InvenTrust Properties
InvenTrust
DOWNERS GROVE, Ill.--(BUSINESS WIRE)-- InvenTrust Properties Corp. (“InvenTrust” or the “Company”) (NYSE: IVT) today reported financial and operating results for the quarter ended June 30, 2026. For the three months ended June 30, 2026 and 2025, the Company reported Net Income of $1.4 million, or $0.02 per diluted share, and $95.9 million, or $1.23 per diluted share, respectively. For the six months ended June 30, 2026 and 2025, the Company reported Net Income of $6.6 million, or $0.08 per diluted share, and $102.7 million, or $1.31 per diluted share, respectively.
Second Quarter 2026 Highlights:
“Our second quarter results reflect the strength of the InvenTrust platform, with Same Property NOI growth accelerating to 4.1% and healthy leasing activity across our markets,” said DJ Busch, President and Chief Executive Officer of InvenTrust. “We also had a very productive first half of 2026 on the acquisition front, closing on five properties for approximately $252 million and expanding our presence in core and complementary emerging Sun Belt markets. These investments enhance the quality of the portfolio, deepen our exposure to attractive growth markets, and support our ability to create long-term value for our shareholders.”
NET INCOME
NAREIT FFO
CORE FFO
SAME PROPERTY NOI
DIVIDEND
PORTFOLIO PERFORMANCE & INVESTMENT ACTIVITY
LIQUIDITY AND CAPITAL STRUCTURE
SUBSEQUENT EVENTS
On July 1, 2026, the Company acquired New Garden Crossing, a 169,000 square foot community center anchored by Lowes Foods, in Greensboro, North Carolina, for a gross acquisition price of $34.0 million. The Company completed the transaction using available liquidity.
2026 GUIDANCE
InvenTrust has updated its 2026 guidance, as summarized in the following table.
(Unaudited, dollars in thousands, except per share amounts)
Current(1) (2)
Previous
Net Income per diluted share
$0.12
—
$0.18
$0.10
$0.16
Nareit FFO per diluted share
$2.01
$2.07
$2.00
$2.06
Core FFO per diluted share (3)
$1.92
$1.96
Same Property NOI (“SPNOI”) Growth
3.25%
4.25%
General and administrative
$35,750
$36,750
Interest expense, net(4)
~ $45,000
~ $44,000
Net investment activity(5)
~ $300,000
(1)
The Company’s 2026 guidance excludes projections related to gains or losses on dispositions, gains or losses on debt transactions, and depreciation, amortization, and straight-line rent adjustments related to anticipated acquisitions.
(2)
The Company’s 2026 guidance includes an expectation of uncollectibility, reflected as 30-70 basis points of expected total revenue.
(3)
Core FFO per diluted share excludes amortization of market-lease intangibles and inducements, straight-line rent adjustments, gains or losses on debt transactions, amortization of debt discounts and financing costs, accretion of finance lease liability, depreciation and amortization of corporate assets, and non-operating income and expense.
(4)
Interest expense, net, excludes amortization of debt discounts and financing costs, accretion of finance lease liability, and expected interest income of approximately $0.5 million.
(5)
Net investment activity represents anticipated acquisition activity less disposition activity.
The following table reconciles the range of the Company's 2026 estimated net income per diluted share to estimated Nareit FFO and Core FFO per diluted share:
(Unaudited)
Low End
High End
Net income per diluted share
$
0.12
0.18
Depreciation and amortization of real estate assets
1.89
2.01
2.07
Amortization of market-lease intangibles and inducements, net
(0.08
)
Straight-line rent adjustments, net
(0.06
(0.07
Amortization of debt discounts and financing costs
0.04
Depreciation and amortization of corporate assets
0.01
Non-operating income and expense, net
(0.01
Core FFO per diluted share
1.92
1.96
This earnings release does not include a reconciliation of forward-looking SPNOI to forward-looking GAAP Net Income because the Company is unable, without making unreasonable efforts, to provide a meaningful or reasonably accurate calculation or estimation of certain reconciling items which could be significant to the Company’s results.
EARNINGS CALL INFORMATION
Date:
Tuesday, August 4, 2026
Time:
10:00 a.m. ET
Dial-in:
(833) 461-5787 / Access Code 864388
Webcast & Replay Link:
https://events.q4inc.com/attendee/638136477
A webcast replay will be available shortly after the conclusion of the presentation using the webcast link above.
