SITE Centers Corp. 10-Q

10-Q UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 Form 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 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 1-11690 SITE Centers Corp. (Exact name of registrant as specified in its charter) Ohio 34-1723097 (State or other jurisdiction of incorporation or organization) (I.R.S. Employer Identification No.) 3300 Enterprise Parkway Beachwood , OH 44122 (Address of principal executive offices) (Zip Code) Registrant’s telephone number, including area code: ( 216 ) 755-5500 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 Depositary Shares, each representing 1/20 of a share of 6.375% Class A Cumulative Redeemable Preferred Shares without Par Value SITC PRA New York Stock Exchange 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. 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). 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. Large accelerated filer ☒ Accelerated filer ☐ Non-accelerated filer ☐ Smaller reporting 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. ☐ Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒ As of October 25, 2024 the registrant h ad 52,430,161 sh ares of common stock, $0.10 par value per share, outstanding. SITE Centers Corp. QUARTERLY REPORT ON FORM 10-Q QUARTER ENDED September 30, 2024 TABLE OF CONTENTS PART I. FINANCIAL INFORMATION Item 1. Financial Statements – Unaudited Consolidated Balance Sheets as of September 30, 2024 and December 31, 2023 3 Consolidated Statements of Operations for the Three Months Ended September 30, 2024 and 2023 4 Consolidated Statements of Operations for the Nine Months Ended September 30, 2024 and 2023 5 Consolidated Statements of Comprehensive Income for the Three and Nine Months Ended September 30, 2024 and 2023 6 Consolidated Statements of Equity for the Three and Nine Months Ended September 30, 2024 and 2023 7 Consolidated Statements of Cash Flows for the Nine Months Ended September 30, 2024 and 2023 8 Notes to Condensed Consolidated Financial Statements 9 Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations 19 Item 3. Quantitative and Qualitative Disclosures about Market Risk 38 Item 4. Controls and Procedures 39 PART II. OTHER INFORMATION Item 1. Legal Proceedings 40 Item 1A. Risk Factors 40 Item 2. Unregistered Sales of Equity Securities and Use of Proceeds 40 Item 3. Defaults Upon Senior Securities 40 Item 4. Mine Safety Disclosures 40 Item 5. Other Information 40 Item 6. Exhibits 41 SIGNATURES 42 2 SITE Centers Corp. CONSOLIDATED B ALANCE SHEETS (unaudited; in thousands, except share amounts) September 30, 2024 December 31, 2023 Assets Land $ 613,990 $ 930,540 Buildings 1,700,647 3,311,368 Fixtures and tenant improvements 323,926 537,872 2,638,563 4,779,780 Less: Accumulated depreciation ( 799,336 ) ( 1,570,377 ) 1,839,227 3,209,403 Construction in progress and land 17,887 51,379 Total real estate assets, net 1,857,114 3,260,782 Investments in and advances to joint ventures, net 32,179 39,372 Cash and cash equivalents 1,063,088 551,968 Restricted cash 21,038 17,063 Accounts receivable 38,842 65,623 Other assets, net 114,837 126,543 $ 3,127,098 $ 4,061,351 Liabilities and Equity Indebtedness $ 300,842 $ 1,626,275 Accounts payable and other liabilities 171,541 195,727 Dividends payable 2,789 63,806 Total liabilities 475,172 1,885,808 Commitments and contingencies SITE Centers Equity Class A— 6.375 % cumulative redeemable preferred shares, without par value, $ 500 liquidation value; 750,000 shares authorized; 350,000 shares issued and outstanding at September 30, 2024 and December 31, 2023 175,000 175,000 Common shares, with par value, $ 0.10 stated value; 75,000,000 shares authorized; 52,467,187 and 52,393,384 shares issued at September 30, 2024 and December 31, 2023, respectively 5,247 5,239 Additional paid-in capital 5,927,905 5,923,919 Accumulated distributions in excess of net income ( 3,460,210 ) ( 3,934,736 ) Deferred compensation obligation 4,968 5,167 Accumulated other comprehensive income 6,113 6,121 Less: Common shares in treasury at cost: 105,895 and 73,701 shares at September 30, 2024 and December 31, 2023, respectively ( 7,097 ) ( 5,167 ) Total equity 2,651,926 2,175,543 $ 3,127,098 $ 4,061,351 The accompanying notes are an integral part of these condensed consolidated financial statements. 3 SITE Centers Corp. CONSOLIDATED STA TEMENTS OF OPERATIONS (unaudited; in thousands, except per share amounts) Three Months Ended September 30, 2024 2023 Revenues from operations: Rental income $ 89,017 $ 142,498 Fee and other income 1,746 2,261 90,763 144,759 Rental operation expenses: Operating and maintenance 16,185 20,986 Real estate taxes 12,170 20,543 General and administrative 15,111 11,259 Depreciation and amortization 34,251 52,821 77,717 105,609 Other income (expense): Interest expense ( 16,706 ) ( 21,147 ) Interest income 13,997 — Debt extinguishment costs ( 32,559 ) — Gain on derivative instruments 754 — Transaction costs and other expense ( 23,847 ) ( 690 ) ( 58,361 ) ( 21,837 ) (Loss) income before earnings from equity method investments and other items ( 45,315 ) 17,313 Equity in net income of joint ventures 328 518 Gain on disposition of real estate, net 368,139 31,047 Income before tax expense 323,152 48,878 Tax expense of taxable REIT subsidiaries and state franchise and income taxes ( 199 ) ( 236 ) Net income attributable to SITE Centers $ 322,953 $ 48,642 Preferred dividends ( 2,789 ) ( 2,789 ) Net income attributable to common shareholders $ 320,164 $ 45,853 Per share data: Basic $ 6.09 $ 0.87 Diluted $ 6.07 $ 0.87 The accompanying notes are an integral part of these condensed consolidated financial statements. 4 SITE Centers Corp. CONSOLIDATED STATEMENTS OF OPERATIONS (unaudited; in thousands, except per share amounts) Nine Months Ended September 30, 2024 2023 Revenues from operations: Rental income $ 322,089 $ 414,324 Fee and other income 6,436 7,285 328,525 421,609 Rental operation expenses: Operating and maintenance 55,980 66,628 Real estate taxes 45,056 60,875 Impairment charges 66,600 — General and administrative 38,896 35,935 Depreciation and amortization 117,840 165,535 324,372 328,973 Other income (expense): Interest expense ( 54,045 ) ( 61,991 ) Interest income 29,841 — Debt extinguishment costs ( 43,004 ) — Gain on debt retirement 1,037 — Loss on derivative instruments ( 4,412 ) — Transaction costs and other expense ( 31,436 ) ( 2,011 ) ( 102,019 ) ( 64,002 ) (Loss) income before earnings from equity method investments and other items ( 97,866 ) 28,634 Equity in net income of joint ventures 406 6,495 Gain on sale and change in control of interest 2,669 3,749 Gain on disposition of real estate, net 633,169 31,230 Income before tax expense 538,378 70,108 Tax expense of taxable REIT subsidiaries and state franchise and income taxes ( 732 ) ( 811 ) Net income $ 537,646 $ 69,297 Income attributable to non-controlling interests, net — ( 18 ) Net income attributable to SITE Centers $ 537,646 $ 69,279 Preferred dividends ( 8,367 ) ( 8,367 ) Net income attributable to common shareholders $ 529,279 $ 60,912 Per share data: Basic $ 10.07 $ 1.16 Diluted $ 10.03 $ 1.16 The accompanying notes are an integral part of these condensed consolidated financial statements. 5 SITE Centers Corp. CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (unaudited; in thousands) Three Months Nine Months Ended September 30, Ended September 30, 2024 2023 2024 2023 Net income $ 322,953 $ 48,642 $ 537,646 $ 69,297 Other comprehensive income (loss): Change in cash flow hedges, net of amount reclassed to earnings ( 2,459 ) 1,930 ( 8 ) 3,017 Total other comprehensive income (loss) ( 2,459 ) 1,930 ( 8 ) 3,017 Comprehensive income $ 320,494 $ 50,572 $ 537,638 $ 72,314 Total comprehensive income attributable to non-controlling interests — — — ( 18 ) Total comprehensive income attributable to SITE Centers $ 320,494 $ 50,572 $ 537,638 $ 72,296 The accompanying notes are an integral part of these condensed consolidated financial statements. 6 SITE Centers Corp. CONSOLIDATED STATEMENTS OF EQUITY (unaudited; in thousands) SITE Centers Equity Preferred Shares Common Shares Additional Paid-in Capital Accumulated Distributions in Excess of Net Income Deferred Compensation Obligation Accumulated Other Comprehensive (Loss) Income Treasury Stock at Cost Total Balance, December 31, 2023 $ 175,000 $ 5,239 $ 5,923,919 $ ( 3,934,736 ) $ 5,167 $ 6,121 $ ( 5,167 ) $ 2,175,543 Stock-based compensation, net — — 1,743 — ( 230 ) — 230 1,743 Dividends declared-common shares — — — ( 54,753 ) — — — ( 54,753 ) Dividends declared-preferred shares — — — ( 5,578 ) — — — ( 5,578 ) Comprehensive loss — — — 214,693 — 2,451 — 217,144 Balance, June 30, 2024 175,000 5,239 5,925,662 ( 3,780,374 ) 4,937 8,572 ( 4,937 ) 2,334,099 Stock-based compensation, net — 8 2,243 — 31 — ( 2,160 ) 122 Dividends declared-common shares — — — — — — — - Dividends declared-preferred shares — — — ( 2,789 ) — — — ( 2,789 ) Comprehensive income — — — 322,953 — ( 2,459 ) — 320,494 Balance, September 30, 2024 $ 175,000 $ 5,247 $ 5,927,905 $ ( 3,460,210 ) $ 4,968 $ 6,113 $ ( 7,097 ) $ 2,651,926 SITE Centers Equity Preferred Shares Common Shares Additional Paid-in Capital Accumulated Distributions in Excess of Net Income Deferred Compensation Obligation Accumulated Other Comprehensive (Loss) Income Treasury Stock at Cost Non- Controlling Interests Total Balance, December 31, 2022 $ 175,000 $ 5,239 $ 5,943,812 $ ( 4,046,370 ) $ 5,025 $ 9,038 $ ( 4,916 ) $ 5,794 $ 2,092,622 Issuance of common shares related to stock plans — — 13 — — — — — 13 Repurchase of common shares — — ( 26,611 ) — — — — — ( 26,611 ) Stock-based compensation, net — — ( 1,042 ) — ( 84 ) — ( 25 ) — ( 1,151 ) Repurchase of OP units — — 4,059 — — — — ( 5,794 ) ( 1,735 ) Distributions to non-controlling interests — — — — — — — ( 18 ) ( 18 ) Dividends declared-common shares — — — ( 54,586 ) — — — — ( 54,586 ) Dividends declared-preferred shares — — — ( 5,578 ) — — — — ( 5,578 ) Comprehensive income — — — 20,637 — 1,087 — 18 21,742 Balance, June 30, 2023 175,000 5,239 5,920,231 ( 4,085,897 ) 4,941 10,125 ( 4,941 ) — 2,024,698 Issuance of common shares related to stock plans — — 7 — — — — — 7 Stock-based compensation, net — — 1,540 — 112 — ( 112 ) — 1,540 Dividends declared-common shares — — — ( 27,311 ) — — — — ( 27,311 ) Dividends declared-preferred shares — — — ( 2,789 ) — — — — ( 2,789 ) Comprehensive income — — — 48,642 — 1,930 — — 50,572 Balance, September 30, 2023 $ 175,000 $ 5,239 $ 5,921,778 $ ( 4,067,355 ) $ 5,053 $ 12,055 $ ( 5,053 ) $ — $ 2,046,717 The accompanying notes are an integral part of these condensed consolidated financial statements. 7 SITE Centers Corp. CONSOLIDATED STATEMENTS OF CASH FLOWS (unaudited; in thousands) Nine Months Ended September 30, 2024 2023 Cash flow from operating activities: Net income $ 537,646 $ 69,297 Adjustments to reconcile net income to net cash flow provided by operating activities: Depreciation and amortization 117,840 165,535 Stock-based compensation 6,508 5,530 Amortization and write-off of debt issuance costs, commitment fees, and fair market value of debt adjustments 46,766 3,217 Gain on debt retirement ( 1,037 ) — Loss on derivative instruments 4,412 — Equity in net income of joint ventures ( 406 ) ( 6,495 ) Operating cash distributions from joint ventures — 258 Gain on sale and change in control of interests ( 2,669 ) ( 3,749 ) Gain on disposition of real estate, net ( 633,169 ) ( 31,230 ) Impairment charges 66,600 — Assumption of buildings due to ground lease terminations ( 2,678 ) — Net change in accounts receivable 6,584 ( 1,180 ) Net change in accounts payable and accrued expenses 13,828 7,323 Net change in other operating assets and liabilities ( 17,026 ) ( 16,457 ) Total adjustments ( 394,447 ) 122,752 Net cash flow provided by operating activities 143,199 192,049 Cash flow from investing activities: Real estate acquired, net of liabilities and cash assumed ( 226,079 ) ( 102,095 ) Real estate developed and improvements to operating real estate ( 57,870 ) ( 80,782 ) Proceeds from sale of joint venture interests — 3,405 Proceeds from disposition of real estate 2,132,733 112,292 Equity contributions to joint ventures ( 951 ) ( 118 ) Repayment of joint venture advance 730 318 Distributions from unconsolidated joint ventures 1,400 9,468 Net cash flow provided by (used for) investing activities 1,849,963 ( 57,512 ) Cash flow from financing activities: Proceeds from revolving credit facility, net — 135,000 Proceeds from mortgage debt 530,000 — Payment of loan commitment fees ( 7,712 ) — Payment of debt issuance costs ( 11,871 ) — Prepayment of Curbline loan costs ( 5,034 ) — Repayment of senior notes ( 1,305,920 ) ( 87,209 ) Repayment of mortgage debt and term loan ( 548,751 ) ( 16,224 ) Payment of debt extinguishment costs ( 8,099 ) — Proceeds from terminations of derivatives 8,098 — Repurchase of common shares in conjunction with equity award plans and dividend reinvestment plan ( 4,774 ) ( 5,224 ) Repurchase of common shares — ( 26,611 ) Repurchase of operating units — ( 1,735 ) Distributions to redeemable operating partnership units — ( 37 ) Dividends paid ( 124,004 ) ( 90,450 ) Net cash flow used for financing activities ( 1,478,067 ) ( 92,490 ) Net increase in cash, cash equivalents and restricted cash 515,095 42,047 Cash, cash equivalents and restricted cash, beginning of period 569,031 21,214 Cash, cash equivalents and restricted cash, end of period $ 1,084,126 $ 63,261 The accompanying notes are an integral part of these condensed consolidated financial statements. 8 Notes to Condensed Consolid ated Financial Statements 1. Nature of Business and Financial Statement Presentation Nature of Business SITE Centers Corp. and its related consolidated real estate subsidiaries (collectively, the “Company” or “SITE Centers”) and unconsolidated joint ventures are primarily engaged in the business of owning, leasing, acquiring, redeveloping, developing and managing shopping centers. Unless otherwise provided, references herein to the Company or SITE Centers include SITE Centers Corp. and its wholly-owned subsidiaries. The Company’s tenant base includes a mixture of national and regional retail chains and local tenants. Consequently, the Company’s credit risk is primarily concentrated in the retail industry. On October 1, 2024, the Company completed the spin-off of 79 convenience retail properties consisting of approxima tely 2.7 million square feet of gross leasable area (“GLA”), into a separate, publicly-traded company named Curbline Properties Corp. (“Curbline” or “Curbline Properties”). At September 30, 2024, Curbline Properties was a wholly-owned subsidiary of SITE Centers. Use of Estimates in Preparation of Financial Statements The preparation of financial statements in conformity with generally accepted accounting principles (“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 the year. Actual results could differ from those estimates. Unaudited Interim Financial Statements These financial statements have been prepared by the Company in accordance with GAAP for interim financial information and the applicable rules and regulations of the Securities and Exchange Commission. Accordingly, they do not include all information and footnotes required by GAAP for complete financial statements. However, in the opinion of management, the interim financial statements include all adjustments, consisting of only normal recurring adjustments, necessary for a fair statement of the results of the periods presented. The results of operations for the three and nine months ended September 30, 2024 and 2023, are not necessarily indicative of the results that may be expected for the full year. These condensed consolidated financial statements should be read in conjunction with the Company’s audited financial statements and notes thereto included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2023 . Principles of Consolidation The consolidated financial statements include the results of the Company and all entities in which the Company has a controlling interest or has been determined to be the primary beneficiary of a variable interest entity. All significant intercompany balances and transactions have been eliminated in consolidation. Investments in real estate joint ventures in which the Company has the ability to exercise significant influence, but does not have financial or operating control, are accounted for using the equity method of accounting. Accordingly, the Company’s share of the earnings (or loss) of these joint ventures is included in consolidated net income (loss). Effect of Reverse Stock Split on Presentation Prior to the commencement of trading on August 19, 2024, in anticipation of the spin-off of Curbline Properties, the Company effected a reverse stock split of its common shares at a ratio of one-for-four. All share and per share data included in these unaudited condensed consolidated financial statements gives retroactive effect to the reverse stock split for all periods presented. Disposition of Real Estate For the three and nine months ended September 30, 2024, the Company received gross proceeds of $ 1,361.6 million and $ 2,245.1 million, respectively, from the sale of 25 and 40 wholly- owned shopping centers (excluding certain retained convenience parcels) and one parcel at a wholly-owned shopping center resulting in gain on dispositions of $ 368.1 million and $ 633.2 million, respectively. For the three and nine months ended September 30, 2023, the Company received gross proceeds of $ 118.3 million from the sale of five wholly- owned shopping centers. 