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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 March 31, 2022

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 001-12002

ACADIA REALTY TRUST

(Exact name of registrant in its charter)

Maryland (State or other jurisdiction of incorporation or organization) |  | 23-2715194 (I.R.S. Employer Identification No.)
411 THEODORE FREMD AVENUE, SUITE 300, RYE, NY (Address of principal executive offices) | 10580 (Zip Code)

(914) 288-8100

(Registrant’s telephone number, including area code)

Title of class of registered securities | Trading symbol | Name of exchange on which registered
Common shares of beneficial interest, par value $0.001 per share | AKR | The 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 | ☐ | Emerging Growth Company | ☐
Non-accelerated Filer | ☐ | Smaller Reporting 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 checkmark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act) Yes ☐ No ☒

As of April 29, 2022 there were 94,885,148 common shares of beneficial interest, par value $0.001 per share (“Common Shares”), outstanding.

ACADIA REALTY TRUST AND SUBSIDIARIES

FORM 10-Q

INDEX

Item No. |  | Description |  | Page
|  | PART I - FINANCIAL INFORMATION |  |
1. |  | Financial Statements |  | 4
|  | Consolidated Balance Sheets as of March 31, 2022 (Unaudited) and December 31, 2021 |  | 4
|  | Consolidated Statements of Income (Unaudited) for the Three Months Ended March 31, 2022 and 2021 (As Restated) |  | 5
|  | Consolidated Statements of Comprehensive Income (Loss) (Unaudited) for the Three Months Ended March 31, 2022 and 2021 (As Restated) |  | 6
|  | Consolidated Statements of Changes in Shareholders’ Equity (Unaudited) for the Three Months Ended March 31, 2022 and 2021 (As Restated) |  | 7
|  | Consolidated Statements of Cash Flows (Unaudited) for the Three Months Ended March 31, 2022 and 2021 (As Restated) |  | 8
|  | Notes to Consolidated Financial Statements (Unaudited) |  | 10
2. |  | Management’s Discussion and Analysis of Financial Condition and Results of Operations |  | 41
3. |  | Quantitative and Qualitative Disclosures about Market Risk |  | 52
4. |  | Controls and Procedures |  | 53
|  | PART II - OTHER INFORMATION |  |
1. |  | Legal Proceedings |  | 55
1A. |  | Risk Factors |  | 55
2. |  | Unregistered Sales of Equity Securities and Use of Proceeds |  | 55
3. |  | Defaults Upon Senior Securities |  | 55
4. |  | Mine Safety Disclosures |  | 55
5. |  | Other Information |  | 55
6. |  | Exhibits |  | 56
|  | Signatures |  | 57

SPECIAL NOTE REGARDING FORWARD-LOOKING STATEMENTS

Certain statements contained in this Quarterly Report on Form 10-Q (this “Report”) of Acadia Realty Trust, a Maryland real estate investment trust, (the “Company”) may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities and Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations are generally identifiable by the use of the words such as “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project,” or the negative thereof, or other variations thereon or comparable terminology. Forward-looking statements involve known and unknown risks, uncertainties and other factors that could cause our actual results and financial performance to be materially different from future results and financial performance expressed or implied by such forward-looking statements, including, but not limited to: (i) the economic, political and social impact of, and uncertainty surrounding the COVID-19 pandemic (the “COVID-19 Pandemic”), including its impact on our tenants and their ability to make rent and other payments or honor their commitments under existing leases; (ii) macroeconomic conditions, such as a disruption of or lack of access to the capital markets; (iii) our success in implementing our business strategy and our ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (iv) changes in general economic conditions or economic conditions in the markets in which we may, from time to time, compete, and their effect on our revenues, earnings and funding sources; (v) increases in our borrowing costs as a result of changes in interest rates and other factors, including the discontinuation of USD LIBOR, which is currently anticipated to occur in 2023; (vi) our ability to pay down, refinance, restructure or extend our indebtedness as it becomes due; (vii) our investments in joint ventures and unconsolidated entities, including our lack of sole decision-making authority and our reliance on our joint venture partners’ financial condition; (viii) our ability to obtain the financial results expected from our development and redevelopment projects; (ix) our tenants’ ability and willingness to renew their leases with us upon expiration, our ability to re-lease our properties on the same or better terms in the event of nonrenewal or in the event we exercise our right to replace an existing tenant, and obligations we may incur in connection with the replacement of an existing tenant; (x) our potential liability for environmental matters; (xi) damage to our properties from catastrophic weather and other natural events, and the physical effects of climate change; (xii) uninsured losses; (xiii) our ability and willingness to maintain our qualification as a real estate investment trust (REIT) in light of economic, market, legal, tax and other considerations; (xiv) information technology security breaches, including increased cybersecurity risks relating to the use of remote technology during the COVID-19 Pandemic; (xv) the loss of key executives; (xvi) the accuracy of our methodologies and estimates regarding environmental, social and governance (“ESG”) metrics, goals and targets, tenant willingness and ability to collaborate towards reporting ESG metrics and meeting ESG goals and targets, and the impact of governmental regulation on our ESG efforts; and (xvii) the risk that the determination to restate the Prior Period Financial Statements could negatively affect investor confidence and raise reputational issues.

The factors described above are not exhaustive and additional factors could adversely affect the Company’s future results and financial performance, including the risk factors discussed under the section captioned “Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2021 and other periodic or current reports the Company files with the SEC, including those set forth under the headings “Item 1A. Risk Factors” and “Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations” in this Report. These risks and uncertainties should be considered in evaluating any forward-looking statements contained or incorporated by reference herein. Any forward-looking statements speak only as of the date hereof. The Company expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements contained herein to reflect any change in the Company’s expectations with regard thereto or change in the events, conditions or circumstances on which such forward-looking statements are based.

SPECIAL NOTE REGARDING CERTAIN REFERENCES

All references to “Notes” throughout the document refer to the footnotes to the consolidated financial statements of the registrant referenced in Part I, Item 1. Financial Statements.

3

PART I – FINANC IAL INFORMATION

ITEM 1. FINANCI AL STATEMENTS.

ACADIA REALTY TRUST AND SUBSIDIARIES

CONSOLIDATED B ALANCE SHEETS

|  | March 31, |  |  | December 31, |
(dollars in thousands, except per share amounts) |  | 2022 |  |  | 2021 |
ASSETS |  |  |  |  |  |
Investments in real estate, at cost |  |  |  |  |  |
Operating real estate, net |  | $ | 3,406,577 |  |  | $ | 3,219,373 |
Real estate under development |  |  | 192,115 |  |  |  | 203,773 |
Net investments in real estate |  |  | 3,598,692 |  |  |  | 3,423,146 |
Notes receivable, net |  |  | 153,161 |  |  |  | 153,886 |
Investments in and advances to unconsolidated affiliates |  |  | 413,141 |  |  |  | 322,326 |
Other assets, net |  |  | 198,767 |  |  |  | 186,509 |
Right-of-use assets - operating leases, net |  |  | 39,885 |  |  |  | 40,743 |
Cash and cash equivalents |  |  | 36,151 |  |  |  | 17,746 |
Restricted cash |  |  | 11,875 |  |  |  | 9,813 |
Rents receivable, net |  |  | 44,509 |  |  |  | 43,625 |
Assets of properties held for sale |  |  | — |  |  |  | 63,952 |
Total assets |  | $ | 4,496,181 |  |  | $ | 4,261,746 |
LIABILITIES |  |  |  |  |  |
Mortgage and other notes payable, net |  | $ | 1,095,445 |  |  | $ | 1,140,293 |
Unsecured notes payable, net |  |  | 529,796 |  |  |  | 559,040 |
Unsecured line of credit |  |  | 194,405 |  |  |  | 112,905 |
Accounts payable and other liabilities |  |  | 202,526 |  |  |  | 236,415 |
Lease liability - operating leases, net |  |  | 37,936 |  |  |  | 38,759 |
Dividends and distributions payable |  |  | 18,320 |  |  |  | 14,460 |
Distributions in excess of income from, and investments in, unconsolidated affiliates |  |  | 9,547 |  |  |  | 9,939 |
Total liabilities |  |  | 2,087,975 |  |  |  | 2,111,811 |
Commitments and contingencies |  |  |  |  |  |
Redeemable noncontrolling interest |  |  |  |  |  |
EQUITY |  |  |  |  |  |
Acadia Shareholders' Equity |  |  |  |  |  |
Common shares, $0.001 par value, authorized 200,000,000 shares, issued and outstanding 94,507,864 and 89,303,545 shares, respectively |  |  | 95 |  |  |  | 89 |
Additional paid-in capital |  |  | 1,864,060 |  |  |  | 1,754,383 |
Accumulated other comprehensive loss |  |  | (5,724 | ) |  |  | (36,214 | )
Distributions in excess of accumulated earnings |  |  | (196,818 | ) |  |  | (196,645 | )
Total Acadia shareholders’ equity |  |  | 1,661,613 |  |  |  | 1,521,613 |
Noncontrolling interests |  |  | 746,593 |  |  |  | 628,322 |
Total equity |  |  | 2,408,206 |  |  |  | 2,149,935 |
Total liabilities and equity |  | $ | 4,496,181 |  |  | $ | 4,261,746 |

The accompanying notes are an integral part of these consolidated financial statements.

4

ACADIA REALTY TRUST AND SUBSIDIARIES

CONSOLIDATED STAT EMENTS OF INCOME

|  | Three Months Ended March 31, |
(in thousands except per share amounts) |  | 2022 |  |  | 2021 |
Revenues |  |  |  |  | (As Restated) |
Rental income |  | $ | 79,467 |  |  | $ | 65,998 |
Other |  |  | 2,040 |  |  |  | 2,189 |
Total revenues |  |  | 81,507 |  |  |  | 68,187 |
Operating expenses |  |  |  |  |  |
Depreciation and amortization |  |  | 33,713 |  |  |  | 30,640 |
General and administrative |  |  | 11,937 |  |  |  | 8,992 |
Real estate taxes |  |  | 11,280 |  |  |  | 11,206 |
Property operating |  |  | 13,350 |  |  |  | 13,209 |
Total operating expenses |  |  | 70,280 |  |  |  | 64,047 |
Gain on disposition of properties |  |  | 28,815 |  |  |  | 4,612 |
Operating income |  |  | 40,042 |  |  |  | 8,752 |
Equity in earnings of unconsolidated affiliates |  |  | 3,130 |  |  |  | 1,882 |
Interest and other income |  |  | 2,935 |  |  |  | 1,700 |
Realized and unrealized holding gains on investments and other |  |  | 15,730 |  |  |  | 5,125 |
Interest expense |  |  | (17,925 | ) |  |  | (16,614 | )
Income from continuing operations before income taxes |  |  | 43,912 |  |  |  | 845 |
Income tax benefit (provision) |  |  | 185 |  |  |  | (148 | )
Net income |  |  | 44,097 |  |  |  | 697 |
Net (income) loss attributable to noncontrolling interests |  |  | (27,259 | ) |  |  | 4,120 |
Net income attributable to Acadia |  | $ | 16,838 |  |  | $ | 4,817 |
Basic and diluted earnings per share |  | $ | 0.18 |  |  | $ | 0.05 |

The accompanying notes are an integral part of these consolidated financial statements.

5

ACADIA REALTY TRUST AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME

|  | Three Months Ended March 31, |
(in thousands) |  | 2022 |  |  | 2021 |
|  |  |  |  | (As Restated) |
Net income |  | $ | 44,097 |  |  | $ | 697 |
Other comprehensive income: |  |  |  |  |  |
Unrealized gain on valuation of swap agreements |  |  | 35,734 |  |  |  | 33,556 |
Reclassification of realized interest on swap agreements |  |  | 5,049 |  |  |  | 5,268 |
Other comprehensive income |  |  | 40,783 |  |  |  | 38,824 |
Comprehensive income |  |  | 84,880 |  |  |  | 39,521 |
Comprehensive income attributable to noncontrolling interests |  |  | (37,552 | ) |  |  | (1,775 | )
Comprehensive income attributable to Acadia |  | $ | 47,328 |  |  | $ | 37,746 |

The accompanying notes are an integral part of these consolidated financial statements.

6

ACADIA REALTY TRUST AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CHANGES IN SHAREHOLDERS’ EQUITY

Three Months Ended March 31, 2022 and 2021 (As Restated)

|  | Acadia Shareholders |  |  |  |  |  |  |
(in thousands, except per share amounts) |  | Common Shares |  |  | Share Amount |  |  | Additional Paid-in Capital |  |  | Accumulated Other Comprehensive Loss |  |  | Distributions in Excess of Accumulated Earnings |  |  | Total Common Shareholders’ Equity |  |  | Noncontrolling Interests |  |  | Total Equity |
Balance at January 1, 2022 |  |  | 89,304 |  |  | $ | 89 |  |  | $ | 1,754,383 |  |  | $ | (36,214 | ) |  | $ | (196,645 | ) |  | $ | 1,521,613 |  |  | $ | 628,322 |  |  | $ | 2,149,935 |
Conversion of OP Units to Common Shares by limited partners of the Operating Partnership |  |  | 36 |  |  |  | — |  |  |  | 572 |  |  |  | — |  |  |  | — |  |  |  | 572 |  |  |  | (572 | ) |  |  | — |
Issuance of Common Shares, net |  |  | 5,151 |  |  |  | 5 |  |  |  | 111,511 |  |  |  | — |  |  |  | — |  |  |  | 111,516 |  |  |  | — |  |  |  | 111,516 |
Dividends/distributions declared ($0.18 per Common Share/OP Unit) |  |  |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (17,011 | ) |  |  | (17,011 | ) |  |  | (1,283 | ) |  |  | (18,294 | )
Employee and trustee stock compensation, net |  |  | 17 |  |  |  | 1 |  |  |  | 430 |  |  |  | — |  |  |  | — |  |  |  | 431 |  |  |  | 3,389 |  |  |  | 3,820 |
Noncontrolling interest distributions |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (22,780 | ) |  |  | (22,780 | )
Noncontrolling interest contributions |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 99,129 |  |  |  | 99,129 |
Comprehensive income |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 30,490 |  |  |  | 16,838 |  |  |  | 47,328 |  |  |  | 37,552 |  |  |  | 84,880 |
Reallocation of noncontrolling interests |  |  | — |  |  |  | — |  |  |  | (2,836 | ) |  |  | — |  |  |  | — |  |  |  | (2,836 | ) |  |  | 2,836 |  |  |  | — |
Balance at March 31, 2022 |  |  | 94,508 |  |  | $ | 95 |  |  | $ | 1,864,060 |  |  | $ | (5,724 | ) |  | $ | (196,818 | ) |  | $ | 1,661,613 |  |  | $ | 746,593 |  |  | $ | 2,408,206 |
(As Restated) |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Balance at January 1, 2021 |  |  | 86,269 |  |  | $ | 86 |  |  | $ | 1,683,165 |  |  | $ | (74,891 | ) |  | $ | (167,321 | ) |  | $ | 1,441,039 |  |  | $ | 609,165 |  |  | $ | 2,050,204 |
Conversion of OP Units to Common Shares by limited partners of the Operating Partnership |  |  | 19 |  |  |  | — |  |  |  | 294 |  |  |  | — |  |  |  | — |  |  |  | 294 |  |  |  | (294 | ) |  |  | — |
Dividends/distributions declared ($0.15 per Common Share/OP Unit) |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (12,945 | ) |  |  | (12,945 | ) |  |  | (1,048 | ) |  |  | (13,993 | )
Employee and trustee stock compensation, net |  |  | 14 |  |  |  | — |  |  |  | 462 |  |  |  | — |  |  |  | — |  |  |  | 462 |  |  |  | 4,049 |  |  |  | 4,511 |
Noncontrolling interest distributions |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (5,676 | ) |  |  | (5,676 | )
Noncontrolling interest contributions |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 11,241 |  |  |  | 11,241 |
Comprehensive income |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 32,929 |  |  |  | 4,817 |  |  |  | 37,746 |  |  |  | 1,775 |  |  |  | 39,521 |
Reallocation of noncontrolling interests |  |  | — |  |  |  | — |  |  |  | (369 | ) |  |  | — |  |  |  | — |  |  |  | (369 | ) |  |  | 369 |  |  |  | — |
Balance at March 31, 2021 |  |  | 86,302 |  |  | $ | 86 |  |  | $ | 1,683,552 |  |  | $ | (41,962 | ) |  | $ | (175,449 | ) |  | $ | 1,466,227 |  |  | $ | 619,581 |  |  | $ | 2,085,808 |

The accompanying notes are an integral part of these consolidated financial statements.

7

ACADIA REALTY TRUST AND SUBSIDIARIES

CONSOLIDATED STATEM ENTS OF CASH FLOWS

|  | Three Months Ended March 31, |
(in thousands) |  | 2022 |  |  | 2021 |
CASH FLOWS FROM OPERATING ACTIVITIES |  |  |  |  | (As Restated) |
Net income |  | $ | 44,097 |  |  | $ | 697 |
Adjustments to reconcile net income to net cash provided by operating activities: |  |  |  |  |  |
Depreciation and amortization |  |  | 33,713 |  |  |  | 30,640 |
Gain on disposition of properties and other investments |  |  | (30,288 | ) |  |  | (4,612 | )
Net unrealized holding gains on investments |  |  | (13,763 | ) |  |  | (6,135 | )
Stock compensation expense |  |  | 3,820 |  |  |  | 4,511 |
Straight-line rents |  |  | (3,076 | ) |  |  | (1,092 | )
Equity in earnings of unconsolidated affiliates |  |  | (3,130 | ) |  |  | (1,882 | )
Distributions of operating income from unconsolidated affiliates |  |  | 2,655 |  |  |  | 390 |
Adjustments to straight-line rent reserves |  |  | (1,350 | ) |  |  | 896 |
Amortization of financing costs |  |  | 1,386 |  |  |  | 1,251 |
Non-cash lease expense |  |  | 858 |  |  |  | 1,041 |
Allowance for credit loss |  |  | (1,134 | ) |  |  | 2,942 |
Other, net |  |  | (1,432 | ) |  |  | (926 | )
Changes in assets and liabilities: |  |  |  |  |  |
Rents receivable |  |  | 3,283 |  |  |  | (2,318 | )
Other liabilities |  |  | (1,567 | ) |  |  | 3,799 |
Accounts payable and accrued expenses |  |  | (8,564 | ) |  |  | 512 |
Prepaid expenses and other assets |  |  | 1,858 |  |  |  | 1,754 |
Lease liability - operating leases |  |  | (823 | ) |  |  | (494 | )
Net cash provided by operating activities |  |  | 26,543 |  |  |  | 30,974 |
CASH FLOWS FROM INVESTING ACTIVITIES |  |  |  |  |  |
Acquisition of real estate |  |  | (159,599 | ) |  |  | — |
Proceeds from the disposition of properties and other investments, net |  |  | 116,619 |  |  |  | 15,703 |
Investments in and advances to unconsolidated affiliates and other |  |  | (95,898 | ) |  |  | (2,061 | )
Development, construction and property improvement costs |  |  | (7,931 | ) |  |  | (5,379 | )
Payment of deposits for properties under contract |  |  | (3,650 | ) |  |  | — |
Change in control of previously unconsolidated affiliate |  |  | 3,592 |  |  |  | — |
Return of capital from unconsolidated affiliates and other |  |  | 2,602 |  |  |  | 5,377 |
Payment of deferred leasing costs |  |  | (1,264 | ) |  |  | (1,028 | )
Acquisition of investment interests |  |  | (4,527 | ) |  |  | — |
Net cash (used in) provided by investing activities |  |  | (150,056 | ) |  |  | 12,612 |
CASH FLOWS FROM FINANCING ACTIVITIES |  |  |  |  |  |
Proceeds from unsecured debt |  |  | 279,139 |  |  |  | 536 |
Principal payments on unsecured debt |  |  | (227,140 | ) |  |  | (33,250 | )
Proceeds from the sale of Common Shares |  |  | 111,516 |  |  |  | — |
Capital contributions from noncontrolling interests |  |  | 99,129 |  |  |  | 11,241 |
Principal payments on mortgage and other notes |  |  | (81,743 | ) |  |  | (20,406 | )
Distributions to noncontrolling interests |  |  | (23,819 | ) |  |  | (5,800 | )
Dividends paid to Common Shareholders |  |  | (13,396 | ) |  |  | — |
Proceeds received on mortgage and other notes |  |  | 307 |  |  |  | 819 |
Deferred financing and other costs |  |  | (13 | ) |  |  | (333 | )
Net cash provided by (used in) financing activities |  |  | 143,980 |  |  |  | (47,193 | )
Increase (decrease) in cash and restricted cash |  |  | 20,467 |  |  |  | (3,607 | )
Cash of $17,746 and $18,699 and restricted cash of $9,813 and $11,096, respectively, beginning of period |  |  | 27,559 |  |  |  | 29,795 |
Cash of $36,151 and $14,085 and restricted cash of $11,875 and $12,103, respectively, end of period |  | $ | 48,026 |  |  | $ | 26,188 |

8

ACADIA REALTY TRUST AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)

|  | Three Months Ended March 31, |
(in thousands) |  | 2022 |  |  | 2021 |
Supplemental disclosure of cash flow information |  |  |  |  | (As Restated) |
Cash paid during the period for interest, net of capitalized interest of $623 and $902 respectively |  | $ | 11,882 |  |  | $ | 11,432 |
Cash paid for income taxes, net of (refunds) |  | $ | (185 | ) |  | $ | 100 |
Supplemental disclosure of non-cash investing and financing activities |  |  |  |  |  |
Distribution declared and payable on April 14, 2022, and April 15, 2021, respectively |  | $ | 18,172 |  |  | $ | 13,993 |
Assumption of accounts payable and accrued expenses through acquisition of real estate |  | $ | 1,904 |  |  | $ | — |
Right-of-use assets, operating leases exchanged for operating lease liabilities |  | $ | — |  |  | $ | 412 |
Change in control of previously unconsolidated investment due to foreclosure |  |  |  |  |  |
Increase in real estate |  | $ | (55,791 | ) |  | $ | — |
Increase in mortgage notes payable |  |  | 35,970 |  |  |  | — |
Decrease in investments in and advances to unconsolidated affiliates |  |  | 17,822 |  |  |  | — |
Decrease in notes receivable |  |  | 5,306 |  |  |  | — |
Decrease in reserve on note receivable |  |  | (4,582 | ) |  |  | — |
Decrease in accrued interest on notes receivable |  |  | 4,691 |  |  |  | — |
Change in other assets and liabilities |  |  | 176 |  |  |  | — |
Increase in cash and restricted cash upon change of control |  | $ | 3,592 |  |  | $ | — |

The accompanying notes are an integral part of these consolidated financial statements.

9

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

1. Organization, Basis of Presentation and Summary of Significant Accounting Policies

Organization

The Company is a fully-integrated equity REIT focused on the ownership, acquisition, development, and management of retail properties located primarily in high-barrier-to-entry, supply-constrained, densely-populated metropolitan areas in the United States.

