaction fee income, transaction costs and including employee separation costs. The disclosure of these adjustments is regularly requested by users of the Company’s financial statements. The adjustment for these charges, income and gains/losses may not be comparable to how other REITs or real estate companies calculate their results of operations, and the Company’s calculation of Operating FFO differs from NAREIT’s definition of FFO. Additionally, the Company provides no assurances that these charges, income and gains/losses are non-recurring. These charges, income and gains/losses could be reasonably expected to recur in future results of operations.

These measures of performance are used by the Company for several business purposes and by other REITs. The Company uses FFO and/or Operating FFO in part (i) as a disclosure to improve the understanding of the Company’s operating results among the investing public, (ii) as a measure of a real estate asset’s performance, (iii) to influence acquisition, disposition and capital investment strategies and (iv) to compare the Company’s performance to that of other publicly traded shopping center REITs. For the reasons described above, management believes that FFO and Operating FFO provide the Company and investors with an important indicator of the Company’s operating performance. They provide recognized measures of performance other than GAAP net income, which may include non-cash items (often significant). Other real estate companies may calculate FFO and Operating FFO in a different manner.

In calculating the expected range for or amount of net (loss) income attributable to common shareholders to estimate projected FFO and Operating FFO for future periods, the Company does not include a projection of gain and losses from the disposition of real estate property, potential impairments and reserves of real estate property and related investments, debt extinguishment costs and certain transaction costs. Other real estate companies may calculate expected FFO and Operating FFO in a different manner.

SITE Centers Corp.

Non-GAAP Measures

Management recognizes the limitations of FFO and Operating FFO when compared to GAAP’s net income. FFO and Operating FFO do not represent amounts available for dividends, capital replacement or expansion, debt service obligations or other commitments and uncertainties. Management does not use FFO or Operating FFO as an indicator of the Company’s cash obligations and funding requirements for future commitments, acquisitions or development activities. Neither FFO nor Operating FFO represents cash generated from operating activities in accordance with GAAP, and neither is necessarily indicative of cash available to fund cash needs. Neither FFO nor Operating FFO should be considered an alternative to net income (computed in accordance with GAAP) or as an alternative to cash flow as a measure of liquidity. FFO and Operating FFO are simply used as additional indicators of the Company’s operating performance. The Company believes that to further understand its performance, FFO and Operating FFO should be compared with the Company’s reported net income (loss) and considered in addition to cash flows determined in accordance with GAAP, as presented in its condensed consolidated financial statements. Reconciliations of these measures to their most directly comparable GAAP measure of net income (loss) have been provided herein.

Net Operating Income (“NOI”)

The Company uses NOI, which is a non-GAAP financial measure, as a supplemental performance measure. NOI is calculated as property revenues less property-related expenses. The Company believes NOI provides useful information to investors regarding the Company’s financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level and, when compared across periods, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition and disposition activity on an unleveraged basis.

In reliance on the exception provided by Item 10(e)(1)(i)(B) of Regulation S-K, reconciliation of the projected NOI growth to the most directly comparable GAAP financial measure is not provided because the Company is unable to provide such reconciliations without unreasonable effort due to the multiple components of the calculations which for the same store calculation only includes properties owned for comparable periods and excludes all corporate level activity as noted above.

Other Measures

SITE Pro Rata Share Financial Information

The Company believes that the SITE pro rata share of its joint ventures presented in the quarterly supplement is not, and is not intended to be, a presentation in accordance with GAAP. SITE share financial information is frequently used by the real estate industry including securities analysts, investors and other interested parties to evaluate the performance of SITE compared to other REITs. Other real estate companies may calculate such information in a different manner.

SITE does not control the unconsolidated joint ventures and the presentations of SITE JV Pro Rata Adjustments of the unconsolidated joint ventures presented in the quarterly supplement do not represent the Company’s legal claim to such items. The Company provides this information because the Company believes it assists investors and analysts in estimating the effective interest in SITE’s unconsolidated joint ventures when read in conjunction with the Company’s reported results under GAAP. The presentation of this information has limitations as an analytical tool. Because of the limitations, this information should not be considered in isolation or as a substitute for the Company’s financial statements as reported under GAAP.

SITE Centers Corp.