9 Statements of Cash Flows and Supplemental Disclosure of Non-Cash Investing and Financing Information Non-cash investing and financing activities are summarized as follows (in millions): Nine Months Ended September 30, 2024 2023 Dividends declared, but not paid $ 2.8 $ 30.1 Accounts payable related to construction in progress 2.8 12.0 Repurchase of OP Units — 4.1 Assumption of buildings due to ground lease terminations 2.7 — Recently Issued Accounting Standards Segment Reporting. In November 2023, the Financial Accounting Standards Board (“ FASB”) issued Accounting Standards Update (“ASU”) 2023-07 which enhances segment disclosure requirements for entities required to report segment information in accordance with FASB Accounting Standards Codification (“ASC”) 280, Segment Reporting. The amendments in this update are effective for annual reporting periods beginning after December 15, 2023. There are aspects of this ASU that apply to entities with one reportable segment. The Company will review the extent of any disclosures necessary prior to implementation. Other than additional disclosure, the adoption of this ASU is not expected to have a material impact on the Company’s financial position and/or results of operations. Income Taxes. In December 2023, the FASB issued ASU 2023-09 which enhances income tax disclosure requirements in accordance with FASB ASC 740, Income Taxes. The amendments in this update are effective for annual reporting periods beginning after December 15, 2023. The Company will review the extent of new disclosure necessary prior to implementation. Other than additional disclosure, the adoption of this ASU is not expected to have a material impact on the Company’s financial position and/or result of operations. 2. Acquisitions During the nine months ended September 30, 2024, the Company acquired the following convenience centers and land (in thousands): Asset Location Date Acquired Gross Purchase Price Grove at Harper's Preserve Conroe, Texas February 2024 $ 10,650 Shops at Gilbert Crossroads Gilbert, Arizona March 2024 8,460 Collection at Brandon Boulevard-Ground Lease (A) Tampa, Florida April 2024 1,000 Wilmette Center Wilmette, Illinois May 2024 2,850 Sunrise Plaza Vero Beach, Florida May 2024 5,500 Meadowmont Village (B) Chapel Hill, North Carolina May 2024 44,250 Red Mountain Corner Phoenix, Arizona June 2024 2,100 Roswell Market Center Roswell, Georgia June 2024 17,750 Crocker Commons Westlake, Ohio July 2024 18,500 Maple Corner Henderson, Tennessee July 2024 8,250 Village Plaza Houston, Texas August 2024 31,000 Brookhaven Station Atlanta, Georgia August 2024 30,200 Loma Alta Station Oceanside, California September 2024 12,350 Nine Mile Corner Erie, Colorado September 2024 10,880 Crossroads Marketplace Chino Hills, California September 2024 34,150 $ 237,890 (A) Acquired the fee interest in a land parcel at this center. (B) Acquired from the DDRM Properties Joint Venture (Note 3). Meadowmont Village, consisting of 62,116 square feet of GLA was included in the spin-off of Curbline. 10 The fair value of the acquisitions was allocated as follows (in thousands): Weighted-Average Amortization Period (in Years) Land $ 104,632 N/A Buildings 113,110 (A) Tenant improvements 6,392 (A) In-place leases (including lease origination costs and fair market value of leases) 25,704 7.1 Other assets assumed 98 N/A 249,936 Less: Below-market leases ( 12,912 ) 15.7 Less: Other liabilities assumed ( 2,130 ) N/A Net assets acquired $ 234,894 (A) Depreciated in accordance with the Company’s policy. 2024 Consideration: Cash $ 226,079 Gain on Sale and Change in Control of Interests 2,669 Carrying value of previously held equity interest (Note 3) 6,146 Total consideration $ 234,894 Included in the Company’s consolidated statements of operations for the three and nine months ended September 30, 2024, was $ 3.4 million and $ 4.5 million, respectively, in total revenues from the date of acquisition through September 30, 2024, for the properties acquired in 2024 . 3. Investments in and Advances to Joint Ventures At September 30, 2024 and December 31, 2023, the Company had ownership interests in various unconsolidated joint ventures that had investments in 11 and 13 shopping center properties, respectively. The changes to Investments in and Advances to Joint Ventures are as follows (in thousands): Balance, December 31, 2023 $ 39,372 Equity in net loss ( 895 ) Distributions ( 1,400 ) Contributions 951 Amortization of basis differentials 1,424 Carrying value of previously held equity interest ( 6,146 ) Repayment of advances ( 730 ) Change in fair value of derivative ( 397 ) Balance, September 30, 2024 $ 32,179 A reconciliation of the consolidated joint venture equity is as follows (in thousands): September 30, 2024 December 31, 2023 Company's share of accumulated equity $ 27,801 $ 35,782 Basis differentials 2,385 1,099 Deferred leasing and development fees, net of portion related to the Company's interest — ( 136 ) Amounts payable to the Company 1,993 2,627 Investments in and Advances to Joint Ventures, net $ 32,179 $ 39,372 Revenues earned by the Company for providing asset management, property management and leasing and development services to all of the Company’s unconsolidated joint ventures were $ 1.3 million and $ 4.1 million and $ 1.6 million and $ 5.2 million for the three and nine months ended September 30, 2024 and 2023, respectively. Disposition of Shopping Centers In May 2024, the Company acquired one asset previously owned by the DDRM Properties Joint Venture (Meadowmont Village, Chapel Hill, North Carolina) for $ 44.2 million and stepped up its 20 % interest due to a change in control. The transaction resulted in a 11 Gain on Sale and Change in Control of Interests of $ 2.7 million. In June 2024, the DDRM Properties Joint Venture sold one asset (Hilltop Plaza, Richmond, California) for $ 36.5 million. There are no remaining assets in this joint venture. 4. Other Assets and Intangibles, net Other assets, liabilities and intangibles consist of the following (in thousands): September 30, 2024 Asset Accumulated Amortization Net Intangible assets, net: In-place leases $ 117,136 $ ( 70,500 ) $ 46,636 Above-market leases 8,018 ( 5,408 ) 2,610 Lease origination costs 18,824 ( 8,476 ) 10,348 Tenant relationships 24,544 ( 20,769 ) 3,775 Below market ground lease (as lessee) (A) 13,670 ( 17 ) 13,653 Total intangible assets, net (B) 182,192 ( 105,170 ) 77,022 Operating lease ROU assets 16,086 Other assets: Prepaid expenses (C) 11,007 Other assets 7,965 Deposits 2,757 Total other assets, net $ 114,837 Liability Accumulated Amortization Net Below-market leases $ 51,508 $ ( 12,779 ) $ 38,729 (A) In connection with the sale of two assets in June 2024 to unrelated third parties, intercompany ground leases related to certain portions of land that had initial terms of 90-years and 99-years, respectively, with a fixed, prepaid rent of $ 1 were assumed by the buyers. Such intercompany ground leases were previously eliminated in consolidation and treated as a sale leaseback when the shopping centers were sold. The leased back land pertains to land underlying convenience assets that were retained by the Company. Upon sale of the shopping centers, the Company recognized below-market ground lease assets of approximately $ 13.7 million. (B) The Company recorded amortization expense related to its intangibles, excluding above- and below-market leases, of $ 4.4 million and $ 5.5 million for the three months ended September 30, 2024 and 2023, respectively, and $ 13.6 million and $ 17.7 million for the nine months ended September 30, 2024 and 2023, respectively. (C) Includes $ 5.0 million of prepaid loan costs relating to a revolving line of credit and delayed-draw term loan facility for Curbline. The Company is obligated to pay such c osts under the Separation and Distribution Agreement (Note 1 0). December 31, 2023 Asset Accumulated Amortization Net Intangible assets, net: In-place leases $ 184,545 $ ( 134,263 ) $ 50,282 Above-market leases 22,220 ( 18,627 ) 3,593 Lease origination costs 22,903 ( 14,654 ) 8,249 Tenant relationships 79,758 ( 72,892 ) 6,866 Total intangible assets, net 309,426 ( 240,436 ) 68,990 Operating lease ROU assets 17,373 Other assets: Loan commitment fees (A) 13,485 Prepaid expenses 5,104 Swap receivables (B) 11,115 Other assets 2,294 Deposits 2,857 Deferred charges, net 5,325 Total other assets, net $ 126,543 Liability Accumulated Amortization Net Below-market leases $ 81,487 $ ( 35,391 ) $ 46,096 (A) Fees related to a commitment obtained in October 2023 for a $ 1.1 billion mortgage facility to be secured by an originally identified group of 40 properties (the “Mortgage Commitment”). The fees paid to date related to the Mortgage Commitment were recorded as a deferred fee as the facility had not closed and therefore no amounts had been drawn. The Company terminated the Mortgage Commitment in August 2024 when it closed a separate $ 530.0 million mortgage financing on different terms (Note 5). At termination, when it became probable that the Mortgage Commitment would not be drawn upon, the remaining fees 12 were expensed. For the three and nine months ended September 30, 2024, the Company wrote-off $ 10.9 million and $ 21.2 million, respectively, of fees relating to the Mortgage Commitment to Debt extinguishment costs on the Company’s Consolidated Statements of Operations. (B) Included cash flow hedge and derivative on unsecured notes (Note 6). 5. Indebtedness The Company’s indebtedness consists of the following (in thousands): September 30, 2024 December 31, 2023 Unsecured Indebtedness: Senior Notes, net $ — $ 1,303,243 Term Loan, net — 198,856 Revolving Credit Facility — — — 1,502,099 Mortgage Indebtedness, net 300,842 124,176 Total Indebtedness $ 300,842 $ 1,626,275 Senior Notes In August 2024, the Company used cash on hand and proceeds from the Mortgage Facility, discussed below, to repay all of its outstanding senior unsecured indebtedness, including redeeming its senior unsecured notes due in 2025, 2026 and 2027 (the “Senior Notes”) and recorded Debt Extinguishment Costs of $ 6.7 million which included a make-whole amount of $ 4.1 million related to the redemption of its Senior Notes due in 2027. The make-whole premium was partially offset by $ 1.3 million of cash received upon the termination of the swaption which is recorded in Gain on Derivative instruments as discussed in Note 6. During the first two quarters of 2024, the Company repurchased $ 88.3 million aggregate principal amount of its outstanding Senior Notes at a discount to par. In connection with these purchases, the Company recorded a net Gain on Debt Retirement of $ 1.0 million. Term Loan In August 2024, the Company repaid in full all outstanding amounts under the Third Amended and Restated Term Loan Agreement, dated as of June 6, 2022 (the “Term Loan Agreement”), by and among the Company, Wells Fargo National Bank, as administrative agent, and the lenders from time to time party thereto. At the time of the repayment, the principal amount outstanding under the Term Loan Agreement was $ 200.0 million and the Company recorded Debt Extinguishment Costs of $ 0.9 million. The Company received $ 6.8 million of cash related to an interest rate swap that was also terminated in connection with the repayment of the Term Loan Agreement (Note 6). Revolving Credit Facility On August 15, 2024, the Company repaid in full all outstanding amounts under its unsecured revolving credit facility with a syndicate of financial institutions and JPMorgan Chase Bank, N.A., as administrative agent (the “Revolving Credit Facility”). Simultaneously with such repayment, the Company permanently terminated the lenders’ commitments under the Revolving Credit Facility in accordance with the terms thereof. At the time of termination of the lenders’ commitments, there were no revolving loans outstanding under the Revolving Credit Facility. The Company was required to comply with certain covenants under the Revolving Credit Facility relating to total outstanding indebtedness, secured indebtedness, value of unencumbered real estate assets and fixed charge coverage. The Company was in compliance with these financial covenants through the termination date. In conjunction with the termination, the Company recorded $ 3.9 million in Debt Extinguishment Costs. Mortgage Facility On August 7, 2024, the Company closed and funded a $ 530.0 million mortgage loan (the “Mortgage Facility”) provided by affiliates of Atlas SP Partners, L.P. and Athene Annuity and Life Company (collectively, the “Lenders”). In connection with the Mortgage Facility’s closing, the Company terminated the Mortgage Commitment. In connection with the Mortgage Facility’s closing, certain wholly-owned subsidiaries of the Company (collectively, the “Borrowers”) delivered certain promissory notes (collectively, the “Notes”) evidencing their obligation to pay the principal, interest and other amounts under the Mortgage Facility. The Notes are secured by, among other things, mortgages encumbering the Borrowers’ respective properties (a total of 23 properties at closing) (the “Properties”), and related personal property, leases and rents. 13 The Mortgage Facility will mature on September 6, 2026 , subject to two one-year extensions at the Borrowers’ option (subject to satisfaction of certain conditions) . The interest rate applicable to the Notes is equal to 30-day term SOFR (subject to a rate index floor of 3.50 %) plus a spread of 2.75 % per annum. During the continuance of an event of default, the contract rate of interest on the Notes will increase to the lesser of (i) the maximum rate allowed by law or (ii) 4 % above the interest rate then otherwise applicable. The Mortgage Facility is structured as an interest only loan throughout the initial two-year term and any exercised extension periods. The principal amount outstanding under the Mortgage Facility may be prepaid in whole or in part by the Borrowers at any time without penalty, provided that prepayments made prior to the first anniversary of the closing date in excess of 35 % of the initial principal amount of the Mortgage Facility will be subject to Borrowers’ payment of a spread maintenance premium equal to 2.75 % per annum based on the number of days remaining prior to the first anniversary of the closing date. So long as no default then exists and subject to other customary release conditions, the Borrowers may cause the Lenders to release Properties from the Mortgage Facility in connection with their sale by paying 115 % of the initial loan amount allocated to such Property (plus the spread maintenance premium, if applicable) provided that after giving effect to such release, the debt yield of the remaining Properties is equal to or greater than (i) the debt yield on the Mortgage Facility’s closing date and (ii) the debt yield in effect immediately prior to such release. All rents received from the Properties will be deposited into lockbox accounts in the name of the Borrowers for the benefit of and controlled by the Lenders. So long as no Trigger Period (as defined below) is continuing, Borrowers shall have control over all funds in such lockbox accounts. During a Trigger Period, substantially all amounts in the lockbox accounts will be remitted to a cash management account controlled by the Lenders on a daily basis and will be used by the Lenders to fund monthly debt service, real estate taxes, insurance, required reserves, other amounts owing to the Lenders and other property-level operating costs, with all remaining amounts to be held by the Lenders as additional collateral for the Mortgage Facility. A “Trigger Period” commences (i) upon the occurrence of any event of default under the Mortgage Facility (and ends upon the cure or waiver of the event of default); (ii) when the debt yield falls below 10.5% (and ends when the debt yield exceeds 10.5% for one calendar quarter); or (iii) upon any bankruptcy action with respect to any Borrower or manager of a Property that has not been discharged within 60 days of filing. Throughout the term of the Mortgage Facility, the Company is required to maintain (i) a net worth of not less than 15 % of the then outstanding principal amount of the loan (but in no event less than $ 100.0 million) and (ii) minimum liquid assets of not less than 5 % of the then outstanding principal amount of the loan (but in no event less than $ 15.0 million). As of September 30, 2024, the outstanding principal balance of the Mortgage Facility was $ 206.9 million and 13 properties continued to serve as collateral for the Mortgage Facility. In conjunction with the release of 10 Properties from the Mortgage Facility in connection with the dispositions occurring subsequent to the closing date, the Company recorded debt extinguishment costs of $ 10.1 million in the three months ended September 30, 2024. 