All of the Company’s assets are held by, and all of its operations are conducted through, Acadia Realty Limited Partnership (the “Operating Partnership”) and entities in which the Operating Partnership owns an interest. As of March 31, 2022 and December 31, 2021, the Company controlled approximately 95% and 95%, respectively, of the Operating Partnership as the sole general partner and is entitled to share, in proportion to its percentage interest, in the cash distributions and profits and losses of the Operating Partnership. The limited partners primarily represent entities or individuals that contributed their interests in certain properties or entities to the Operating Partnership in exchange for common or preferred units of limited partnership interest (“Common OP Units” or “Preferred OP Units”) and employees who have been awarded restricted Common OP Units (“LTIP Units”) as long-term incentive compensation (Note 13). Limited partners holding Common OP and LTIP Units are generally entitled to exchange their units on a one-for-one basis for common shares of beneficial interest, par value $0.001 per share, of the Company (“Common Shares”). This structure is referred to as an umbrella partnership REIT or “UPREIT.”

As of March 31, 2022, the Company has ownership interests in 136 properties within its core portfolio, which consist of those properties either 100% owned, or partially owned through joint venture interests, by the Operating Partnership, or subsidiaries thereof, not including those properties owned through its funds (“Core Portfolio”). The Company also has ownership interests in 52 properties within its opportunity funds, Acadia Strategic Opportunity Fund II, LLC (“Fund II”), Acadia Strategic Opportunity Fund III LLC (“Fund III”), Acadia Strategic Opportunity Fund IV LLC (“Fund IV”), and Acadia Strategic Opportunity Fund V LLC (“Fund V” and, collectively with Fund II, Fund III and Fund IV, the “Funds”). The 188 Core Portfolio and Fund properties primarily consist of street and urban retail and suburban shopping centers. In addition, the Company, together with the investors in the Funds, invested in operating companies through Acadia Mervyn Investors I, LLC (“Mervyns I,” which was liquidated in 2018) and Acadia Mervyn Investors II, LLC (“Mervyns II”), all on a non-recourse basis. The Company consolidates the Funds as it has (i) the power to direct the activities that most significantly impact the Funds’ economic performance, (ii) is obligated to absorb the Funds’ losses and (iii) has the right to receive benefits from the Funds that could potentially be significant.

The Operating Partnership is the sole general partner or managing member of the Funds and Mervyns II and earns fees or priority distributions for asset management, property management, construction, development, leasing, and legal services. Cash flows from the Funds and Mervyns II are distributed pro-rata to their respective partners and members (including the Operating Partnership) until each receives a certain cumulative return (“Preferred Return”) and the return of all capital contributions. Thereafter, remaining cash flow is distributed 20% to the Operating Partnership (“Promote”) and 80% to the partners or members (including the Operating Partnership). All transactions between the Funds and the Operating Partnership have been eliminated in consolidation.

The following table summarizes the general terms and Operating Partnership’s equity interests in the Funds and Mervyns II (dollars in millions):

Entity |  | Formation Date |  | Operating Partnership Share of Capital |  |  | Capital Called as of March 31, 2022 (b) |  |  | Unfunded Commitment (b, c) |  |  | Equity Interest Held By Operating Partnership (a) |  |  | Preferred Return |  |  | Total Distributions as of March 31, 2022 (b, c) |
Fund II and Mervyns II (c) |  | 6/2004 |  |  | 28.33 | % |  | $ | 384.1 |  |  | $ | 1.2 |  |  |  | 28.33 | % |  |  | 8 | % |  | $ | 169.8 |
Fund III |  | 5/2007 |  |  | 24.54 | % |  |  | 448.1 |  |  |  | 1.9 |  |  |  | 24.54 | % |  |  | 6 | % |  |  | 601.5 |
Fund IV |  | 5/2012 |  |  | 23.12 | % |  |  | 488.1 |  |  |  | 41.9 |  |  |  | 23.12 | % |  |  | 6 | % |  |  | 193.1 |
Fund V (d) |  | 8/2016 |  |  | 20.10 | % |  |  | 347.9 |  |  |  | 172.1 |  |  |  | 20.10 | % |  |  | 6 | % |  |  | 61.0 |

(a)
Amount represents the current economic ownership at March 31, 2022, which could differ from the stated legal ownership based upon the cumulative preferred returns of the respective Fund.
(b)
Represents the total for the Funds, including the Operating Partnership and noncontrolling interests’ shares.
(c)
During August 2020, a recallable distribution of $15.7 million was made by Mervyn’s II to its investors, of which $4.5 million was the Company’s share. During 2021 and 2022, Mervyn’s II recalled $11.9 million and $2.6 million, respectively, of the $15.7 million, of which the Company's share is $3.4 million and $0.7 million, respectively.
(d)
As of April 8, 2021, Fund V's investment period was extended to August 25, 2022.

10

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Basis of Presentation

Restatement of Prior Year Amounts

As discussed in the Company's 2021 consolidated financial statements included in the Annual Report on Form 10-K for the year ended December 31, 2021 (the "Annual Report"), the Company restated each of the quarterly and year-to-date periods ended March 31, 2021, June 30, 2021 and September 30, 2021. Amounts as of or for the period ended March 31, 2021 depicted in these interim consolidated financial statements as "As Restated" are taken from the Company's restatement disclosures in the Annual Report. See the 2021 consolidated financial statements included in the Annual Report for details of the restatement adjustments.

Segments

At March 31, 2022, the Company had three reportable operating segments: Core Portfolio, Funds and Structured Financing. The Company’s chief operating decision maker may review operational and financial data on a property-level basis and does not differentiate properties on a geographical basis for purposes of allocating resources or capital.

Principles of Consolidation

The interim consolidated financial statements include the consolidated accounts of the Company and its investments in partnerships and limited liability companies in which the Company has control in accordance with Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) Topic 810 “Consolidation” (“ASC Topic 810”). The ownership interests of other investors in these entities are recorded as noncontrolling interests. All significant intercompany balances and transactions have been eliminated in consolidation. Investments in entities for which the Company has the ability to exercise significant influence over, 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 losses) of these entities are included in consolidated net income or loss.

The interim consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States (“GAAP”) for interim financial information and the rules and regulations of the U.S. Securities and Exchange Commission (“SEC”). Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. Operating results for the interim periods presented are not necessarily indicative of the results that may be expected for the full fiscal year. The information furnished in the accompanying consolidated financial statements reflects all adjustments that, in the opinion of management, are necessary for a fair presentation of the aforementioned consolidated financial statements for the interim periods. Such adjustments consisted of normal recurring items.

These interim consolidated financial statements should be read in conjunction with the Company’s 2021 consolidated financial statements included in the Annual Report.

Use of Estimates

GAAP requires the Company’s management to make estimates and assumptions that affect the amounts reported in the interim consolidated financial statements and accompanying notes. The most significant assumptions and estimates relate to the valuation of real estate, depreciable lives, revenue recognition and the collectability of notes receivable and rents receivable. Application of these estimates and assumptions requires the exercise of judgment as to future uncertainties and, as a result, actual results could differ from these estimates.

Recently Adopted Accounting and Reporting Guidance

In August 2020, the FASB issued ASU 2020-06—Debt with conversion and other options (Subtopic 470-20) and derivatives and hedging—contracts in entity's own equity (Subtopic 815-40)—accounting for convertible instruments and contracts in an entity's own equity. This ASU simplifies the accounting for certain financial instruments with characteristics of liabilities and equity, including convertible instruments and contracts on an entity’s own equity. The ASU simplifies accounting for convertible instruments and simplifies the diluted earnings per share (EPS) calculation in certain areas. This ASU is effective for fiscal years beginning after December 15, 2021. Currently, the Company does not have any such debt instruments and, as a result, the implementation of this guidance did not have an effect on the Company’s consolidated financial statements.

In May 2021, the FASB issued ASU 2021-04 Modification of Equity-Classified Written Call Options — Earnings Per Share (Topic 260), Debt—Modifications and Extinguishments (Subtopic 470-50), Compensation—Stock Compensation (Topic 718), and Derivatives and Hedging— Contracts in Entity’s Own Equity (Subtopic 815-40): Issuer’s Accounting for Certain Modifications or Exchanges of Freestanding

11

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Equity-Classified Written Call Options — to codify how an issuer should account for modifications made to equity-classified written call options (a warrant to purchase the issuer’s common stock). The guidance in the ASU requires the issuer to treat a modification of an equity-classified warrant that does not cause the warrant to become liability-classified as an exchange whether structured as an amendment or reissuance and is effective for all periods beginning after December 15, 2021 with early application permitted. The Company does not currently have any outstanding equity awards with written call options. As a result, the implementation of this guidance did not have an effect on the Company’s consolidated financial statements.

In July 2021, the FASB issued ASU 2021-05 Leases (Topic 842): Lessors—Certain Leases with Variable Lease Payments. This Update requires a lessor to classify a lease with entirely or partially variable payments that do not depend on an index or rate as an operating lease if another classification (i.e. sales-type or direct financing) would trigger a commencement date selling loss. The guidance in the ASU is effective for all periods beginning after December 15, 2021 with early application permitted and may be applied either retrospectively or prospectively. The Company does not currently have any sales-type or direct financing leases as lessor. As a result, the implementation of this guidance did not have an effect on the Company’s consolidated financial statements.

In January 2021, the FASB issued ASU 2021-01 Reference Rate Reform (Topic 848) which modifies ASC 848, which was intended to provide relief related to “contracts and transactions that reference LIBOR or a reference rate that is expected to be discontinued as a result of reference rate reform.” ASU 2021-01 expands the scope of ASC 848 to include all affected derivatives and give reporting entities the ability to apply certain aspects of the contract modification and hedge accounting expedients to derivative contracts affected by the discounting transition. ASU 2021-01 also adds implementation guidance to clarify which optional expedients in ASC 848 may be applied to derivative instruments that do not reference LIBOR or a reference rate that is expected to be discontinued, but that are being modified as a result of the discounting transition. Currently, the Company does not anticipate the need to modify any existing debt agreements as a result of reference rate reform in the current year. If any modification is executed as a result of reference rate reform, the Company will elect the optional practical expedient under ASU 2020-04 and 2021-01, which allows entities to account for the modification as if the modification was not substantial. As a result, the implementation of this guidance is not expected to have an effect on the Company’s consolidated financial statements.

Recently Issued Accounting Pronouncements

In March 2022, the FASB issued ASU 2022-01 Derivatives and Hedging (Topic 815) Fair Value Hedging—Portfolio Layer Method. The amendments in this Update allow non-prepayable financial assets also to be included in a closed portfolio hedged using the portfolio layer method. That expanded scope permits an entity to apply the same portfolio hedging method to both prepayable and non-prepayable financial assets, thereby allowing consistent accounting for similar hedges. The guidance in the ASU is effective for all periods beginning after December 15, 2022 with early application permitted and may be applied prospectively. The Company does not currently utilize the portfolio layer method. As a result, the implementation of this guidance is not expected to have a material effect on the Company’s consolidated financial statements.

In March 2022, the FASB issued ASU 2022-02 Financial Instruments—Credit Losses (Topic 326) Troubled Debt Restructurings and Vintage Disclosures. Rather than applying the recognition and measurement guidance for Troubled Debt Restructurings ("TDRs"), an entity must apply the loan refinancing and restructuring guidance in ASC 310-20-35-9 through 35-11 to determine whether a modification results in a new loan or a continuation of an existing loan. In addition, this Update requires that an entity disclose current-period gross write-offs by year of origination for financing receivables and net investments in leases within the scope of Subtopic 326-20, Financial Instruments—Credit Losses—Measured at Amortized Cost. The guidance in the ASU is effective for all periods beginning after December 15, 2022 with early application permitted and may be applied prospectively. The Company does not currently have any financial instruments that meet the definition of a TDR. As a result, the implementation of this guidance is not expected to have a material effect on the Company’s consolidated financial statements.

12

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

2. Rea l Estate

The Company’s consolidated real estate is comprised of the following for the periods presented (in thousands):

|  | March 31, |  |  | December 31, |
|  | 2022 |  |  | 2021 |
Land |  | $ | 821,841 |  |  | $ | 739,641 |
Buildings and improvements |  |  | 3,014,853 |  |  |  | 2,892,051 |
Tenant improvements |  |  | 206,755 |  |  |  | 199,925 |
Construction in progress |  |  | 7,825 |  |  |  | 11,131 |
Right-of-use assets - finance leases (Note 11) |  |  | 25,086 |  |  |  | 25,086 |
Total |  |  | 4,076,360 |  |  |  | 3,867,834 |
Less: Accumulated depreciation and amortization |  |  | (669,783 | ) |  |  | (648,461 | )
Operating real estate, net |  |  | 3,406,577 |  |  |  | 3,219,373 |
Real estate under development |  |  | 192,115 |  |  |  | 203,773 |
Net investments in real estate |  | $ | 3,598,692 |  |  | $ | 3,423,146 |

Acquisitions and Foreclosure

During the three months ended March 31, 2022 and the year ended December 31, 2021, the Company acquired (through purchase, investment or foreclosure) the following consolidated retail properties and other real estate investments (dollars in thousands):

Property and Location |  | Percent Acquired |  | Date of Acquisition |  | Purchase Price |
2022 Acquisitions and Foreclosure |  |  |  |  |  |  |
Core |  |  |  |  |  |  |
121 Spring Street - New York, NY |  | 100% |  | Jan 12, 2022 |  | $ | 39,637 |
Williamsburg Collection - Brooklyn, NY (a) |  | (a) |  | Feb 18, 2022 |  |  | 97,750 |
8833 Beverly Boulevard - West Hollywood, CA |  | 100% |  | Mar 2, 2022 |  |  | 24,117 |
Subtotal Core |  |  |  |  |  |  | 161,504 |
Fund III |  |  |  |  |  |  |
640 Broadway - New York, NY (Foreclosure) (b) |  | 100% |  | Jan 26, 2022 |  |  | 59,207 |
Subtotal Fund III |  |  |  |  |  |  | 59,207 |
Total 2022 Acquisitions and Foreclosure |  |  |  |  |  | $ | 220,711 |
2021 Acquisitions |  |  |  |  |  |  |
Core |  |  |  |  |  |  |
14th Street Portfolio - Washington, DC |  | 100% |  | Dec 23, 2021 |  | $ | 26,320 |
Subtotal Core |  |  |  |  |  |  | 26,320 |
Fund V |  |  |  |  |  |  |
Canton Marketplace - Canton, GA |  | 100% |  | Aug 20, 2021 |  |  | 50,954 |
Monroe Marketplace - Selinsgrove, PA |  | 100% |  | Sept 9, 2021 |  |  | 44,796 |
Monroe Marketplace (Parcel) - Selinsgrove, PA |  | 100% |  | Nov 12, 2021 |  |  | 1,029 |
Midstate - East Brunswick, NJ |  | 100% |  | Nov 12, 2021 |  |  | 71,867 |
Subtotal Fund V |  |  |  |  |  |  | 168,646 |
Total 2021 Acquisitions |  |  |  |  |  | $ | 194,966 |

a)
The Williamsburg Collection entity is a variable interest entity and the Company consolidates the entity because it is the entity's primary beneficiary. The Company invested $2.8 million in its 49.99% equity interest and, through a separate lending subsidiary, provided a $64.1 million first mortgage loan and a $30.9 million mezzanine loan to subsidiaries of the venture (such equity and loans have been eliminated in consolidation). Pursuant to the entity’s operating agreement, the venture partner has a one-time right to put its 50.01% interest in the entity (the "Williamsburg NCI", which is further described in Note 8) to the Company for fair value at a future date. Given the preferred rate of return of the Company embedded in its equity interests and the accruing debt senior to the equity, the Company did not attribute any initial redemption

13

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

value to the Williamsburg NCI and recognized a gain on bargain purchase, which is included in Realized and unrealized holding gains on investments and other in the consolidated statements of income.
b)
The entity was previously accounted for as an equity method investment until an affiliate of Fund III acquired the venture partner's interest in a foreclosure action. Fund III now indirectly owns 100% of the entity and consolidates it (Note 4).

For the three months ended March 31, 2022 and the year ended December 31, 2021, the Company capitalized $0.3 million and $3.6 million of acquisition costs in connection with the 2022 Acquisitions and Foreclosure and the 2021 Acquisitions, respectively. In addition, during the three months ended March 31, 2022, the Company expensed $2.0 million of acquisition costs (including a $1.5 million acquisition fee paid to an affiliate of a joint venture partner). Acquisition costs that were expensed are included in general administrative expense in the consolidated statements of income. During the three months ended March 31, 2022, the Company assumed a $36.0 million mortgage with the consolidation of 640 Broadway and during the year ended December 31, 2021, the Company assumed a $31.8 million mortgage with the acquisition of Canton Marketplace (Note 7).

Purchase Price Allocations

The purchase prices for the 2022 Acquisitions and Foreclosure and 2021 Acquisitions were allocated to the acquired assets and assumed liabilities based on their estimated fair values at the dates of acquisition. The following table summarizes the allocation of the purchase price of properties acquired during the periods presented (in thousands):

|  | Three Months Ended March 31, |  |  | Year Ended December 31, |
|  | 2022 |  |  | 2021 |
Net Assets Acquired |  |  |  |  |  |
Land |  | $ | 79,135 |  |  | $ | 37,290 |
Buildings and improvements |  |  | 127,997 |  |  |  | 134,065 |
Acquisition-related intangible assets (Note 6) |  |  | 21,404 |  |  |  | 39,953 |
Accounts receivable, prepaids and other assets |  |  | 4,077 |  |  |  | — |
Accounts payable and other liabilities |  |  | (661 | ) |  |  | — |
Acquisition-related intangible liabilities (Note 6) |  |  | (10,078 | ) |  |  | (16,342 | )
Net assets acquired |  | $ | 221,874 |  |  | $ | 194,966 |
Consideration |  |  |  |  |  |
Cash |  | $ | 159,599 |  |  | $ | 161,846 |
Carrying value of note receivable exchanged in foreclosure |  |  | 5,416 |  |  |  | — |
Existing interest in previously unconsolidated investment |  |  | 17,822 |  |  |  | — |
Debt assumed |  |  | 35,970 |  |  |  | 31,801 |
Liabilities assumed |  |  | 1,904 |  |  |  | 1,319 |
Total consideration |  |  | 220,711 |  |  |  | 194,966 |
Gain on bargain purchase |  |  | 1,163 |  |  |  | — |
|  | $ | 221,874 |  |  | $ | 194,966 |

14

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Dispositions

During the three months ended March 31, 2022 and the year ended December 31, 2021, the Company disposed of the following consolidated properties and other real estate investments (in thousands):

Property and Location |  | Owner |  | Date Sold |  | Sale Price |  |  | Gain on Sale |
2022 Dispositions |  |  |  |  |  |  |  |  |  |
NE Grocer Portfolio (Selected Assets) - Pennsylvania |  | Fund IV |  | Jan 26, 2022 Mar 4, 2022 |  | $ | 45,350 |  |  | $ | 13,784 |
New Towne (Parcel) - Canton, MI |  | Fund V |  | Feb 1, 2022 |  |  | 2,231 |  |  |  | 1,776 |
Cortlandt Crossing - Westchester County, New York |  | Fund III |  | Feb 9, 2022 |  |  | 65,533 |  |  |  | 13,255 |
Total 2022 Dispositions |  |  |  |  |  | $ | 113,114 |  |  | $ | 28,815 |
2021 Dispositions |  |  |  |  |  |  |  |  |  |
60 Orange St - Bloomfield, NJ |  | Core |  | Jan 29, 2021 |  | $ | 16,400 |  |  | $ | 4,612 |
654 Broadway - New York, NY |  | Fund III |  | May 19, 2021 |  |  | 10,000 |  |  |  | 111 |
NE Grocer Portfolio (Selected Assets) - Maine |  | Fund IV |  | Jun 18, 2021 |  |  | 39,925 |  |  |  | 5,064 |
Total 2021 Dispositions (a) |  |  |  |  |  | $ | 66,325 |  |  | $ | 9,787 |

a)
Does not include the g ain on lease termination of $0.7 million related to the Fund IV lease at 110 University Place (Note 11).

The aggregate rental revenue, expenses and pre-tax income reported within continuing operations for the aforementioned consolidated properties that were sold as well as the lease that was terminated (Note 11) during the three months ended March 31, 2022 and year ended December 31, 2021 were as follows (in thousands):

|  | Three Months Ended March 31, |  |
|  | 2022 |  |  | 2021 |  |
Revenues |  | $ | 1,057 |  |  | $ | 4,010 |  |
Expenses |  |  | (676 | ) |  |  | (4,028 | ) |
Gain on disposition of properties |  |  | 28,815 |  |  |  | 4,612 |  |
Net (income) loss attributable to noncontrolling interests |  |  | (22,308 | ) |  |  | 6 |  |
Net income attributable to Acadia |  | $ | 6,888 |  |  | $ | 4,600 |  |

Real Estate Under Development and Construction in Progress

Real estate under development represents the Company’s consolidated properties that have not yet been placed into service while undergoing substantial development or construction.

Development activity for the Company’s consolidated properties comprised the following during the periods presented (dollars in thousands):

|  | January 1, 2022 |  |  | Three Months Ended March 31, 2022 |  |  | March 31, 2022 |
|  | Number of Properties |  |  | Carrying Value |  |  | Transfers In |  |  | Capitalized Costs |  |  | Transfers Out |  |  | Number of Properties |  |  | Carrying Value |
Core |  |  | — |  |  | $ | 42,517 |  |  | $ | — |  |  | $ | 458 |  |  | $ | — |  |  |  | — |  |  | $ | 42,975 |
Fund II |  |  | — |  |  |  | 35,125 |  |  |  | — |  |  |  | 377 |  |  |  | — |  |  |  | — |  |  |  | 35,502 |
Fund III |  |  | 1 |  |  |  | 24,296 |  |  |  | — |  |  |  | 282 |  |  |  | — |  |  |  | 1 |  |  |  | 24,578 |
Fund IV (a) |  |  | 1 |  |  |  | 101,835 |  |  |  | — |  |  |  | 76 |  |  |  | 12,851 |  |  |  | 1 |  |  |  | 89,060 |
Total |  |  | 2 |  |  | $ | 203,773 |  |  | $ | — |  |  | $ | 1,193 |  |  | $ | 12,851 |  |  |  | 2 |  |  | $ | 192,115 |

a)
Transfers out include $12.9 million related to a portion of one Fund IV property that was transferred out of development.