Portfolio Summary at 100%

3/31/2026

12/31/2025

9/30/2025

6/30/2025

3/31/2025

Shopping Center Summary

Operating Centers – 100%

Wholly Owned - SITE

JV Portfolio

Owned and Ground Lease GLA – 100%

4,285

4,910

7,168

8,252

8,815

Wholly Owned - SITE

888

1,155

3,413

4,497

5,060

JV Portfolio – 100%

3,397

3,755

Unowned GLA – 100%

733

872

2,189

2,821

2,856

Quarterly Operational Overview

SITE (100%)

Base Rent PSF

$16.83

$18.66

$18.19

$18.51

$18.44

Base Rent PSF < 10K

$28.33

$30.81

$30.19

$30.42

$30.55

Base Rent PSF > 10K

$13.83

$14.82

$14.64

$14.86

$14.96

Commenced Rate

88.9%

88.8%

88.3%

88.5%

90.3%

Leased Rate

90.8%

90.4%

89.3%

89.5%

91.1%

Leased Rate < 10K SF

80.2%

83.2%

83.8%

86.0%

85.9%

Leased Rate > 10K SF

94.1%

93.0%

91.1%

90.6%

92.6%

Wholly Owned SITE

Base Rent PSF

$25.02

$25.99

$19.80

$20.01

$19.95

Leased Rate

80.2%

85.6%

87.0%

87.6%

89.4%

Leased Rate < 10K SF

73.3%

81.0%

85.2%

88.4%

88.2%

Leased Rate > 10K SF

83.9%

87.9%

87.5%

87.3%

89.8%

Joint Venture (100%)

Base Rent PSF

$15.29

$16.84

$16.90

$16.67

Leased Rate

93.7%

91.9%

91.5%

91.7%

93.2%

Leased Rate < 10K SF

83.4%

84.1%

82.5%

83.1%

Leased Rate > 10K SF

96.4%

94.5%

96.6%

Joint Venture at Pro Rata Share

Base Rent PSF

$15.29

$18.80

$18.96

$18.97

$18.72

Leased Rate

93.7%

91.0%

90.3%

90.7%

91.9%

Leased Rate < 10K SF

83.4%

83.2%

80.9%

82.4%

81.9%

Leased Rate > 10K SF

96.4%

94.2%

96.2%

Note: GLA in thousands. Base Rent PSF excludes ground leases. All results exclude the Company's owned Beachwood, OH headquarters office buildings.

SITE Centers Corp.

Leasing Summary

Wholly Owned at 100%

Leasing Activity

Comparable Pool

Total Pool

Leasing Spreads

Count

GLA

ABR PSF

Cash

Term

Count

GLA

ABR PSF

Term

New Leases

1Q26

$0.00

0.0%

0.0

$0.00

0.0

4Q25

$0.00

0.0%

0.0

$0.00

0.0

3Q25

$0.00

0.0%

0.0

35,937

$16.98

10.0

2Q25

4,565

$32.00

0.5%

10.5

9,913

$32.17

10.3

4,565

$32.00

0.5%

10.5

45,850

$20.27

10.1

Renewals

1Q26

$0.00

---%

0.0

$0.00

0.0

4Q25

57,358

$15.92

4.2%

5.0

57,358

$15.92

5.0

3Q25

131,131

$14.02

4.7%

4.5

131,131

$14.02

4.5

2Q25

111,635

$23.50

(2.1%)

10.1

111,635

$23.50

10.1

300,124

$17.91

1.2%

6.7

300,124

$17.91

6.7

New + Renewals

1Q26

$0.00

---%

0.0

$0.00

0.0

4Q25

57,358

$15.92

4.2%

5.0

57,358

$15.92

5.0

3Q25

131,131

$14.02

4.7%

4.5

167,068

$14.66

5.7

2Q25

116,200

$23.84

(2.0%)