6. Financial Instruments and Fair Value Measurements The following methods and assumptions were used by the Company in estimating fair value disclosures of financial instruments. Cash and Cash Equivalents, Restricted Cash, Accounts Receivable, Accounts Payable and Other Liabilities The carrying amounts reported in the Company’s consolidated balance sheets for these financial instruments approximated fair value because of their short-term maturities. Debt The following methods and assumptions were used by the Company in estimating fair value disclosures of debt. The fair market value of Senior Notes was determined using a pricing model to approximate the trading price of the Company’s public debt. The fair market value for all other debt is estimated using a discounted cash flow technique that incorporates future contractual interest and principal payments and a market interest yield curve with adjustments for duration, optionality and risk profile, including the Company’s non-performance risk and loan to value. The Company’s Senior Notes were and all other debt is classified as Level 2 and Level 3, respectively, in the fair value hierarchy. Considerable judgment is necessary to develop estimated fair values of financial instruments. Accordingly, the estimates presented are not necessarily indicative of the amounts the Company could realize on disposition of the financial instruments. 14 Carrying values that are different from estimated fair values are summarized as follows (in thousands): September 30, 2024 December 31, 2023 Carrying Amount Fair Value Carrying Amount Fair Value Senior Notes $ — $ — $ 1,303,243 $ 1,278,186 Revolving Credit Facility and Term Loan — — 198,856 200,000 Mortgage Indebtedness 300,842 313,079 124,176 127,749 $ 300,842 $ 313,079 $ 1,626,275 $ 1,605,935 Items Measured on Fair Value on a Recurring Basis The Company maintained a swap agreement (included in Other Assets) measured at a fair value on a recurring basis of $ 11.1 million at December 31, 2023. In August 2024, the swap agreement was terminated. The estimated fair value was determined using the market standard methodology of netting the discounted fixed cash payments and the discounted expected variable cash receipts. The variable cash receipts are based on an expectation of interest rates (forward curves) derived from observable market interest rate curves. In addition, credit valuation adjustments, which consider the impact of any credit enhancements to the contract, are incorporated in the fair value to account for potential non-performance risk, including the Company’s own non-performance risk and the respective counterparty’s non-performance risk. The valuation techniques used by the Company to determine such fair value fell within Level 2 of the fair value hierarchy. Cash Flow Hedges of Interest Rate Risk The Company may use swaps and caps as part of its interest rate risk management strategy. The swaps designated as cash flow hedges involved 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 exchange of the underlying notional amount. Prior to the termination and repayment of amounts outstanding under the Term Loan Agreement (Note 5) on August 15, 2024, the Company had one effective swap with a notional amount of $ 200.0 million, expiring in June 2027 , which converted the variable-rate SOFR component of the interest rate applicable to its term loan to a fixed rate of 2.75 %. In August of 2024, in conjunction with the repayment of the Term Loan Agreement (Note 5), the swap was terminated and re-designated to convert the variable-rate SOFR component of the interest rate applicable to $ 200.0 million of the loan outstanding under the new Mortgage Facility to a fixed rate of 2.75 %. At the time or termination, the Company received a cash payment of $ 6.8 million and the fair value of the derivative remaining in Accumulated Other Comprehensive Income was $ 6.4 million. This amount will be subsequently reclassified into interest expense in the period that the hedged forecasted transaction is probable of affecting earnings. All components of the swap were included in the assessment of hedge effectiveness. The Company expects to reflect within the next 12 months, a decrease to interest expense (and a corresponding increase to earnings) of approximately $ 2.2 million. Derivative – Unsecured Notes In 2023, the Company entered into swaption agreements with a notional amount aggregating $ 450.0 million to partially hedge the impact of changes in benchmark interest rates on potential yield maintenance premiums applicable to the redemption of its Senior Notes due in 2027. The swaptions did not qualify for hedge accounting. As a result, these derivative instruments were recorded in the Company’s consolidated balance sheets at fair market value, with changes in value recorded through earnings as of each balance sheet date until exercise or expiration. In August 2024, the swaption agreements were terminated and the Company received a cash payment of $ 1.3 million. The Company reported a non-cash loss of $ 0.3 million and $ 5.5 million, respectively, related to the valuation adjustments associated with these instruments for the three and nine months ended September 30, 2024, which is recorded in Loss on derivative instruments on the Company’s Consolidated Statement of Operations. 7. Other Comprehensive Income The changes in Accumulated Other Comprehensive Income by component are as follows (in thousands): 2024 Balance, December 31, 2023 $ 6,121 Change in cash flow hedges 3,391 Amounts reclassified from accumulated other comprehensive income to interest expense ( 3,399 ) Balance, September 30, 2024 (A) $ 6,113 15 (A) Includes derivative financial instruments entered into by the Company (Note 6) and by an unconsolidated joint venture. 8. Earnings Per Share Prior to the commencement of trading on August 19, 2024, the Company effectuated a one-for-four reverse split of its common shares. The share amounts and earnings per share amounts disclosed below have been adjusted to reflect the one-for-four reverse stock split. The following table provides a reconciliation of net income and the number of common shares used in the computations of “basic” earnings per share (“EPS”), which utilizes the weighted-average number of common shares outstanding without regard to dilutive potential common shares, and “diluted” EPS, which includes all such shares (in thousands, except per share amounts): Three Months Nine Months Ended September 30, Ended September 30, 2024 2023 2024 2023 Numerators – Basic and Diluted Net income $ 322,953 $ 48,642 $ 537,646 $ 69,297 Income attributable to non-controlling interests — — — ( 18 ) Preferred dividends ( 2,789 ) ( 2,789 ) ( 8,367 ) $ ( 8,367 ) Earnings attributable to unvested shares and OP Units ( 1,171 ) ( 100 ) ( 2,005 ) $ ( 295 ) Net income attributable to common shareholders after allocation to participating securities $ 318,993 $ 45,753 $ 527,274 $ 60,617 Denominators – Number of Shares Basic — Average shares outstanding 52,400 52,322 52,381 52,376 Assumed conversion of dilutive securities—PRSUs 153 28 177 60 Diluted — Average shares outstanding 52,553 52,350 52,558 52,436 Earnings Per Share: Basic $ 6.09 $ 0.87 $ 10.07 $ 1.16 Diluted $ 6.07 $ 0.87 $ 10.03 $ 1.16 For the three and nine months ended September 30, 2024, Performance Restricted Stock Units (“PRSUs”) issued in March 2024, March 2023 and March 2022 were considered in the computation of diluted EPS. The PRSUs issued in March 2021 were considered in the computation of diluted EPS for both the three and nine months ended September 30, 2023. The PRSUs issued in March 2022 were considered in the computation of diluted EPS for the three months ended September 30, 2023 and were not considered in the computation of diluted EPS for the nine months ended September 30, 2023 because they were antidilutive. PRSUs issued in March 2023 were not considered in the computation of diluted EPS for the three months ended September 30, 2023, because they were antidilutive and were considered in the computation of diluted EPS for the nine months ended September 30, 2023 . In March 2024, the Company issued 44,631 common shares in settlement of PRSUs granted in March 2021. Common Share Dividends The Company declared cash dividends of $ 1.04 per common share and $ 1.56 per common share for the nine-month periods ended September 30, 2024 and 2023, respectively. 9. Impairment Charges For the nine months ended September 30, 2024, the Company recorded impairment charges aggregating $ 66.6 million, based on the difference between the carrying value of the assets and the estimated fair market value. The impairment charges recorded were triggered by a change in the hold period assumptions. Items Measured at Fair Value The Company is required to assess the fair value of certain impaired consolidated investments. The valuation of impaired real estate assets is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each asset, as well as the income capitalization approach considering prevailing market capitalization rates, analysis of recent comparable sales transactions, actual sales negotiations and bona fide purchase offers received from third parties and/or consideration of the amount that currently would be required to replace the asset, as adjusted for obsolescence. In general, the Company considers multiple valuation techniques when measuring fair value of an investment. However, in certain circumstances, a single valuation technique may be appropriate. 16 These valuations are calculated based on market conditions and assumptions made by management at the time the valuation adjustments and impairments were recorded, which may differ materially from actual results if market conditions or the underlying assumptions change. The following table presents information about the fair value of real estate that was impaired, and therefore, measured on a fair value basis, along with the related impairment charge for the nine months ended September 30, 2024 . The table also indicates the fair value hierarchy of the valuation techniques used by the Company to determine such fair value (in millions): Fair Value Measurements Level 1 Level 2 Level 3 Total Total Impairment Charges September 30, 2024 Long-lived assets held and used $ — $ — $ 138.2 $ 138.2 $ 66.6 The following table presents quantitative information about the significant unobservable inputs used by the Company to determine the fair value (in millions, except per square foot): Quantitative Information about Level 3 Fair Value Measurements Fair Value at Valuation Description September 30, 2024 Technique Unobservable Inputs Range Impairment of consolidated assets $ 22.2 Indicative Bid Indicative Bid (A) N/A 116.0 Income Capitalization Approach Market Capitalization Rate 7.0 %— 7.7 % Cost per square foot $ 44 (A) Fair value measurements based upon an indicative bid and developed by third-party sources (including offers and comparable sales values), subject to the Company’s corroboration for reasonableness. The Company does not have access to certain unobservable inputs used by these third parties to determine these estimated fair values. 10. Subsequent Events Curbline Spin Off On October 1, 2024, the Company completed the spin-off of Curbline Properties. At the time of the spin-off, Curbline owned 79 convenience retail properties, consisting of approximately 2.7 million square feet of GLA of convenience retail real estate. In connection with the spin-off, on October 1, 2024, the Company, Curbline and Curbline Properties LP (the “Operating Partnership”) entered into a Separation and Distribution Agreement (the “Separation and Distribution Agreement”), pursuant to which, among other things, the Company transferred its portfolio of convenience retail properties, $ 800.0 million of unrestricted cash and certain other assets, liabilities and obligations to Curbline and effected a pro rata special distribution of all of the outstanding shares of Curbline common stock to common shareholders of the Company as of September 23, 2024, the record date. On the spin-off date, holders of the Company’s common shares received two shares of common stock of Curbline for every one common share of the Company held on the record date. On October 1, 2024, the Company, Curbline and the Operating Partnership also entered into a Shared Services Agreement (the “Shared Services Agreement”) for certain business services to be provided by the Company to the Operating Partnership and by the Operating Partnership to the Company. Unless terminated earlier, the term of the Shared Services Agreement will expire on October 1, 2027. The Company, Curbline and the Operating Partnership also entered into a tax matters agreement, which governs the rights, responsibilities and obligations of the parties following the spin-off with respect to various tax matters and provides for the allocation of tax-related assets, liabilities and obligations. In addition, the Company, Curbline and the Operating Partnership entered into an employee matters agreement, which governs the respective rights, responsibilities and obligations of the parties following the spin-off with respect to transitioning employees, equity plans and retirement plans, health and welfare benefits, and other employment, compensation and benefit-related matters. Class A Preferred Stock Redemption The Company provided notice of its intent to redeem all of its outstanding 6.375 % Class A Cumulative Redeemable Preferred Shares and the associated depositary shares on October 24, 2024, with payment of the redemption price plus accrued and unpaid dividends of to be made on or after November 26, 2024. The Company expects to record a non-cash charge of approximately $ 6.1 million to net income attributable to common shareholders in the fourth quarter of 2024, which represents the difference between the redemption price and the carrying amount immediately prior to redemption, which was recorded to additional paid in capital upon original issuance. 