Executive Summary / Key Takeaways

• Strategic Transformation Driving Growth: Urban Edge Properties (UE) has successfully repositioned its portfolio over the past decade, concentrating on high-density, supply-constrained urban retail in the D.C. to Boston corridor. This focus, coupled with aggressive capital recycling and redevelopment, is translating into visible and sustainable NOI and FFO growth.
• Robust Operational Performance: The company delivered strong Q2 2025 results, with FFO as adjusted increasing 12% year-over-year and same-property NOI (including redevelopment) up 7.4%, driven by record shop occupancy (92.5%) and a substantial $24 million signed-but-not-open (SNO) pipeline.
• Disciplined Capital Allocation: UE's accretive capital recycling strategy, involving selling lower-growth assets at tighter cap rates (e.g., 5.2%) and acquiring higher-growth properties at more attractive cap rates (e.g., 7.2%), continues to enhance portfolio quality and financial performance.
• Strengthening Balance Sheet & Capital Efficiency: The company has significantly improved its leverage, with net debt to annualized EBITDA at 5.5x, and anticipates a substantial decrease in future capital expenditures as its portfolio transformation matures, boosting free cash flow.
• Favorable Market Dynamics & Outlook: Despite broader economic uncertainties, demand for retail space in UE's core markets remains robust, leading to pricing power and healthy leasing spreads. Management raised 2025 FFO as adjusted guidance to $1.40-$1.44 per share, reflecting confidence in continued growth.

The Urban Edge Advantage: A Decade of Strategic Reimagination

Urban Edge Properties, a Maryland real estate investment trust, has spent the last decade meticulously reshaping its portfolio, establishing itself as a specialized player in the retail REIT sector. Formed in 2015, UE's core mission has been to own, manage, acquire, develop, and redevelop retail real estate in densely populated, supply-constrained urban communities, primarily spanning the Washington, D.C. to Boston corridor. This strategic geographic concentration is a foundational strength, with an average 3-mile population density of approximately 200,000 people, significantly higher than many peers.

In the competitive landscape, UE distinguishes itself from larger, more diversified retail REITs like Simon Property Group (SPG) and Kimco Realty (KIM). While SPG, a global giant, leverages its scale for broader revenue diversification and bargaining power, and KIM focuses on open-air centers with quantitatively better geographic diversification, UE's strength lies in its "local sharpshooter" approach. This deep regional expertise and principal-to-principal relationships have enabled UE to acquire 80% of its recent properties through off-market transactions, often at more favorable terms. This localized focus allows UE to command higher rental yields in prime urban locations, potentially leading to superior margins in its targeted niche. For instance, UE's gross profit margin stands at 68.03% (TTM), while Kimco's is 69% and Federal Realty's (FRT) is 67%, indicating competitive operational efficiency despite differences in scale.

The company's strategic evolution has been marked by a relentless pursuit of operational excellence and efficiency. Over the past decade, UE has transformed its portfolio, increasing its grocery-anchored properties to 80% and achieving average grocer sales of $900 per square foot, a figure believed to be among the highest in the sector. This shift has not only stabilized cash flows but also enhanced the overall quality of its assets. Internally, the company is leveraging automation tools, including AI and Robotic Process Automation (RPA), to streamline processes and reduce general and administrative (G&A) expenses. This operational technology, while not a customer-facing product differentiator, contributes directly to cost savings and improved profitability. Management has successfully lowered recurring G&A, projecting a midpoint of $35 million for 2025, a 3% reduction from 2024, by focusing on headcount management and aggressively rebidding third-party contracts. These internal efficiencies bolster the company's financial performance by enhancing its operating profit margin, which stands at 42.23% (TTM).

Performance and Strategic Execution

Urban Edge's strategic initiatives have translated into compelling financial performance. For the three months ended June 30, 2025, total revenue increased by $7.5 million to $114.1 million, up from $106.5 million in the prior year. This growth was primarily driven by a $5.8 million increase in property rentals and tenant reimbursements due to rent commencements and contractual rent increases, alongside a $1.3 million increase in non-cash revenues from accelerated amortization of above-market lease intangibles. Property Net Operating Income (NOI) for the quarter rose to $72.8 million, an 8.6% increase year-over-year.