NON-GAAP FINANCIAL MEASURES
This Earnings Release includes certain financial measures and other terms that are not in accordance with U.S. Generally Accepted Accounting Principles (“GAAP”) that management believes are helpful in understanding the Company’s business. 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. The Company's 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. Reconciliations of the Company’s non-GAAP measures to the most directly comparable GAAP financial measures are included herein.
SAME PROPERTY NOI or SPNOI
Information provided on a same property basis includes the results of properties that were owned and operated for the entirety of both periods presented. NOI excludes general and administrative expenses, depreciation and amortization, other income and expense, net, impairment of real estate assets, gains (losses) from sales of properties, gains (losses) on extinguishment of debt, interest expense, net, lease termination income and expense, and GAAP rent adjustments such as amortization of market-lease intangibles, amortization of lease incentives, and straight-line rent adjustments (“GAAP Rent Adjustments”). The Company bifurcates NOI into Same Property NOI and NOI from other investment properties based on whether the retail properties meet the Company’s Same Property criteria. NOI from other investment properties includes adjustments for the Company’s captive insurance company.
NAREIT FUNDS FROM OPERATIONS (NAREIT FFO) and CORE FFO
The Company’s non-GAAP measure of Nareit Funds from Operations ("Nareit FFO"), based on the National Association of Real Estate Investment Trusts ("Nareit") definition, is net income (or loss) in accordance with GAAP, excluding gains (or losses) resulting from dispositions of properties, plus depreciation and amortization and impairment charges on depreciable real property. Core Funds From Operations (“Core FFO”) is an additional supplemental non-GAAP financial measure of the Company’s operating performance. In particular, Core FFO provides an additional measure to compare the operating performance of different REITs without having to account for certain remaining amortization assumptions within Nareit FFO and other unique revenue and expense items which some may consider not pertinent to measuring a particular company’s ongoing operating performance.
EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION, AND AMORTIZATION (EBITDA) and ADJUSTED EBITDA
The Company’s non-GAAP measure of EBITDA is net income (or loss) in accordance with GAAP, excluding interest expense, net, income tax expense (or benefit), and depreciation and amortization. Adjusted EBITDA is an additional supplemental non-GAAP financial measure of the Company’s operating performance. In particular, Adjusted EBITDA provides an additional measure to compare the operating performance of different REITs without having to account for certain remaining amortization assumptions within EBITDA, certain gains or losses remaining within EBITDA, and other unique revenue and expense items which some may consider not pertinent to measuring a particular company's ongoing operating performance.
NET DEBT-TO-ADJUSTED EBITDA
Net Debt-to-Adjusted EBITDA is Net Debt divided by Adjusted EBITDA.
Financial Statements
Condensed Consolidated Balance Sheets
In thousands, except share amounts
As of June 30
As of December 31
2026
2025
Assets
(unaudited)
Investment properties
Land
745,227
702,147
Building and other improvements
2,472,966
2,295,852
Construction in progress
12,417
7,473
Total
3,230,610
3,005,472
Less accumulated depreciation
(570,912
(525,830
Net investment properties
2,659,698
2,479,642
Cash, cash equivalents, and restricted cash
74,904
40,518
Intangible assets, net
217,591
193,963
Accounts and rents receivable
39,631
37,471
Deferred costs and other assets, net
42,631
37,053
Total assets
3,034,455
2,788,647
Liabilities
Debt, net
1,094,796
825,881
Accounts payable and accrued expenses
46,581
48,291
Distributions payable
19,492
18,450
Intangible liabilities, net
75,775
68,475
Other liabilities
32,129
33,288
Total liabilities
1,268,773
994,385
Commitments and contingencies
Stockholders' Equity
Preferred stock, $0.001 par value, 40,000,000 shares authorized, none outstanding
Common stock, $0.001 par value, 146,000,000 shares authorized, 77,966,461 shares issued and outstanding as of June 30, 2026 and 77,691,533 shares issued and outstanding as of December 31, 2025