17 18 Item 2. Management’s Discussion and Analysis o f Financial Condition and Results of OPERATIONS Management’s Discussion and Analysis of Financial Condition and Results of Operations (“MD&A”) provides readers with a perspective from management on the financial condition, results of operations and liquidity of SITE Centers Corp. and its consolidated subsidiaries (collectively, the “Company” or “SITE Centers”) and other factors that may affect the Company’s future results. The Company believes it is important to read the MD&A in conjunction with its Annual Report on Form 10-K for the year ended December 31, 2023, as well as other publicly available information. EXECUTIVE SUMMARY The Company is a self-administered and self-managed Real Estate Investment Trust (“REIT”) in the business of owning, leasing, acquiring, redeveloping, developing and managing shopping centers. As of September 30, 2024, the Company’s portfolio consisted of 112 shopping centers (including 11 shopping centers owned through unconsolidated joint ventures). At September 30, 2024, the Company owned approximately 11.5 million square feet of gross leasable area (“GLA”) through all its properties (wholly-owned and joint venture). The following provides an overview of the Company’s key financial metrics (see Non-GAAP Financial Measures described later in this section) (in thousands, except per share amounts): Three Months Nine Months Ended September 30, Ended September 30, 2024 2023 2024 2023 Net income attributable to common shareholders $ 320,164 $ 45,853 $ 529,279 $ 60,912 FFO attributable to common shareholders $ (13,495 ) $ 67,845 $ 78,614 $ 187,263 Operating FFO attributable to common shareholders $ 42,753 $ 69,869 $ 158,438 $ 193,893 Earnings per share – Diluted $ 6.07 $ 0.87 $ 10.03 $ 1.16 For the nine months ended September 30, 2024, the increase in net income attributable to common shareholders, as compared to the prior-year period, primarily was the result of the gains from dispositions of real estate recognized in 2024 and an increase in interest income, partially offset by the impact of net property dispositions, the write-off of fees related to the Mortgage Commitment (defined below), debt extinguishment costs, Curbline (defined below) spin-off transaction costs and impairment charges. Curbline Spin-Off In October 2023, the Company announced a plan to spin off a portfolio of convenience retail assets into a separate, publicly traded company to be named Curbline Properties Corp. (“Curbline” or “Curbline Properties”) in recognition of the distinct characteristics and opportunities within the Company’s unanchored and grocery, lifestyle and power center portfolios. Convenience properties are generally positioned on the curbline of well-trafficked intersections, and major vehicular corridors, offering enhanced access and visibility along with dedicated parking and often include drive-thru units. The properties generally consist of a homogeneous row of primarily small-shop units leased to a diversified mixture of national and local service and restaurant tenants that cater to daily convenience trips from the growing suburban population. As of September 30, 2024, the Curbline portfolio consisted of 79 wholly-owned convenience retail assets consisting of approximately 2.7 million square feet of GLA. The separation of Curbline was completed on October 1, 2024. On October 1, 2024, the Company, Curbline and Curbline Properties LP (the “Operating Partnership”) entered into a Separation and Distribution Agreement (the “Separation and Distribution Agreement”), which provided for the principal transactions necessary to consummate the spin-off, including the allocation among the Company, Curbline and the Operating Partnership of the Company’s assets, liabilities and obligations attributable to periods both prior to and following the spin-off. In particular, the Separation and Distribution Agreement provided, among other things, that certain assets relating to Curbline’s business were to be transferred to the Operating Partnership or the applicable Curbline subsidiary, including equity interests of certain Company subsidiaries that held assets and liabilities related to Curbline, interests in real property, certain tangible personal property, cash and cash equivalents held in Curbline accounts (including the transfer to Curbline of unrestricted cash of $800.0 million upon consummation of the spin-off) and other assets primarily used or held primarily for use in Curbline’s business. The Separation and Distribution Agreement also provided that certain liabilities relating to Curbline’s business were to be transferred to the Operating Partnership or the applicable Curbline subsidiary, including liabilities relating to or arising out of the operation of Curbline’s business after the effective time of the spin-off 19 and liabilities expressly allocated to Curbline or one of its subsidiaries by the Separation and Distribution Agreement or certain other agreements entered into in connection with the spin-off. Additionally, the Separation and Distribution Agreement contains provisions that obligate the Company to complete certain redevelopment projects at properties that are owned by Curbline. As of September 30, 2024, these redevelopment projects were estimated to cost $33.7 million to complete. On October 1, 2024, the Company, Curbline and the Operating Partnership also entered into a Shared Services Agreement (the “Shared Services Agreement”), which provides that, subject to the supervision of the Company’s Board of Directors and executives, the Operating Partnership or its affiliates will provide the Company (i) leadership and management services that are of a nature customarily performed by leadership and management overseeing the business and operation of a REIT similarly situated to the Company, including supervising various business functions of the Company necessary for the day-to-day management operations of the Company and its affiliates and (ii) transaction services that are of a nature customarily performed by a dedicated transactions team within an organization similarly situated to the Company, including the provision of personnel at both the leadership and operational levels necessary to ensure effective and efficient preparation, negotiation, execution and implementation of real estate transactions, as well as overseeing post-transaction activities and alignment with the Company’s strategic objectives. It is expected that the Operating Partnership or its affiliates will provide the Company with a Chief Executive Officer and Chief Investment Officer but that the Company will employ its own Chief Financial Officer, Chief Accounting Officer and General Counsel. The Shared Services Agreement also requires the Company to provide the Operating Partnership and its affiliates the services of its employees and the use or benefit of the Company’s assets, offices and other resources as may be necessary or useful to establish and operate various business functions of the Operating Partnership and its affiliates in a manner as would be established and operated for a REIT similarly situated to Curbline. The Operating Partnership will have the authority to supervise the employees of the Company and its affiliates and direct and control the day-to-day activities of such employees while such employees are providing services to the Operating Partnership or its affiliates under the Shared Services Agreement. The Operating Partnership will pay the Company a fee in the aggregate amount of 2.0% of Curbline’s Gross Revenue (as defined in the Shared Services Agreement) during the term of the Shared Services Agreement to be paid in monthly installments each month in arrears no later than the tenth calendar day of each month based upon Curbline’s Gross Revenue for the prior month. There is no separate fee paid by the Company in connection with the provision of services by the Operating Partnership or its affiliates under the Shared Services Agreement. Unless terminated earlier, the term of the Shared Services Agreement will expire on October 1, 2027. In the event of certain early terminations of the Shared Services Agreement, the Company will be obligated to pay a termination fee to the Operating Partnership equal to $2.5 million multiplied by the number of whole or partial fiscal quarters remaining in the Shared Services Agreement’s three-year term (or $12.0 million in the event the Company terminates the agreement for convenience on its second anniversary). The Company, Curbline and the Operating Partnership also entered into a tax matters agreement, which governs the rights, responsibilities and obligations of the parties following the spin-off with respect to various tax matters and provides for the allocation of tax-related assets, liabilities and obligations. In addition, the Company, Curbline and the Operating Partnership entered into an employee matters agreement, which governs the respective rights, responsibilities, and obligations of the parties following the spin-off with respect to transitioning employees, equity plans and retirement plans, health and welfare benefits, and other employment, compensation, and benefit-related matters. SITE Centers Strategy From July 1, 2023 to September 30, 2024, the Company generated approximately $3.1 billion of gross proceeds from sales of properties for the purpose of acquiring additional convenience properties, capitalizing Curbline and, together with proceeds from the closing and funding of the Mortgage Facility (defined below), redeeming and/or repaying all of the Company’s outstanding unsecured indebtedness. As of October 1, 2024, the Company had completed the sale of substantially all of the properties that had been in its active disposition pipeline prior to the spin-off of Curbline. Going forward, the Company intends to realize value through operations and to consider various factors, including market conditions and differences between the public and private valuations of its portfolio, in evaluating whether and when to pursue additional asset sales. The timing of any additional sales may also be impacted by interim leasing, tactical redevelopment activities and other asset management initiatives intended to maximize value. The Company expects to use proceeds from any additional asset sales to repay outstanding indebtedness and make distributions to shareholders. The Company expects that rental income and net income will decrease in future periods as a result of the spin-off of Curbline and the significant volume of dispositions completed in recent quarters. The Company expects that its future dividend policy will be influenced by operations and asset sales, though the Company’s distribution of any sale proceeds to shareholders will be subject to 20 restrictions set forth in the terms of the Company’s indebtedness and management of liquidity and overall leverage levels in connection with ongoing operations. Company Activity Growth opportunities within the Company’s portfolio include rental rate increases, continued lease up of the portfolio, rent commencement with respect to recently executed leases and the adaptation of existing site plans and square footage to generate higher blended rental rates and operating cash flows. Transactional and investment highlights for the Company through October 25, 2024, in addition to the Curbline spin-off, include the following: • Acquired 13 convenience centers and a fee interest in a land parcel in Arizona, California, Colorado, Florida, Georgia, Illinois, Ohio, Tennessee and Texas for an aggregate purchase price of $193.6 million, as well as the joint venture partner’s 80% interest in a property in North Carolina (Meadowmont Village) for $35.4 million; • Sold 40 wholly-owned shopping centers (excluding certain retained convenience parcels), a parcel at a shopping center and two joint venture assets for an aggregate sales price of $2,325.9 million ($2,261.3 million at the Company’s share); • Effected a reverse stock split of its common shares at a ratio of one-for-four; • Closed and funded a $530.0 million Mortgage Facility which had an outstanding principal balance of $206.9 million as of September 30, 2024; • Repaid in full the $200.0 million Term Loan (defined below) and terminated the Revolving Credit Facility (defined below) and recorded associated debt extinguishment costs of $0.9 million and $3.9 million, respectively; • Repurchased $88.3 million aggregate principal amount of outstanding senior notes due in 2025, 2026 and 2027 (the “Senior Notes”) for total cash consideration including expenses of $87.1 million and recorded a gain on debt retirement of $1.0 million; • Redeemed all of its remaining outstanding Senior Notes for total cash consideration including expenses of $1,223.0 million and recorded debt extinguishment costs of $6.7 million; • Repaid two wholly-owned mortgages due in 2025 for $25.5 million in aggregate and a joint venture mortgage loan for DDRM Properties Joint Venture due in 2024 for $40.9 million ($8.2 million at the Company’s share) and • Provided notice of its intent to redeem all of its outstanding 6.375% Class A Cumulative Redeemable Preferred Shares and the associated depositary shares. In connection with the redemption, the Company expects to record a non-cash charge of approximately $6.1 million to net income attributable to common shareholders in the fourth quarter of 2024. Operational Accomplishments The Company believes its recent strong leasing results are attributable to national tenants’ strong financial positions and increasing emphasis and reliance on physical store locations and the concentration of the Company’s portfolio in primarily suburban, high household income communities which have witnessed significant population growth, changes in remote work and work-from-home trends, and limited new construction of competing retail properties. Operational highlights for the Company through September 30, 2024, include the following: • Total portfolio average annualized base rent per square foot increased to $24.83 at September 30, 2024, as compared to $20.35 at December 31, 2023 and $20.20 at September 30, 2023, all on a pro rata basis; • The aggregate occupancy of the Company’s operating shopping center portfolio was 91.1% at September 30, 2024, as compared to 92.0% at December 31, 2023 and 92.2% at September 30, 2023, all on a pro rata basis and • Leased approximately 2.3 million square feet of GLA, including 55 new leases and 208 renewals for a total of 263 leases. As of September 30, 2024, the Company has addressed substantially all of its remaining 2024 lease expirations. The comparability of year-over-year and period-over-period operating metrics have been increasingly impacted by the level and composition of the Company’s disposition activities. 21 RESULTS OF OPERATIONS Consolidated shopping center properties owned as of January 1, 2023, are referred to herein as the “Comparable Portfolio Properties.” Revenues from Operations (in thousands) Three Months Ended September 30, 2024 2023 $ Change Rental income (A) $ 89,017 $ 142,498 $ (53,481 ) Fee and other income (B) 1,746 2,261 (515 ) Total revenues $ 90,763 $ 144,759 $ (53,996 ) Nine Months Ended September 30, 2024 2023 $ Change Rental income (A) $ 322,089 $ 414,324 $ (92,235 ) Fee and other income (B) 6,436 7,285 (849 ) Total revenues $ 328,525 $ 421,609 $ (93,084 ) (A) The following tables summarize the key components of the rental income (in thousands): Three Months Ended September 30, Contractual Lease Payments 2024 2023 $ Change Base and percentage rental income $ 65,293 $ 106,827 $ (41,534 ) Recoveries from tenants 22,134 34,753 (12,619 ) Uncollectible revenue 95 (811 ) 906 Lease termination fees, ancillary and other rental income 1,495 1,729 (234 ) Total contractual lease payments $ 89,017 $ 142,498 $ (53,481 ) Nine Months Ended September 30, Contractual Lease Payments 2024 2023 $ Change Base and percentage rental income (1) $ 233,249 $ 305,578 $ (72,329 ) Recoveries from tenants (2) 80,366 104,570 (24,204 ) Uncollectible revenue 81 (1,126 ) 1,207 Lease termination fees, ancillary and other rental income 8,393 5,302 3,091 Total contractual lease payments $ 322,089 $ 414,324 $ (92,235 ) (1) The changes in base and percentage rental income for the nine months ended September 30, 2024, were due to the following (in millions): Increase (Decrease) Acquisition of shopping centers $ 8.9 Comparable Portfolio Properties 3.5 Disposition of shopping centers (86.2 ) Straight-line rents 1.5 Total $ (72.3 ) At September 30, 2024 and 2023, the Company owned 101 and 106 wholly-owned properties, respectively, with an aggregate occupancy rate of 91.2% and 92.3%, respectively, and average annualized base rent per occupied square foot of $25.58 and $20.29, respectively. (2) Recoveries from tenants were approximately 79.5% and 82.0% of operating expenses and real estate taxes for the nine months ended September 30, 2024 and 2023, respectively. The decrease in recoveries from tenants is attributable to property dispositions that occurred in 2024. 