15

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

|  | January 1, 2021 |  |  | Year Ended December 31, 2021 |  |  | December 31, 2021 |
|  | Number of Properties |  |  | Carrying Value |  |  | Transfers In |  |  | Capitalized Costs |  |  | Transfers Out |  |  | Number of Properties |  |  | Carrying Value |
Core |  |  | — |  |  | $ | 63,875 |  |  | $ | — |  |  | $ | 1,855 |  |  | $ | 23,213 |  |  |  | — |  |  | $ | 42,517 |
Fund II |  |  | — |  |  |  | 74,657 |  |  |  | — |  |  |  | 3,921 |  |  |  | 43,453 |  |  |  | — |  |  |  | 35,125 |
Fund III |  |  | 1 |  |  |  | 23,104 |  |  |  | — |  |  |  | 1,192 |  |  |  | — |  |  |  | 1 |  |  |  | 24,296 |
Fund IV (a) |  |  | 2 |  |  |  | 85,565 |  |  |  | 29,758 |  |  |  | 2,026 |  |  |  | 15,514 |  |  |  | 1 |  |  |  | 101,835 |
Total |  |  | 3 |  |  | $ | 247,201 |  |  | $ | 29,758 |  |  | $ | 8,994 |  |  | $ | 82,180 |  |  |  | 2 |  |  | $ | 203,773 |

a)
Transfers in include $29.8 million related to the remaining portion of one Fund IV property that was placed in development.

The number of properties in the tables above refers to projects comprising the entire property under development; however, certain projects represent a portion of a property. At March 31, 2022, consolidated development projects included: a portion of City Center for Core, portions of City Point Phase I and II at Fund II, Broad Hollow Commons at Fund III, and a portion of 717 N. Michigan Avenue at Fund IV. In addition, at March 31, 2022, the Company had one Core unconsolidated development project, 1238 Wisconsin Avenue.

During the three months ended March 31, 2022, the Company:

•
placed a portion of one Fund IV property, 717 N. Michigan Avenue, into service

At December 31, 2021, consolidated development projects included: a portion of City Center for Core, portions of City Point Phase I and II at Fund II, Broad Hollow Commons at Fund III and 717 N. Michigan Avenue at Fund IV. In addition, at December 31, 2021, the Company had one Core unconsolidated development project, 1238 Wisconsin Avenue. During the year ended December 31, 2021, the Company:

•
placed portions of one Core project, City Center, into service in the first and second quarter of 2021
•
disposed of building improvements related to one Fund IV project, 110 University Place, in connection with a lease termination in the second quarter of 2021 (Note 11)
•
placed the remaining portion of one Fund IV property, 717 N. Michigan Avenue, into development in the fourth quarter of 2021
•
placed a portion of Fund II’s City Point Phase III into service in the fourth quarter of 2021

Construction in progress pertains to construction activity at the Company’s operating properties that are in service and continue to operate during the construction period.

3. Notes Re ceivable, Net

The Company’s notes receivable, net are generally collateralized either by the underlying properties or the borrowers’ ownership interests in the entities that own the properties, and were as follows (dollars in thousands):

|  | March 31, |  |  | December 31, |  |  | March 31, 2022 |
Description |  | 2022 |  |  | 2021 |  |  | Number |  |  | Maturity Date |  |  | Interest Rate |
Core Portfolio (a) |  | $ | 154,331 |  |  | $ | 154,332 |  |  |  | 7 |  |  | Apr 2020 - Dec 2027 |  |  | 4.65% - 12.00% |
Fund III |  |  | — |  |  |  | 5,306 |  |  |  | — |  |  |  | — |  |  |  | — |
Total notes receivable |  |  | 154,331 |  |  |  | 159,638 |  |  |  |  |  |  |  |  |  |
Allowance for credit loss |  |  | (1,170 | ) |  |  | (5,752 | ) |  |  |  |  |  |  |  |  |
Notes receivable, net |  | $ | 153,161 |  |  | $ | 153,886 |  |  |  | 7 |  |  |  |  |  |  |

a)
Includes one note receivable from an OP Unit holder, with a balance of $6.0 million at March 31, 2022 and December 31, 2021.

16

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

During the three months ended March 31, 2022, the Company:

•
in January 2022, Fund III obtained the remaining venture partner's interest in exchange for its note with a balance of $5.3 million, accrued interest of $4.7 million less credit loss reserve of $4.6 million, via a foreclosure auction. The entity was previously accounted for as an equity method investment until Fund III acquired the venture partner's interest in a foreclosure auction. Fund III now owns 100% of the entity and consolidates it (Note 4).

During the year ended December 31, 2021, the Company:

•
originated a new Core Portfolio note for $16.0 million with a stated interest rate of 9% and a maturity date of October 20, 2022 collateralized by a single tenant property in Silver Spring, Maryland on April 20, 2021;
•
exchanged 21,109 OP Units in settlement of a note receivable in the amount of $0.5 million on July 12, 2021 (Note 10);
•
originated a new Core Portfolio note for $43.0 million, of which $42.0 million was funded, with three tranches with stated interest rates ranging from 5% to 12% and a maturity date of September 17, 2024 collateralized by a retail condominium in Soho, New York on September 17, 2021;
•
extended the maturity date of one Core note receivable of $13.5 million from October 28, 2021 to June 1, 2022; and
•
recorded an increase in its allowance for credit loss of approximately $4.5 million primarily attributable to the Fund III note that matured in July 2020.

Default

One Core Portfolio note aggregating $21.6 million including accrued interest (exclusive of default interest and other amounts due on the loan that have not been recognized) was in default at March 31, 2022 and December 31, 2021. On April 1, 2020, the loan matured and was not repaid. The Company expects to take appropriate actions to recover the amounts due under the loan, and has issued a reservation of rights letter to the borrowers and guarantor, reserving all of its rights and remedies under the applicable loan documents and otherwise. The Company has determined that the collateral for this loan is sufficient to cover the loan’s carrying value at March 31, 2022 and December 31, 2021.

Allowance for Credit Losses

The Company monitors the credit quality of its notes receivable on an ongoing basis and considers indicators of credit quality such as loan payment activity, the estimated fair value of the underlying collateral, the seniority of the Company’s loan in relation to other debt secured by the collateral and the prospects of the borrower.

Earnings from these notes and mortgages receivable are reported within the Company’s Structured Financing segment (Note 12).

The Company’s estimated allowance for credit losses related to its Structured Financing segment has been computed for its amortized cost basis in the portfolio, including accrued interest (Note 5), factoring historical loss experience in the United States for similar loans, as adjusted for current conditions, as well as the Company’s expectations related to future economic conditions. Due to the lack of comparability across the Structured Financing portfolio, each loan was evaluated separately. As a result, there were five non-collateral-dependent loans with a total amortized cost of $144.8 million, inclusive of accrued interest of $14.3 million, for which an allowance for credit losses has been recorded aggregating $1.2 million at March 31, 2022. For two loans in this portfolio, aggregating $27.9 million, inclusive of accrued interest of $4.1 million at March 31, 2022, the Company has elected to apply a practical expedient in accordance with ASC 326 and did no t establish an allowance for credit losses because (i) these loans are collateral-dependent loans, which due to their settlement terms are not expected to be settled in cash but rather by the Company’s possession of the real estate collateral; and (ii) at March 31, 2022, the Company determined that the estimated fair value of the collateral at the expected realization date for these loans was sufficient to cover the carrying value of its investments in these notes receivable. Impairment charges may be required if and when such amounts are estimated to be nonrecoverable upon a realization event, which is generally at the time a loan is repaid, or in the case of foreclosure, when the underlying asset is sold; however, non-recoverability may also be concluded if it is reasonably certain that all amounts due will not be collected.

17

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

4. Investments in and Advance s to Unconsolidated Affiliates

The Company accounts for its investments in and advances to unconsolidated affiliates primarily under the equity method of accounting as it has the ability to exercise significant influence, but does not have financial or operating control over the investment, which is maintained by each of the unaffiliated partners who co-invest with the Company. The Company’s investments in and advances to unconsolidated affiliates consist of the following (dollars in thousands):

|  |  |  | Ownership Interest |  | March 31, |  |  | December 31, |
Portfolio |  | Property |  | March 31, 2022 |  | 2022 |  |  | 2021 |
Core: |  | 840 N. Michigan (a) |  | 88.43% |  | $ | 51,858 |  |  | $ | 51,513 |
|  | Renaissance Portfolio |  | 20% |  |  | 28,985 |  |  |  | 28,466 |
|  | Gotham Plaza |  | 49% |  |  | 29,202 |  |  |  | 29,187 |
|  | Georgetown Portfolio |  | 50% |  |  | 4,103 |  |  |  | 4,089 |
|  | 1238 Wisconsin Avenue (b) |  | 80% |  |  | 6,954 |  |  |  | 5,895 |
|  |  |  |  |  |  | 121,102 |  |  |  | 119,150 |
Mervyns II: |  | KLA/ABS (c) |  | 36.7% |  |  | 136,916 |  |  |  | 124,316 |
Fund III: |  | Self Storage Management (b) |  | 0% |  |  | — |  |  |  | 207 |
|  | 640 Broadway (d) |  | 63.13% |  |  | — |  |  |  | 17,825 |
|  |  |  |  |  |  | — |  |  |  | 18,032 |
Fund IV: |  | Fund IV Other Portfolio |  | 98.57% |  |  | 12,243 |  |  |  | 12,675 |
|  | 650 Bald Hill Road |  | 90% |  |  | 10,819 |  |  |  | 11,677 |
|  | Paramus Plaza |  | 50% |  |  | 1,716 |  |  |  | 1,975 |
|  |  |  |  |  |  | 24,778 |  |  |  | 26,327 |
Fund V: |  | Family Center at Riverdale (a) |  | 89.42% |  |  | 12,032 |  |  |  | 12,449 |
|  | Tri-City Plaza |  | 90% |  |  | 7,888 |  |  |  | 6,827 |
|  | Frederick County Acquisitions |  | 90% |  |  | 12,445 |  |  |  | 10,748 |
|  | Wood Ridge Plaza |  | 90% |  |  | 15,746 |  |  |  | — |
|  | La Frontera Village (e) |  | 90% |  |  | 78,281 |  |  |  | — |
|  |  |  |  |  |  | 126,392 |  |  |  | 30,024 |
Various: |  | Due from (to) Related Parties |  |  |  |  | 142 |  |  |  | 666 |
|  | Other (f) |  |  |  |  | 3,811 |  |  |  | 3,811 |
|  | Investments in and advances to unconsolidated affiliates |  |  |  | $ | 413,141 |  |  | $ | 322,326 |
Core: |  | Crossroads (g) |  | 49% |  | $ | 9,547 |  |  | $ | 9,939 |
|  | Distributions in excess of income from, and investments in, unconsolidated affiliates |  |  |  | $ | 9,547 |  |  | $ | 9,939 |

a)
Represents a tenancy-in-common interest.
b)
Represents a variable interest entity for which the Company was determined not to be the primary beneficiary.
c)
Includes an interest in Albertsons at fair value, as described below ("Investment in Albertsons") (Note 8).
d)
In January 2022, the Company foreclosed on partner's interest and now owns 100% and consolidates the entity (Note 2).
e)
Includes $52.0 million in bridge financing to the entity from the Company at 10.0% d ue on October 1, 2022.
f)
Includes cost-method investments in Storage Post, Fifth Wall and other investments.
g)
Distributions have exceeded the Company’s investment; however, the Company recognizes a liability balance as it may be required to return distributions to fund future obligations of the entity.

18

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

During the three months ended March 31, 2022, the Company:

•
through Fund V, acquired a 90% interest in a venture for $26.5 million, which acquired La Frontera Village, a shopping center located in Round Rock, Texas for $81.4 million. In addition, Fund V made a bridge loan to the entity for $52.0 million.
•
through Fund V, acquired a 90% interest in a venture for $15.3 million, which acquired Wood Ridge Plaza, a shopping center located in Houston, Texas for $49.3 million. In addition, on March 21, 2022 the Wood Ridge Plaza venture entered into a $36.6 million mortgage loan, of which $32.3 million was funded at closing.
•
through Fund III, foreclosed on the remaining 37% interest in 640 Broadway. Accordingly, the Company now consolidates this property (Note 2)
•
through Fund III, sold its investment in Self Storage Management for $6.0 million and recognized its proportionate gain of approximately $1.5 million, which is included in Realized and unrealized holding gains on investments and other in the consolidated statements of income.
•
received a cash dividend in the amount of $0.5 million at Mervyns II related to distributions from its Investment in Albertsons and recorded a net unrealized holding gain of $12.6 million reflecting the change in fair value of its Investment in Albertsons.

During the year ended December 31, 2021, the Company:

•
received dividends of $1.7 million at Mervyns II related to distributions from its Investment in Albertsons and recorded a net unrealized holding gain of $51.9 million reflecting the change in fair value of its Investment in Albertsons
•
on January 4, 2021, Fund V sold two land parcels at its unconsolidated Family Center at Riverdale property for a total of $10.5 million, repaid $7.9 million of the related mortgage and the venture recognized a gain of $3.2 million, of which the Company's share was $0.6 million;
•
called capital for its Crossroads investment of $7.5 million, of which the venture partner's share was $5.4 million; and
•
made a capital contribution to its Fifth Wall investment in the amount of $1.9 million.

Fees from Unconsolidated Affiliates

The Company earned property management, construction, development, legal and leasing fees from its investments in unconsolidated partnerships totaling $0.1 million for each of the three months ended March 31, 2022 and 2021, which are included in other revenues in the consolidated statements of income.

In addition, the Company's joint ventures paid to certain unaffiliated partners of its joint ventures, $0.3 million and $0.4 million for the three months ended March 31, 2022 and 2021, respectively, for leasing commissions, development, management, construction and overhead fees.

19

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Summarized Financial Information of Unconsolidated Affiliates

The following combined and condensed Balance Sheets and Statements of income, in each period, summarize the financial information of the Company’s investments in unconsolidated affiliates that were held as of March 31, 2022, and accordingly exclude the results of any investments disposed of or consolidated prior to that date (in thousands):

|  | March 31, |  |  | December 31, |
|  | 2022 |  |  | 2021 |
Combined and Condensed Balance Sheets |  |  |  |  |  |
Assets: |  |  |  |  |  |
Rental property, net |  | $ | 698,314 |  |  | $ | 631,661 |
Real estate under development |  |  | 9,389 |  |  |  | 8,112 |
Other assets |  |  | 116,690 |  |  |  | 78,300 |
Total assets |  | $ | 824,393 |  |  | $ | 718,073 |
Liabilities and partners’ equity: |  |  |  |  |  |
Mortgage notes payable |  | $ | 618,824 |  |  | $ | 571,461 |
Other liabilities |  |  | 82,688 |  |  |  | 69,166 |
Partners’ equity |  |  | 122,881 |  |  |  | 77,446 |
Total liabilities and partners’ equity |  | $ | 824,393 |  |  | $ | 718,073 |
Company's share of accumulated equity |  | $ | 205,579 |  |  | $ | 113,285 |
Basis differential |  |  | 53,559 |  |  |  | 66,031 |
Deferred fees, net of portion related to the Company's interest |  |  | 3,587 |  |  |  | 4,071 |
Amounts receivable/payable by the Company |  |  | 142 |  |  |  | 666 |
Investments in and advances to unconsolidated affiliates, net of Company's share of distributions in excess of income from and investments in unconsolidated affiliates |  |  | 262,867 |  |  |  | 184,053 |
Investments carried at fair value or cost |  |  | 140,727 |  |  |  | 128,334 |
Company's share of distributions in excess of income from and investments in unconsolidated affiliates |  |  | 9,547 |  |  |  | 9,939 |
Investments in and advances to unconsolidated affiliates |  | $ | 413,141 |  |  | $ | 322,326 |

|  | Three Months Ended March 31, |
|  | 2022 |  |  | 2021 |
Combined and Condensed Statements of Operations |  |  |  |  |  |
Total revenues |  | $ | 23,118 |  |  | $ | 18,060 |
Operating and other expenses |  |  | (7,258 | ) |  |  | (6,451 | )
Interest expense |  |  | (4,739 | ) |  |  | (5,061 | )
Depreciation and amortization |  |  | (5,911 | ) |  |  | (9,211 | )
Gain on disposition of properties (a) |  |  | — |  |  |  | 3,206 |
Net income attributable to unconsolidated affiliates |  | $ | 5,210 |  |  | $ | 543 |
Company’s share of equity in net income of unconsolidated affiliates |  | $ | 3,383 |  |  | $ | 2,646 |
Income attributable to unconsolidated affiliates recently sold or consolidated |  |  | — |  |  |  | (328 | )
Basis differential amortization |  |  | (253 | ) |  |  | (436 | )
Company’s equity in earnings of unconsolidated affiliates |  | $ | 3,130 |  |  | $ | 1,882 |

a)
Represents the gain on the sale of two land parcels by the Family Center at Riverdale on January 4, 2021.

20

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

5. Other Assets, Net and Accou nts Payable and Other Liabilities

Other assets, net and accounts payable and other liabilities are comprised of the following for the periods presented:

|  | March 31, |  |  | December 31, |
(in thousands) |  | 2022 |  |  | 2021 |
Other Assets, Net: |  |  |  |  |  |
Lease intangibles, net (Note 6) |  | $ | 121,448 |  |  | $ | 108,918 |
Deferred charges, net (a) |  |  | 26,319 |  |  |  | 28,438 |
Accrued interest receivable |  |  | 18,559 |  |  |  | 21,148 |
Prepaid expenses |  |  | 13,591 |  |  |  | 17,230 |
Due from seller |  |  | 3,364 |  |  |  | 3,364 |
Income taxes receivable |  |  | 2,643 |  |  |  | 2,279 |
Other receivables |  |  | 1,484 |  |  |  | 1,830 |
Deposits |  |  | 4,519 |  |  |  | 1,647 |
Corporate assets, net |  |  | 1,561 |  |  |  | 1,648 |
Derivative financial instruments (Note 8) |  |  | 5,279 |  |  |  | 7 |
|  | $ | 198,767 |  |  | $ | 186,509 |
(a) Deferred Charges, Net: |  |  |  |  |  |
Deferred leasing and other costs |  | $ | 57,658 |  |  | $ | 58,281 |
Deferred financing costs related to line of credit |  |  | 9,159 |  |  |  | 9,953 |
|  |  | 66,817 |  |  |  | 68,234 |
Accumulated amortization |  |  | (40,498 | ) |  |  | (39,796 | )
Deferred charges, net |  | $ | 26,319 |  |  | $ | 28,438 |
Accounts Payable and Other Liabilities: |  |  |  |  |  |
Lease intangibles, net (Note 6) |  | $ | 83,794 |  |  | $ | 76,778 |
Accounts payable and accrued expenses |  |  | 49,657 |  |  |  | 56,580 |
Derivative financial instruments (Note 8) |  |  | 12,750 |  |  |  | 45,027 |
Deferred income |  |  | 35,714 |  |  |  | 38,373 |
Tenant security deposits, escrow and other |  |  | 13,899 |  |  |  | 13,045 |
Lease liability - finance leases, net (Note 11) |  |  | 6,712 |  |  |  | 6,612 |
|  | $ | 202,526 |  |  | $ | 236,415 |

21

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

6. Lease Intangibles

Upon acquisitions of real estate (Note 2), the Company assesses the fair value of acquired assets (including land, buildings and improvements, and identified intangibles such as above- and below-market leases, including below-market options and acquired in-place leases) and assumed liabilities. The lease intangibles are amortized over the remaining terms of the respective leases, including option periods where applicable.

Intangible assets and liabilities are included in Other assets, net and Accounts payable and other liabilities (Note 5) on the consolidated balance sheet and summarized as follows (in thousands):

|  | March 31, 2022 |  |  | December 31, 2021 |
|  | Gross Carrying Amount |  |  | Accumulated Amortization |  |  | Net Carrying Amount |  |  | Gross Carrying Amount |  |  | Accumulated Amortization |  |  | Net Carrying Amount |
Amortizable Intangible Assets |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
In-place lease intangible assets |  | $ | 307,162 |  |  | $ | (193,941 | ) |  | $ | 113,221 |  |  | $ | 290,819 |  |  | $ | (189,981 | ) |  | $ | 100,838 |
Above-market rent |  |  | 24,584 |  |  |  | (16,357 | ) |  |  | 8,227 |  |  |  | 24,191 |  |  |  | (16,111 | ) |  |  | 8,080 |
|  | $ | 331,746 |  |  | $ | (210,298 | ) |  | $ | 121,448 |  |  | $ | 315,010 |  |  | $ | (206,092 | ) |  | $ | 108,918 |
Amortizable Intangible Liabilities |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Below-market rent |  | $ | (179,108 | ) |  | $ | 95,703 |  |  | $ | (83,405 | ) |  | $ | (171,245 | ) |  | $ | 94,871 |  |  | $ | (76,374 | )
Above-market ground lease |  |  | (671 | ) |  |  | 282 |  |  |  | (389 | ) |  |  | (671 | ) |  |  | 267 |  |  |  | (404 | )
|  | $ | (179,779 | ) |  | $ | 95,985 |  |  | $ | (83,794 | ) |  | $ | (171,916 | ) |  | $ | 95,138 |  |  | $ | (76,778 | )

During the three months ended March 31, 2022, the Company:

•
acquired in-place lease intangible assets of $20.7 million, above-market rents of $0.7 million, and below-market rents of $10.1 million with weighted-average useful lives of 6.8, 7.4, and 14.0 years, respectively (Note 2).

During the year ended December 31, 2021, the Company:

•
acquired in-place lease intangible assets of $34.7 million, above-market rents of $5.3 million, and below-market rents of $16.3 million with weighted-average useful lives of 5.8, 5.4, and 27.7 years, respectively (Note 2); and
•
derecognized in-place lease intangible assets of $2.2 million and below-market rent of $4.4 million, of which the Company's share was $1.7 million and $3.0 million, respectively, related to disposed properties (Note 2). In addition, the Company recorded accelerated amortization related to in-place lease intangible assets of $1.6 million and below-market rents of $3.6 million, of which the Company's share was $1.1 million and $3.1 million, respectively, related to notification of tenant non-renewals and early tenant lease terminations.

Amortization of in-place lease intangible assets is recorded in depreciation and amortization expense and amortization of above-market rent and below-market rent is recorded as a reduction to and increase to rental income, respectively, in the consolidated statements of income. Amortization of above-market ground leases are recorded as a reduction to rent expense in the consolidated statements of income.