The company's focus on high-quality tenancy is evident in its leasing momentum. In Q2 2025, UE executed 42 deals totaling 482,000 square feet, including 15 new leases at a robust 19% cash rent spread. This activity pushed same-property occupancy to 96.7%, a 10 basis point increase from the prior quarter. Notably, shop occupancy reached a new record high of 92.5%, up 270 basis points over the prior year, reflecting strong demand and the company's enhanced pricing power. This pricing power extends beyond just higher rents, allowing UE to negotiate better terms on aspects like exclusive use provisions, radius restrictions, and landlord contributions. Over 95% of the company's signed-but-not-open (SNO) pipeline is now comprised of national and regional tenants, providing a stronger credit platform for future NOI growth.

A cornerstone of UE's strategy is its accretive capital recycling program. Since October 2023, the company has acquired $552 million of high-quality shopping centers at an average cap rate of 7.2%, largely funded by the disposition of $493 million of noncore, lower-growth assets at a 5.2% cap rate. This 200 basis point spread between acquisition and disposition cap rates has significantly supercharged the company's growth. Year-to-date in 2025, UE sold $66 million of assets at a blended cap rate of 4.9%, including Kennedy Commons, MacDade Commons, and a parcel of Bergen Town Center East. This disciplined approach to portfolio optimization is expected to continue, with management anticipating annual dispositions of $100 million to $200 million, focusing on single-tenant properties and stable power centers with lower growth profiles.

The company's balance sheet reflects this disciplined management. Net debt to annualized EBITDA improved to 5.5x in Q2 2025, a significant reduction from 6.5x targeted at its April 2023 Investor Day. Adjusted EBITDA to interest expense has increased to 3.7x, up nearly 30% from 2.9x a year ago. Liquidity remains strong, with approximately $800 million in total, including $118 million in cash and $677.9 million available under its $800 million revolving credit facility. The debt maturity profile is manageable, with only $139 million, or 9% of total debt, maturing through 2026. This financial flexibility positions UE to capitalize on future growth opportunities, including further acquisitions and redevelopments.

Outlook and Risk Assessment

Urban Edge's outlook for 2025 is optimistic, underpinned by its operational momentum and strategic initiatives. The company increased its 2025 FFO as adjusted guidance by $0.02 per share to a new range of $1.40 to $1.44 per share, representing a 5% growth over 2024 at the midpoint. Same-property NOI growth, including redevelopment, is projected to be in the range of 4.25% to 5%. A key driver for this growth is the $24 million SNO pipeline, with $3.9 million in annualized gross rent already commenced in Q2 2025 and another $1.7 million expected to come online predominantly in Q4.

The company's redevelopment pipeline, totaling $142 million, is expected to yield a strong 15% return. Management anticipates a substantial decrease in future capital expenditures, particularly maintenance CapEx, as the portfolio matures. Maintenance CapEx is projected to decline from $27 million in 2024 to $15 million to $20 million in 2025, and gradually closer to $15 million as remaining projects stabilize. This reduction in CapEx is a direct result of significant improvements already completed across 70% of the portfolio by 2027, including new anchors, parking lots, facades, and roofs.

Despite the positive outlook, investors should consider several risks. Tenant bankruptcies, while viewed by management as opportunities for re-tenanting with higher-credit operators, can still create short-term occupancy and revenue disruptions. For example, while At-Home filed for Chapter 11, UE expects to regain one of its two stores this year, viewing it as a chance to replace a single-digit rent tenant. Similarly, while Kohl's is on the radar, management does not anticipate an imminent bankruptcy, noting their Northeast stores are among their best performers. Broader macroeconomic conditions, including potential volatility from tariffs or rising interest rates, could impact consumer spending and retailer demand, though UE has not seen a slowdown in retailer demand at its properties so far. Additionally, rising insurance premiums, particularly for property and flood coverage in its core markets, pose an ongoing cost challenge.

Conclusion

Urban Edge Properties stands as a compelling investment thesis rooted in its strategic transformation and operational prowess within the resilient retail real estate sector. By focusing on densely populated, supply-constrained urban corridors, UE has cultivated a portfolio of high-quality, grocery-anchored centers that generate durable cash flows and offer significant embedded growth opportunities. The company's disciplined capital recycling, robust redevelopment pipeline, and proactive approach to tenant bankruptcies underscore its ability to create value and enhance its asset base.

With a strengthening balance sheet, visible NOI and FFO growth from its SNO pipeline, and a projected decline in future capital expenditures, Urban Edge is poised for continued sector-leading performance. While macroeconomic uncertainties and tenant-specific risks persist, management's strategic agility and deep market expertise position the company to capitalize on favorable retail fundamentals. For investors seeking exposure to a well-managed REIT with a clear path to sustained earnings and dividend growth, Urban Edge Properties presents a compelling opportunity to participate in the ongoing resurgence of urban retail.