78
Additional paid-in capital
5,735,928
5,736,652
Distributions in excess of accumulated net income
(3,979,652
(3,947,229
Accumulated comprehensive income
9,328
4,761
Total stockholders' equity
1,765,682
1,794,262
Total liabilities and stockholders' equity
Condensed Consolidated Statements of Operations and Comprehensive Income
In thousands, except share and per share amounts, unaudited
Three months ended June 30
Six months ended June 30
Income
Lease income, net
82,343
73,130
164,453
146,519
Other property income
487
421
958
803
Total income
82,830
73,551
165,411
147,322
Operating expenses
Depreciation and amortization
38,660
30,738
75,045
61,352
Property operating
12,653
11,476
24,674
22,223
Real estate taxes
9,907
10,194
19,809
19,550
8,942
8,706
18,261
17,253
Total operating expenses
70,162
61,114
137,789
120,378
Other (expense) income
Interest expense, net
(11,328
(8,346
(21,413
(16,668
Gain on sale of investment properties
90,909
Other income and expense, net
29
942
344
1,549
Total other (expense) income, net
(11,299
83,505
(21,069
75,790
Net income
1,369
95,942
6,553
102,734
Weighted-average common shares outstanding - basic
77,955,027
77,591,538
77,944,558
77,577,831
Weighted-average common shares outstanding - diluted
78,754,271
78,292,422
78,584,774
78,226,681
Net income per common share - basic
0.02
1.24
0.08
1.32
Net income per common share - diluted
1.23
1.31
Comprehensive income
Unrealized (loss) gain on derivatives, net
(1,483
(43
1,355
(1,629
Reclassification to net income
4,818
(2,293
3,212
(4,535
4,704
93,606
11,120
96,570
Reconciliation of Non-GAAP Measures
In thousands
Same Property NOI
The following table presents the components of Same Property NOI:
Minimum base rent
44,901
43,556
89,250
86,740
Real estate tax recoveries
8,028
8,778
16,237
16,690
Common area maintenance, insurance, and other recoveries
8,700
8,450
17,498
17,095
Ground rent income
4,889
4,771
9,761
9,531
Short-term and other lease income
978
866
2,306
2,040
Provision for estimated credit losses
(278
(170
(434
(138
433
406
859
754
67,651
66,657
135,477
132,712
Operating Expenses
10,467
10,509
20,750
20,491
8,675
9,554
17,532
18,169
19,142
20,063
38,282
48,509
46,594
97,195
94,052
Net Income to Same Property NOI
The following table reconciles Net Income to Same Property NOI:
Adjustments to reconcile to non-GAAP metrics:
(29
(942
(344
(1,549
11,328
8,346
21,413
16,668
(90,909
Adjustments to NOI (a)
(2,726
(1,981
(6,964
(3,780
NOI
57,544
49,900
113,964
101,769
NOI from other investment properties
(9,035
(3,306
(16,769
(7,717
(a)
Adjustments to NOI include lease termination income and expense and GAAP Rent Adjustments.
Nareit FFO and Core FFO
The following table reconciles Net Income to Nareit FFO Applicable to Common Shares and Dilutive Securities and Core FFO Applicable to Common Shares and Dilutive Securities:
38,395
30,451
74,506
60,817
Nareit FFO Applicable to Common Shares and Dilutive Securities
39,764
35,484
81,059
72,642
(1,693
(1,089
(3,951
(1,984
(1,002
(844
(2,180
(1,738
877
657
1,709
1,340
Accretion of finance lease liability
51
11
102
265
287
539
535
Non-operating income and expense, net (a)
(152
(416
(241
Core FFO Applicable to Common Shares and Dilutive Securities
38,110
34,336
76,862
70,565
Weighted average common shares outstanding - basic
Dilutive effect of unvested restricted shares (b)
799,244
700,884
640,216
648,850
Weighted average common shares outstanding - diluted
0.50
0.45
1.03
0.93
0.48
0.44
0.98
0.90
Reflects items which are not pertinent to measuring ongoing operating performance, such as miscellaneous and settlement income.
(b)
For purposes of calculating non-GAAP per share metrics, the Company applies the same denominator used in calculating diluted earnings per share in accordance with GAAP.
EBITDA and Adjusted EBITDA
The following table reconciles Net Income to EBITDA and Adjusted EBITDA:
Income tax expense
144
140
291
276
EBITDA
51,501
135,166
103,302
181,030
Adjusted EBITDA
48,654
42,154
96,755
86,158
Financial Leverage Ratios
Net Debt and Net Debt-to-Adjusted EBITDA
The following table calculates net debt and Net Debt-to-Adjusted EBITDA:
Net Debt
Outstanding Debt, net
Less: Cash and cash equivalents
(64,302
(34,973
1,030,494
790,908
Trailing 12 Months, Net Debt-to-Adjusted EBITDA
185,798
175,201
Net Debt-to-Adjusted EBITDA
5.5x
4.5x
Current Quarter Annualized, Net Debt-to-Adjusted EBITDA
194,616
176,052
5.3x
About InvenTrust Properties Corp.