The scheduled amortization of acquired lease intangible assets and assumed liabilities as of March 31, 2022 is as follows (in thousands):

Years Ending December 31, |  | Net Increase in Lease Revenues |  |  | Increase to Amortization |  |  | Reduction of Rent Expense |  |  | Net (Expense) Income |
2022 (Remainder) |  | $ | 4,294 |  |  | $ | (21,928 | ) |  | $ | 44 |  |  | $ | (17,590 | )
2023 |  |  | 5,427 |  |  |  | (23,144 | ) |  |  | 58 |  |  |  | (17,659 | )
2024 |  |  | 5,359 |  |  |  | (17,123 | ) |  |  | 58 |  |  |  | (11,706 | )
2025 |  |  | 4,937 |  |  |  | (12,372 | ) |  |  | 58 |  |  |  | (7,377 | )
2026 |  |  | 4,831 |  |  |  | (9,839 | ) |  |  | 58 |  |  |  | (4,950 | )
Thereafter |  |  | 50,330 |  |  |  | (28,815 | ) |  |  | 113 |  |  |  | 21,628 |
Total |  | $ | 75,178 |  |  | $ | (113,221 | ) |  | $ | 389 |  |  | $ | (37,654 | )

22

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

7. Debt

A summary of the Company’s consolidated indebtedness is as follows (dollars in thousands):

|  | Interest Rate at |  |  |  | Carrying Value at
|  | March 31, |  | December 31, |  | Maturity Date at |  | March 31, |  | December 31,
|  | 2022 |  | 2021 |  | March 31, 2022 |  | 2022 |  | 2021
Mortgages Payable |  |  |  |  |  |  |  |  |  |
Core Fixed Rate |  | 3.88%-5.89% |  | 3.88%-5.89% |  | Feb 2024 - Apr 2035 |  | $144,867 |  | $145,464
Core Variable Rate - Swapped (a) |  | 3.41%-4.54% |  | 3.41%-4.54% |  | Jun 2026 - Nov 2028 |  | 60,530 |  | 72,957
Total Core Mortgages Payable |  |  |  |  |  |  |  | 205,397 |  | 218,421
Fund II Variable Rate |  | LIBOR+2.75% - PRIME+2.00% |  | LIBOR+2.75% - PRIME+2.00% |  | Aug 2022 - Mar 2023 |  | 256,212 |  | 255,978
Fund III Variable Rate |  | LIBOR+3.10% |  | LIBOR+2.75% |  | Jul 2022 |  | 35,970 |  | 34,728
Fund IV Fixed Rate |  | 4.50% |  | 4.50% |  | Oct 2025 |  | 1,120 |  | 1,120
Fund IV Variable Rate |  | LIBOR+1.75%-LIBOR+3.65% |  | LIBOR+1.60%-LIBOR+3.65% |  | Jun 2022 - Jun 2026 |  | 212,988 |  | 221,832
Fund IV Variable Rate - Swapped (a) |  |  |  | 3.48%-4.61% |  |  |  | — |  | 23,316
Total Fund IV Mortgages and Other Notes Payable |  |  |  |  |  |  |  | 214,108 |  | 246,268
Fund V Fixed Rate |  | 3.35% |  | 3.35% |  | May 2023 |  | 31,801 |  | 31,801
Fund V Variable Rate |  | LIBOR + 1.85% - SOFR + 2.76% |  | LIBOR + 1.85% - SOFR + 2.76% |  | Jun 2022 - Nov 2026 |  | 58,583 |  | 58,878
Fund V Variable Rate - Swapped (a) |  | 2.43%-4.78% |  | 2.95%-4.78% |  | Jun 2022 - Dec 2024 |  | 296,269 |  | 297,731
Total Fund V Mortgages Payable |  |  |  |  |  |  |  | 386,653 |  | 388,410
Net unamortized debt issuance costs |  |  |  |  |  |  |  | (3,315) |  | (3,958)
Unamortized premium |  |  |  |  |  |  |  | 420 |  | 446
Total Mortgages Payable |  |  |  |  |  |  |  | $1,095,445 |  | $1,140,293
Unsecured Notes Payable |  |  |  |  |  |  |  |  |  |
Core Variable Rate Unsecured Term Loans - Swapped (a) |  | 3.65%-5.32% |  | 3.65%-5.32% |  | Jun 2026 |  | $400,000 |  | $400,000
Fund II Unsecured Notes Payable |  | LIBOR+2.25% |  | LIBOR+2.25% |  | Sep 2022 |  | 40,000 |  | 40,000
Fund IV Subscription Facility |  | SOFR+2.01% |  | SOFR+2.01% |  | Dec 2022 |  | — |  | 5,000
Fund V Subscription Facility |  | LIBOR+1.90% |  | LIBOR+1.90% |  | May 2022 |  | 93,526 |  | 118,028
Net unamortized debt issuance costs |  |  |  |  |  |  |  | (3,730) |  | (3,988)
Total Unsecured Notes Payable |  |  |  |  |  |  |  | $529,796 |  | $559,040
Unsecured Line of Credit |  |  |  |  |  |  |  |  |  |
Core Unsecured Line of Credit - Variable Rate |  | LIBOR + 1.40% |  | LIBOR + 1.40% |  | Jun 2025 |  | $153,051 |  | $46,491
Core Unsecured Line of Credit -Swapped (a) |  | 3.65%-5.32% |  | 3.65%-5.32% |  | Jun 2025 |  | 41,354 |  | 66,414
Total Unsecured Line of Credit |  |  |  |  |  |  |  | $194,405 |  | $112,905
Total Debt - Fixed Rate (b, c) |  |  |  |  |  |  |  | $975,941 |  | $1,038,803
Total Debt - Variable Rate (d) |  |  |  |  |  |  |  | 850,330 |  | 780,935
Total Debt |  |  |  |  |  |  |  | 1,826,271 |  | 1,819,738
Net unamortized debt issuance costs |  |  |  |  |  |  |  | (7,045) |  | (7,946)
Unamortized premium |  |  |  |  |  |  |  | 420 |  | 446
Total Indebtedness |  |  |  |  |  |  |  | $1,819,646 |  | $1,812,238

a)
At March 31, 2022, the stated rates ranged from LIBOR + 1.50% to LIBOR +1.70% for Core variable-rate debt; LIBOR + 2.75% to PRIME + 2.00% for Fund II variable-rate debt; LIBOR + 3.10% for Fund III variable-rate debt; LIBOR 1.75% to LIBOR + 3.65% for Fund IV variable-rate debt; LIBOR + 1.50% to LIBOR + 2.20% for Fund V variable-rate debt; LIBOR + 1.55% for Core variable-rate unsecured term loans; and LIBOR + 1.40% for Core variable-rate unsecured lines of credit.
b)
Includes $798.2 million and $860.4 million, respectively, of variable-rate debt that has been fixed with interest rate swap agreements as of the periods presented.
c)
Fixed-rate debt at March 31, 2022 and December 31, 2021 includes $0.0 million and $0.0 million, respectively of Core swaps that may be used to hedge debt instruments of the Funds.
d)
Includes $107.3 million and $110.5 million, respectively, of variable-rate debt that is subject to interest cap agreements.

23

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Credit Facility

The Company has a $700.0 million senior unsecured credit facility, as amended (the “Credit Facility”), comprised of a $300.0 million senior unsecured revolving credit facility (the “Revolver”) which bears interest at LIBOR + 1.40%, and a $400.0 million senior unsecured term loan (the “Term Loan”) which bears interest at LIBOR + 1.55%. The Revolver matures on June 29, 2025, subject to two six-month extension options, and the Term Loan matures on June 29, 2026. The Credit Facility provides for an accordion feature, which allows for one or more increases in the revolving credit facility or term loan facility, for a maximum aggregate principal amount not to exceed $900.0 million. The Revolver and Term Loan were swapped to fixed rates at March 31, 2022.

Mortgages and Other Notes Payable

During the three months ended March 31, 2022, the Company:

•
extended three Fund mortgages during the first quarter totaling $78.2 million (excluding principal reductions of $1.1 million);
•
modified the terms of one mortgage during the first quarter which had an outstanding balance of $20.8 million prior to modification. The maturity date was extended from February 14, 2022 to February 14, 2023, and the interest rate was changed from LIBOR plus 1.60% to SOFR plus 1.75%;
•
entered into a swap agreement during the first quarter with a notional value of $15.1 million, for its New Towne Center mortgage replacing the existing swap that expired (Note 8);
•
repaid one Core mortgage of $12.3 million during the first quarter and repaid three Fund mortgages in the aggregate amount of $57.8 million in connection with the sale of properties during the first quarter (Note 2); and
•
made scheduled principal payments totaling $2.2 million and repaid $8.4 million on the Fund IV secured bridge facility.

During the year ended December 31, 2021, the Company:

•
assumed a $31.8 million mortgage upon the acquisition of Canton Marketplace (Note 2) with an interest rate of 3.35% and a maturity date of May 1, 2023; Entered into a $29.2 million mortgage collateralized by Monroe Marketplace (Note 2) with an interest rate of SOFR plus 2.76% and a maturity date of November 12, 2026;
•
extended 11 Fund mortgages, two of which were extended during the first quarter totaling $37.7 million (after principal reductions of $1.7 million), five of which were extended during the second quarter totaling $125.7 million (after principal reductions of $6.5 million), two of which were extended during the third quarter totaling $53.1 million (after principal reductions of $10.2 million), and two of which were extended during the fourth quarter totaling $14.8 million (after principal reductions of $3.0 million);
•
modified the terms of the Fund IV Bridge facility during the fourth quarter reflecting an extension of maturity to June 30, 2022 which had an outstanding balance of $64.2 million prior to modification. The facility had an outstanding balance of $59.2 million and $79.2 million at December 31, 2021 and 2020, respectively, reflecting repayments during 2021. In addition, during the first quarter of 2021, the interest rate was changed from LIBOR plus 2.00% to LIBOR plus 2.50% with a floor of 0.25%;
•
refinanced a Fund II loan for $18.5 million with a new loan of $16.8 million at an interest rate of LIBOR + 2.75% maturing August 11, 2022;
•
entered into a swap agreement during the first quarter with a notional value of $16.7 million, for its New Towne Plaza mortgage replacing the existing swap which expired. In addition, the Company terminated two forward-starting interest rate swaps resulting in cash proceeds of approximately $3.4 million during the first quarter (Note 8);
•
repaid one Core mortgage of $6.7 million in connection with the sale of 60 Orange Street during the first quarter and four Fund mortgages in the aggregate amount of $23.5 million in connection with the sale of the properties during the second quarter (Note 2); and
•
made scheduled principal payments of $8.6 million.

At March 31, 2022 and December 31, 2021, the Company’s mortgages were collateralized by 38 and 37 properties, respectively, and the related tenant leases. Certain loans are cross-collateralized and contain cross-default provisions. The loan agreements contain customary representations, covenants and events of default. Certain loan agreements require the Company to comply with affirmative and negative covenants, including the maintenance of debt service coverage and leverage ratios. The Company was not in default on any of its loan agreements at March 31, 2022. A portion of the Company’s variable-rate mortgage debt has been effectively fixed through certain cash flow hedge transactions (Note 8).

24

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Unsecured Notes Payable

Unsecured notes payable for which total availability was $56.4 million and $16.3 million at March 31, 2022 and December 31, 2021, respectively, are comprised of the following:

•
The outstanding balance of the Term Loan was $400.0 million at each of March 31, 2022 and December 31, 2021. The Company previously entered into swap agreements fixing the rates of the Term Loan balance.
•
Fund II has a $40.0 million term loan secured by the real estate assets of City Point Phase II and guaranteed by the Operating Partnership. The outstanding balance of the Fund II term loan was $40.0 million at each of March 31, 2022 and December 31, 2021. There was no availability at each of March 31, 2022 and December 31, 2021.
•
Fund IV has a $5.0 million subscription line with an outstanding balance and total available credit of $0.0 million and $5.0 million, respectively at March 31, 2022. The outstanding balance and total availability at December 31, 2021 were $5.0 million and $0.0 million, respectively. At March 31, 2022 and December 31, 2021, Fund IV also has $8.4 million and $0.0 million, respectively, available on its secured bridge facility.
•
Fund V has a $150.0 million subscription line collateralized by Fund V’s unfunded capital commitments, and, to the extent of Acadia’s capital commitments, is guaranteed by the Operating Partnership. The outstanding balance and total available credit of the Fund V subscription line was $93.5 million and $43.0 million, respectively at March 31, 2022 reflecting outstanding letters of credit of $13.5 million. The outstanding balance and total available credit were $118.0 million and $16.3 million at December 31, 2021, respectively, reflecting outstanding letters of credit of $15.7 million.

Unsecured Revolving Line of Credit

At March 31, 2022 and December 31, 2021, the Company had a total of $101.6 million and $183.1 million available under its Revolver, reflecting borrowings of $194.4 million and $112.9 million and letters of credit of $4.0 million and $4.0 million, respectively. At each of March 31, 2022 and December 31, 2021, all of the Revolver was swapped to a fixed rate.

Scheduled Debt Principal Payments

The scheduled principal repayments, without regard to available extension options (described further below), of the Company’s consolidated indebtedness, as of March 31, 2022 are as follows (in thousands):

Year Ending December 31, |  |  |
2022 (Remainder) |  | $ | 619,311 |
2023 |  |  | 173,451 |
2024 |  |  | 212,020 |
2025 |  |  | 259,737 |
2026 |  |  | 445,971 |
Thereafter |  |  | 115,781 |
|  |  | 1,826,271 |
Unamortized premium |  |  | 420 |
Net unamortized debt issuance costs |  |  | (7,045 | )
Total indebtedness |  | $ | 1,819,646 |

The table above does not reflect available extension options (subject to customary conditions) on consolidated debt with balances as of March 31, 2022 of $156.2 million contractually due in the remainder of 2022, $80.8 million contractually due in 2023; most for which the Company has available options to extend by up to 12 months and for some an additional 12 months thereafter. However, there can be no assurance that the Company will be able to successfully execute any or all of its available extension options.

Of the debt maturing in 2022 and 2023, $256.7 million and $39.5 million, respectively, relates to Fund II's City Point property. Fund II is actively pursuing refinancing of these obligations.

See Note 4 for information about liabilities of the Company’s unconsolidated affiliates.

25

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

8. Financial Instruments and Fair Value Measurements

The fair value of an asset is defined as the exit price, which is the amount that would either be received when an asset is sold or paid to transfer a liability in an orderly transaction between market participants at the measurement date. The guidance establishes a three-tier fair value hierarchy based on the inputs used in measuring fair value. These tiers are: Level 1, for which quoted market prices for identical instruments are available in active markets, such as money market funds, equity securities, and U.S. Treasury securities; Level 2, for which there are inputs other than quoted prices included within Level 1 that are observable for the instrument, such as certain derivative instruments including interest rate caps and interest rate swaps; and Level 3, for financial instruments or other assets/liabilities that do not fall into Level 1 or Level 2 and for which little or no market data exists, therefore requiring the Company to develop its own assumptions.

Items Measured at Fair Value on a Recurring Basis

The methods and assumptions described below were used to estimate the fair value of each class of financial instrument. For significant Level 3 items, the Company has also provided the unobservable inputs along with their weighted-average ranges.

Money Market Funds — The Company has money market funds, which at times have zero balances and are included in Cash and cash equivalents in the consolidated balance sheets, and are comprised of government securities and/or U.S. Treasury bills. These funds were classified as Level 1 as we used quoted prices from active markets to determine their fair values.

Equity Investments –Albertsons became publicly traded during 2020 (Note 4). Upon Albertsons’ IPO, the Company’s Investment in Albertsons has a readily determinable market value (traded on an exchange) and is being accounted for as a Level 1 investment.

Derivative Assets — The Company has derivative assets, which are included in Other assets, net on the consolidated balance sheets, and are comprised of interest rate swaps and caps. The derivative instruments were measured at fair value using readily observable market inputs, such as quotations on interest rates, and were classified as Level 2 as these instruments are custom, over-the-counter contracts with various bank counterparties that are not traded in an active market. See “Derivative Financial Instruments,” below.

Derivative Liabilities — The Company has derivative liabilities, which are included in Accounts payable and other liabilities on the consolidated balance sheets, and are comprised of interest rate swaps. These derivative instruments were measured at fair value using readily observable market inputs, such as quotations on interest rates, and were classified as Level 2 because they are custom, over-the-counter contracts with various bank counterparties that are not traded in an active market. See “Derivative Financial Instruments,” below.

The Company did not have any transfers into or out of Level 1, Level 2, and Level 3 measurements during the three months ended March 31, 2022 or 2021.

The following table presents the Company’s fair value hierarchy for those assets and liabilities measured at fair value on a recurring basis (in thousands):

|  | March 31, 2022 |  |  | December 31, 2021 |
|  | Level 1 |  |  | Level 2 |  |  | Level 3 |  |  | Level 1 |  |  | Level 2 |  |  | Level 3 |
Assets |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Money market funds |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | — |
Derivative financial instruments |  |  | — |  |  |  | 5,279 |  |  |  | — |  |  |  | — |  |  |  | 7 |  |  |  | — |
Investment in Albertsons (Note 4) |  |  | 136,916 |  |  |  | — |  |  |  | — |  |  |  | 124,316 |  |  |  | — |  |  |  | — |
Liabilities |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Derivative financial instruments |  |  | — |  |  |  | 12,750 |  |  |  | — |  |  |  | — |  |  |  | 45,027 |  |  |  | — |

In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. The Company’s assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability.

26

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Items Measured at Fair Value on a Nonrecurring Basis

Impairment Charges

During 2021, the Company was impacted by the COVID-19 Pandemic, which caused the Company to reduce its holding periods and forecasted operating income at certain properties. As a result, several impairments were recorded. Impairment charges for the periods presented are as follows (in thousands):

|  |  |  |  |  |  |  |  |  | Impairment Charge |
Property and Location |  | Owner |  | Triggering Event |  | Level 3 Inputs |  | Effective Date |  | Total |  |  | Acadia's Share |
2022 Impairment Charges |  |  |  |  |  |  |  |  |  |  |  |  |  |
None |  |  |  |  |  |  |  |  |  |  |  |  |  |
2021 Impairment Charges |  |  |  |  |  |  |  |  |  |  |  |  |  |
210 Bowery commercial unit, New York, NY |  | Fund IV |  | Reduced projected operating income |  | Projections of: holding period, net operating income, cap rate, incremental costs |  | Sept 30, 2021 |  | $ | 3,016 |  |  | $ | 697 |
27 E. 61st Street New York, NY |  | Fund IV |  | Reduced projected operating income |  | Projections of: holding period, net operating income, cap rate, incremental costs |  | Sept 30, 2021 |  |  | 6,909 |  |  |  | 1,597 |
Total 2021 Impairment Charges |  |  |  |  |  |  |  |  |  | $ | 9,925 |  |  | $ | 2,294 |

27

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Redeemable Noncontrolling Interest

In connection with the Williamsburg Portfolio acquisition in February 2022 (Note 2), the Company evaluated the Williamsburg NCI, which represents the venture partner's one-time right to put its 50.01% interest in the property to the Company for fair value at a future date. As it was unlikely as of the acquisition date that the venture partner would receive any consideration on redemption due to the Company’s preferential returns, the amount of the senior debt that would accrue and the estimated fair value of the property, the initial fair value of the Williamsburg NCI was determined to be zero. The Company is required to periodically evaluate the noncontrolling interest and adjust it to fair value, should it become likely that the venture partner would receive consideration for exercising its put right. At March 31, 2022, the Company determined that the fair value of the Williamsburg NCI was zero.

Derivative Financial Instruments

The Company had the following interest rate swaps and caps for the periods presented (dollars in thousands):

|  |  |  |  |  |  |  |  | Strike Rate |  |  |  |  | Fair Value |
Derivative Instrument |  | Aggregate Notional Amount |  |  | Effective Date |  | Maturity Date |  | Low |  |  |  | High |  |  | Balance Sheet Location |  | March 31, 2022 |  |  | December 31, 2021 |
Core |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Interest Rate Swaps |  | $ | 385,354 |  |  | Dec 2012-Jul 2020 |  | Dec 2022 - Jul 2030 |  |  | 2.11 | % |  | — |  |  | 3.77 | % |  | Other Liabilities |  | $ | (12,040 | ) |  | $ | (40,650 | )
Interest Rate Swap |  |  | 116,530 |  |  | Mar 2015 - Jun 2019 |  | Mar 2025 - Jun 2029 |  |  | 1.71 | % |  | — |  |  | 2.40 | % |  | Other Assets |  |  | 1,054 |  |  |  | — |
|  | $ | 501,884 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | $ | (10,986 | ) |  | $ | (40,650 | )
Fund III |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Interest Rate Caps |  | $ | 35,970 |  |  | Jan 2021 |  | Jul 2022 |  |  | 3.00 | % |  | — |  |  | 3.00 | % |  | Other Assets |  | $ | — |  |  | $ | — |
Fund IV |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Interest Rate Swaps |  | $ | 11,937 |  |  | Mar 2017 - Jan 2019 |  | Apr 2022 |  |  | 1.97 | % |  | — |  |  | 2.61 | % |  | Other Assets |  | $ | — |  |  | $ | — |
Interest Rate Swaps |  |  | — |  |  |  |  |  |  |  |  |  |  |  |  |  | Other Liabilities |  |  | — |  |  | $ | (167 | )
Interest Rate Caps |  |  | 71,338 |  |  | Dec 2020 - Jul 2021 |  | Dec 2022-Jul 2023 |  |  | 3.00 | % |  | — |  |  | 3.50 | % |  | Other Assets |  |  | 54 |  |  |  | 7 |
|  | $ | 83,275 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | $ | 54 |  |  | $ | (160 | )
Fund V |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Interest Rate Swaps |  | $ | 192,995 |  |  | Mar 2019 - Feb 2022 |  | Feb 2023 - Oct 2024 |  |  | 0.91 | % |  | — |  |  | 1.28 | % |  | Other Assets |  | $ | 4,171 |  |  | $ | — |
Interest Rate Swaps |  |  | 103,274 |  |  | Jun 2018 - Oct 2019 |  | Oct 2022 - Jun 2023 |  |  | 1.45 | % |  | — |  |  | 2.88 | % |  | Other Liabilities |  |  | (710 | ) |  | $ | (4,210 | )
|  | $ | 296,269 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | $ | 3,461 |  |  | $ | (4,210 | )
Total asset derivatives |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | $ | 5,279 |  |  | $ | 7 |
Total liability derivatives |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | $ | (12,750 | ) |  | $ | (45,027 | )

All of the Company’s derivative instruments have been designated as cash flow hedges and hedge the future cash outflows on variable-rate debt (Note 7). It is estimated that approximately $4.4 million included in Accumulated other comprehensive loss related to derivatives will be reclassified to interest expense within the next twelve months. As of March 31, 2022 and December 31, 2021, no derivatives were designated as fair value hedges or hedges of net investments in foreign operations. Additionally, the Company does not use derivatives for trading or speculative purposes and currently does not have any derivatives that are not designated hedges.

During the first quarter of 2021, the Company terminated two interest rate swaps with forward effective dates with an aggregate notional value of $100.0 million for cash pr oceeds of $3.4 million. As the hedged forecasted transaction is still expected, amounts deferred in Accumulated other comprehensive loss will be amortized into earnings as a reduction of interest expense over the original term of the swaps beginning in 2022.

Risk Management Objective of Using Derivatives

The Company is exposed to certain risks arising from both its business operations and economic conditions. The Company manages economic risks, including interest rate, liquidity and credit risk, primarily by managing the amount, sources and duration of its debt funding and, from time to time, through the use of derivative financial instruments. The Company enters into derivative financial instruments to manage exposures that result in the receipt or payment of future known and uncertain cash amounts, the values of which are determined by interest rates. The Company’s derivative financial instruments are used to manage differences in the amount, timing and duration of the Company’s known or expected cash receipts and its known or expected cash payments principally related to the Company’s investments and borrowings.

