Brixmor Property : 2Q2021 Supplemental Disclosure

Supplemental

Disclosure

Quarter ended June 30, 2021

450 Lexington Avenue : New York, NY 10017 : 800.468.7526

FOR IMMEDIATE RELEASE

CONTACT:

Stacy Slater

Senior Vice President, Investor Relations 800.468.7526 [e-mail]

BRIXMOR PROPERTY GROUP REPORTS SECOND QUARTER 2021 RESULTS

- Achieves Record New Lease ABR of $19.48 Per Square Foot -

NEW YORK, AUGUST 2, 2021 - Brixmor Property Group Inc. (NYSE: BRX) ("Brixmor" or the "Company") announced today its operating results for the three and six months ended June 30, 2021. For the three months ended June 30, 2021 and 2020, net income was $0.30 per diluted share and $0.03 per diluted share, respectively.

Key highlights for the three months ended June 30, 2021 include:

• Executed 1.6 million square feet of new and renewal leases, with rent spreads on comparable space of 10.7%, including 0.7 million square feet of new leases, with rent spreads on comparable space of 19.8%
• Sequentially increased total leased occupancy to 91.1%, anchor leased occupancy to 94.0% and small shop leased occupancy to 84.8%
• • Leased to billed occupancy spread totaled 300 basis points
  • Total signed but not commenced lease population represented 2.4 million square feet and $41.9 million of annualized base rent
• Reported an increase in same property NOI of 13.9%
• Reported NAREIT FFO of $138.6 million, or $0.46 per diluted share, reflecting a $2.1 million favorable impact of revenues deemed uncollectible due primarily to recoveries of previously reserved amounts and a $0.7 million reversal of straight-line rental income, net primarily related to COVID-19
• • NAREIT FFO included items that impact FFO comparability, including litigation and other non-routine legal expenses, loss on extinguishment of debt, net and transaction expenses of ($0.5) million, or ($0.00) per diluted share
• Stabilized $20.3 million of reinvestment projects at an average incremental NOI yield of 18%, with the in process reinvestment pipeline now totaling $432.9 million at an expected average incremental NOI yield of 9%
• Completed $64.0 million of acquisitions and $69.4 million of dispositions
• Published annual Corporate Responsibility Report (view the 2020 report at https://www.brixmor.com/why-brixmor/corporate-responsibility)

Guidance update:

• Updated previously provided NAREIT FFO per diluted share expectations for 2021 to $1.70 - $1.76 from $1.60 - $1.70 and same property NOI growth expectations for 2021 to 4.5% - 6.0% from 1.0% - 3.0%

"I'm very pleased with yet another quarter of outstanding performance across all facets of our balanced business plan," commented James Taylor, Chief Executive Officer and President. "Our sector leading leasing productivity, reinvestment execution, and operational enhancements not only continue to drive our improved outlook for 2021 and beyond, they also move us towards our purpose of being the center of the communities we serve."

COVID-19UPDATE (as of July 27, 2021)

• Rent collections continued to improve with 96.5% of billed based rent for the three months ended June 30, 2021 collected and including rent deferral and abatement agreements, total addressed billed base rent was 97.5%.

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450 Lexington Avenue : New York, NY 10017 : 800.468.7526

• A summary of trends in billed base rent collected, rent deferrals and abatements and total addressed billed base rent follows:

		Percent of 2Q20	Percent of 3Q20	Percent of 4Q20	Percent of 1Q21	Percent of 2Q21
		Billed Base Rent	Billed Base Rent	Billed Base Rent	Billed Base Rent	Billed Base Rent
		Collected	Collected	Collected	Collected	Collected
Essential tenants	99.4%	99.2%	99.5%	99.4%	99.3%
Hybrid tenants	90.7%	92.3%	93.5%	94.2%	95.4%
Other retail / services	81.3%	89.9%	91.3%	92.0%	94.8%
Total	89.8%	93.7%	94.6%	95.1%	96.5%
Rent deferrals and abatements	6.2%	2.9%	2.7%	2.2%	1.0%
Total addressed billed base rent	96.0%	96.6%	97.3%	97.3%	97.5%

FINANCIAL HIGHLIGHTS

Net Income

• For the three months ended June 30, 2021 and 2020, net income was $90.4 million, or $0.30 per diluted share, and $9.0 million, or $0.03 per diluted share, respectively.
• For the six months ended June 30, 2021 and 2020, net income was $142.8 million, or $0.48 per diluted share, and $68.8 million, or $0.23 per diluted share, respectively.