22 (B) Fee and Other Income was primarily earned from the Company’s unconsolidated joint ventures. Changes in the number of assets under management will impact the amount of revenue recorded in future periods. The Company’s joint venture partners may also elect to terminate their joint venture management arrangements with the Company in connection with a change in investment strategy or otherwise. Expenses from Operations (in thousands) Three Months Ended September 30, 2024 2023 $ Change Operating and maintenance $ 16,185 $ 20,986 $ (4,801 ) Real estate taxes 12,170 20,543 (8,373 ) General and administrative 15,111 11,259 3,852 Depreciation and amortization 34,251 52,821 (18,570 ) $ 77,717 $ 105,609 $ (27,892 ) Nine Months Ended September 30, 2024 2023 $ Change Operating and maintenance (A) $ 55,980 $ 66,628 $ (10,648 ) Real estate taxes (A) 45,056 60,875 (15,819 ) Impairment charges (B) 66,600 — 66,600 General and administrative (C) 38,896 35,935 2,961 Depreciation and amortization (A) 117,840 165,535 (47,695 ) $ 324,372 $ 328,973 $ (4,601 ) (A) The changes for the nine months ended September 30, 2024, were due to the following (in millions): Operating and Maintenance Real Estate Taxes Depreciation and Amortization Acquisition of shopping centers $ 1.6 $ 1.2 $ 6.6 Comparable Portfolio Properties 0.9 — (1.2 ) Disposition of shopping centers (13.1 ) (17.0 ) (53.1 ) $ (10.6 ) $ (15.8 ) $ (47.7 ) (B) The Company recorded impairment charges triggered by a change in the hold period assumptions. Impairment charges are presented in Note 9, “Impairment Charges”, to the Company’s consolidated financial statements included herein. (C) General and administrative expenses for the nine months ended September 30, 2024 and 2023, were approximately 10.0% and 7.3% of total revenues (excluding uncollectible revenue), respectively, including total revenues of unconsolidated joint ventures for the comparable periods. In May 2023, the Company initiated a restructuring plan that included a voluntary retirement offer and recorded a charge to general and administrative costs of $4.0 million for the nine months ended September 30, 2023. For the nine months ended September 30, 2024, the Company recorded separation and other charges of $1.3 million. Other Income and Expenses (in thousands) Three Months Ended September 30, 2024 2023 $ Change Interest expense $ (16,706 ) $ (21,147 ) $ 4,441 Interest income 13,997 — 13,997 Debt extinguishment costs (32,559 ) — (32,559 ) Loss on derivative instruments 754 — 754 Transaction costs and other expense (23,847 ) (690 ) (23,157 ) $ (58,361 ) $ (21,837 ) $ (36,524 ) 23 Nine Months Ended September 30, 2024 2023 $ Change Interest expense (A) $ (54,045 ) $ (61,991 ) $ 7,946 Interest income (B) 29,841 — 29,841 Debt extinguishment costs (C) (43,004 ) — (43,004 ) Gain on debt retirement (D) 1,037 — 1,037 Loss on derivative instruments (E) (4,412 ) — (4,412 ) Transaction costs and other expense (F) (31,436 ) (2,011 ) (29,425 ) $ (102,019 ) $ (64,002 ) $ (38,017 ) (A) The weighted-average debt outstanding and related weighted-average interest rate are as follows: Nine Months Ended September 30, 2024 2023 Weighted-average debt outstanding (in billions) $ 1.3 $ 1.8 Weighted-average interest rate 5.2 % 4.4 % In the third quarter of 2024, the Company simplified its debt structure. As of September 30, 2024, the Company had only two mortgages outstanding (the Mortgage Facility and a mortgage loan encumbering Nassau Park Pavilion) with a weighted average interest rate (based on contractual rates and excluding fair market value adjustments and debt issuance costs) of 7.5% at September 30, 2024. At September 30, 2024, the weighted-average term (without extensions) was 2.6 years. At September 30, 2023, the weighted average interest rate (based on contractual rates and excluding fair market value adjustments and debt issuance costs) was 4.3%. (B) Income earned related to excess cash as a result of sale proceeds maintained in money market accounts. (C) Related primarily to write off of loan costs and commitment fees and payment of debt extinguishment costs due to the termination of the Mortgage Commitment ($21.2 million), the Revolving Credit Facility ($3.9 million), redemption of the Senior Notes ($6.7 million), pay-off of the Term Loan ($0.9 million) and the release of properties from the Mortgage Facility ($10.1 million). (D) Related to the repurchase of a portion of the Senior Notes for total cash consideration, including expenses, of $87.1 million and the write-off of a fair value discount. (E) Derivative mark-to-market impact related to the partial hedge on the potential interest rate impact to yield maintenance premiums on the Senior Notes. The hedge was terminated in conjunction with the redemption of the Senior Notes and the Company received a cash payment of $1.3 million during the three months ended September 30, 2024. (F) In 2024, primarily consists of $30.3 million of transaction costs relating to the spin-off of Curbline. Other Items (in thousands) Three Months Ended September 30, 2024 2023 $ Change Equity in net income of joint ventures $ 328 $ 518 $ (190 ) Gain on disposition of real estate, net 368,139 31,047 337,092 Tax expense of taxable REIT subsidiaries and state franchise and income taxes (199 ) (236 ) 37 24 Nine Months Ended September 30, 2024 2023 $ Change Equity in net income of joint ventures (A) $ 406 $ 6,495 $ (6,089 ) Gain on sale and change in control of interest (B) 2,669 3,749 (1,080 ) Gain on disposition of real estate, net (C) 633,169 31,230 601,939 Tax expense of taxable REIT subsidiaries and state franchise and income taxes (732 ) (811 ) 79 Income attributable to non-controlling interests, net — (18 ) 18 (A) The reduction of income is the result of gains recognized in 2023 from joint venture assets sales. During the nine months ended September 30, 2023, the DDRM Properties Joint Venture sold five shopping centers for an aggregate sales price of $112.2 million ($22.4 million at the Company’s share). During the nine months ended September 30, 2024, the DDRM Properties Joint Venture sold one shopping center for $36.5 million ($7.3 million at the Company’s share) in addition to selling its remaining asset to the Company for $44.2 million ($35.4 million at the Company’s share), for which the Company recorded a Gain on sale and change in control of interest. At September 30, 2024 and 2023, the Company had an economic investment in unconsolidated joint ventures which owned 11 and 13 shopping center properties, respectively. Joint venture property sales could significantly impact the amount of income or loss recognized in future periods and the amount of sale proceeds allocated to the Company may vary based on joint venture return calculations and promoted structures. (B) In May 2024, the Company acquired its partner’s 80% interest in one asset previously owned by the DDRM Properties Joint Venture (Meadowmont Village, Chapel Hill, North Carolina) for $35.4 million and stepped up its 20% interest due to change in control. In 2023, the Company recorded a gain related to additional proceeds received related to an unconsolidated joint venture that sold its sole asset, a parcel of undeveloped land in Richmond Hill, Ontario, which was considered contingent at the time of the sale. (C) The Company sold 40 wholly-owned shopping centers (excluding certain retained convenience parcels) and one parcel at a wholly-owned shopping center in 2024. See “— Sources and Uses of Capital” included elsewhere herein. Net Income (in thousands) Three Months Ended September 30, 2024 2023 $ Change Net income attributable to SITE Centers $ 322,953 $ 48,642 $ 274,311 Nine Months Ended September 30, 2024 2023 $ Change Net income attributable to SITE Centers $ 537,646 $ 69,279 $ 468,367 The increase in net income attributable to SITE Centers, as compared to the prior-year period, was primarily the result of the gains from dispositions and higher interest income, partially offset by the impact of net property dispositions, debt extinguishment costs (including the write-off of fees related to the Mortgage Commitment), Curbline Properties spin-off transaction costs and impairment charges. NON-GAAP FINANCIAL MEASURES Funds from Operations and Operating Funds from Operations Definition and Basis of Presentation 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 25 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 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) preferred share dividends, (ii) gains and losses from disposition of real estate property and related investments, which are presented net of taxes, (iii) impairment charges on real estate property and related investments, (iv) gains and losses from changes in control and (v) certain non-cash items. These non-cash items principally include real property depreciation and amortization of intangibles, equity income from joint ventures and equity income from non-controlling interests and adding the Company’s proportionate share of FFO from its unconsolidated joint ventures and non-controlling interests, determined on a consistent basis. The Company’s calculation of FFO is consistent with the definition of FFO provided by the National Association of Real Estate Investment Trusts (“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/losses 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 write-off of preferred share original issuance costs, gains/losses on the early extinguishment of debt, mark to market on derivative instruments, certain transaction fee income, transaction costs and other restructuring type costs, 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 company’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. 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 consolidated financial statements. Reconciliations of these measures to their most directly comparable GAAP measure of net income (loss) have been provided below. 26 Reconciliation Presentation FFO and Operating FFO attributable to common shareholders were as follows (in thousands): Three Months Ended September 30, 2024 2023 $ Change FFO attributable to common shareholders $ (13,495 ) $ 67,845 $ (81,340 ) Operating FFO attributable to common shareholders 42,753 69,869 (27,116 ) Nine Months Ended September 30, 2024 2023 $ Change FFO attributable to common shareholders $ 78,614 $ 187,263 $ (108,649 ) Operating FFO attributable to common shareholders 158,438 193,893 (35,455 ) The decrease in FFO for the nine months ended September 30, 2024, as compared to the prior-year period, was primarily attributable to the impact from net property dispositions, transaction costs related to the Curbline Properties spin-off and debt extinguishment costs, partially offset by increased interest income. The decrease in Operating FFO for the nine months ended September 30, 2024, as compared to the prior-year period, was primarily attributable to the impact from net property dispositions, partially offset by increased interest income. The Company’s reconciliation of net income attributable to common shareholders computed in accordance with GAAP to FFO attributable to common shareholders and Operating FFO attributable to common shareholders is as follows (in thousands). The Company provides no assurances that these charges and gains are non-recurring. These charges and gains could reasonably be expected to recur in future results of operations: Three Months Nine Months Ended September 30, Ended September 30, 2024 2023 2024 2023 Net income attributable to common shareholders $ 320,164 $ 45,853 $ 529,279 $ 60,912 Depreciation and amortization of real estate investments 33,253 51,412 114,276 161,480 Equity in net income of joint ventures (328 ) (518 ) (406 ) (6,495 ) Joint ventures' FFO (A) 1,555 2,145 4,703 6,327 Non-controlling interests (OP Units) — — — 18 Impairment of real estate — — 66,600 — Gain on sale and change in control of interests — — (2,669 ) (3,749 ) Gain on disposition of real estate, net (368,139 ) (31,047 ) (633,169 ) (31,230 ) FFO attributable to common shareholders (13,495 ) 67,845 78,614 187,263 Gain on debt retirement — — (1,037 ) — Transaction, debt extinguishment and other (at SITE Centers' share) (B) 55,653 679 79,041 2,186 Separation and other charges 595 1,345 1,820 4,444 Non-operating items, net 56,248 2,024 79,824 6,630 Operating FFO attributable to common shareholders $ 42,753 $ 69,869 $ 158,438 $ 193,893 27 (A) At September 30, 2024 and 2023, the Company had an economic investment in unconsolidated joint ventures which owned 11 and 13 shopping center properties, respectively. These joint ventures represent the investments in which the Company recorded its share of equity in net income or loss and, accordingly, FFO and Operating FFO. Joint ventures’ FFO and Operating FFO are summarized as follows (in thousands): Three Months Nine Months Ended September 30, Ended September 30, 2024 2023 2024 2023 Net income attributable to unconsolidated joint ventures $ 985 $ 1,545 $ 7,164 $ 22,172 Depreciation and amortization of real estate investments 6,383 7,806 20,313 25,149 Gain on disposition of real estate, net (1,968 ) (973 ) (10,365 ) (21,151 ) FFO $ 5,400 $ 8,378 $ 17,112 $ 26,170 FFO at SITE Centers' ownership interests $ 1,555 $ 2,145 $ 4,703 $ 6,327 Operating FFO at SITE Centers' ownership interests $ 1,555 $ 2,227 $ 4,892 $ 6,707 (B) For the three and nine months ended September 30, 2024, includes $32.6 million and $43.0 million, respectively, of debt extinguishment costs and $23.2 million and $30.3 million, respectively of transaction costs relating to the spin-off of Curbline. LIQUIDITY, CAPITAL RESOURCES AND FINANCING ACTIVITIES The Company requires capital to fund its operating expenses and capital expenditures. The Company’s primary capital sources include cash flow from operations, debt financings and proceeds from asset sales. The Company remains committed to monitoring the duration of its indebtedness, to maintaining prudent leverage levels in an effort to manage its overall risk profile while maintaining strategic flexibility and to closely monitoring liquidity and its cash position following the termination of its Revolving Credit Facility in August 2024. The Company’s consolidated and unconsolidated debt obligations generally require monthly payments of principal and/or interest over the term of the obligation. While the Company currently believes it has several options to obtain capital and fund its business, no assurance can be provided that these obligations will be refinanced or repaid as currently anticipated. Any new debt financings may also entail higher rates of interest than the indebtedness being refinanced, which could have an adverse effect on the Company’s operations. See Item 1A. Risk Factors in the Company’s Annual Report on Form 10-K for the year ended December 31, 2023. The Company expects that redevelopment activities and capital expenditures will generally be financed through cash provided from operating activities and asset sales. Total consolidated debt outstanding was $0.3 billion and $1.6 billion at September 30, 2024 and December 31, 2023, respectively. At September 30, 2024, the Company had an unrestricted cash balance of $1,063.1 million of which $800.0 million was used to capitalize Curbline Properties, approximately $21.0 million is expected to be used in the fourth quarter to pay outstanding transaction expenses relating to the spin-off of Curbline and approximately $176.3 million is expected to be used in November to redeem all of the Company’s outstanding preferred shares and associated depositary shares. The Company has addressed all of its consolidated debt maturing in 2024. As of September 30, 2024, the Company anticipates that it has approximately $33.7 million to be incurred to complete redevelopment projects at properties owned by Curbline pursuant to the terms of the Separation and Distribution Agreement. The Company believes it has sufficient liquidity to operate its business at this time. Termination of Revolving Credit Facility and Term Loan On August 15, 2024, the Company terminated all of the lenders’ commitments under its unsecured revolving credit facility with a syndicate of financial institutions and JPMorgan Chase Bank, N.A., as administrative agent (the “Revolving Credit Facility”) and paid all related fees and expenses then outstanding. At the time of termination of the lenders’ commitments, there were no loans outstanding under the Revolving Credit Facility. On August 15, 2024, the Company also repaid in full all outstanding amounts under its unsecured term loan with a syndicate of financial institutions and Wells Fargo Bank, National Association, as administrative agent (the “Term Loan”). At the time of the repayment, the principal amount of the Term Loan was approximately $200.0 million. 