28

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

The Company is exposed to credit risk in the event of non-performance by the counterparties to the swaps if the derivative position has a positive balance. The Company believes it mitigates its credit risk by entering into swaps with major financial institutions. The Company continually monitors and actively manages interest costs on its variable-rate debt portfolio and may enter into additional interest rate swap positions or other derivative interest rate instruments based on market conditions.

Credit Risk-Related Contingent Features

The Company has agreements with each of its swap counterparties that contain a provision whereby if the Company defaults on certain of its unsecured indebtedness, the Company could also be declared in default on its swaps, resulting in an acceleration of payment under the swaps.

Other Financial Instruments

The Company’s other financial instruments had the following carrying values and fair values as of the dates shown (dollars in thousands, inclusive of amounts attributable to noncontrolling interests where applicable):

|  |  |  |  | March 31, 2022 |  |  | December 31, 2021 |
|  | Level |  |  | Carrying Amount |  |  | Estimated Fair Value |  |  | Carrying Amount |  |  | Estimated Fair Value |
Notes Receivable (a) |  |  | 3 |  |  | $ | 153,161 |  |  | $ | 150,696 |  |  | $ | 153,886 |  |  | $ | 154,093 |
Mortgage and Other Notes Payable (a) |  |  | 3 |  |  |  | 1,098,340 |  |  |  | 1,070,756 |  |  |  | 1,143,805 |  |  |  | 1,125,571 |
Investment in non-traded equity securities (b) |  |  | 3 |  |  |  | 3,656 |  |  |  | 5,831 |  |  |  | 3,656 |  |  |  | 4,062 |
Unsecured notes payable and Unsecured line of credit (c) |  |  | 2 |  |  |  | 727,931 |  |  |  | 727,727 |  |  |  | 675,933 |  |  |  | 680,171 |

(a)
The Company determined the estimated fair value of these financial instruments using a discounted cash flow model with rates that take into account the credit of the borrower or tenant, where applicable, and interest rate risk. The Company also considered the value of the underlying collateral, taking into account the quality of the collateral, the credit quality of the borrower, the time until maturity and the current market interest rate environment. Amounts exclude discounts and loan costs.
(b)
Represents the Operating Partnership’s cost-method investment in Fifth Wall (Note 4).
(c)
The Company determined the estimated fair value of the unsecured notes payable and unsecured line of credit using quoted market prices in an open market with limited trading volume where available. In cases where there was no trading volume, the Company determined the estimated fair value using a discounted cash flow model using a rate that reflects the average yield of similar market participants.

The Company’s cash and cash equivalents, restricted cash, rents receivable, accounts payable and certain financial instruments included in other assets and other liabilities had fair values that approximated their carrying values due to their short maturity profiles at March 31, 2022.

9. Commitments and Contingencies

The Company is involved in various matters of litigation arising out of, or incident to, its business. While the Company is unable to predict with certainty the outcome of any particular matter, management does not expect, when such litigation is resolved, that the Company’s resulting exposure to loss contingencies, if any, will have a material adverse effect on its consolidated financial position.

Commitments and Guaranties

In conjunction with the development and expansion of various properties, the Company has entered into agreements with general contractors for the construction or development of properties aggregating approximately $36.8 million and $38.1 million as of March 31, 2022 and December 31, 2021, respectively.

At March 31, 2022 and December 31, 2021, the Company had Core and Fund letters of credit outstanding of $17.5 million and $19.7 million, respectively (Note 7). The Company has not recorded any obligation associated with these letters of credit. The majority of the letters of credit are collateral for existing indebtedness and other obligations of the Company.

29

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

10. Shareholders’ Equity, Noncontrolling Interests and Other Comprehensive Loss

Common Shares and Units

In addition to the ATM Program activity discussed below, the Company completed the following transactions in its Common Shares during the three months ended March 31, 2022:

•
The Company withheld 3,235 restricted shares of its Common Shares (“Restricted Shares”) to pay the employees’ statutory minimum income taxes due on the value of the portion of their Restricted Shares that vested.
•
The Company recognized Common Share and Common OP Unit-based compensation expense in connection with Restricted Shares and Units (Note 13) totaling $1.4 million and $2.7 million for the three months ended March 31, 2022 and 2021, respectively.

In addition to the ATM Program activity discussed below, the Company completed the following transactions in its Common Shares during the year ended December 31, 2021:

•
The Company withheld 3,050 Restricted Shares to pay the employees’ statutory minimum income taxes due on the value of the portion of their Restricted Shares that vested.
•
The Company recognized Common Share and Common OP Unit-based compensation expense totaling $9.4 million in connection with Restricted Shares and Units (Note 13).

ATM Program

The Company has an at-the-market equity issuance program (“ATM Program”) that provides the Company an efficient and low-cost vehicle for raising public equity capital to fund its needs. The Company entered into its current $250.0 million ATM Program, which includes an optional “forward purchase” component, in the first quarter of 2022. The Company sold 5,150,832 Common Shares under its ATM Program during the three months ended March 31, 2022 generating $115.6 million of gross proceeds and $111.5 million of net proceeds after related issuance costs at a weighted-average price per share of $22.44 and $21.65, respectively. The Company did no t sell or issue any Common Shares on a forward basis for the three months ended March 31, 2022 or the year ended December 31, 2021 and at March 31, 2022 had approximately $230.7 million of availability under the ATM program.

Share Repurchase Program

During 2018, the Company’s board of trustees (the “Board”) approved a new share repurchase program, which authorizes management, at its discretion, to repurchase up to $200.0 million of its outstanding Common Shares. The program does not obligate the Company to repurchase any specific number of Common Shares and may be discontinued or extended at any time. The Company did no t repurchase any shares during the three months ended March 31, 2022 or 2021. Under the share repurchase program $122.6 million remains available as of March 31, 2022.

30

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Dividends and Distributions

The following table sets forth the distributions declared and/or paid during the periods presented:

Date Declared |  | Amount Per Share |  |  | Record Date |  | Payment Date
March 15, 2021 |  | $ | 0.15 |  |  | March 31, 2021 |  | April 15, 2021
May 5, 2021 |  | $ | 0.15 |  |  | June 30, 2021 |  | July 15, 2021
August 5, 2021 |  | $ | 0.15 |  |  | September 30, 2021 |  | October 15, 2021
November 3, 2021 |  | $ | 0.15 |  |  | December 31, 2021 |  | January 14, 2022
February 15, 2022 |  | $ | 0.18 |  |  | March 31, 2022 |  | April 14, 2022

Accumulated Other Comprehensive Loss

The following tables set forth the activity in accumulated other comprehensive loss for the three months ended March 31, 2022 and 2021 (in thousands):

|  | Gains or Losses on Derivative Instruments |
Balance at January 1, 2022 |  | $ | (36,214 | )
Other comprehensive income before reclassifications - swap agreements |  |  | 35,734 |
Reclassification of realized interest on swap agreements |  |  | 5,049 |
Net current period other comprehensive income |  |  | 40,783 |
Net current period other comprehensive income attributable to noncontrolling interests |  |  | (10,293 | )
Balance at March 31, 2022 |  | $ | (5,724 | )
Balance at January 1, 2021 |  | $ | (74,891 | )
Other comprehensive income before reclassifications - swap agreements |  |  | 33,556 |
Reclassification of realized interest on swap agreements |  |  | 5,268 |
Net current period other comprehensive income |  |  | 38,824 |
Net current period other comprehensive income attributable to noncontrolling interests |  |  | (5,895 | )
Balance at March 31, 2021 |  | $ | (41,962 | )

31

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Noncontrolling Interests

The following tables summarize the change in the noncontrolling interests for the three months ended March 31, 2022 and 2021 (dollars in thousands):

|  | Noncontrolling Interests in Operating Partnership (a) |  |  | Noncontrolling Interests in Partially-Owned Affiliates (b) |  |  | Total |
Balance at January 1, 2022 |  | $ | 94,120 |  |  | $ | 534,202 |  |  | $ | 628,322 |
Distributions declared of $0.18 per Common OP Unit and distributions on Preferred OP Units |  |  | (1,283 | ) |  |  | — |  |  |  | (1,283 | )
Net income for the three months ended March 31, 2022 |  |  | 1,121 |  |  |  | 26,138 |  |  |  | 27,259 |
Conversion of 35,606 Common OP Units to Common Shares by limited partners of the Operating Partnership |  |  | (572 | ) |  |  | — |  |  |  | (572 | )
Other comprehensive loss - unrealized gain (loss) on valuation of swap agreements |  |  | 1,698 |  |  |  | 6,929 |  |  |  | 8,627 |
Reclassification of realized interest expense on swap agreements |  |  | 46 |  |  |  | 1,620 |  |  |  | 1,666 |
Noncontrolling interest contributions |  |  | — |  |  |  | 99,129 |  |  |  | 99,129 |
Noncontrolling interest distributions |  |  | — |  |  |  | (22,780 | ) |  |  | (22,780 | )
Employee Long-term Incentive Plan Unit Awards |  |  | 3,389 |  |  |  | — |  |  |  | 3,389 |
Reallocation of noncontrolling interests (c) |  |  | 2,836 |  |  |  | — |  |  |  | 2,836 |
Balance at March 31, 2022 |  | $ | 101,355 |  |  | $ | 645,238 |  |  | $ | 746,593 |
Balance at January 1, 2021 |  | $ | 89,431 |  |  | $ | 519,734 |  |  | $ | 609,165 |
Distributions on Preferred OP Units |  |  | (1,048 | ) |  |  | — |  |  |  | (1,048 | )
Net income (loss) for the three months ended March 31, 2021 |  |  | 470 |  |  |  | (4,590 | ) |  |  | (4,120 | )
Conversion of 18,800 Common OP Units to Common Shares by limited partners of the Operating Partnership |  |  | (294 | ) |  |  | — |  |  |  | (294 | )
Other comprehensive income - unrealized gain (loss) on valuation of swap agreements |  |  | 1,900 |  |  |  | 2,143 |  |  |  | 4,043 |
Reclassification of realized interest expense on swap agreements |  |  | 53 |  |  |  | 1,799 |  |  |  | 1,852 |
Noncontrolling interest contributions |  |  | — |  |  |  | 11,241 |  |  |  | 11,241 |
Noncontrolling interest distributions |  |  | — |  |  |  | (5,676 | ) |  |  | (5,676 | )
Employee Long-term Incentive Plan Unit Awards |  |  | 4,049 |  |  |  | — |  |  |  | 4,049 |
Reallocation of noncontrolling interests (c) |  |  | 369 |  |  |  | — |  |  |  | 369 |
Balance at March 31, 2021 |  | $ | 94,930 |  |  | $ | 524,651 |  |  | $ | 619,581 |

(a)
Noncontrolling interests in the Operating Partnership are comprised of (i) the limited partners’ 3,076,849 and 3,076,849 Common OP Units at March 31, 2022 and 2021, respectively; (ii) 188 Series A Preferred OP Units at each of March 31, 2022 and 2021; (iii) 126,593 Series C Preferred OP Units at each of March 31, 2022 and 2021; and (iv) 3,705,353 and 3,409,232 LTIP units at March 31, 2022 and 2021, respectively, as discussed in Share Incentive Plan (Note 13). Distributions declared for Preferred OP Units are reflected in net income (loss) in the table above.
(b)
Noncontrolling interests in partially-owned affiliates comprise third-party interests in Funds II, III, IV and V, and Mervyns II, and six other subsidiaries.
(c)
Adjustment reflects the difference between the fair value of the consideration received or paid and the book value of the Common Shares, Common OP Units, Preferred OP Units, and LTIP Units involving changes in ownership.

32

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Preferred OP Units

There were no issuances of Preferred OP Units during the three months ended March 31, 2022 or the year ended December 31, 2021.

In 1999, the Operating Partnership issued 1,580 Series A Preferred OP Units in connection with the acquisition of a property, which have a stated value of $1,000 per unit, and are entitled to a preferred quarterly distribution of the greater of (i) $22.50 (9% annually) per Series A Preferred OP Unit or (ii) the quarterly distribution attributable to a Series A Preferred OP Unit if such unit was converted into a Common OP Unit. Through March 31, 2022, 1,392 Series A Preferred OP Units were converted into 185,600 Common OP Units and then into Common Shares. The 188 remaining Series A Preferred OP Units are currently convertible into Common OP Units based on the stated value divided by $7.50. Either the Company or the holders can currently call for the conversion of the Series A Preferred OP Units at the lesser of $7.50 or the market price of the Common Shares as of the conversion date.

During 2016, the Operating Partnership issued 442,478 Common OP Units and 141,593 Series C Preferred OP Units to a third party to acquire Gotham Plaza (Note 4). The Series C Preferred OP Units have a value of $100.00 per unit and are entitled to a preferred quarterly distribution of $0.9375 per unit and are convertible into Common OP Units at a rate based on the share price at the time of conversion. If the share price is below $28.80 on the conversion date, each Series C Preferred OP Unit will be convertible into 3.4722 Common OP Units. If the share price is between $28.80 and $35.20 on the conversion date, each Series C Preferred OP Unit will be convertible into a number of Common OP Units equal to $100.00 divided by the closing share price. If the share price is above $35.20 on the conversion date, each Series C Preferred OP Unit will be convertible into 2.8409 Common OP Units. The Series C Preferred OP Units have a mandatory conversion date of December 31, 2025, at which time all units that have not been converted will automatically be converted into Common OP Units based on the same calculations. Through March 31, 2022, 15,000 Series C Preferred OP Units were converted into 51,887 Common OP Units and then into Common Shares.

11. Leases

As Lessor

The Company is engaged in the operation of shopping centers and other retail properties that are either owned or, with respect to certain shopping centers, operated under long-term ground leases that expire at various dates through June 20, 2066, with renewal options (as discussed further below). Space in the shopping centers is leased to tenants pursuant to agreements that provide for terms ranging generally from one month to sixty years and generally provide for additional rents based on certain operating expenses as well as tenants’ sales volumes. During the three months ended March 31, 2022 and 2021, the Company earned $14.7 million and $14.8 million, respectively in variable lease revenues, primarily for real estate taxes and common area maintenance charges, which are included in rental income in the consolidated statements of income.

Reserve Analysis

The activity for the reserves related to billed rents and straight-line rents (including those under specific operating leases where the collection of rents is assessed to be not probable) is as follows:

|  | Three Months Ended March 31, 2022 |
|  | Balance at Beginning of Period |  |  | Provision (Recovery), Net |  |  | Adjustments to Valuation Accounts |  |  | Write-Offs |  |  | Balance at End of Period |
Allowance for credit loss - billed rents |  | $ | 23,586 |  |  | $ | (1,134 | ) |  | $ | — |  |  | $ | (2,371 | ) |  | $ | 20,081 |
Straight-line rent reserves |  |  | 14,885 |  |  |  | (1,350 | ) |  |  | — |  |  |  | (853 | ) |  |  | 12,682 |
Total - rents receivable |  | $ | 38,471 |  |  | $ | (2,484 | ) |  | $ | — |  |  | $ | (3,224 | ) |  | $ | 32,763 |

Tenant Settlement

On September 24, 2021, the Company entered into a conditional settlement agreement with its former tenant ("Former Tenant") and lease guarantor at one of its Core properties for the payment by Former Tenant and guarantor of a minimum of $5.4 million in accordance with a payment schedule set forth and subject to the terms in the conditional settlement agreement. The payments relate to the Former Tenant’s default under the lease and its subsequent termination by the Company. Given the inherent uncertainties involving collectability, the Company has deferred any amounts not received in its consolidated financial statements and such amounts will be recognized when realized. Through March 31, 2022 the Company had received a total of $2.4 million, of which $0.6 million was recognized as credit loss recoveries during the three months ended March 31, 2022.

33

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

As Lessee

During the three months ended March 31, 2022, there were no leasing transactions where the Company acted as lessee.

During the year ended December 31, 2021, the Company:

•
modified its Rye, New York corporate office lease during the first quarter of 2021. As a result of the modification, the lease was remeasured, and the lease liability and right-of-use asset were each reduced by $0.4 million.
•
terminated its Fund IV lease at 110 University Place in New York City during the second quarter of 2021 (which was previously impaired in 2020) for $3.6 million, and de-recognized the related right-of-use asset of $31.4 million, lease liability of $46.0 million and building improvements and other assets totaling $10.3 million, resulting in a gain on lease termination of $0.7 million, or $0.2 million at the Company's share, which is reflected within Gain on disposition of properties in the consolidated statements of income.

Additional disclosures regarding the Company’s leases as lessee are as follows:

|  | Three Months Ended March 31, |
|  | 2022 |  |  | 2021 |
Lease Cost |  |  |  |  |  |
Finance lease cost: |  |  |  |  |  |
Amortization of right-of-use assets |  | $ | 226 |  |  | $ | 226 |
Interest on lease liabilities |  |  | 100 |  |  |  | 95 |
Subtotal |  |  | 326 |  |  |  | 321 |
Operating lease cost |  |  | 1,375 |  |  |  | 2,286 |
Variable lease cost |  |  | 208 |  |  |  | 101 |
Total lease cost |  | $ | 1,909 |  |  | $ | 2,708 |
Other Information |  |  |  |  |  |
Weighted-average remaining lease term - finance leases (years) |  |  | 32.5 |  |  |  | 33.2 |
Weighted-average remaining lease term - operating leases (years) |  |  | 13.9 |  |  |  | 24.5 |
Weighted-average discount rate - finance leases |  |  | 6.3 | % |  |  | 6.3 | %
Weighted-average discount rate - operating leases |  |  | 5.1 | % |  |  | 5.6 | %

Right-of-use assets – finance leases are included in Operating real estate (Note 2) in the consolidated balance sheets. Lease liabilities – finance leases are included in Accounts payable and other liabilities in the consolidated balance sheets (Note 5). Operating lease cost comprises amortization of right-of-use assets for operating properties (related to ground rents) or amortization of right-of-use assets for office and corporate assets and is included in Property operating expense or General and administrative expense, respectively, in the consolidated statements of income. Finance lease cost comprises amortization of right-of-use assets for certain ground leases, which is included in Property operating expense, as well as interest on lease liabilities, which is included in Interest expense in the consolidated statements of income.

34

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Lease Obligations

The scheduled future minimum (i) rental revenues from rental properties under the terms of non-cancelable tenant leases greater than one year (assuming no new or renegotiated leases or option extensions for such premises) and (ii) rental payments under the terms of all non-cancelable operating and finance leases in which the Company is the lessee, principally for office space, land and equipment, as of March 31, 2022, are summarized as follows (in thousands):

|  |  |  |  | Minimum Rental Payments |
Year Ending December 31, |  | Minimum Rental Revenues (a) |  |  | Operating Leases (b) |  |  | Finance Leases (b) |
2022 (Remainder) |  | $ | 160,893 |  |  | $ | 4,026 |  |  | $ | 34 |
2023 |  |  | 218,442 |  |  |  | 5,389 |  |  |  | — |
2024 |  |  | 197,364 |  |  |  | 5,414 |  |  |  | — |
2025 |  |  | 164,754 |  |  |  | 5,329 |  |  |  | — |
2026 |  |  | 136,346 |  |  |  | 5,173 |  |  |  | — |
Thereafter |  |  | 562,643 |  |  |  | 24,474 |  |  |  | 12,515 |
|  |  | 1,440,442 |  |  |  | 49,805 |  |  |  | 12,549 |
Interest |  |  | — |  |  |  | (11,869 | ) |  |  | (5,837 | )
Total |  | $ | 1,440,442 |  |  | $ | 37,936 |  |  | $ | 6,712 |

a)
Amount represents contractual lease maturities at March 31, 2022 including any extension options that management determined were reasonably certain of exercise.
b)
Minimum rental payments exclude options or renewals not reasonably certain of exercise.

During the three months ended March 31, 2022 and 2021, no single tenant or property collectively comprised more than 10% of the Company’s consolidated total revenues.

12. Segmen t Reporting

The Company has three reportable segments: Core Portfolio, Funds and Structured Financing. The Company’s Core Portfolio consists primarily of high-quality retail properties located primarily in high-barrier-to-entry, densely-populated metropolitan areas with a long-term investment horizon. The Company’s Funds hold primarily retail real estate in which the Company co-invests with high-quality institutional investors. The Company’s Structured Financing segment consists of earnings and expenses related to notes and mortgages receivable which are held within the Core Portfolio or the Funds (Note 3). Fees earned by the Company as the general partner or managing member of the Funds are eliminated in the Company’s consolidated financial statements and are not presented in the Company’s segments.