NAREIT FFO

• For the three months ended June 30, 2021 and 2020, NAREIT FFO was $138.6 million, or $0.46 per diluted share, and $94.1 million, or $0.32 per diluted share, respectively. Results for the three months ended June 30, 2021 and 2020 include items that impact FFO comparability, including litigation and other non-routine legal expenses, loss on extinguishment of debt, net and transaction expenses of ($0.5) million, or ($0.00) per diluted share, and ($12.8) million, or ($0.04) per diluted share, respectively.
• For the six months ended June 30, 2021 and 2020, NAREIT FFO was $269.2 million, or $0.90 per diluted share, and $231.6 million, or $0.78 per diluted share, respectively. Results for the six months ended June 30, 2021 and 2020 include items that impact FFO comparability, including litigation and other non-routine legal expenses, loss on extinguishment of debt, net and transaction expenses of ($3.6) million, or ($0.01) per diluted share, and ($13.4) million, or ($0.04) per diluted share, respectively.

Same Property NOI Performance

• For the three months ended June 30, 2021, the Company reported an increase in same property NOI of 13.9% versus the comparable 2020 period.
• For the six months ended June 30, 2021, the Company reported an increase in same property NOI of 5.7% versus the comparable 2020 period.

Dividend

• The Company's Board of Directors declared a quarterly cash dividend of $0.215 per common share (equivalent to $0.860 per annum) for the third quarter of 2021.
• The dividend is payable on October 15, 2021 to stockholders of record on October 5, 2021, representing an ex-dividend date of October 4, 2021.

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450 Lexington Avenue : New York, NY 10017 : 800.468.7526

PORTFOLIO AND INVESTMENT ACTIVITY

Value Enhancing Reinvestment Opportunities

• During the three months ended June 30, 2021, the Company stabilized ten value enhancing reinvestment projects with a total aggregate net cost of approximately $20.3 million at an average incremental NOI yield of 18% and added nine new reinvestment projects to its in process pipeline. Projects added include six anchor space repositioning projects, one outparcel development project and two redevelopment projects, with a total aggregate net estimated cost of approximately $47.2 million at an expected average incremental NOI yield of 9%.
• At June 30, 2021, the value enhancing reinvestment in process pipeline was comprised of 56 projects with an aggregate net estimated cost of approximately $432.9 million at an expected average incremental NOI yield of 9%. The in process pipeline includes 19 anchor space repositioning projects with an aggregate net estimated cost of approximately $86.7 million at an expected incremental NOI yield of 8% - 14%; 15 outparcel development projects with an aggregate net estimated cost of approximately $30.4 million at an expected average incremental NOI yield of 11%; and 22 redevelopment projects with an aggregate net estimated cost of approximately $315.8 million at an expected average incremental NOI yield of 9%.
• An in-depth review of a project that highlights the Company's reinvestment expertise can be found at this link: https://www.brixmor.com/blog/mamaroneck-centre-jim-taylor.
• Due to COVID-19, there is inherent uncertainty as it relates to the Company's reinvestment projects, specifically with respect to expected project scopes, expected stabilization dates and expected NOI yields.