28 Repayment of Other Senior Unsecured Indebtedness On August 21, 2024, the Company redeemed the entire outstanding principal amount of its 4.700% Notes due 2027 ($448.3 million). On August 23, 2024, the Company redeemed the entire outstanding principal amount of its 3.625% Notes due 2025 ($400.4 million) and 4.250% Notes due 2026 ($370.1 million). Mortgage Facility On August 7, 2024, the Company closed and funded a $530.0 million mortgage loan (the “Mortgage Facility”) provided by affiliates of Atlas SP Partners, L.P. and Athene Annuity and Life Company (collectively, the “Lenders”). The Company used proceeds from the closing together with cash on hand from asset sales to repay its outstanding senior unsecured indebtedness as described above and to capitalize Curbline. In connection with the Mortgage Facility’s closing, certain wholly-owned subsidiaries of the Company (collectively, the “Borrowers”) delivered certain promissory notes (collectively, the “Notes”) evidencing their obligation to pay principal, interest and other amounts under the Mortgage Facility. The Notes are secured by, among other things, mortgages encumbering the Borrowers’ respective properties (a total of 23 properties at closing) (the “Properties”) and related personal property, leases and rents. The Mortgage Facility will mature on September 6, 2026 subject to two one-year extensions at the Borrowers’ option (subject to satisfaction of certain conditions). The interest rate applicable to the Notes is equal to 30-day term SOFR (subject to a rate index floor of 3.50%) plus a spread of 2.75% per annum. The Borrowers are required to maintain an interest rate cap with respect to the principal amount of the Notes having a 30-day term SOFR strike rate equal to 6.25%. During the continuance of an event of default, the contract rate of interest on the Notes will increase to the lesser of (i) the maximum rate allowed by law or (ii) 4% above the interest rate then otherwise applicable. The Mortgage Facility is structured as an interest only loan throughout the initial two-year term and any exercised extension periods. The principal amount outstanding under the Mortgage Facility may be prepaid (in whole or in part) by the Borrowers at any time without penalty, provided that prepayments made prior to the first anniversary of the closing date in excess of 35% of the initial principal amount of the Mortgage Facility will be subject to the Borrowers’ payment of a spread maintenance premium equal to 2.75% per annum based on the number of days remaining prior to the first anniversary of the closing date. So long as no event of default then exists and subject to other customary release conditions, the Borrowers may cause the Lenders to release Properties from the Mortgage Facility in connection with their sale by paying 115% of the initial loan amount allocated to such Property (plus the spread maintenance premium, if applicable) provided that after giving effect to such release the debt yield of the remaining Properties is equal to or greater than (i) the debt yield on the Mortgage Facility’s closing date and (ii) the debt yield in effect immediately prior to such release. All Property rents will be deposited into lockbox accounts in the name of the Borrowers for the benefit of and controlled by the Lenders. So long as no Trigger Period (as defined below) is continuing, Borrowers shall have control over all funds in such lockbox accounts. During a Trigger Period, substantially all amounts in the lockbox accounts will be remitted to a cash management account controlled by the Lenders on a daily basis and will be used by the Lenders to fund monthly debt service, real estate taxes, insurance, required reserves, other amounts owing to the Lenders and other property-level operating costs, with all remaining amounts to be held by the Lenders as additional collateral for the Mortgage Facility. A “Trigger Period” commences (i) upon the occurrence of any event of default under the Mortgage Facility (and ends upon the cure or waiver of the event of default); (ii) when the debt yield falls below 10.5% (and ends when the debt yield exceeds 10.5% for one calendar quarter); or (iii) upon any bankruptcy action with respect to any Borrower or manager of a Property that has not been discharged within 60 days of filing. Throughout the term of the Mortgage Facility, the Company is required to maintain (i) a net worth of not less than 15% of the then outstanding principal amount of the loan (but in no event less than $100.0 million) and (ii) minimum liquid assets of not less than 5% of the then outstanding principal amount of the loan (but in no event less than $15.0 million). The Company is required to comply with certain other covenants under the Mortgage Facility. The Company was in compliance with these covenants at September 30, 2024. As of September 30, 2024, the Mortgage Facility had an outstanding principal balance of $206.9 million and was secured by 13 Properties. Termination of Mortgage Commitment In connection with the Mortgage Facility’s closing, the Company terminated the commitment (the “Mortgage Commitment”) that it had obtained from the Lenders in October 2023 to provide a $1.1 billion financing secured by 40 of the Company’s properties. 29 Consolidated Indebtedness – as of September 30, 2024 In addition to amounts outstanding under the Mortgage Facility, the Company had outstanding consolidated indebtedness at September 30, 2024 of $100.0 million, which consisted of a mortgage loan encumbering one property (Nassau Park Pavilion, Princeton, New Jersey), maturing in November 2028. Unconsolidated Joint Ventures’ Mortgage Indebtedness – as of September 30, 2024 The outstanding indebtedness of the Company’s unconsolidated joint ventures at September 30, 2024, which matures in the subsequent 13-month period (i.e., through October 2025), consists of $61.4 million ($30.6 million at SITE Centers’ share) for RVIP IIIB, which is expected to be extended in accordance with the loan documents. No assurance can be provided that these obligations will be refinanced or repaid as currently anticipated. Any future deterioration in property-level revenues may cause the Company or one or more of its joint ventures to be unable to refinance maturing obligations or satisfy applicable covenants, financial tests or debt service requirements or loan maturity extension conditions in the future, thereby allowing the mortgage lender to assume control of property cash flows, limit distributions of cash to joint venture members, declare a default, increase the interest rate or accelerate the loan’s maturity. In addition, rising interest rates or challenged transaction markets may adversely impact the ability of the Company or its joint ventures to sell assets at attractive prices in order to repay indebtedness. Cash Flow Activity The Company’s cash flow activities are summarized as follows (in thousands): Nine Months Ended September 30, 2024 2023 Cash flow provided by operating activities $ 143,199 $ 192,049 Cash flow provided by (used for) investing activities 1,849,963 (57,512 ) Cash flow used for financing activities (1,478,067 ) (92,490 ) Changes in cash flow for the nine months ended September 30, 2024, compared to the prior comparable period, are as follows: Operating Activities: Cash provided by operating activities decreased $48.9 million primarily due to lower rental income as a result of disposition activity partially offset by an increase in interest income. Investing Activities: Cash provided by investing activities increased $1.9 billion primarily due to the following: • Increase in real estate assets acquired, developed and improved of $101.1 million; • Increase in proceeds from disposition of real estate and joint ventures of $2.0 billion and • Decrease in distributions from unconsolidated joint venture of $8.1 million. Financing Activities: Cash used for financing activities increased $1.4 billion primarily due to the following: • Increase in repayment of Senior Notes of $1.2 billion; • Proceeds from draws on the Revolving Credit Facility in 2023 of $135.0 million; • Increase in dividends paid in 2024 of $33.5 million due to a special dividend paid in January 2024; • Proceeds from the termination of derivative contracts of $8.1 million; • Payment of debt extinguishment costs of $8.1 million in 2024; • Increase in debt issuance costs, commitment fees and Curbline loan costs of $24.6 million and • Repurchases of common shares in 2023 of $26.6 million. Dividend Distribution The Company declared common and preferred cash dividends of $63.1 million and $90.3 million for the nine months ended September 30, 2024 and 2023, respectively. In order to maximize the capitalization of Curbline and preserve funds for operations, the Company did not declare a dividend on its common shares with respect to the third quarter of 2024. The Company intends to distribute at least 100% of ordinary taxable income in the form of common and preferred dividends (including the distribution of Curbline common shares) with respect to the year ending December 31, 2024 in order to maintain compliance with REIT requirements and in order to not incur federal income taxes (excluding federal income taxes applicable to its taxable REIT subsidiary activities). 30 The Board of Directors of the Company intends to monitor the Company’s dividend policy in order to maintain sufficient liquidity for operations and in order to maximize the Company’s free cash flow while still adhering to REIT payout requirements and minimizing federal income taxes (excluding federal income taxes applicable to its taxable REIT subsidiary activities). The Company’s future dividend policy may also be influenced by disposition activity, though the Company’s ability to distribute sale proceeds to shareholders will be subject to restrictions set forth in the terms of the Company’s indebtedness and prudent management of liquidity levels in connection with ongoing operations. SITE Centers’ Equity In 2022, the Company’s Board of Directors authorized a common share repurchase program. Under the terms of the program, the Company is authorized to repurchase up to a maximum value of $100.0 million of its common shares. Through September 30, 2024, the Company had repurchased under this program 0.5 million of its common shares in open market transactions at an aggregate cost of $26.6 million. In May 2024, the Company terminated its $250.0 million “at the market” continuous equity program. Prior to the commencement of trading on August 19, 2024, in anticipation of the Curbline spin-off transaction, the Company effected a reverse stock split of its common shares, at a ratio of one-for-four. SOURCES AND USES OF CAPITAL The Company remains committed to maintaining sufficient liquidity, managing debt duration and maintaining prudent leverage levels in an effort to manage its overall risk profile while maintaining strategic flexibility. Debt financings, asset sales and cash flow from operations continue to represent potential sources of proceeds to be used to achieve these objectives. Curbline Separation On October 1, 2024, the Company completed the spin-off of Curbline. For additional information on the Curbline spin-off, see the “Executive Summary—Curbline Spin-Off” section of this MD&A. Prior to the spin-off of Curbline, the Company used proceeds from the closing and funding of the Mortgage Facility and assets sales to redeem and/or repay all of the Company’s outstanding unsecured indebtedness. As of October 1, 2024, the Company had completed the sale of substantially all of the properties that had been in its active disposition pipeline prior to the spin-off of Curbline. Going forward, the Company intends to realize value through operations and to consider various factors, including market conditions and differences between the public and private valuations of its portfolio, in evaluating whether and when to pursue additional asset sales. The timing of any additional sales may also be impacted by interim leasing, tactical redevelopment activities and other asset management initiatives intended to maximize value. The Company expects to use proceeds from any additional asset sales to repay outstanding indebtedness (including the Mortgage Facility) and make distributions to shareholders. Following the termination of the Company’s Revolving Credit Facility in August 2024, the Company also plans to conservatively manage its cash position in order to ensure adequate resources to fund ongoing operations. Acquisitions Through September 30, 2024, the Company acquired the following convenience centers and land (in thousands) all of which were included in the Curbline Properties spin-off (other than certain portions of Meadowmont Village): 31 Date Acquired Property Name City, State Total Owned GLA Gross Purchase Price February 2024 Grove at Harper's Preserve Conroe, Texas 22 $ 10,650 March 2024 Shops at Gilbert Crossroads Gilbert, Arizona 15 8,460 April 2024 Collection at Brandon Boulevard-Ground Lease (A) Tampa, Florida — 1,000 May 2024 Wilmette Center Wilmette, Illinois 9 2,850 May 2024 Sunrise Plaza Vero Beach, Florida 17 5,500 May 2024 Meadowmont Village (B) Chapel Hill, North Carolina 199 44,250 June 2024 Red Mountain Corner Phoenix, Arizona 6 2,100 June 2024 Roswell Market Center Roswell, Georgia 82 17,750 July 2024 Crocker Commons Westlake, Ohio 29 18,500 July 2024 Maple Corner Henderson, Tennessee 20 8,250 August 2024 Village Plaza Houston, Texas 42 31,000 August 2024 Brookhaven Station Atlanta, Georgia 45 30,200 September 2024 Loma Alta Station Oceanside, California 35 12,350 September 2024 Nine Mile Corner Erie, Colorado 18 10,880 September 2024 Crossroads Marketplace Chino Hills, California 77 34,150 616 $ 237,890 (A) Acquired the fee interest in a land parcel at this center. (B) Acquired from the DDRM Properties Joint Venture. Meadowmont Village, consisting of 62,116 square feet of GLA was included in the spin-off of Curbline. In addition, in February 2024, the DDRM Properties Joint Venture acquired two outparcels at its Meadowmont Village property for a purchase price of $8.1 million ($1.6 million at the Company’s share). 32 Dispositions Through October 25, 2024, the Company sold the following wholly-owned shopping centers (in thousands): Date Sold Property Name City, State Total Owned GLA Gross Sales Price January 2024 The Marketplace at Highland Village Highland Village, Texas 207 $ 42,100 January 2024 Casselberry Commons (A) Casselberry, Florida 237 40,300 March 2024 Chapel Hills East Colorado Springs, Colorado 225 37,000 April 2024 Cool Springs Pointe Brentwood, Tennessee 198 34,550 April 2024 Market Square (B) Douglasville, Georgia 117 15,600 June 2024 Johns Creek Towne Center Suwanee, Georgia 303 58,850 June 2024 Six property portfolio (C) 2,368 495,000 June 2024 Carillon Place (D) Naples, Florida 250 54,700 June 2024 The Hub Hempstead, New York 249 41,000 June 2024 Cumming Marketplace (Lowe's parcel) Cumming, Georgia 135 17,200 June 2024 Belgate Shopping Center Charlotte, North Carolina 269 47,250 July 2024 Two property portfolio (E) Cumming, Georgia 406 67,530 July 2024 Midway Plaza (F) Tamarac, Florida 218 36,425 July 2024 Bandera Pointe (G) San Antonio, Texas 438 58,325 July 2024 Lee Vista Promenade Orlando, Florida 314 68,500 August 2024 Three property portfolio (H) 894 137,500 August 2024 Guilford Commons Guilford, Connecticut 129 26,500 August 2024 Woodfield Village Green Schaumburg, Illinois 390 93,200 August 2024 Falcon Ridge Town Center (I) Fontana, California 250 64,700 August 2024 Centennial Promenade Centennial, Colorado 443 98,100 September 2024 White Oak Village (J) Richmond, Virginia 398 63,503 September 2024 Springfield Center Springfield, Virginia 177 49,100 September 2024 Hamilton Marketplace (K) Hamilton, New Jersey 485 116,500 September 2024 Whole Foods at Bay Place Oakland, California 57 44,400 September 2024 The Shops at Midtown Miami (L) Miami, Florida 348 83,750 September 2024 Ridge at Creekside (M) Roseville, California 186 39,750 September 2024 Echelon Village Plaza (N) Voorhees, New Jersey 85 8,500 September 2024 Three property portfolio (O) 960 180,500 September 2024 University Hills (P) Denver, Colorado 210 56,500 September 2024 Village Square at Golf Boynton Beach, Florida 135 31,101 September 2024 Collection at Brandon Boulevard Brandon, Florida 222 37,200 11,303 $ 2,245,134 (A) Excludes 7,929 square feet of convenience retail GLA retained by the Company (Shops at Casselberry). (B) Excludes 8,515 square feet of convenience retail GLA retained by the Company (Plaza at Market Square). (C) Sold Arrowhead Crossing (Phoenix, Arizona), The Fountains (Miami, Florida), Easton Market (Columbus, Ohio), Kenwood Square (Cincinnati, Ohio), Polaris Towne Center (Columbus, Ohio) and Tanasbourne Town Center (Portland, Oregon). Excludes 14,159 square feet of convenience retail GLA retained by the Company at The Fountains (Shops at the Fountains), 70,971 square feet of convenience retail GLA retained by the Company at Polaris Towne Center (Shops on Polaris) and 8,477 square feet of convenience retail GLA retained by the Company at Tanasbourne Town Center (Shops at Tanasbourne). (D) Excludes 14,998 square feet of convenience retail GLA retained by the Company (Shops at Carillon). (E) Sold Cumming Marketplace and Cumming Towne Center (Cumming, Georgia). Excludes 43,577 and 36,805 square feet of convenience retail GLA retained by the Company at Cumming Marketplace (Marketplace Plaza South) and Cumming Towne Center (Marketplace Plaza North), respectively. (F) Excludes 10,002 square feet of convenience retail GLA retained by the Company (Shops at Midway). (G) Excludes 3,000 square feet of convenience retail GLA retained by the Company (Bandera Corner). (H) Sold Carolina Pavilion (Charlotte, North Carolina), Millenia Crossing (Orlando, Florida) and Lake Brandon Village (Brandon, Florida). Excludes 9,652 square feet of convenience GLA retained by the Company at Carolina Pavilion (Carolina Station) and 11,964 square feet of convenience GLA retained by the Company at Lake Brandon Village (Shops at Lake Brandon). (I) Excludes 27,158 square feet of convenience retail GLA retained by the Company (Shops on Summit). (J) Excludes 34,150 square feet of convenience retail GLA retained by the Company (White Oak Plaza). (K) Excludes 61,623 square feet of convenience retail GLA retained by the Company (Shops at Hamilton). (L) Excludes 118,976 square feet of convenience retail GLA retained by the Company (Collection at Midtown Miami). 