10.1

121,548

$24.21

10.0

304,689

$18.12

1.2%

6.7

345,974

$18.22

7.1

Net Effective Rents

Capex PSF

NER

GLA

ABR PSF

LL Work

Total

PSF

Term

New Leases

1Q26

$0.00

0.0

4Q25

$0.00

0.0

3Q25

35,937

$17.66

$2.04

$8.07

$0.88

$10.99

$6.67

10.0

2Q25

9,913

$34.99

$2.15

$0.00

$1.67

$3.82

$31.17

10.3

45,850

$21.40

$2.07

$6.28

$1.05

$9.40

$12.00

10.1

Renewals

1Q26

$0.00

0.0

4Q25

57,358

$16.05

$0.00

$16.05

5.0

3Q25

131,131

$14.08

$0.00

$14.08

4.5

2Q25

111,635

$24.90

$3.96

$0.00

$0.01

$3.97

$20.93

10.1

300,124

$18.48

$2.23

$0.00

$0.01

$2.24

$16.24

6.7

New + Renewals

1Q26

$0.00

0.0

4Q25

57,358

$16.05

$0.00

$16.05

5.0

3Q25

167,068

$14.85

$0.77

$3.06

$0.33

$4.16

$10.69

5.7

2Q25

121,548

$25.72

$3.81

$0.00

$0.15

$3.96

$21.76

10.1

345,974

$18.87

$2.20

$1.18

$0.20

$3.58

$15.29

7.1

Note: ABR PSF represents year one base rent for leasing spreads and the average rent for the initial term for net effective rent. Term is weighted average in years.

SITE Centers Corp.

Leasing Summary

Unconsolidated Joint Ventures at 100%

Leasing Activity

Comparable Pool

Total Pool

Leasing Spreads

Count

GLA

ABR PSF

Cash

Term

Count

GLA

ABR PSF

Term

New Leases

1Q26

46,535

$14.00

16.7%

10.5

46,535

$14.00

10.5

4Q25

$0.00

0.0%

0.0

10,406

$25.92

10.4

3Q25

$0.00

0.0%

0.0

88,189

$15.52

10.0

2Q25

16,363

$13.22

(57.5%)

15.0

16,363

$13.22

15.0

62,898

$13.80

(18.7%)

11.7

161,493

$15.52

10.7

Renewals

1Q26

42,996

$23.44

1.9%

4.2

42,996

$23.44

4.2

4Q25

77,557

$17.63

5.6%

5.1

77,557

$17.63

5.1

3Q25

245,197

$13.32

8.9%

5.6

245,197

$13.32

5.6

2Q25

99,962

$12.24

2.8%

5.1

99,962

$12.24

5.1

465,712

$14.74

6.0%

5.3

465,712

$14.74

5.3

New + Renewals

1Q26

89,531

$18.54

7.2%

7.5

89,531

$18.54

7.5

4Q25

77,557

$17.63

5.6%

5.1

87,963

$18.61

5.8

3Q25

245,197

$13.32

8.9%

5.6

333,386

$13.90

6.7

2Q25

116,325

$12.38

(15.3%)

6.5

116,325

$12.38

6.5

528,610

$14.63

2.5%

6.0

627,205

$14.94

6.7

Net Effective Rents

Capex PSF

NER

GLA

ABR PSF

LL Work

Total

PSF

Term

New Leases

1Q26

46,535

$14.00

$2.86

$0.10

$0.57

$3.53

$10.47

10.5

4Q25

10,406

$28.65

$2.02

$0.37

$1.71

$4.10

$24.55

10.4

3Q25

88,189

$16.10

$0.27

$0.00

$0.08

$0.35

$15.75

10.0

2Q25

16,363

$25.18

$0.00

$1.01

$24.17

15.0

161,493

$17.23

$1.07

$0.05

$0.45

$1.57

$15.66

10.7

Renewals

1Q26

42,996

$23.79

$0.25

$0.00

$0.25

$23.54

4.2

4Q25

77,557

$17.94

$0.00

$17.94

5.1

3Q25

245,197

$13.46

$0.00

$13.46

5.6

2Q25

99,962

$12.29

$0.00

$12.29

5.1

465,712

$14.91

$0.02

$0.00

$0.02

$14.89

5.3

New + Renewals

1Q26

89,531

$18.70

$2.16

$0.07

$0.42

$2.65

$16.05

7.5

4Q25

87,963

$19.20

$0.43

$0.08

$0.37

$0.88

$18.32

5.8

3Q25

333,386

$14.16

$0.10

$0.00

$0.03

$0.13

$14.03

6.7

2Q25

116,325

$14.10

$0.00

$0.33

$13.77

6.5

627,205

$15.50

$0.45

$0.02

$0.19

$0.66

$14.84

6.7

Note: ABR PSF represents year one base rent for leasing spreads and the average rent for the initial term for net effective rent. Term is weighted average in years.