35

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

The following tables set forth certain segment information for the Company (in thousands):

|  | As of or for the Three Months Ended March 31, 2022 |
|  | Core Portfolio |  |  | Funds |  |  | Structured Financing |  |  | Unallocated |  |  | Total |
Revenues |  | $ | 48,350 |  |  | $ | 33,157 |  |  | $ | — |  |  | $ | — |  |  | $ | 81,507 |
Depreciation and amortization |  |  | (17,675 | ) |  |  | (16,038 | ) |  |  | — |  |  |  | — |  |  |  | (33,713 | )
Property operating expenses, other operating and real estate taxes |  |  | (14,639 | ) |  |  | (9,991 | ) |  |  | — |  |  |  | — |  |  |  | (24,630 | )
General and administrative expenses |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (11,937 | ) |  |  | (11,937 | )
Gain on disposition of properties |  |  | — |  |  |  | 28,815 |  |  |  | — |  |  |  | — |  |  |  | 28,815 |
Operating income |  |  | 16,036 |  |  |  | 35,943 |  |  |  | — |  |  |  | (11,937 | ) |  |  | 40,042 |
Interest and other income |  |  | — |  |  |  | — |  |  |  | 2,935 |  |  |  | — |  |  |  | 2,935 |
Realized and unrealized holding gains on investments and other |  |  | 1,163 |  |  |  | 14,567 |  |  |  | — |  |  |  | — |  |  |  | 15,730 |
Equity in earnings of unconsolidated affiliates |  |  | 1,617 |  |  |  | 1,513 |  |  |  | — |  |  |  | — |  |  |  | 3,130 |
Interest expense |  |  | (7,597 | ) |  |  | (10,328 | ) |  |  | — |  |  |  | — |  |  |  | (17,925 | )
Income tax benefit |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 185 |  |  |  | 185 |
Net income |  |  | 11,219 |  |  |  | 41,695 |  |  |  | 2,935 |  |  |  | (11,752 | ) |  |  | 44,097 |
Net income attributable to noncontrolling interests |  |  | (1,121 | ) |  |  | (26,138 | ) |  |  | — |  |  |  | — |  |  |  | (27,259 | )
Net income attributable to Acadia |  | $ | 10,098 |  |  | $ | 15,557 |  |  | $ | 2,935 |  |  | $ | (11,752 | ) |  | $ | 16,838 |
Real estate at cost (a) |  | $ | 2,511,417 |  |  | $ | 1,757,058 |  |  | $ | — |  |  | $ | — |  |  | $ | 4,268,475 |
Total assets (a) |  | $ | 2,398,426 |  |  | $ | 1,944,594 |  |  | $ | 153,161 |  |  | $ | — |  |  | $ | 4,496,181 |
Cash paid for acquisition of real estate |  | $ | 159,599 |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | 159,599 |
Cash paid for development and property improvement costs |  | $ | 3,752 |  |  | $ | 4,179 |  |  | $ | — |  |  | $ | — |  |  | $ | 7,931 |

|  | As of or for the Three Months Ended March 31, 2021 As Restated |
|  | Core Portfolio |  |  | Funds |  |  | Structured Financing |  |  | Unallocated |  |  | Total |
Revenues |  | $ | 42,349 |  |  | $ | 25,838 |  |  | $ | — |  |  | $ | — |  |  | $ | 68,187 |
Depreciation and amortization |  |  | (16,887 | ) |  |  | (13,753 | ) |  |  | — |  |  |  | — |  |  |  | (30,640 | )
Property operating expenses, other operating and real estate taxes |  |  | (13,657 | ) |  |  | (10,758 | ) |  |  | — |  |  |  | — |  |  |  | (24,415 | )
General and administrative expenses |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (8,992 | ) |  |  | (8,992 | )
Gain on disposition of properties |  |  | 4,612 |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 4,612 |
Operating income |  |  | 16,417 |  |  |  | 1,327 |  |  |  | — |  |  |  | (8,992 | ) |  |  | 8,752 |
Interest and other income |  |  | — |  |  |  | — |  |  |  | 1,700 |  |  |  | — |  |  |  | 1,700 |
Realized and unrealized holding gains on investments and other |  |  | — |  |  |  | 6,547 |  |  |  | (1,422 | ) |  |  | — |  |  |  | 5,125 |
Equity in (losses) earnings of unconsolidated affiliates |  |  | (1,129 | ) |  |  | 3,011 |  |  |  | — |  |  |  | — |  |  |  | 1,882 |
Interest expense |  |  | (7,214 | ) |  |  | (9,400 | ) |  |  | — |  |  |  | — |  |  |  | (16,614 | )
Income tax provision |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (148 | ) |  |  | (148 | )
Net income |  |  | 8,074 |  |  |  | 1,485 |  |  |  | 278 |  |  |  | (9,140 | ) |  |  | 697 |
Net (income) loss attributable to noncontrolling interests |  |  | (470 | ) |  |  | 3,547 |  |  |  | 1,043 |  |  |  | — |  |  |  | 4,120 |
Net income attributable to Acadia |  | $ | 7,604 |  |  | $ | 5,032 |  |  | $ | 1,321 |  |  | $ | (9,140 | ) |  | $ | 4,817 |
Real estate at cost (a) |  | $ | 2,319,584 |  |  | $ | 1,674,261 |  |  | $ | — |  |  | $ | — |  |  | $ | 3,993,845 |
Total assets (a) |  | $ | 2,222,886 |  |  | $ | 1,771,411 |  |  | $ | 99,460 |  |  | $ | — |  |  | $ | 4,093,757 |
Cash paid for acquisition of real estate |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | - |
Cash paid for development and property improvement costs |  | $ | 2,843 |  |  | $ | 2,536 |  |  | $ | — |  |  | $ | — |  |  | $ | 5,379 |

a)
Real estate at cost and total assets for the Funds segment include $657.9 million and $643.0 million, or $191.1 million and $186.9 million net of non-controlling interests, related to Fund II’s City Point property at March 31, 2022 and 2021, respectively.

36

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

13. Share Incentive a nd Other Compensation

Share Incentive Plan

The 2020 Share Incentive Plan (the “Share Incentive Plan”) authorizes the Company to issue options, Restricted Shares, LTIP Units and other securities (collectively “Awards”) to, among others, the Company’s officers, trustees and employees. At March 31, 2022 a total of 1,542,818 shares remained available to be issued under the Share Incentive Plan.

Restricted Shares and LTIP Units - Employees

During the three months ended March 31, 2022, and the year ended December 31, 2021, the Company issued 600,672 and 636,646 LTIP Units and 13,178 and 11,244 restricted share units (“Restricted Share Units”), respectively, to employees of the Company pursuant to the Share Incentive Plan. These awards were measured at their fair value on the grant date, incorporating the following factors:

•
A portion of these annual equity awards is granted in performance-based Restricted Share Units or LTIP Units that may be earned based on the Company’s attainment of specified relative total shareholder returns (“Relative TSR”) hurdles.
•
In the event the Relative TSR percentile falls between the 25th percentile and the 50th percentile, the Relative TSR vesting percentage is determined using a straight-line linear interpolation between 50% and 100% and in the event that the Relative TSR percentile falls between the 50th percentile and 75th percentile, the Relative TSR vesting percentage is determined using a straight-line linear interpolation between 100% and 200%.
•
Two-thirds (2/3) of the performance-based LTIP Units will vest based on the Company’s total shareholder return (“TSR”) for the three-year forward-looking performance period relative to the constituents of the Nareit Shopping Center Property Subsector and one-third (1/3) on the Company’s TSR for the three-year forward-looking performance period as compared to the constituents of the Nareit Retail Property Sector (both on a non-weighted basis).
•
If the Company’s performance fails to achieve the aforementioned hurdles at the culmination of the three-year performance period, all performance-based shares will be forfeited. Any earned performance-based shares vest 60% at the end of the performance period, with the remaining 40% of shares vesting ratably over the next two years.

For valuation of the 2022 and 2021 Performance Shares, a Monte Carlo simulation was used to estimate the fair values based on probability of satisfying the market conditions and the projected share prices at the time of payments, discounted to the valuation dates over the three-year performance periods. The assumptions include volatility (49.0% and 48.0%) and risk-free interest rates of (1.7% and 0.2%) for 2022 and 2021, respectively. The total value of the 2022 and 2021 Performance Shares will be expensed over the vesting period regardless of the Company’s performance.

The total value of the above Restricted Share Units and LTIP Units as of the grant date was $13.0 million during the three months ended March 31, 2022 and $12.6 million during the year ended December 31, 2021. Total long-term incentive compensation expense, including the expense related to the Share Incentive Plan, was $1.4 million and $2.7 million for the three months end ed March 31, 2022 and 2021, respectively and is recorded in General and administrative expense in the consolidated statements of income.

Restricted Shares and LTIP Units - Board of Trustees

In addition, members of the Board have been issued shares and units under the Share Incentive Plan. During the three months ended March 31, 2022, there were no LTIP Units or Restricted Shares issued to Trustees of the Company. The Restricted Shares do not carry voting rights or other rights of Common Shares until vesting and may not be transferred, assigned or pledged until the recipients have a vested non-forfeitable right to such shares. Dividends are not paid currently on unvested Restricted Shares, but are paid cumulatively from the issuance date through the applicable vesting date of such Restricted Shares. Total trustee fee expense, including the expense related to the Share Incentive Plan, was $0.4 million for each of the three months ended March 31, 2022 and 2021, respectively, and is recorded in General and Administrative expense in the consolidated statements of income.

Long-Term Incentive Alignment Program

In 2009, the Company adopted the Long-Term Incentive Alignment Program (the “Program”) pursuant to which the Company may grant awards to employees, entitling them to receive up to 25% of any potential future payments of Promote to the Operating Partnership from Funds III, IV and V. The Company has granted such awards to employees representing 25% of the potential Promote payments from Fund III to the Operating Partnership, 23.1% of the potential Promote payments from Fund IV to the Operating Partnership and 10.9% of the potential Promote payments

37

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

from Fund V to the Operating Partnership. Payments to senior executives under the Program require further Board approval at the time any potential payments are due pursuant to these grants. Compensation relating to these awards will be recognized in each reporting period in which Board approval is granted.

As payments to other employees are not subject to further Board approval, compensation relating to these awards will be recorded based on the estimated fair value at each reporting period in accordance with ASC Topic 718, Compensation– Stock Compensation. The awards in connection with Fund IV were determined to have no intrinsic value as of March 31, 2022 or December 31, 2021.

The Company recognized $0.4 million and $0.1 million of compensation expense for Funds III and V, respectively for the three months ended March 31, 2022 related to the Program in connection with the resignation of an employee. No compensation expense was recognized for the year ended December 31, 2021 related to the Program.

A summary of the status of the Company’s unvested Restricted Shares and LTIP Units is presented below:

Unvested Restricted Shares and LTIP Units |  | Common Restricted Shares |  |  | Weighted Grant-Date Fair Value |  |  | LTIP Units |  |  | Weighted Grant-Date Fair Value |
Unvested at December 31, 2020 |  |  | 89,911 |  |  | $ | 15.42 |  |  |  | 1,122,889 |  |  | $ | 24.38 |
Granted |  |  | 43,078 |  |  |  | 19.94 |  |  |  | 666,967 |  |  |  | 19.48 |
Vested |  |  | (43,084 | ) |  |  | 16.85 |  |  |  | (283,024 | ) |  |  | 26.66 |
Forfeited |  |  | (159 | ) |  |  | 36.22 |  |  |  | (91,637 | ) |  |  | 36.22 |
Unvested at December 31, 2021 |  |  | 89,746 |  |  |  | 16.87 |  |  |  | 1,415,195 |  |  |  | 20.85 |
Granted |  |  | 13,178 |  |  |  | 21.25 |  |  |  | 600,672 |  |  |  | 21.14 |
Vested |  |  | (9,777 | ) |  |  | 23.63 |  |  |  | (278,740 | ) |  |  | 23.27 |
Forfeited |  |  | (920 | ) |  |  | 43.76 |  |  |  | (232,931 | ) |  |  | 32.76 |
Unvested at March 31, 2022 |  |  | 92,227 |  |  | $ | 16.51 |  |  |  | 1,504,196 |  |  | $ | 18.68 |

The weighted-average grant date fair value for Restricted Shares and LTIP Units granted for the three months ended March 31, 2022 and the year ended December 31, 2021 were $21.15 and $19.51, respectively. As of March 31, 2022, there was $22.8 million of total unrecognized compensation cost related to unvested share-based compensation arrangements granted under the Share Incentive Plan. That cost is expected to be recognized over a weighted-average period of 1.7 years. The total fair value of Restricted Shares that vested during the three months ended March 31, 2022 and the year ended December 31, 2021, was $0.2 million and $0.8 million, respectively. The total fair value of LTIP Units that vested (LTIP units vest primarily during the first quarter) during the three months ended March 31, 2022 and the year ended December 31, 2021, was $6.5 million and $7.5 million, respectively.

Other Plans

On a combined basis, the Company incurred a total of $0.1 million of compensation expense related to the following employee benefit plans for each of the three months ended March 31, 2022 and 2021.

Employee Share Purchase Plan

The Acadia Realty Trust Employee Share Purchase Plan (the “Purchase Plan”), allows eligible employees of the Company to purchase Common Shares through payroll deductions. The Purchase Plan provides for employees to purchase Common Shares on a quarterly basis at a 15% discount to the closing price of the Company’s Common Shares on either the first day or the last day of the quarter, whichever is lower. A participant may not purchase more than $25,000 in Common Shares per year. Compensation expense will be recognized by the Company to the extent of the above discount to the closing price of the Common Shares with respect to the applicable quarter. A total of 1,460 and 2,428 Common Shares were purchased by employees under the Purchase Plan for the three months ended March 31, 2022 and 2021, respectively.

38

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Deferred Share Plan

The Company maintains a Trustee Deferral and Distribution Election program, under which the participating Trustees earn deferred compensation.

Employee 401(k) Plan

The Company maintains a 401(k) plan for employees under which the Company currently matches 50% of a plan participant’s contribution up to 6% of the employee’s annual salary. A plan participant may contribute up to a maximum of 15% of their compensation, up to $20,500, for the year ending December 31, 2022.

14. Earnings P er Common Share

Basic earnings per Common Share is computed by dividing net income attributable to Common Shareholders by the weighted-average Common Shares outstanding (Note 10). During the periods presented, the Company had unvested LTIP Units which provide for non-forfeitable rights to dividend equivalent payments. Accordingly, these unvested LTIP Units are considered participating securities and are included in the computation of basic earnings per Common Share pursuant to the two-class method.

Diluted earnings per Common Share reflects the potential dilution of the conversion of obligations and the assumed exercises of securities including the effects of Restricted Share Units issued under the Company’s Share Incentive Plans (Note 13). The effect of such shares is excluded from the calculation of earnings per share when anti-dilutive as indicated in the table below.

The effect of the conversion of Common OP Units is not reflected in the computation of basic and diluted earnings per share, as they are exchangeable for Common Shares on a one-for-one basis. The income allocable to such units is allocated on this same basis and reflected as noncontrolling interests in the accompanying consolidated financial statements. As such, the assumed conversion of these units would have no net impact on the determination of diluted earnings per share.

|  | Three Months Ended March 31, |
(dollars in thousands) |  | 2022 |  |  | 2021 |
Numerator: |  |  |  |  | (As Restated) |
Net income attributable to Acadia |  | $ | 16,838 |  |  | $ | 4,817 |
Less: net income attributable to participating securities |  |  | (204 | ) |  |  | (156 | )
Income from continuing operations net of income attributable to participating securities |  | $ | 16,634 |  |  | $ | 4,661 |
Denominator: |  |  |  |  |  |
Weighted average shares for basic earnings per share |  |  | 93,285,565 |  |  |  | 86,323,267 |
Effect of dilutive securities: |  |  |  |  |  |
Series A Preferred OP Units |  |  | 25,067 |  |  |  | — |
Employee unvested restricted shares |  |  | 24,468 |  |  |  | 23,093 |
Denominator for diluted earnings per share |  |  | 93,335,100 |  |  |  | 86,346,360 |
Basic and diluted earnings per Common Share from continuing operations attributable to Acadia |  | $ | 0.18 |  |  | $ | 0.05 |
Anti-Dilutive Shares Excluded from Denominator: |  |  |  |  |  |
Series A Preferred OP Units |  |  | — |  |  |  | 188 |
Series A Preferred OP Units - Common share equivalent |  |  | — |  |  |  | 25,067 |
Series C Preferred OP Units |  |  | 126,593 |  |  |  | 126,593 |
Series C Preferred OP Units - Common share equivalent |  |  | 439,556 |  |  |  | 439,556 |

39

ACADIA REALTY TRUST AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)

Note 15. Subsequent Events

Acquisitions

On April 18, 2022, the Company, in its Core Portfolio, acquired a retail portfolio of 15 properties referred to as the Henderson Portfolio in Dallas, Texas for approximately $85.4 million inclusive of transaction costs.

Financing Activities

On April 6, 2022, the Company entered into an additional term loan (the "$175.0 Million Term Loan"). The $175.0 Million Term Loan bears interest at SOFR plus 1.5% and matures on April 6, 2027. In addition, during April 2022, the Company entered into swaps totaling $100.0 million to fix SOFR at an average rate of 2.5% for borrowings under the $175.0 Million Term Loan. The proceeds of the $175.0 Million Term Loan were used to repay the Revolver.

On April 26, 2022, Fund V obtained a new loan for its Midstate property (Note 2) for up to $50.2 million of which $42.4 million was funded at closing. The loan bears interest at SOFR plus 2.5%, but is swapped to a fixed rate of 5.1%, and matures on April 28, 2025, subject to two 12-month extension options.

On May 2, 2022, Fund V modified its subscription line and extended the maturity date to May 1, 2023. In addition, the commitment was reduced to $135.0 million.

Lending Activities

On April 1, 2022, the Company funded $1.2 million to its unconsolidated 1238 Wisconsin subsidiary (Note 4) under a $12.8 million construction loan commitment, which bears interest at Prime plus 1.0% and matures on December 28, 2023.

40

ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS.

OVERVIEW

As of March 31, 2022, we own or have an ownership interest in 188 properties held through our Core Portfolio and Funds. Our Core Portfolio consists of those properties either 100% owned, or partially owned through joint venture interests, by the Operating Partnership or its subsidiaries, not including those properties owned through our Funds. These properties primarily consist of street and urban retail, and dense suburban shopping centers. Our Funds are investment vehicles through which our Operating Partnership and outside institutional investors invest in primarily opportunistic and value-add retail real estate. Currently, we have active investments in four Funds. A summary of our wholly-owned and partially-owned retail properties and their physical occupancies at March 31, 2022 is as follows:

|  | Number of Properties |  |  | Operating Properties |
|  | Development or Redevelopment |  |  | Operating |  |  | GLA |  |  | Occupancy |
Core Portfolio: |  |  |  |  |  |  |  |  |  |  |  |
Chicago Metro |  |  | — |  |  |  | 39 |  |  |  | 740,398 |  |  |  | 87.3 | %
New York Metro |  |  | — |  |  |  | 29 |  |  |  | 395,512 |  |  |  | 90.9 | %
Los Angeles Metro |  |  | — |  |  |  | 2 |  |  |  | 23,757 |  |  |  | 100.0 | %
San Francisco Metro |  |  | 2 |  |  |  | — |  |  |  | — |  |  |  | 0.0 | %
Washington DC Metro |  |  | 1 |  |  |  | 31 |  |  |  | 340,114 |  |  |  | 73.7 | %
Boston Metro |  |  | — |  |  |  | 3 |  |  |  | 55,276 |  |  |  | 100.0 | %
Suburban |  |  | 2 |  |  |  | 27 |  |  |  | 4,059,657 |  |  |  | 89.6 | %
Total Core Portfolio |  |  | 5 |  |  |  | 131 |  |  |  | 5,614,714 |  |  |  | 88.5 | %
Acadia Share of Total Core Portfolio |  |  | 5 |  |  |  | 131 |  |  |  | 5,246,148 |  |  |  | 90.5 | %
Fund Portfolio: |  |  |  |  |  |  |  |  |  |  |  |
Fund II |  |  | — |  |  |  | 1 |  |  |  | 541,070 |  |  |  | 50.5 | %
Fund III |  |  | 1 |  |  |  | 1 |  |  |  | 4,637 |  |  |  | 76.3 | %
Fund IV |  |  | 1 |  |  |  | 29 |  |  |  | 1,454,952 |  |  |  | 93.5 | %
Fund V |  |  | — |  |  |  | 19 |  |  |  | 6,232,891 |  |  |  | 90.5 | %
Total Fund Portfolio |  |  | 2 |  |  |  | 50 |  |  |  | 8,233,550 |  |  |  | 88.4 | %
Acadia Share of Total Fund Portfolio |  |  | 2 |  |  |  | 50 |  |  |  | 1,672,063 |  |  |  | 87.6 | %
Total Core and Funds |  |  | 7 |  |  |  | 181 |  |  |  | 13,848,264 |  |  |  | 88.5 | %
Acadia Share of Total Core and Funds |  |  | 7 |  |  |  | 181 |  |  |  | 6,918,211 |  |  |  | 89.8 | %

The majority of our operating income is derived from rental revenues from operating properties, including expense recoveries from tenants, offset by operating and overhead expenses.

Our primary business objective is to acquire and manage commercial retail properties that will provide cash for distributions to shareholders while also creating the potential for capital appreciation to enhance investor returns. Generally, we focus on the following fundamentals to achieve this objective:

•
Own and operate a Core Portfolio of high-quality retail properties located primarily in high-barrier-to-entry, densely-populated metropolitan areas and create value through accretive development and re-tenanting activities coupled with the acquisition of high-quality assets that have the long-term potential to outperform the asset class as part of our Core Portfolio asset recycling and acquisition initiative.
•
Generate additional external growth through an opportunistic yet disciplined acquisition program within our Funds. We target transactions with high inherent opportunity for the creation of additional value through:
▪
value-add investments in street retail properties, located in established and “next generation” submarkets, with re-tenanting or repositioning opportunities,
▪
opportunistic acquisitions of well-located real-estate anchored by distressed retailers, and
▪
other opportunistic acquisitions which may include high-yield acquisitions and purchases of distressed debt.

41

Some of these investments historically have also included, and may in the future include, joint ventures with private equity investors for the purpose of making investments in operating retailers with significant embedded value in their real estate assets.

•
Maintain a strong and flexible balance sheet through conservative financial practices while ensuring access to sufficient capital to fund future growth.

SIGNIFICANT DEVELOPMENTS DURING THE THREE MONTHS ENDED MARCH 31, 2022

Investments

During the three months ended March 31, 2022, we made three new consolidated investments in our Core Portfolio and Fund V acquired two unconsolidated properties totaling $292.2 million as described below (Note 2, Note 4):

•
On January 12, 2022, the Company acquired a retail condominium referred to as 121 Spring Street located in Soho, New York City, for $39.6 million, inclusive of transaction costs.
•
On February 18, 2022, the Company invested $97.8 million in a group of properties referred to as the Williamsburg Collection located in Brooklyn, New York.
•
On March 2, 2022, the Company acquired a single-tenant retail building referred to as 8833 Beverly Boulevard located in West Hollywood, California, for $24.1 million, inclusive of transaction costs.
•
On March 21, 2022, Fund V acquired a 90% interest in an unconsolidated venture. The venture purchased a shopping center referred to as Wood Ridge Plaza located in Houston, Texas, for $49.3 million, inclusive of transaction costs.
•
On March 30, 2022, Fund V acquired a 90% interest in an unconsolidated venture. The venture purchased a shopping center referred to as La Frontera Village located in Round Rock, Texas, for $81.4 million, inclusive of transaction costs.

In addition and as discussed below, Fund III obtained the venture partner's interest in its 640 Broadway investment through a foreclosure proceeding and subsequently consolidated the property (Note 2, Note 4).

Dispositions of Real Estate

During the three months ended March 31, 2022, the Company disposed of three consolidated Fund properties, one land parcel and one unconsolidated investment as follows:

•
On January 26, 2022, Fund IV sold its consolidated Mayfair Shopping Center for $23.7 million, repaid the related mortgage of $11.3 million and recognized a gain of $7.1 million, of which the Company's proportionate share was $1.8 million (Note 2).
•
On February 1, 2022, Fund V sold a land parcel at its consolidated New Town Center property for $2.2 million, and recognized a gain of $1.8 million, of which the Company’s proportionate share was $0.4 million. Fund V used a portion of the proceeds to repay $1.1 million of the property's mortgage (Note 2).
•
On February 9, 2022, Fund III sold its consolidated Cortlandt Crossing property for $65.5 million and repaid the related debt of $34.5 million. Fund III recognized a gain of $13.3 million, of which the Company's proportionate share was $7.1 million (Note 2).
•
On March 4, 2022, Fund IV sold its consolidated Dauphin Plaza property for $21.7 million and repaid the related debt of $12.0 million. Fund IV recognized a gain of $6.6 million, of which the Company's proportionate share was $1.7 million (Note 2).
•
On March 9, 2022, the Company sold its interest in Self Storage Management, for $6.0 million and recognized a gain of $1.5 million (Note 4). The Company acquired Fund III's unconsolidated interest in Self Storage Management from the shareholders of Fund III earlier in the quarter.