33 (M) Excludes 56,867 square feet of convenience retail GLA retained by the Company (Creekside Shops). (N) Excludes 4,117 square feet of convenience retail GLA retained by the Company (Shops at Echelon Village). (O) Sold Village at Stone Oak (San Antonio, Texas), Fairfax Town Center (Fairfax, Virginia) and Presidential Commons Snellville, Georgia). Excludes 9,618 square feet of convenience GLA retained by the Company at Presidential Commons (Presidential Plaza). (P) Excludes 25,820 square feet of convenience retail GLA retained by the Company (Shops at University Hills). Convenience retail GLA retained by the Company in connection with these dispositions was subsequently included in the Curbline Properties portfolio spun off from the Company on October 1, 2024. Joint Venture Dispositions In May 2024, the Company acquired one asset owned by the DDRM Properties Joint Venture (Meadowmont Village, Chapel Hill, North Carolina) for $44.2 million ($8.8 million at the Company’s share). In June 2024, the DDRM Properties Joint Venture sold one asset (Hilltop Plaza, Richmond, California) for $36.5 million of which the Company’s share was $7.3 million. There are no remaining assets in this joint venture. Redevelopment Pipeline The Company evaluates additional tactical redevelopment potential within the portfolio, particularly as it relates to the efficient use of the underlying real estate, which includes projects to expand, improve and re-tenant various properties. The Company generally expects to commence construction on redevelopment projects only after substantial tenant leasing has occurred. At September 30, 2024, the Company had approximately $6 million in construction in progress in various active consolidated redevelopments and other projects. At September 30, 2024, the estimated cost to complete redevelopment projects at properties owned by Curbline pursuant to the terms of the Separation and Distribution Agreement was approximately $33.7 million. CAPITALIZATION At September 30, 2024, the Company’s capitalization consisted of $306.9 million of debt, $175.0 million of preferred shares and $3.2 billion of market equity (calculated as the common shares outstanding multiplied by $60.50, the closing price of the Company’s common shares on the New York Stock Exchange at September 30, 2024, the last trading day of September 2024). In July 2024, the Company announced a one-for-four reverse stock split of its common shares. Split-adjusted trading began on the New York Stock Exchange at the opening of trading on August 19, 2024. On October 24, 2024, the Company announced that it intends to redeem all $175.0 million aggregate liquidation preference of its 6.375% Class A Cumulative Redeemable Preferred Shares (the “Class A Preferred Share”) at a redemption price of $500 per Class A Preferred Share (or $25.00 per depository share) plus accrued and unpaid dividends of $3.6302 per Class A Preferred Share (or $0.1815 per depositary share) on November 26, 2024. Management seeks to maintain access to the capital resources necessary to manage the Company’s balance sheet and to repay upcoming maturities. Accordingly, the Company may seek to obtain funds through additional debt or asset sales. In connection with the spin-off of Curbline, the Company used proceeds from the Mortgage Facility closing together with proceeds from asset sales to repay all of the Company’s outstanding unsecured indebtedness and therefore no longer maintains a revolving line of credit or an investment grade rating. The Company may not be able to obtain financing on favorable terms, or at all. The Mortgage Facility contains certain operating and financial covenants, including, net worth and liquidity requirements, and includes provisions that could restrict the Company’s access and use of rent collections from mortgaged properties in the event the debt yield falls below a certain threshold or an event of default occurs. Although the Company intends to operate in compliance with these covenants, if the Company were to violate these covenants, the Company may be subject to higher finance costs and fees or accelerated maturities. In addition, the Mortgage Facility permits the acceleration of maturity and foreclosure in the event of breaches of affirmative or negative covenants. Foreclosure on mortgaged properties or an inability to refinance existing indebtedness would have a negative impact on the Company’s financial condition and results of operations. CONTRACTUAL OBLIGATIONS AND OTHER COMMITMENTS The Company has addressed all of its consolidated debt maturing in 2024. The Company expects to fund repayment of future maturities from cash on hand, proceeds from asset sales and other investments, cash flow from operations and/or additional debt financings. No assurance can be provided that these obligations will be repaid as currently anticipated or refinanced. 34 Other Guaranties In conjunction with the redevelopment of shopping centers, the Company had entered into commitments with general contractors aggregating approximately $1.1 million for its consolidated properties at September 30, 2024, which includes the assets in the Company’s redevelopment pipeline. These obligations, composed principally of construction contracts, are generally due within 12 to 24 months, as the related construction costs are incurred, and are expected to be financed through cash on hand, operating cash flows or asset sales. These contracts typically can be changed or terminated without penalty. Additionally, the Separation and Distribution Agreement contains obligations to complete certain redevelopment projects at properties that are owned by Curbline. As of September 30, 2024, such redevelopment projects were estimated to cost $33.7 million to complete. In connection with the sale of two properties in 2024 and two properties in 2023, the Company guaranteed additional construction costs to complete re-tenanting work at the properties and deferred maintenance, all of which were recorded as a liability. As of September 30, 2024, the Company had a liability of approximately $12.3 million. The amount is recorded in accounts payable and other liabilities on the Company’s consolidated balance sheet. The Company routinely enters into contracts for the maintenance of its properties. These contracts typically can be canceled upon 30 to 60 days’ notice without penalty. At September 30, 2024, the Company had purchase order obligations, typically payable within one year, aggregating approximately $1.4 million related to the maintenance of its properties and general and administrative expenses. ECONOMIC CONDITIONS The Company continues to experience steady retailer demand which it believes is attributable to the concentration of the Company’s portfolio in primarily suburban, high household income communities experiencing population growth, positive changes in remote and work-from-home trends, limited new construction of competing retail properties and tenants’ increasing use of physical store locations to improve the speed and efficiency of merchandise distribution. The Company benefits from a diversified tenant base, with no tenant’s annualized rental revenue equal to or exceeding 3% of the Company’s annualized consolidated revenues plus the Company’s proportionate share of unconsolidated joint venture revenues. Other significant national tenants generally have relatively strong financial positions, have outperformed other retail categories over time and the Company believes remain well-capitalized. Historically these national tenants have provided a stable revenue base, and the Company believes that they will continue to provide a stable revenue base going forward, given the long-term nature of these leases. The majority of the tenants in the Company’s shopping centers provide day-to-day consumer necessities with a focus on value and convenience, versus discretionary items, which the Company believes will enable many of its tenants to outperform under a variety of economic conditions. The Company has relatively little reliance on overage or percentage rents generated by tenant sales performance. The Company believes that its shopping center portfolio is well positioned, as evidenced by its recent leasing activity, historical property income growth and consistent growth in average annualized base rent per occupied square foot. The Company executed new leases and renewals aggregating approximately 1.7 million square feet of space on a pro rata basis for the nine months ended September 30, 2024. At September 30, 2024 and December 31, 2023, the shopping center portfolio occupancy, on a pro rata basis, was 91.1% and 92.0%, respectively, and the total portfolio average annualized base rent, on a pro rata basis, was $24.83 and $20.35, respectively. Historical occupancy has generally ranged from 89% to 94% over the last 10 years. The weighted-average cost of tenant improvements and lease commissions estimated to be incurred over the expected lease term for new leases executed during the nine months ended September 30, 2024 and 2023, on a pro rata basis, was $5.78 and $4.82 per rentable square foot, respectively. The Company generally does not expend a significant amount of capital on lease renewals. The comparability of period-over-period operating metrics has been increasingly impacted by the level and composition of the Company’s disposition activities. Inflation, higher interest rates and concerns over consumer spending, along with the volatility of global capital markets continue to pose risks to the U.S. economy, retail sales, and the Company’s tenants. In addition to these macroeconomic challenges, the retail sector has been affected by changing consumer behaviors, including the competitive nature of the retail business and the competition for the share of the consumer wallet. The Company routinely monitors the credit profiles of its tenants and analyzes the possible impact of any potential tenant credit issues on the financial statements of the Company and its unconsolidated joint ventures. In some cases, changing conditions have resulted in weaker retailers and retail categories losing market share and declaring bankruptcy and/or closing stores. However, other retailers, specifically those in the value and convenience category, continue to launch new concepts and expand their store fleets within the suburban, high household income communities in which many of the Company’s properties are located. As a result, the Company believes that its prospects to backfill vacant spaces or non-renewing tenants are generally good, though such re-tenanting efforts would likely require additional capital expenditures and the opportunities to lease any vacant theater 35 spaces may be more limited. However, there can be no assurance that vacancy resulting from increasingly uncertain economic conditions will not adversely affect the Company’s operating results (see Item 1A. Risk Factors in the Company’s Annual Report on Form 10-K for the year ended December 31, 2023). Inflation, rising interest rates and the availability of commercial real estate financing have also impacted, at certain times, real estate owners’ ability to acquire and sell assets and raise equity and debt financing. Although the Company has no consolidated indebtedness maturing in 2024, debt capital markets could adversely impact the Company’s ability to sell properties and its ability to refinance future maturities and the interest rates applicable thereto. FORWARD-LOOKING STATEMENTS MD&A should be read in conjunction with the Company’s consolidated financial statements and the notes thereto appearing elsewhere in this report. Historical results and percentage relationships set forth in the Company’s consolidated financial statements, including trends that might appear, should not be taken as indicative of future operations. The Company considers portions of this information 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 (the “Exchange Act”), both as amended, with respect to the Company’s expectations for future periods. Forward-looking statements include, without limitation, statements related to acquisitions (including any related pro forma financial information) and other business development activities, future capital expenditures, financing sources and availability and the effects of environmental and other regulations. Although the Company believes that the expectations reflected in these 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 statements of historical fact should be deemed to be forward-looking statements. Without limiting the foregoing, the words “will,” “believes,” “anticipates,” “plans,” “expects,” “seeks,” “estimates” and similar expressions are intended to identify forward-looking statements. Readers should exercise caution in interpreting and relying on forward-looking statements because such statements involve known and unknown risks, uncertainties and other factors that are, in some cases, beyond the Company’s control and that could cause actual results to differ materially from those expressed or implied in the forward-looking statements and that could materially affect the Company’s actual results, performance or achievements. For additional factors that could cause the results of the Company to differ materially from those indicated in the forward-looking statements see Item 1A. Risk Factors in the Company’s Annual Report on Form 10-K for the year ended December 31, 2023. Factors that could cause actual results, performance or achievements to differ materially from those expressed or implied by forward-looking statements include, but are not limited to, the following: • The Company is subject to general risks affecting the real estate industry, including the need to enter into new leases or renew leases on favorable terms to generate rental revenues, and any economic downturn may adversely affect the ability of the Company’s tenants, or new tenants, to enter into new leases or the ability of the Company’s existing tenants to renew their leases at rates at least as favorable as their current rates; • The Company could be adversely affected by changes in the local markets where its properties are located, as well as by adverse changes in national economic and market conditions; • The Company may fail to anticipate the effects on its properties of changes in consumer buying practices, including sales over the internet and the resulting retailing practices and space needs of its tenants, or a general downturn in its tenants’ businesses, which may cause tenants to close stores or default in payment of rent; • The Company is subject to competition for tenants from other owners of retail properties, and its tenants are subject to competition from other retailers and methods of distribution. The Company is dependent upon the successful operations and financial condition of its tenants, in particular its major tenants, and could be adversely affected by the bankruptcy of those tenants; • The Company leases the majority of its square footage to large tenants, which makes it vulnerable to changes in the business and financial condition of, or demand for its space by, such tenants; • The Company may fail to dispose of properties on favorable terms, especially in regions experiencing deteriorating economic conditions. In addition, real estate investments can be illiquid, particularly as prospective buyers may experience increased costs of financing or difficulties obtaining financing due to local or global conditions, and could limit the Company’s ability to promptly make changes to its portfolio to respond to economic and other conditions; • The Company may be subject to potential exposure to unexpected claims, liabilities or costs under the Company’s agreements with Curbline and the Operating Partnership