SITE Centers Corp.

Leasing Expirations

Wholly Owned at 100%; $ and GLA in thousands

Assumes no exercise of lease options

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

0.0%

$0.00

7.3%

$381

4.9%

$21.17

2.3%

$381

2.6%

$21.17

2026

11.8%

1,503

21.4%

$24.24

6.0%

515

6.6%

$34.33

9.9%

2,018

13.6%

$26.21

2027

14.4%

1,300

18.5%

$17.11

10.5%

710

9.1%

$27.31

102

13.2%

2,010

13.5%

$19.71

2028

0.0%

$0.00

13.7%

1,006

12.9%

$29.59

4.4%

1,006

6.8%

$29.59

2029

16.5%

1,618

23.0%

$18.60

15.3%

1,406

18.0%

$37.00

125

16.1%

3,024

20.4%

$24.19

2030

9.1%

0.0%

$0.00

20.6%

1,642

21.0%

$32.20

12.8%

1,642

11.1%

$16.59

2031

12.1%

482

6.9%

$7.53

4.8%

437

5.6%

$36.42

9.8%

919

6.2%

$12.09

2032

0.0%

$0.00

3.6%

355

4.5%

$39.44

1.2%

355

2.4%

$39.44

2033

10.4%

846

12.0%

$15.38

4.0%

390

5.0%

$39.00

8.4%

1,236

8.3%

$19.02

2034

0.0%

$0.00

6.5%

421

5.4%

$26.31

2.1%

421

2.8%

$26.31

2035

2.1%

211

3.0%

$19.18

5.6%

396

5.1%

$28.29

3.2%

607

4.1%

$24.28

Thereafter

124

23.5%

1,075

15.3%

$8.67

2.0%

146

1.9%

$29.20

129

16.6%

1,221

8.2%

$9.47

Total

527

100.0%

$7,035

100.0%

$13.35

248

100.0%

$7,805

100.0%

$31.47

775

100.0%

$14,840

100.0%

$19.15

Assumes all lease options are exercised

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

0.0%

$0.00

7.3%

$381

4.9%

$21.17

2.3%

$381

2.6%

$21.17

2026

11.8%

1,503

21.4%

$24.24

5.2%

494

6.3%

$38.00

9.7%

1,997

13.5%

$26.63

2027

0.0%

$0.00

7.7%

414

5.3%

$21.79

2.5%

414

2.8%

$21.79

2028

14.4%

1,300

18.5%

$17.11

13.3%

1,055

13.5%

$31.97

109

14.1%

2,355

15.9%

$21.61

2029

16.5%

1,618

23.0%

$18.60

11.7%

1,046

13.4%

$36.07

116

15.0%

2,664

18.0%

$22.97

2030

9.1%

0.0%

$0.00

19.4%

1,440

18.4%

$30.00

12.4%

1,440

9.7%

$15.00

2031

3.8%

0.0%

$0.00

2.0%

119

1.5%

$23.80

3.2%

119

0.8%

$4.76

2032

0.0%

$0.00

2.8%

280

3.6%

$40.00

0.9%

280

1.9%

$40.00

2033

0.0%

$0.00

4.0%

432

5.5%

$43.20

1.3%

432

2.9%

$43.20

2034

0.0%

$0.00

4.8%

459

5.9%

$38.25

1.5%

459

3.1%

$38.25

2035

0.0%

$0.00

2.8%

223

2.9%

$31.86

0.9%

223

1.5%

$31.86

Thereafter

234

44.4%

2,614

37.2%

$11.17

19.0%

1,462

18.7%

$31.11

281

36.3%

4,076

27.5%

$14.51

Total

527

100.0%

$7,035

100.0%

$13.35

248

100.0%

$7,805

100.0%

$31.47

775

100.0%

$14,840

100.0%

$19.15

Note: Includes ground leases. Excludes Company’s owned Beachwood OH headquarters office buildings.

SITE Centers Corp.