Acquisitions

• During the three months ended June 30, 2021, the Company acquired two shopping centers for a combined purchase price of $64.0 million.
• • The Center of Bonita Springs, a 281,394 square foot community shopping center located in the high-income market of Bonita Springs, Florida (Cape Coral-Fort Myers, Florida MSA), for $48.5 million. The Center of Bonita Springs is anchored by a highly-productive Publix and Bealls Outlet|Home Centric and has significant near-term value creation opportunity. The property complements the Company's four other assets in Southwest Florida, three of which have recently been or currently are in redevelopment, and is ten miles from its 100% leased Park Shore Plaza in Naples, Florida.
  • Champlin Marketplace, a 91,970 square foot neighborhood shopping center located in the northern suburbs of Minneapolis, Minnesota (Minneapolis-St.Paul-Bloomington,Minnesota-Wisconsin MSA), for $15.5 million. Champlin Marketplace is anchored by a market dominant Cub Foods and is the Company's ninth property in the market.
• During the six months ended June 30, 2021, the Company acquired two shopping centers, an outparcel adjacent to an existing center and land associated with an existing center and terminated a ground lease and acquired the associated land parcel at an existing center for a combined purchase price of $67.6 million.

Dispositions

• During the three months ended June 30, 2021, the Company generated approximately $69.4 million of gross proceeds on the disposition of two shopping centers, as well as five partial properties, comprised of 0.6 million square feet of gross leasable area.
• During the six months ended June 30, 2021, the Company generated approximately $102.6 million of gross proceeds on the disposition of six shopping centers, as well as nine partial properties, comprised of 1.2 million square feet of gross leasable area.

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450 Lexington Avenue : New York, NY 10017 : 800.468.7526

CAPITAL STRUCTURE

• At June 30, 2021, the Company had $1.7 billion of total liquidity, comprised of $405.4 million of cash, cash equivalents and restricted cash and $1.2 billion of availability under its Revolving Credit Facility. The Company has no debt maturities in 2021 and only $250.0 million of debt maturities in 2022.

GUIDANCE

• The Company has updated its previously provided NAREIT FFO per diluted share expectations for 2021 to $1.70 - $1.76 from $1.60 - $1.70 and same property NOI growth expectations for 2021 to 4.5% - 6.0% from 1.0% - 3.0%.
• With respect to future periods, the Company's updated guidance:
• • Reflects anticipated transaction activity
  • Does not contemplate any tenants moving to or from a cash basis of accounting, either of which may result in significant volatility in straight-line rental income
  • Does not include any additional items that impact FFO comparability, including litigation and other non-routine legal expenses, loss on debt extinguishment, net and transaction expenses, or any one-time items
• The following table provides a reconciliation of the range of the Company's 2021 estimated net income attributable to common stockholders to NAREIT FFO:

			2021E Per
(Unaudited, dollars in millions, except per share amounts)	2021E		Diluted Share
Net income attributable to common stockholders	$250 - $268	$0.83 - $0.89
Depreciation and amortization	319	1.07
Impairment of real estate assets	2	0.01
Gain on sale of real estate assets	(64)	(0.21)
NAREIT FFO	$507 - $525	$1.70 - $1.76

CONNECT WITH BRIXMOR

• For additional information, please visit www.brixmor.com;
• Follow Brixmor on:
• • Twitter at https://twitter.com/Brixmor
  • Facebook at https://www.facebook.com/Brixmor
  • Instagram at https://www.instagram.com/brixmorpropertygroup
  • YouTube at https://www.youtube.com/user/Brixmor; and
• Find Brixmor on LinkedIn at www.linkedin.com/company/brixmor.

CONFERENCE CALL AND SUPPLEMENTAL INFORMATION

The Company will host a teleconference on Tuesday, August 3, 2021 at 10:00 AM ET. To participate, please dial 877.705.6003 (domestic) or 201.493.6725 (international) within 15 minutes of the scheduled start of the call. The teleconference can also be accessed via a live webcast at www.brixmor.com in the Investors section. A replay of the teleconference will be available through midnight ET on August 17, 2021 by dialing 844.512.2921 (domestic) or 412.317.6671 (international) (Passcode: 13719865) or via the web through August 3, 2022 at www.brixmor.com in the Investors section.

The Company's Supplemental Disclosure will be posted at www.brixmor.com in the Investors section. These materials are also available to all interested parties upon request to the Company at [e-mail] or 800.468.7526.

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