or otherwise in connection with the spin-off; 36 • The Company may abandon a redevelopment opportunity after expending resources if it determines that the opportunity is not feasible due to a variety of factors, including a lack of availability of construction financing on reasonable terms, the impact of the economic environment on prospective tenants’ ability to enter into new leases or pay contractual rent, or the inability of the Company to obtain all necessary zoning and other required governmental permits and authorizations; • The Company may not complete redevelopment projects on schedule as a result of various factors, many of which are beyond the Company’s control, such as weather, labor conditions, governmental approvals, material shortages or general economic downturn, resulting in limited availability of capital, increased debt service expense and construction costs and decreases in revenue; • The Company’s financial condition may be affected by required debt service payments, the risk of default, restrictions on its ability to incur additional debt or to enter into certain transactions under its debt obligations. In addition, the Company may encounter difficulties in obtaining permanent financing or refinancing existing debt; • Changes in interest rates could adversely affect the market price of the Company’s common shares, its ability to sell properties and prices realized, as well as its performance, interest expense levels and cash flow; • Financing necessary for the Company to operate its business may not be available or may not be available on favorable terms; • Disruptions in the financial markets could affect the Company’s ability to obtain financing on reasonable terms and have other adverse effects on the Company and the market price of the Company’s common shares; • Inflationary pressures could result in reductions in retailer profitability, consumer discretionary spending and tenant demand to lease space. Inflation could also increase the costs incurred by the Company to operate its properties and finance its operations and could adversely impact the valuation of its properties, all of which could have an adverse effect on the market price of the Company's common shares; • The Company is subject to complex regulations related to its status as a REIT and would be adversely affected if it failed to qualify as a REIT; • The Company must make distributions to shareholders to continue to qualify as a REIT, and if the Company must borrow funds to make distributions, those borrowings may not be available on favorable terms or at all; • Joint venture investments may involve risks not otherwise present for investments made solely by the Company, including the possibility that a partner or co-venturer may become bankrupt, may at any time have interests or goals different from those of the Company and may take action contrary to the Company’s instructions, requests, policies or objectives, including the Company’s policy with respect to maintaining its qualification as a REIT. In addition, a partner or co‑venturer may not have access to sufficient capital to satisfy its funding obligations to the joint venture or may seek to terminate the joint venture, resulting in a loss to the Company of property revenues and management fees. The partner could cause a default under the joint venture loan for reasons outside the Company’s control. Furthermore, the Company could be required to reduce the carrying value of its equity investments if a loss in the carrying value of the investment is realized; • The Company’s decision to dispose of real estate assets, including undeveloped land and construction in progress, would change the holding period assumption in the undiscounted cash flow impairment analyses, which could result in material impairment losses and adversely affect the Company’s financial results; • The outcome of pending or future litigation, including litigation with tenants or joint venture partners, may adversely affect the Company’s results of operations and financial condition; • Property damage, expenses related thereto, and other business and economic consequences (including the potential loss of revenue) resulting from extreme weather conditions or natural disasters in locations where the Company owns properties may adversely affect the Company’s results of operations and financial condition; • Sufficiency and timing of any insurance recovery payments related to damages and lost revenues from extreme weather conditions or natural disasters may adversely affect the Company’s results of operations and financial condition; • The Company and its tenants could be negatively affected by the impacts of pandemics and other public health crises; • The Company is subject to potential environmental liabilities; 37 • The Company may incur losses that are uninsured or exceed policy coverage due to its liability for certain injuries to persons, property or the environment occurring on its properties; • The Company could be subject to potential liabilities, increased costs, reputation harm and other adverse effects on the Company’s business due to stakeholders’, including regulators’, views regarding the Company's environmental, social and governance goals and initiatives, and the impact of factors outside of our control on such goals and initiatives; • The Company could incur additional expenses to comply with or respond to claims under the Americans with Disabilities Act or otherwise be adversely affected by changes in government regulations, including changes in environmental, zoning, tax and other regulations; • The Company’s Board of Directors, which regularly reviews the Company’s business strategy and objectives, may change the Company’s strategic plan based on a variety of factors and conditions, including in response to changing market conditions and • The Company and its vendors could sustain a disruption, failure or breach of their respective networks and systems, including as a result of cyber-attacks, which could disrupt the Company’s business operations, compromise the confidentiality of sensitive information and result in fines or penalties. Item 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK The Company’s primary market risk exposure is interest rate risk. At September 30, 2024, the Company’s debt, excluding unconsolidated joint venture debt and excluding the impact of the reclassification from accumulated other comprehensive income to interest expense related to the terminated interest rate swap, is summarized as follows: September 30, 2024 December 31, 2023 Amount (Millions) Weighted- Average Maturity (Years) Weighted- Average Interest Rate Percentage of Total Amount (Millions) Weighted- Average Maturity (Years) Weighted- Average Interest Rate Percentage of Total Fixed-Rate Debt $ 98.5 4.1 6.7 % 32.7 % $ 1,626.3 2.5 4.3 % 100.0 % Variable-Rate Debt $ 202.3 1.9 7.9 % 67.3 % $ — — — 0.0 % The Company’s unconsolidated joint ventures’ indebtedness at its carrying value is summarized as follows: September 30, 2024 December 31, 2023 Joint Venture Debt (Millions) Company's Proportionate Share (Millions) Weighted- Average Maturity (Years) Weighted- Average Interest Rate Joint Venture Debt (Millions) Company's Proportionate Share (Millions) Weighted- Average Maturity (Years) Weighted- Average Interest Rate Fixed-Rate Debt $ 364.4 $ 72.9 4.3 6.4 % $ 361.7 $ 72.3 5.0 6.4 % Variable-Rate Debt $ 61.4 $ 30.5 0.2 3.0 % $ 102.6 $ 39.0 0.8 4.5 % The Company intends to use retained cash flow, proceeds from asset sales, and debt financing to repay indebtedness and fund capital expenditures at the Company’s shopping centers. Thus, to the extent the Company incurs additional variable-rate indebtedness or needs to refinance existing fixed-rate indebtedness in a rising interest rate environment, its exposure to increases in interest rates in an inflationary period could increase. Prior to the payoff of the Term Loan, the variable-rate (SOFR) component of the interest rate applicable to the Company’s $200.0 million consolidated Term Loan was swapped to a fixed rate. The carrying value of the Company’s fixed-rate debt was adjusted to include the $200.0 million of variable-rate debt that was swapped to a fixed rate at December 31, 2023. An estimate of the effect of a 100 basis-point increase at September 30, 2024 and December 31, 2023, is summarized as follows (in millions): September 30, 2024 December 31, 2023 Carrying Value Fair Value 100 Basis-Point Increase in Market Interest Rate Carrying Value Fair Value 100 Basis-Point Increase in Market Interest Rate Company's fixed-rate debt $ 98.5 $ 104.0 $ 100.5 $ 1,626.3 $ 1,600.3 (A) $ 1,564.5 (B) Company's proportionate share of joint venture fixed-rate debt $ 72.9 $ 75.2 $ 72.5 $ 72.3 $ 73.8 $ 70.8 38 (A) Includes the fair value of the swap, which was an asset of $5.6 million at December 31, 2023. (B) Includes the fair value of the swap, which was an asset of $11.5 million at December 31, 2023. The sensitivity to changes in interest rates of the Company’s fixed-rate debt was determined using a valuation model based upon factors that measure the net present value of such obligations that arise from the hypothetical estimate as discussed above. The Company and its joint ventures intend to continually monitor and actively manage interest costs on their variable-rate debt portfolio and may enter into swap positions based on market fluctuations. In addition, the Company believes it has the ability to obtain funds through additional debt financing. Accordingly, the cost of obtaining such protection agreements versus the Company’s access to capital markets will continue to be evaluated. The Company has not entered, and does not plan to enter, into any derivative financial instruments for trading or speculative purposes. As of September 30, 2024, the Company had no other material exposure to market risk. Item 4. CONTROL S AND PROCEDURES The Company’s management, with the participation of the Chief Executive Officer (“CEO”) and Chief Financial Officer (“CFO”), conducted an evaluation, pursuant to Exchange Act Rules 13a-15(b) and 15d-15(b), of the effectiveness of our disclosure controls and procedures. Based on their evaluation as required, the CEO and CFO have concluded that the Company’s disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) were effective as of the end of the period covered by this Quarterly Report on Form 10-Q to ensure that information required to be disclosed by the Company in reports that it files or submits under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in Securities and Exchange Commission rules and forms and were effective as of the end of such period to ensure that information required to be disclosed by the Company in reports that it files or submits under the Exchange Act is accumulated and communicated to the Company’s management, including its CEO and CFO, or persons performing similar functions, as appropriate to allow timely decisions regarding required disclosure. During the three months ended September 30, 2024, there were no changes in the Company’s internal control over financial reporting that materially affected or are reasonably likely to materially affect the Company’s internal control over financial reporting. 39 PART II OTHER INFORMATION Item 1. LEGAL PROCEEDINGS The Company and its subsidiaries are subject to various legal proceedings, which, taken together, are not expected to have a material adverse effect on the Company. The Company is also subject to a variety of legal actions for personal injury or property damage arising in the ordinary course of its business, most of which are covered by insurance. While the resolution of all matters cannot be predicted with certainty, management believes that the final outcome of such legal proceedings and claims will not have a material adverse effect on the Company’s liquidity, financial position or results of operations. Item 1A. RI SK FACTORS None. Item 2. UNREGISTERED SALES OF EQUIT Y SECURITIES AND USE OF PROCEEDS ISSUER PURCHASES OF EQUITY SECURITIES (a) (b) (c) (d) Total Number of Shares Purchased (A) Average Price Paid per Share Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs Maximum Number (or Approximate Dollar Value) of Shares that May Yet Be Purchased Under the Plans or Programs (Millions) July 1–31, 2024 — $ — — $ — August 1–31, 2024 — — — — September 1–30, 2024 37,026 57.50 — — Total 37,026 $ 57.50 — $ 73.4 (A) Includes common shares surrendered or deemed surrendered to the Company to satisfy statutory minimum tax withholding obligations in connection with the vesting and/or exercise of awards under the Company’s equity-based compensation plans. On December 20, 2022, the Company announced that its Board of Directors authorized a common share repurchase program. Under the terms of the program, the Company is authorized to repurchase up to a maximum value of $100.0 million of its common shares. As of September 30, 2024, the Company had repurchased 0.5 million of its common shares under this program in open market purchases in the aggregate at a cost of $26.6 million, or $53.76 per share. Item 3. DEFAULTS UPO N SENIOR SECURITIES None. Item 4. MINE SAF ETY DISCLOSURES Not applicable. Item 5. OTHER INFORMATION None. 40 Item 6. E XHIBITS 3.1 Fourth Amended and Restated Articles of Incorporation, as amended 2 4.1 Loan Agreement by and among various SITE Centers Corp. subsidiaries (listed on Schedule 1.1(a) of the Loan Agreement) and ATLAS Securitized Products Funding 1, L.P., Athene Annuity and Life Company, and Fox Hedge Intermediate B, LLC dated August 7, 2024 2 10.1 Employment Agreement, dated July 18, 2024, by and between SITE Centers Corp., and David R. Lukes 1 ,2 10.2 Assigned Employment Agreement, dated as of September 1, 2024 by and among SITE Centers Corp., Curbline Properties Corp., Curbline TRS LLC, and David R. Lukes 1 ,2 10.3 Assigned Employment Agreement, dated as of September 1, 2024 by and among SITE Centers Corp., Curbline Properties Corp., Curbline TRS LLC, and Conor Fennerty 1 ,2 10.4 Assigned Employment Agreement, dated as of September 1, 2024 by and among SITE Centers Corp., Curbline Properties Corp., Curbline TRS LLC, and John Cattonar 1 ,2 10.5 Notice of Adjustment of Outstanding SITE Centers Corp. Equity Awards (Reverse Stock Split), effective as of August 19, 2024 1 ,2 10.6 Amendment One to the SITE Centers Corp. Elective Deferred Compensation Plan, effective September 1, 2024 1,2 31.1 Certification of principal executive officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934 2 31.2 Certification of principal financial officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934 2 32.1 Certification of chief executive officer pursuant to Rule 13a-14(b) of the Securities Exchange Act of 1934 and 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of this report pursuant to the Sarbanes-Oxley Act of 2002 2,3 32.2 Certification of chief financial officer pursuant to Rule 13a-14(b) of the Securities Exchange Act of 1934 and 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of this report pursuant to the Sarbanes-Oxley Act of 2002 2,3 101.INS Inline XBRL Instance Document – the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document 2 101.SCH Inline XBRL Taxonomy Extension Schema with Embedded Linkbase Document 2 104 The cover page from the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2024 has been formatted in Inline XBRL and included in Exhibit 101. 1. Management contracts and compensatory plans or arrangements required to be filed as an exhibit pursuant to Item 15(b) of Form 10-K. 2. Submitted electronically herewith. 3. Pursuant to SEC Release No. 34-4751, these exhibits are deemed to accompany this report and are not “filed” as part of this report. Attached as Exhibit 101 to this report are the following formatted in iXBRL (Inline Extensible Business Reporting Language): (i) Consolidated Balance Sheets as of September 30, 2024 and December 31, 2023, (ii) Consolidated Statements of Operations for the Three and Nine Months Ended September 30, 2024 and 2023, (iii) Consolidated Statements of Comprehensive Income for the Three and Nine Months Ended September 30, 2024 and 2023, (iv) Consolidated Statements of Equity for the Three and Nine Months Ended September 30, 2024 and 2023, (v) Consolidated Statements of Cash Flows for the Nine Months Ended September 30, 2024 and 2023 and (vi) Notes to Condensed Consolidated Financial Statements. 41 SIGNAT URES 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. By: /s/ Jeffrey A. Scott Name: Jeffrey A. Scott Title: Senior Vice President and Chief Accounting Officer (Principal Accounting Officer) Date: October 30, 2024 42