Financing Activity

During the three months ended March 31, 2022, we (Note 7):

•
extended three Fund mortgages totaling $78.2 million (excluding principal reductions of $1.1 million);
•
modified and extended one mortgage which had an outstanding balance of $20.8 million prior to modification;
•
repaid one Core mortgage of $12.3 million and three Fund mortgages in an aggregate amount of $57.8 million in connection with the sale of properties (Note 2);
•
entered into one mortgage at an unconsolidated property for $32.3 million; and
•
made scheduled principal payments of $2.2 million.

42

Structured Financing Investments

In January 2022, as discussed above, Fund III foreclosed upon its $5.3 million note receivable, which had previously been in default. In addition, one Core Portfolio loan receivable remains in default (Note 3) at March 31, 2022.

Equity Sales

The Company sold 5,150,832 of its Common Shares during the three months ended March 31, 2022 for net proceeds of $111.5 million through its ATM Program (Note 10).

43

RESULTS OF OPERATIONS

See Note 12 in the Notes to Consolidated Financial Statements for an overview of our three reportable segments.

Comparison of Results for the Three Months Ended March 31, 2022 to the Three Months Ended March 31, 2021

The results of operations by reportable segment for the three months ended March 31, 2022 compared to the three months ended March 31, 2021 are summarized in the table below (in millions, totals may not add due to rounding):

|  | Three Months Ended |  |  | Three Months Ended |  |  |  |
|  | March 31, 2022 |  |  | March 31, 2021 |  |  | Increase (Decrease) |
|  | Core |  |  | Funds |  |  | SF |  |  | Total |  |  | Core |  |  | Funds |  |  | SF |  |  | Total |  |  | Core |  |  | Funds |  |  | SF |  |  | Total |
Revenues |  | $ | 48.4 |  |  | $ | 33.2 |  |  | $ | — |  |  | $ | 81.5 |  |  | $ | 42.3 |  |  | $ | 25.8 |  |  | $ | — |  |  | $ | 68.2 |  |  | $ | 6.1 |  |  | $ | 7.4 |  |  | $ | — |  |  | $ | 13.3 |
Depreciation and amortization |  |  | (17.7 | ) |  |  | (16.0 | ) |  |  | — |  |  |  | (33.7 | ) |  |  | (16.9 | ) |  |  | (13.8 | ) |  |  | — |  |  |  | (30.6 | ) |  |  | 0.8 |  |  |  | 2.2 |  |  |  | — |  |  |  | 3.1 |
Property operating expenses, other operating and real estate taxes |  |  | (14.6 | ) |  |  | (10.0 | ) |  |  | — |  |  |  | (24.6 | ) |  |  | (13.7 | ) |  |  | (10.8 | ) |  |  | — |  |  |  | (24.4 | ) |  |  | 0.9 |  |  |  | (0.8 | ) |  |  | — |  |  |  | 0.2 |
General and administrative expenses |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (11.9 | ) |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (9.0 | ) |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 2.9 |
Gain on disposition of properties |  |  | — |  |  |  | 28.8 |  |  |  | — |  |  |  | 28.8 |  |  |  | 4.6 |  |  |  | — |  |  |  | — |  |  |  | 4.6 |  |  |  | (4.6 | ) |  |  | 28.8 |  |  |  | — |  |  |  | 24.2 |
Operating income (loss) |  |  | 16.0 |  |  |  | 35.9 |  |  |  | — |  |  |  | 40.0 |  |  |  | 16.4 |  |  |  | 1.3 |  |  |  | — |  |  |  | 8.8 |  |  |  | (0.4 | ) |  |  | 34.6 |  |  |  | — |  |  |  | 31.2 |
Interest and other income |  |  | — |  |  |  | — |  |  |  | 2.9 |  |  |  | 2.9 |  |  |  | — |  |  |  | — |  |  |  | 1.7 |  |  |  | 1.7 |  |  |  | — |  |  |  | — |  |  |  | 1.2 |  |  |  | 1.2 |
Realized and unrealized holding gains on investments and other |  |  | 1.2 |  |  |  | 14.6 |  |  |  | — |  |  |  | 15.7 |  |  |  | — |  |  |  | 6.5 |  |  |  | (1.4 | ) |  |  | 5.1 |  |  |  | 1.2 |  |  |  | 8.1 |  |  |  | 1.4 |  |  |  | 10.6 |
Equity in earnings (losses) of unconsolidated affiliates |  |  | 1.6 |  |  |  | 1.5 |  |  |  | — |  |  |  | 3.1 |  |  |  | (1.1 | ) |  |  | 3.0 |  |  |  | — |  |  |  | 1.9 |  |  |  | 2.7 |  |  |  | (1.5 | ) |  |  | — |  |  |  | 1.2 |
Interest expense |  |  | (7.6 | ) |  |  | (10.3 | ) |  |  | — |  |  |  | (17.9 | ) |  |  | (7.2 | ) |  |  | (9.4 | ) |  |  | — |  |  |  | (16.6 | ) |  |  | 0.4 |  |  |  | 0.9 |  |  |  | — |  |  |  | 1.3 |
Income tax (provision) benefit |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 0.2 |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (0.1 | ) |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 0 |
Net income (loss) |  |  | 11.2 |  |  |  | 41.7 |  |  |  | 2.9 |  |  |  | 44.1 |  |  |  | 8.1 |  |  |  | 1.5 |  |  |  | 0.3 |  |  |  | 0.7 |  |  |  | 3.1 |  |  |  | 40.2 |  |  |  | 2.6 |  |  |  | 43.4 |
Net (income) loss attributable to noncontrolling interests |  |  | (1.1 | ) |  |  | (26.1 | ) |  |  | — |  |  |  | (27.3 | ) |  |  | (0.5 | ) |  |  | 3.5 |  |  |  | 1.0 |  |  |  | 4.1 |  |  |  | (0.6 | ) |  |  | (29.6 | ) |  |  | (1.0 | ) |  |  | (31.4 | )
Net income (loss) attributable to Acadia |  | $ | 10.1 |  |  | $ | 15.6 |  |  | $ | 2.9 |  |  | $ | 16.8 |  |  | $ | 7.6 |  |  | $ | 5.0 |  |  | $ | 1.3 |  |  | $ | 4.8 |  |  | $ | 2.5 |  |  | $ | 10.6 |  |  | $ | 1.6 |  |  | $ | 12.0 |

Core Portfolio

The results of operations for our Core Portfolio segment are depicted in the table above under the headings labeled “Core.” Segment net income attributable to Acadia for our Core Portfolio increased $2.5 million for the three months ended March 31, 2022 compared to the prior year period as a result of the changes further described below.

Revenues for our Core Portfolio increased $6.1 million for the three months ended March 31, 2022 compared to the prior year period primarily due to (i) a $2.7 million decrease in credit loss reserves in 2022 related to the COVID-19 Pandemic (Note 11), (ii) $1.7 million from Core Portfolio property acquisitions in 2021 and 2022 , and (iii) $0.9 million from the conversion of tenants from cash to accrual basis.

Gain on disposition of properties of $4.6 million in 2021 relates to the sale of 60 Orange Street (Note 2).

Realized and unrealized holding gains on investments and other for our Core Portfolio includes $1.2 million for the three months ended March 31, 2022 related to the bargain purchase gain on the acquisition of the Williamsburg Collection (Note 2).

Equity in earnings (losses) of unconsolidated affiliates for our Core Portfolio increased $2.7 million for the three months ended March 31, 2022 compared to the prior year period , primarily due to a decrease in credit loss reserves in 2022 at unconsolidated properties related to the COVID-19 Pandemic.

Funds

The results of operations for our Funds segment are depicted in the table above under the headings labeled “Funds.” Segment net income attributable to Acadia for the Funds increased $10.6 million for the three months ended March 31, 2022 compared to the prior year period as a result of the changes described below.

Revenues for the Funds increased $7.4 million for the three months ended March 31, 2022 compared to the prior year period primarily due to (i) $4.0 million from Fund property acquisitions in 2021 (Note 2), (ii) a $2.3 million decrease in credit loss reserves in 2022 related to the COVID-19 Pandemic (Note 11), and (iii) $1.2 million from development projects placed into service during 2021.

Depreciation and amortization for the Funds increased $2.2 million for the three months ended March 31, 2022 compared to the prior year period primarily due to Fund acquisitions in 2021.

44

Gain on disposition of properties of $28.8 million relates to the sale of Cortlandt Crossing at Fund III, Mayfair and Dauphin at Fund IV and a New Towne outparcel at Fund V in 2022 (Note 2).

Realized and unrealized holding gains on investments and other for the Funds increased $8.1 million for the three months ended March 31, 2022 compared to the prior year period, due to a $6.6 million increase in the mark-to-market adjustment on the Investment in Albertsons, and $1.5 million related to the Company's proportionate share of the gain on sale of Fund III's interest in Self Storage Management (Note 4).

Equity in earnings (losses) of unconsolidated affiliates for the Funds decreased $1.5 million for the three months ended March 31, 2022 compared to the prior year period primarily due to the gain on sale related to two land parcels at Riverdale Family Center in Fund V in 2021 (Note 4).

Net (income) loss attributable to noncontrolling interests for the Funds decreased $29.6 million for the three months ended March 31, 2022 compared to the prior year period based on the noncontrolling interests’ share of the variances discussed above. Net loss attributable to noncontrolling interests in the Funds includes asset management fees earned by the Company of $2.4 million and $3.1 million for the three months ended March 31, 2022 and 2021, respectively.

Structured Financing

Interest income for the Structured Financing portfolio increased $1.2 million for the three months ended March 31, 2022 compared to the prior year period due to loans issued during 2021.

Unallocated

The Company does not allocate general and administrative expense and income taxes to its reportable segments. These unallocated amounts are depicted in the table above under the headings labeled “Total.” Unallocated general and administrative expense increased $2.9 million for the three months ended March 31, 2022 compared to the prior year period due to $2.0 million related to acquisition costs (Note 2) and $0.8 million from an increase in salaries and headcount.

SUPPLEMENTAL FINANCIAL MEASURES

Net Property Operating Income

The following discussion of net property operating income (“NOI”) and rent spreads on new and renewal leases includes the activity from both our consolidated and our pro-rata share of unconsolidated properties within our Core Portfolio. Our Funds invest primarily in properties that typically require significant leasing and development. Given that the Funds are finite-life investment vehicles, these properties are sold following stabilization. For these reasons, we believe NOI and rent spreads are not meaningful measures for our Fund investments.

NOI represents property revenues less property expenses. We consider NOI and rent spreads on new and renewal leases for our Core Portfolio to be appropriate supplemental disclosures of portfolio operating performance due to their widespread acceptance and use within the REIT investor and analyst communities. NOI and rent spreads on new and renewal leases are presented to assist investors in analyzing our property performance, however, our method of calculating these may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.

45

A reconciliation of consolidated operating income to net operating income - Core Portfolio follows (in thousands):

|  | Three Months Ended March 31, |
|  | 2022 |  |  | 2021 |
|  |  |  |  | (As Restated) |
Consolidated operating income (a) |  | $ | 40,042 |  |  | $ | 8,752 |
Add back: |  |  |  |  |  |
General and administrative |  |  | 11,937 |  |  |  | 8,992 |
Depreciation and amortization |  |  | 33,713 |  |  |  | 30,640 |
Less: |  |  |  |  |  |
Above/below-market rent, straight-line rent and other adjustments |  |  | (6,596 | ) |  |  | (4,456 | )
Gain on disposition of properties |  |  | (28,815 | ) |  |  | (4,612 | )
Consolidated NOI |  |  | 50,281 |  |  |  | 39,316 |
Noncontrolling interest in consolidated NOI |  |  | (15,785 | ) |  |  | (10,272 | )
Less: Operating Partnership's interest in Fund NOI included above |  |  | (4,073 | ) |  |  | (2,535 | )
Add: Operating Partnership's share of unconsolidated joint ventures NOI |  |  | 3,773 |  |  |  | 3,300 |
NOI - Core Portfolio |  | $ | 34,196 |  |  | $ | 29,809 |

(a) Does not include the Operating Partnership’s share of NOI from unconsolidated joint ventures within the Funds.

Same-Property NOI includes Core Portfolio properties that we owned for both the current and prior periods presented, but excludes those properties that we acquired, sold or expected to sell, and developed during these periods. The following table summarizes Same-Property NOI for our Core Portfolio (in thousands):

|  | Three Months Ended March 31, |
|  | 2022 |  |  | 2021 |
Core Portfolio NOI |  | $ | 34,196 |  |  | $ | 29,809 |
Less properties excluded from Same-Property NOI |  |  | (4,356 | ) |  |  | (2,600 | )
Same-Property NOI |  | $ | 29,840 |  |  | $ | 27,209 |
Percent change from prior year period |  |  | 9.7 | % |  |  |
Components of Same-Property NOI: |  |  |  |  |  |
Same-Property Revenues |  | $ | 43,242 |  |  | $ | 39,888 |
Same-Property Operating Expenses |  |  | (13,402 | ) |  |  | (12,679 | )
Same-Property NOI |  | $ | 29,840 |  |  | $ | 27,209 |

Rent Spreads on Core Portfolio New and Renewal Leases

The following table summarizes rent spreads on both a cash basis and straight-line basis for new and renewal leases based on leases executed within our Core Portfolio for the periods presented. Cash basis represents a comparison of rent most recently paid on the previous lease as compared to the initial rent paid on the new lease. Straight-line basis represents a comparison of rents as adjusted for contractual escalations, abated rent and lease incentives for the same comparable leases.

|  | Three Months Ended March 31, 2022 |
Core Portfolio New and Renewal Leases |  | Cash Basis |  |  | Straight- Line Basis |
Number of new and renewal leases executed |  |  | 25 |  |  |  | 25 |
GLA commencing |  |  | 297,828 |  |  |  | 297,828 |
New base rent |  | $ | 32.37 |  |  | $ | 32.83 |
Expiring base rent |  | $ | 30.04 |  |  | $ | 29.68 |
Percent growth in base rent |  |  | 7.8 | % |  |  | 10.6 | %
Average cost per square foot (a) |  | $ | 22.21 |  |  | $ | 22.21 |
Weighted average lease term (years) |  |  | 6.1 |  |  |  | 6.1 |

(a) The average cost per square foot includes tenant improvement costs, leasing commissions and tenant allowances.

46

Funds from Operations

We consider funds from operations (“FFO”) as defined by the National Association of Real Estate Investment Trusts (“NAREIT”) to be an appropriate supplemental disclosure of operating performance for an equity REIT due to its widespread acceptance and use within the REIT and analyst communities. FFO is presented to assist investors in analyzing our performance. It is helpful as it excludes various items included in net income that are not indicative of the operating performance, such as gains (losses) from sales of depreciated property, depreciation and amortization, and impairment of real estate. Our method of calculating FFO may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. FFO does not represent cash generated from operations as defined by GAAP and is not indicative of cash available to fund all cash needs, including distributions. It should not be considered as an alternative to net income for the purpose of evaluating our performance or to cash flows as a measure of liquidity. Consistent with the NAREIT definition, we define FFO as net income (computed in accordance with GAAP), excluding gains (losses) from sales of depreciated property and impairment of depreciable real estate, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Also consistent with NAREIT’s definition of FFO, the Company has elected to include gains and losses incidental to its main business (including those related to its RCP investments such as Albertsons) in FFO. A reconciliation of net income attributable to Acadia to FFO follows (dollars in thousands, except per share amounts):

|  | Three Months Ended March 31, |
|  | 2022 |  |  | 2021 |
|  |  |  |  | (As Restated) |
Net income attributable to Acadia |  | $ | 16,838 |  |  | $ | 4,817 |
Depreciation of real estate and amortization of leasing costs (net of noncontrolling interests' share) |  |  | 24,313 |  |  |  | 23,807 |
Gain on disposition of properties (net of noncontrolling interests' share) |  |  | (6,876 | ) |  |  | (5,096 | )
Income attributable to Common OP Unit holders |  |  | 998 |  |  |  | 347 |
Distributions - Preferred OP Units |  |  | 123 |  |  |  | 123 |
Funds from operations attributable to Common Shareholders and Common OP Unit holders |  | $ | 35,396 |  |  | $ | 23,998 |
Funds From Operations per Share - Diluted |  |  |  |  |  |
Basic weighted-average shares outstanding, GAAP earnings |  |  | 93,285,565 |  |  |  | 86,323,267 |
Weighted-average OP Units outstanding |  |  | 5,314,108 |  |  |  | 5,119,639 |
Basic weighted-average shares and OP Units outstanding, FFO |  |  | 98,599,673 |  |  |  | 91,442,906 |
Assumed conversion of Preferred OP Units to Common Shares |  |  | 464,623 |  |  |  | 464,623 |
Assumed conversion of LTIP units and Restricted Share Units to Common Shares |  |  | 311,878 |  |  |  | 23,093 |
Diluted weighted-average number of Common Shares and Common OP Units outstanding, FFO |  |  | 99,376,174 |  |  |  | 91,930,622 |
Diluted Funds from operations, per Common Share and Common OP Unit |  | $ | 0.36 |  |  | $ | 0.26 |

47

LIQUIDITY AND CAPITAL RESOURCES

Uses of Liquidity and Cash Requirements

Generally, our principal uses of liquidity are (i) distributions to our shareholders and OP unit holders, (ii) investments, which include the funding of our capital committed to the Funds and property acquisitions and development/re-tenanting activities within our Core Portfolio, (iii) distributions to our Fund investors, (iv) debt service and loan repayments and (v) share repurchases.

Distributions

In order to qualify as a REIT for federal income tax purposes, we must distribute at least 90% of our taxable income to our shareholders. During the three months ended March 31, 2022, we paid dividends and distributions on our Common Shares and Preferred OP Units totaling $14.3 million.

Investments

During the three months ended March 31, 2022, we made three new consolidated investments in our Core Portfolio and Fund V acquired two unconsolidated properties totaling $292.2 million as described below (Note 2, Note 4):

•
On January 12, 2022, the Company acquired a retail condominium referred to as 121 Spring Street located in Soho, New York City, for $39.6 million, inclusive of transaction costs.
•
On February 18, 2022, the Company invested $97.8 million in a group of properties referred to as the Williamsburg Collection located in Brooklyn, New York.
•
On March 2, 2022, the Company acquired a single-tenant retail building referred to as 8833 Beverly Boulevard located in West Hollywood, California, for $24.1 million, inclusive of transaction costs.
•
On March 21, 2022, Fund V acquired a 90% interest in an unconsolidated venture. The venture purchased a shopping center referred to as Wood Ridge Plaza located in Houston, Texas, for $49.3 million, inclusive of transaction costs.
•
On March 30, 2022, Fund V acquired a 90% interest in an unconsolidated venture. The venture purchased a shopping center referred to as La Frontera Village located in Round Rock, Texas, for $81.4 million, inclusive of transaction costs.

During the three months ended March 31, 2022, the Company made no new investments within its Structured Financing portfolio.

Capital Commitments

During the three months ended March 31, 2022, we made capital contributions aggregating $25.2 million to our Funds. At March 31, 2022, our share of the remaining capital commitments to our Funds aggregated $45.1 million as follows:

•
$0.3 million to Fund II – During August 2020, a recallable distribution of $15.7 million was made by Mervyn’s II to its investors, of which our share was $4.5 million. During 2021 and 2022, Mervyn’s II recalled $11.9 million and $2.6 million, respectively, of the $15.7 million, of which our share is $3.4 million and $0.7 million, respectively.
•
$0.5 million to Fund III – Fund III was launched in May 2007 with total committed capital of $450.0 million, of which our original share was $89.6 million. During 2015, we acquired an additional interest, which had an original capital commitment of $20.9 million.
•
$9.7 million to Fund IV – Fund IV was launched in May 2012 with total committed capital of $530.0 million, of which our original share was $122.5 million.
•
$34.6 million to Fund V – Fund V was launched in August 2016 with total committed capital of $520.0 million, of which our initial share was $104.5 million.

Development Activities

During the three months ended March 31, 2022, capitalized costs associated with development activities totaled $1.2 million (Note 2). At March 31, 2022, we had a total of six consolidated and one unconsolidated projects under development or redevelopment, for which the estimated total cost to complete these projects through 2025 was $76.5 million to $101.2 million, and our estimated share was approximately $43.5 million to $54.7 million. Substantially all remaining development and redevelopment costs are discretionary.

48

Debt

A summary of our consolidated debt, which includes the full amount of Fund related obligations and excludes our pro rata share of debt at our unconsolidated subsidiaries, is as follows (in thousands):

|  | March 31, |  |  | December 31, |
|  | 2022 |  |  | 2021 |
Total Debt - Fixed and Effectively Fixed Rate |  | $ | 975,941 |  |  | $ | 1,038,803 |
Total Debt - Variable Rate |  |  | 850,330 |  |  |  | 780,935 |
|  |  | 1,826,271 |  |  |  | 1,819,738 |
Net unamortized debt issuance costs |  |  | (7,045 | ) |  |  | (7,946 | )
Unamortized premium |  |  | 420 |  |  |  | 446 |
Total Indebtedness |  | $ | 1,819,646 |  |  | $ | 1,812,238 |

As of March 31, 2022, our consolidated indebtedness aggregated $1,826.3 million, excluding unamortized premium of $0.4 million and net unamortized loan costs of $7.0 million, and were collateralized by 38 properties and related tenant leases. Stated interest rates on our outstanding indebtedness ranged from LIBOR + 1.40% to 5.89% with maturities that ranged from May 2, 2022 to April 15, 2035. Taking into consideration $798.2 million of notional principal under variable to fixed-rate swap agreements currently in effect, $975.9 million of the portfolio debt, or 53.4%, was fixed at a 3.93% weighted-average interest rate and $850.3 million, or 46.6% was floating at a 2.57% weighted average interest rate as of March 31, 2022. Our variable-rate debt includes $107.3 million of debt subject to interest rate caps.

Without regard to available extension options, at March 31, 2022 at there was $614.0 million of debt maturing in 2022 at a weighted-average interest rate of 3.78%; there was $5.3 million of scheduled principal amortization due in the remainder of 2022; and our share of scheduled remaining 2022 principal payments and maturities on our unconsolidated debt was $11.8 million. In addition, $173.5 million of our total consolidated debt and $47.0 million of our pro-rata share of unconsolidated debt will come due in 2023. As it relates to the aforementioned maturing debt in 2022 and 2023, we have options to extend consolidated debt aggregating $156.2 million and $80.8 million at March 31, 2022, respectively; however, there can be no assurance that the Company will be able to successfully execute any or all of its available extension options. Of the debt maturing in 2022 and 2023, $256.7 million and $39.5 million, respectively, relates to Fund II's City Point property and Fund II is actively pursuing refinancing of these obligations or drawing additional capital from Fund II's investors. For the remaining indebtedness, we may not have sufficient cash on hand to repay such indebtedness, and, therefore, we expect to refinance at least a portion of this indebtedness or select other alternatives based on market conditions as these loans mature; however, there can be no assurance that we will be able to obtain financing on acceptable terms or at all.