Leasing Expirations

Unconsolidated Joint Ventures at 100%; $ and GLA in thousands

Assumes no exercise of lease options

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

0.0%

$0.00

1.4%

$169

1.1%

$21.13

0.3%

$169

0.4%

$21.13

2026

108

4.3%

1,367

4.1%

$12.66

5.3%

831

5.6%

$27.70

138

4.4%

2,198

4.6%

$15.93

2027

380

15.0%

5,033

15.1%

$13.24

11.2%

1,681

11.4%

$26.68

443

14.3%

6,714

14.0%

$15.16

2028

418

16.5%

5,066

15.2%

$12.12

14.5%

2,383

16.2%

$29.06

500

16.1%

7,449

15.5%

$14.90

2029

438

17.2%

4,776

14.3%

$10.90

101

17.9%

2,456

16.7%

$24.32

539

17.4%

7,232

15.0%

$13.42

2030

332

13.1%

4,738

14.2%

$14.27

16.7%

2,259

15.3%

$24.03

426

13.7%

6,997

14.5%

$16.42

2031

404

15.9%

5,758

17.3%

$14.25

11.2%

1,323

9.0%

$21.00

467

15.0%

7,081

14.7%

$15.16

2032

127

5.0%

1,101

3.3%

$8.67

7.4%

1,257

8.5%

$29.93

169

5.4%

2,358

4.9%

$13.95

2033

2.5%

977

2.9%

$15.27

5.9%

767

5.2%

$23.24

3.1%

1,744

3.6%

$17.98

2034

114

4.5%

2,455

7.4%

$21.54

1.8%

328

2.2%

$32.80

124

4.0%

2,783

5.8%

$22.44

2035

116

4.6%

1,687

5.1%

$14.54

3.4%

580

3.9%

$30.53

135

4.3%

2,267

4.7%

$16.79

Thereafter

1.6%

403

1.2%

$10.08

3.4%

698

4.7%

$36.74

1.9%

1,101

2.3%

$18.66

Total

2,541

100.0%

$33,361

100.0%

$13.13

164

564

100.0%

$14,732

100.0%

$26.12

246

3,105

100.0%

$48,093

100.0%

$15.49

Assumes all lease options are exercised

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

0.0%

$0.00

1.4%

$169

1.1%

$21.13

0.3%

$169

0.4%

$21.13

2026

3.3%

1,042

3.1%

$12.55

3.2%

475

3.2%

$26.39

101

3.3%

1,517

3.2%

$15.02

2027

2.4%

644

1.9%

$10.73

8.2%

1,212

8.2%

$26.35

106

3.4%

1,856

3.9%

$17.51

2028

164

6.5%

1,898

5.7%

$11.57

10.8%

1,841

12.5%

$30.18

225

7.2%

3,739

7.8%

$16.62

2029

2.5%

752

2.3%

$11.75

14.4%

2,101

14.3%

$25.94

145

4.7%

2,853

5.9%

$19.68

2030

230

9.1%

2,962

8.9%

$12.88

12.1%

1,524

10.3%

$22.41

298

9.6%

4,486

9.3%

$15.05

2031

3.0%

990

3.0%

$13.03

9.9%

1,230

8.3%

$21.96

132

4.3%

2,220

4.6%

$16.82

2032

124

4.9%

1,826

5.5%

$14.73

5.5%

1,038

7.0%

$33.48

155

5.0%

2,864

6.0%

$18.48

2033

3.1%

883

2.6%

$11.32

5.1%

605

4.1%

$20.86

107

3.4%

1,488

3.1%

$13.91

2034

0.0%

$0.00

3.9%

491

3.3%

$22.32

0.7%

491

1.0%

$22.32

2035

2.7%

1,107

3.3%

$16.04

4.4%

749

5.1%

$29.96

3.0%

1,856

3.9%

$19.74

Thereafter

1,593

62.7%

21,257

63.7%

$13.34

119

21.1%

3,297

22.4%

$27.71

1,712

55.1%

24,554

51.1%

$14.34

Total

2,541

100.0%

$33,361

100.0%

$13.13

164

564

100.0%

$14,732

100.0%

$26.12

246

3,105

100.0%

$48,093

100.0%

$15.49

Note: Includes ground leases

SITE CENTERS INVESTOR RELATIONS DEPARTMENT 3300 ENTERPRISE PKWY, BEACHWOOD, OH 44122 O: 216-755-5500 F: 216-755-1500 SITECENTERS.COM NYSE: SITC

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