InvenTrust Properties Corp. (the “Company,” "IVT," or "InvenTrust") is a premier Sun Belt, multi-tenant essential retail REIT that owns, leases, redevelops, acquires and manages grocery-anchored neighborhood and community centers as well as high-quality power centers that often have a grocery component. Management pursues the Company's business strategy by acquiring retail properties in Sun Belt markets, opportunistically disposing of retail properties, and maintaining a flexible capital structure. A trusted, local operator bringing real estate expertise to its tenant relationships, IVT has built a strong reputation with market participants across its portfolio. For more information, please visit www.inventrustproperties.com.
The enclosed information should be read in conjunction with the Company's filings with the U.S. Securities and Exchange Commission (“SEC”), including, but not limited to, the Company's Form 10-Qs filed quarterly and Form 10-Ks filed annually. Additionally, the enclosed information does not purport to disclose all items required under GAAP. The information provided in this earnings release is unaudited and includes non-GAAP measures (as discussed herein), and there can be no assurance that the information will not vary from the final information in the Company's Form 10-Q for the quarter ended June 30, 2026. The Company may, but assumes no obligation to, update information in this earnings release.
Forward-Looking Statements Disclaimer
Forward-Looking Statements in this earnings release, or made during the earnings call, which are not historical facts, are forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. These statements are based on the current beliefs and expectations of InvenTrust's management and are subject to significant risks and uncertainties. Actual results may differ materially from those described in the forward-looking statements. Any statements made in this earnings release that are not statements of historical fact, including statements about our beliefs and expectations, are forward-looking statements. Forward-looking statements include information concerning possible or assumed future results of operations, including our guidance and descriptions of our business plans and strategies. These statements often include words such as "may," "should," “could,” "would," "expect," "intend," "plan," "seek," "anticipate," "believe," "estimate," "target," "project," "predict," "potential," "continue," "likely," "will," "forecast," "outlook," "guidance," "suggest," and variations of these terms and similar expressions, or the negative of these terms or similar expressions.
The following factors, among others, could cause actual results, financial position and timing of certain events to differ materially from those described in the forward-looking statements: interest rate movements; local, regional, national and global economic performance; the impact of inflation on the Company and on its tenants; competitive factors; the impact of e-commerce on the retail industry; future retailer store closings; retailer consolidation; retailers reducing store size; retailer bankruptcies; government policy changes, including the effects of tariffs and changes in global trade policies, on the overall state of the economy and on our and our tenants' business and operations and any material market changes and trends that could affect the Company’s business strategy. For further discussion of factors that could materially affect the outcome of management's forward-looking statements and IVT's future results and financial condition, see the Risk Factors included in the Company's most recent Annual Report on Form 10-K, as updated by any subsequent Quarterly Report on Form 10-Q, in each case as filed with the SEC. InvenTrust intends that such forward-looking statements be subject to the safe harbors created by Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, except as may be required by applicable law.
IVT cautions you not to place undue reliance on any forward-looking statements, which are made as of the date of this earnings release. IVT undertakes no obligation to update publicly any of these forward-looking statements to reflect actual results, new information or future events, changes in assumptions or changes in other factors affecting forward-looking statements, except to the extent required by applicable laws. If IVT updates one or more forward-looking statements, no inference should be drawn that IVT will make additional updates with respect to those or other forward-looking statements.
Availability of Information on InvenTrust Properties Corp.'s Website and Social Media Channels
Investors and others should note that InvenTrust routinely announces material information to investors and the marketplace using U.S. Securities and Exchange Commission filings, press releases, public conference calls, webcasts and the InvenTrust investor relations website. The Company uses these channels as well as social media channels (e.g., the InvenTrust X account, x.com/inventrustprop); and the InvenTrust LinkedIn account (linkedin.com/company/inventrustproperties), as a means of disclosing information about the Company's business to colleagues, investors, and the public. While not all of the information that the Company posts to the InvenTrust investor relations website or on the Company’s social media channels is of a material nature, some information could be deemed to be material. Accordingly, the Company encourages investors, the media and others interested in InvenTrust to review the information that it shares on inventrustproperties.com/investor-relations and on the Company’s social media channels.
Dan Lombardo Vice President of Investor Relations 630-570-0605 dan.lombardo@inventrustproperties.com