Share Repurchase Program

We maintain a share repurchase program under which $122.6 million remains available as of March 31, 2022 (Note 10). We did not repurchase any shares under this program during the three months ended March 31, 2022.

Sources of Liquidity

Our primary sources of capital for funding our liquidity needs include (i) the issuance of both public equity and OP Units, (ii) the issuance of both secured and unsecured debt, (iii) unfunded capital commitments from noncontrolling interests within our Funds, (iv) future sales of existing properties, (v) repayments of structured financing investments, and (vi) cash on hand and future cash flow from operating activities. Our cash on hand in our consolidated subsidiaries at March 31, 2022 totaled $36.2 million. Our remaining sources of liquidity are described further below.

ATM Program

We have an ATM Program (Note 10) which provides us an efficient and low-cost vehicle for raising public equity to fund our capital needs. In addition, from time to time, we have issued and may issue, equity in follow-on offerings separate from our ATM Program. Net proceeds raised through our ATM Program and follow-on offerings are primarily used for acquisitions, both for our Core Portfolio and our pro-rata share of Fund acquisitions, and for general corporate purposes. During the three months ended March 31, 2022, the Company sold 5,150,832 of its Common Shares for net proceeds of $111.5 million, at a weighted-average price per share of $22.44, through the ATM Program.

Fund Capital

During the three months ended March 31, 2022, Funds II and V called for capital contributions of $2.6 million and $121.7 million, respectively, of which our aggregate share was $25.2 million. At March 31, 2022, unfunded capital commitments from noncontrolling interests within Funds II, III, IV and V were $0.9 million, $1.4 million, $32.2 million and $137.5 million, respectively.

49

Asset Sales and Other Transactions

During the three months ended March 31, 2022, the Company disposed of three consolidated Fund properties, one land parcel and one unconsolidated investment as follows:

•
On January 26, 2022, Fund IV sold its consolidated Mayfair Shopping Center for $23.7 million, repaid the related mortgage of $11.3 million and recognized a gain of $7.1 million, of which the Company's proportionate share was $1.8 million (Note 2).
•
On February 1, 2022, Fund V sold a land parcel at its consolidated New Town Center property for $2.2 million, and recognized a gain of $1.8 million, of which the Company’s proportionate share was $0.4 million. Fund V used a portion of the proceeds to repay $1.1 million of the property's mortgage (Note 2).
•
On February 9, 2022, Fund III sold its consolidated Cortlandt Crossing property for $65.5 million and repaid the related debt of $34.5 million. Fund III recognized a gain of $13.3 million, of which the Company's proportionate share was $7.1 million (Note 2).
•
On March 4, 2022, Fund IV sold its consolidated Dauphin Plaza property for $21.7 million and repaid the related debt of $12.0 million. Fund IV recognized a gain of $6.6 million, of which the Company's proportionate share was $1.7 million (Note 2).
•
On March 9, 2022, the Company sold its interest in Self Storage Management, for $6.0 million and recognized a gain of $1.5 million (Note 4). The Company acquired Fund III's unconsolidated interest in Self Storage Management from the shareholders of Fund III earlier in the quarter.

Structured Financing Repayments

During the three months ended March 31, 2022 the Company foreclosed on one Structured Financing loan in the amount of $10.0 million including accrued interest. The Company also has one Structured Financing investment in the amount of $21.6 million, including accrued interest that previously matured and has not been repaid. The Company has two loans totaling $29.5 million that will mature during the remainder of 2022 (Note 3).

Financing and Debt

As of March 31, 2022, we had $158.0 million of additional capacity under existing Core Portfolio and Fund revolving debt facilities. In addition, at that date within our Core and Fund portfolios, we had 86 unleveraged consolidated properties with an aggregate carrying value of approximately $1.8 billion, although there can be no assurance that we would be able to obtain financing for these properties at favorable terms, if at all.

HISTORICAL CASH FLOW

The following table compares the historical cash flow for the three months ended March 31, 2022 with the cash flow for the three months ended March 31, 2021 (in millions, totals may not add due to rounding):

|  | Three Months Ended March 31, |
|  | 2022 |  |  | 2021 |  |  | Variance |
Net cash provided by operating activities |  | $ | 26.5 |  |  | $ | 31.0 |  |  | $ | (4.5 | )
Net cash (used in) provided by investing activities |  |  | (150.1 | ) |  |  | 12.6 |  |  |  | (162.7 | )
Net cash provided by (used in) financing activities |  |  | 144.0 |  |  |  | (47.2 | ) |  |  | 191.2 |
Increase (decrease) in cash and restricted cash |  | $ | 20.5 |  |  | $ | (3.6 | ) |  | $ | 24.1 |

Operating Activities

Our operating activities provided $4.5 million less cash during the year ended March 31, 2022 as compared to the year ended March 31, 2021, primarily due to a decrease in cash receipts from tenants in 2022.

Investing Activities

During the year ended March 31, 2022 as compared to the year ended March 31, 2021, our investing activities used $162.7 million more cash, primarily due to (i) $163.3 million more cash used to acquire properties in 2022, (ii) $93.8 million more cash used for investments in and advances to unconsolidated affiliates and (iii) $4.5 million of cash used for acquisition of investment interests in 2022. These uses of cash were partially offset by $100.9 million more cash received from the disposition of properties.

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Financing Activities

Our financing activities provided $191.2 million more cash during the year ended March 31, 2022 as compared to the year ended March 31, 2021, primarily from (i) $111.5 million more cash provided by the sale of Common Shares, (ii) $87.9 million more cash provided from contributions from noncontrolling interests, and (iii) $22.9 million more cash provided from net borrowings. These sources of cash were partially offset by (i) $18.0 million more cash used for distributions to noncontrolling interests, and (ii) $13.4 million more cash used in dividends paid to common shareholders.

OFF-BALANCE SHEET ARRANGEMENTS

We have the following investments made through joint ventures for the purpose of investing in operating properties. We account for these investments using the equity method of accounting. As such, our financial statements reflect our investment and our share of income and loss from, but not the individual assets and liabilities, of these joint ventures.

See Note 4 in the Notes to Consolidated Financial Statements, for a discussion of our unconsolidated investments. The Operating Partnership’s pro-rata share of unconsolidated non-recourse debt related to those investments is as follows (dollars in millions):

|  | Operating Partnership |  |  | March 31, 2022
Investment |  | Ownership Percentage |  |  | Pro-rata Share of Mortgage Debt |  |  | Effective Interest Rate (a) |  |  | Maturity Date
Family Center at Riverdale (b) |  |  | 18.0 | % |  | $ | 4.4 |  |  |  | 3.68 | % |  | May 2022
Promenade at Manassas (c) |  |  | 22.8 | % |  |  | 6.2 |  |  |  | 4.57 | % |  | Dec 2022
Eden Square |  |  | 22.8 | % |  |  | 5.2 |  |  |  | 2.64 | % |  | Mar 2023
Gotham Plaza |  |  | 49.0 | % |  |  | 8.9 |  |  |  | 5.09 | % |  | Jun 2023
Renaissance Portfolio |  |  | 20.0 | % |  |  | 32.0 |  |  |  | 3.81 | % |  | Aug 2023
3104 M Street |  |  | 20.0 | % |  |  | 0.8 |  |  |  | 4.00 | % |  | Jan 2024
Crossroads |  |  | 49.0 | % |  |  | 30.3 |  |  |  | 3.94 | % |  | Oct 2024
Tri-City Plaza (c) |  |  | 18.1 | % |  |  | 7.0 |  |  |  | 3.01 | % |  | Oct 2024
Frederick Crossing (c) |  |  | 18.1 | % |  |  | 4.4 |  |  |  | 3.26 | % |  | Dec 2024
Paramus Plaza (b) |  |  | 11.6 | % |  |  | 3.3 |  |  |  | 2.65 | % |  | Dec 2024
Frederick County Square (c) |  |  | 18.1 | % |  |  | 4.0 |  |  |  | 4.00 | % |  | Jan 2025
840 N. Michigan |  |  | 88.4 | % |  |  | 65.0 |  |  |  | 4.36 | % |  | Feb 2025
Wood Ridge Plaza (b) |  |  | 18.1 | % |  |  | 5.8 |  |  |  | 3.63 | % |  | Mar 2025
650 Bald Hill Road |  |  | 20.8 | % |  |  | 3.3 |  |  |  | 3.75 | % |  | Jun 2026
Georgetown Portfolio |  |  | 50.0 | % |  |  | 7.7 |  |  |  | 4.72 | % |  | Dec 2027
Total |  |  |  |  | $ | 188.3 |  |  |  |  |  |

(a)
Effective interest rates incorporate the effect of interest rate swaps and caps that were in effect at March 31, 2022, where applicable.
(b)
The debt has one available 12-month extension option.
(c)
The debt has two available 12-month extension options.

CRITICAL ACCOUNTING POLICIES

Management’s discussion and analysis of financial condition and results of operations is based upon our Consolidated Financial Statements, which have been prepared in accordance with U.S. GAAP. The preparation of these Consolidated Financial Statements requires management to make estimates and judgments that affect the reported amounts of assets, liabilities, revenues and expenses. We base our estimates on historical experience and assumptions that are believed to be reasonable under the circumstances, the results of which form the basis for making judgments about carrying value of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions. We believe there have been no material changes to the items that we disclosed as our critical accounting policies under Item 7, “Management’s Discussion and Analysis of Financial Condition and Results of Operations,” in our 2021 Annual Report on Form 10-K.

Recently Issued and Adopted Accounting Pronouncements

Reference is made to Note 1 for information about recently issued accounting pronouncements.

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ITEM 3. QUANTITATIVE AND QUALITAT IVE DISCLOSURES ABOUT MARKET RISK.

Information as of March 31, 2022

Our primary market risk exposure is to changes in interest rates related to our mortgage and other debt. See Note 7 in the Notes to Consolidated Financial Statements, for certain quantitative details related to our mortgage and other debt.

Currently, we manage our exposure to fluctuations in interest rates primarily through the use of fixed-rate debt and interest rate swap and cap agreements. As of March 31, 2022, we had total mortgage and other notes payable of $1,826.3 million, excluding the unamortized premium of $0.4 million and net unamortized debt issuance costs of $7.0 million, of which $975.9 million, or 53.4% was fixed-rate, inclusive of debt with rates fixed through the use of derivative financial instruments, and $850.3 million, or 46.6%, was variable-rate based upon LIBOR, SOFR or Prime rates plus certain spreads. As of March 31, 2022, we were party to 23 interest rate swaps and three interest rate cap agreements to hedge our exposure to changes in interest rates with respect to $798.2 million and $107.3 million of variable-rate debt, respectively.

The following table sets forth information as of March 31, 2022 concerning our long-term debt obligations, including principal cash flows by scheduled maturity (without regard to available extension options) and weighted average effective interest rates of maturing amounts (dollars in millions):

Core Consolidated Mortgage and Other Debt

Year |  | Scheduled Amortization |  |  | Maturities |  |  | Total |  |  | Weighted-Average Interest Rate |
2022 (Remainder) |  | $ | 2.1 |  |  | $ | — |  |  | $ | 2.1 |  |  |  | — | %
2023 |  |  | 2.9 |  |  |  | — |  |  |  | 2.9 |  |  |  | — | %
2024 |  |  | 2.7 |  |  |  | 7.3 |  |  |  | 10.0 |  |  |  | 4.7 | %
2025 |  |  | 2.8 |  |  |  | 254.4 |  |  |  | 257.2 |  |  |  | 4.1 | %
2026 |  |  | 2.7 |  |  |  | 409.3 |  |  |  | 412.0 |  |  |  | 4.1 | %
Thereafter |  |  | 7.7 |  |  |  | 107.9 |  |  |  | 115.6 |  |  |  | 4.3 | %
|  | $ | 20.9 |  |  | $ | 778.9 |  |  | $ | 799.8 |  |  |  |

Fund Consolidated Mortgage and Other Debt

Year |  | Scheduled Amortization |  |  | Maturities |  |  | Total |  |  | Weighted-Average Interest Rate |
2022 (Remainder) |  | $ | 3.2 |  |  | $ | 614.0 |  |  | $ | 617.2 |  |  |  | 3.8 | %
2023 |  |  | 3.8 |  |  |  | 166.8 |  |  |  | 170.6 |  |  |  | 3.3 | %
2024 |  |  | 2.6 |  |  |  | 199.5 |  |  |  | 202.1 |  |  |  | 3.2 | %
2025 |  |  | 0.2 |  |  |  | 2.4 |  |  |  | 2.6 |  |  |  | 3.8 | %
2026 |  |  | 0.1 |  |  |  | 33.9 |  |  |  | 34.0 |  |  |  | 3.1 | %
Thereafter |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — | %
|  | $ | 9.9 |  |  | $ | 1,016.6 |  |  | $ | 1,026.5 |  |  |  |

Mortgage Debt in Unconsolidated Partnerships (at our Pro-Rata Share)

Year |  | Scheduled Amortization |  |  | Maturities |  |  | Total |  |  | Weighted-Average Interest Rate |
2022 (Remainder) |  | $ | 1.2 |  |  | $ | 10.6 |  |  | $ | 11.8 |  |  |  | 4.2 | %
2023 |  |  | 1.4 |  |  |  | 45.6 |  |  |  | 47.0 |  |  |  | 3.9 | %
2024 |  |  | 1.2 |  |  |  | 43.7 |  |  |  | 44.9 |  |  |  | 3.6 | %
2025 |  |  | 0.4 |  |  |  | 74.7 |  |  |  | 75.1 |  |  |  | 4.3 | %
2026 |  |  | 0.3 |  |  |  | 3.0 |  |  |  | 3.3 |  |  |  | 3.8 | %
Thereafter |  |  | 0.3 |  |  |  | 5.9 |  |  |  | 6.2 |  |  |  | 4.7 | %
|  | $ | 4.8 |  |  | $ | 183.5 |  |  | $ | 188.3 |  |  |  |

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Without regard to available extension options, in the remainder of 2022, $619.3 million of our total consolidated debt and $11.8 million of our pro-rata share of unconsolidated outstanding debt will become due. In addition, $173.5 million of our total consolidated debt and $47.0 million of our pro-rata share of unconsolidated debt will become due in 2023. As it relates to the aforementioned maturing debt in 2022 and 2023, we have options to extend consolidated debt aggregating $156.2 million and $80.8 million, respectively; however, there can be no assurance that the Company will be able successfully execute any or all of its available extension options. Of the debt maturing in 2022 and 2023, $256.7 million and $39.5 million, respectively, relates to Fund II's City Point property and Fund II is actively pursuing refinancing of these obligations or drawing additional capital from Fund II's investors. As we intend on refinancing some or all of such debt at the then-existing market interest rates, which may be greater than the current interest rates, our interest expense would increase by approximately $8.5 million annually if the interest rate on the refinanced debt increased by 100 basis points. After giving effect to noncontrolling interests, our share of this increase would be $1.9 million. Interest expense on our variable-rate debt of $850.3 million, net of variable to fixed-rate swap agreements currently in effect, as of March 31, 2022, would increase $8.5 million if corresponding rate indices increased by 100 basis points. After giving effect to noncontrolling interests, our share of this increase would be $1.7 million. We may seek additional variable-rate financing if and when pricing and other commercial and financial terms warrant. As such, we would consider hedging against the interest rate risk related to such additional variable-rate debt through interest rate swaps and protection agreements, or other means.

Based on our outstanding debt balances as of March 31, 2022, the fair value of our total consolidated outstanding debt would decrease by approximately $7.1 million if interest rates increase by 1%. Conversely, if interest rates decrease by 1%, the fair value of our total outstanding debt would increase by approximately $8.5 million.

As of March 31, 2022, and December 31, 2021, we had consolidated notes receivable of $153.2 million and $153.9 million, respectively. We determined the estimated fair value of our notes receivable by discounting future cash receipts utilizing a discount rate equivalent to the rate at which similar notes receivable would be originated under conditions then existing.

Based on our outstanding notes receivable balances as of March 31, 2022, the fair value of our total outstanding notes receivable would decrease by approximately $1.8 million if interest rates increase by 1%. Conversely, if interest rates decrease by 1%, the fair value of our total outstanding notes receivable would increase by approximately $1.8 million.

Summarized Information as of December 31, 2021

As of December 31, 2021, we had total mortgage and other notes payable of $1,819.7 million, excluding the unamortized premium of $0.4 million and unamortized debt issuance costs of $7.9 million, of which $1,038.8 million, or 57.1% was fixed-rate, inclusive of debt with rates fixed through the use of derivative financial instruments, and $780.9 million, or 42.9%, was variable-rate based upon LIBOR, SOFR or Prime rates plus certain spreads. As of December 31, 2021, we were party to 28 interest rate swap and three interest rate cap agreements to hedge our exposure to changes in interest rates with respect to $860.4 million and $110.5 million of variable-rate debt, respectively.

Interest expense on our variable-rate debt of $780.9 million as of December 31, 2021, would have increased $7.8 million if corresponding rate indices increased by 100 basis points. Based on our outstanding debt balances as of December 31, 2021, the fair value of our total outstanding debt would have decreased by approximately $8.4 million if interest rates increased by 1%. Conversely, if interest rates decreased by 1%, the fair value of our total outstanding debt would have increased by approximately $16.0 million.

Changes in Market Risk Exposures from December 31, 2021 to March 31, 2022

Our interest rate risk exposure from December 31, 2021, to March 31, 2022, has increased on an absolute basis, as the $780.9 million of variable-rate debt as of December 31, 2021, has increased to $850.3 million as of March 31, 2022. As a percentage of our overall debt, our interest rate risk exposure has increased as our variable-rate debt accounted for 42.9% of our consolidated debt as of December 31, 2021 compared to 46.6% as of March 31, 2022.

ITEM 4. CONTROLS AND PROCEDURES.

Disclosure Controls and Procedures

Our disclosure controls and procedures include internal controls and other procedures designed to provide reasonable assurance that information required to be disclosed in this and other reports filed under the Exchange Act, is recorded, processed, summarized, and reported within the required time periods specified in the SEC’s rules and forms; and that such information is accumulated and communicated to management, including our chief executive officer and chief financial officer, to allow timely decisions regarding required disclosures. It should be noted that no system of controls can provide complete assurance of achieving a company’s objectives and that future events may impact the effectiveness of a system of controls. Our chief executive officer and chief financial officer, after conducting an evaluation, together with members of our management, of the effectiveness of the design and operation of our disclosure controls and procedures as of March 31, 2022, have concluded that our disclosure controls and procedures (as defined in Rule 13a-15(e) under the Exchange Act) were not effective as of March 31, 2022 due to the material weakness in our internal control over financial reporting described below.

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Previously Reported Material Weakness

As disclosed in Item 9A. “Controls and Procedures” of our Form 10-K, we previously identified a material weakness in our internal control over financial reporting related to an error in accounting treatment at the time of formation related to the improper consolidation of two Fund investments that are less-than-wholly-owned through the Company’s opportunity funds.
Management is in the process of remediating the material weakness and believes that the consolidated financial statements, and related notes thereto included in this Quarterly Report on Form 10-Q fairly present, in all material aspects, the Company’s financial condition, results of operations and cash flows for the periods presented.
Remediation

We have commenced measures to remediate the identified material weakness. We performed additional procedures to assess the population of less-than-wholly-owned investments at year end and are implementing additional controls in this area. Until the material weakness is remediated, we will continue to perform additional analysis and other post-closing procedures to ensure that our consolidated financial statements are prepared in accordance with U.S. GAAP. The material weakness will not be considered remediated until management designs and implements effective controls that operate for a sufficient period of time and management has concluded, through testing, that these controls are effective.

Changes in Internal Control Over Financial Reporting

There have been no changes in our internal control over financial reporting during our most recently completed fiscal quarter that have materially affected, or are reasonably likely to materially affect, our internal controls over financial reporting.

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PART II – OTH ER INFORMATION

ITEM 1. LEGAL PROCEEDINGS.

From time to time, we are a party to various legal proceedings, claims or regulatory inquiries and investigations arising out of, or incident to, our ordinary course of business. While we are unable to predict with certainty the outcome of any particular matter, management does not expect, when such matters are resolved, that our resulting exposure to loss contingencies, if any, will have a material adverse effect on our consolidated financial position.

ITEM 1A. RIS K FACTORS.

Except to the extent additional factual information disclosed elsewhere in this Report relates to such risk factors (including, without limitation, the matters discussed in Part I, “Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations”), there were no material changes to the risk factors disclosed in Part I, “Item 1A. Risk Factors” of our Annual Report on Form 10-K for the year ended December 31, 2021.

ITEM 2. UNREGISTERED SALES OF EQUI TY SECURITIES AND USE OF PROCEEDS.

Not applicable.

ITEM 3. DEFAULTS UPO N SENIOR SECURITIES.

Not applicable.

ITEM 4. MINE SAFE TY DISCLOSURES.

Not appl icable.

ITEM 5. OTHER INFORMATION.

Not applicable.

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ITEM 6. E XHIBITS.

The following is an index to all exhibits including (i) those filed with this Quarterly Report on Form 10-Q and (ii) those incorporated by reference herein:

Exhibit No. |  | Description |  | Method of Filing
31.1 |  | Certification of Chief Executive Officer pursuant to rule 13a-14(a)/15d-14(a) of the Securities Exchange Act of 1934, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 |  | Filed herewith
31.2 |  | Certification of Chief Financial Officer pursuant to rule 13a-14(a)/15d-14(a) of the Securities Exchange Act of 1934, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 |  | Filed herewith
32.1 |  | Certification of Chief Executive Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 |  | Filed herewith
32.2 |  | Certification of Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 |  | Filed herewith
101.INS |  | 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. |  | Filed herewith
101.SCH |  | Inline XBRL Taxonomy Extension Schema Document |  | Filed herewith
101.CAL |  | Inline XBRL Taxonomy Extension Calculation Document |  | Filed herewith
101.DEF |  | Inline XBRL Taxonomy Extension Definitions Document |  | Filed herewith
101.LAB |  | Inline XBRL Taxonomy Extension Labels Document |  | Filed herewith
101.PRE |  | Inline XBRL Taxonomy Extension Presentation Document |  | Filed herewith
104 |  | Cover Page Interactive Data File (formatted as inline XBRL and contained in Exhibit 101) |  | Filed herewith

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SIGNA TURES

Pursuant to the requirements of Section 13 or 15(d) of the Exchange Act, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereto duly authorized.

|  | ACADIA REALTY TRUST
|  | (Registrant)
By: |  | /s/ Kenneth F. Bernstein
|  | Kenneth F. Bernstein
|  | Chief Executive Officer,
|  | President and Trustee
By: |  | /s/ John Gottfried
|  | John Gottfried
|  | Executive Vice President and
|  | Chief Financial Officer
By: |  | /s/ Richard Hartmann
|  | Richard Hartmann
|  | Senior Vice President and
|  | Chief Accounting Officer

Dated: May 5, 2022

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