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Financial Instruments and Fair Value Measurements | 9 Months Ended
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Sep. 30, 2025
Fair Value Disclosures [Abstract] |
Financial Instruments and Fair Value Measurements | 8. Financial Instruments and Fair Value Measurements The Company measures certain financial assets and liabilities at fair value on a recurring and nonrecurring basis in accordance with ASC Topic: 820, Fair Value Measurement. The following disclosure summarizes the valuation methodologies and classification within the fair value hierarchy for these instruments. Items Measured at Fair Value on a Recurring Basis The Company’s recurring fair value measurements include marketable equity securities and derivative financial instruments. The valuation techniques and classifications are as follows: Marketable Equity Securities — The Company holds an investment in Albertsons common stock, which is traded on an active exchange and is classified as a Level 1 asset. This investment is included in Marketable securities on the Condensed Consolidated Balance Sheets at September 30, 2025 and December 31, 2024, respectively. Derivative Financial Instruments — The Company utilizes interest rate swaps and caps to manage interest rate risk on variable-rate debt. These derivatives are over-the-counter instruments valued using observable market inputs, such as interest rate curves, and are classified as Level 2. Derivative assets are included in Other assets, net, and derivative liabilities are included in Accounts payable and other liabilities on the Condensed Consolidated Balance Sheets. See “Derivative Financial Instruments,” below. 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):
|  | September 30, 2025 |  |  | December 31, 2024 |
|  | Level 1 |  |  | Level 2 |  |  | Level 3 |  |  | Level 1 |  |  | Level 2 |  |  | Level 3 |
Assets |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Marketable equity securities |  | $ | 4,502 |  |  | $ | — |  |  | $ | — |  |  | $ | 14,771 |  |  | $ | — |  |  | $ | — |
Derivative financial instruments |  |  | — |  |  |  | 10,664 |  |  |  | — |  |  |  | — |  |  |  | 31,145 |  |  |  | — |
Liabilities |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Derivative financial instruments |  |  | — |  |  |  | (3,331 | ) |  |  | — |  |  |  | — |  |  |  | (1,598 | ) |  |  | — |
In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the fair value hierarchy classification is based on the lowest level input that is significant to the valuation. Assessing the significance of a particular input requires judgment and takes into account factors specific to the asset or liability being measured. The Company did not have any transfers into or out of Level 1, Level 2, and Level 3 measurements during the nine months ended September 30, 2025, and 2024. Marketable Equity Securities During the three and nine months ended September 30, 2025, the Company sold 250,000 shares and 495,000 shares of Albertsons, generating net proceeds of $4.4 million and $9.8 million, respectively. During the three and nine months ended September 30, 2024, the Company sold 150,000 shares and 500,000 shares of Albertsons, generating net proceeds of $2.9 million and $10.5 million, respectively. As of September 30, 2025, the Company held 257,112 shares of Albertsons with a fair value of $4.5 million, which were subsequently sold in October 2025 for net proceeds of $4.7 million (Note 16). Dividend income from marketable securities totaled $0.1 million and $0.1 million for the three months ended September 30, 2025 and 2024, respectively, an d $0.3 million and $0.4 million for t he nine months ended September 30, 2025 and 2024, respectively. These amounts are included in Realized and unrealized holding gains (losses) on investments and other on the Company’s Condensed Consolidated Statements of Operations. The following table represents the realized and unrealized gains (losses) on marketable securities included in Realized and unrealized holding gains (losses) on investments and other on the Company’s Condensed Consolidated Statements of Operations (in thousands):
| Three Months Ended September 30, |  |  | Nine Months Ended September 30, |
| 2025 |  |  | 2024 |  |  | 2025 |  |  | 2024 |
Realized gain on marketable securities, net | $ | 4,355 |  |  | $ | 2,923 |  |  | $ | 9,761 |  |  | $ | 10,504 |
Less: previously recognized unrealized gains on marketable securities sold during the period |  | (4,355 | ) |  |  | (2,923 | ) |  |  | (9,761 | ) |  |  | (10,504 | )
Unrealized (losses) gains on marketable securities still held as of the end of the period and through the disposition date on marketable securities sold during the period |  | (2,051 | ) |  |  | (1,242 | ) |  |  | (508 | ) |  |  | (5,277 | )
Realized and unrealized (losses) gains on marketable securities, net | $ | (2,051 | ) |  | $ | (1,242 | ) |  | $ | (508 | ) |  | $ | (5,277 | )
Items Measured at Fair Value on a Nonrecurring Basis Refer to Note 2 for fair value adjustments related to the acquisition of an additional 48% economic ownership interest in the Renaissance Portfolio. Impairment Charges Impairment charges for the nine months ended September 30, 2025 are as follows (in thousands):
|  |  |  |  |  |  |  | Impairment Charge |
Property Location |  | Owner |  | Triggering Event |  | Effective Date |  | Total |  |  | Acadia's Share |
2025 Impairment Charges |  |  |  |  |  |  |  |  |  |  |  |
New York, NY (a) |  | IM (Fund III) |  | Reduced holding period |  | Jun 30, 2025 |  | $ | 7,240 |  |  | $ | 1,777 |
New York, NY (b) |  | IM (Fund IV) |  | Reduced holding period |  | Jun 30, 2025 |  |  | 17,400 |  |  |  | 3,991 |
East Farmingdale, NY (c) |  | IM (Fund III) |  | Reduced holding period |  | Sep 30, 2025 |  |  | 12,570 |  |  |  | 3,085 |
Total 2025 Impairment Charges |  |  |  |  |  |  |  | $ | 37,210 |  |  | $ | 8,853 |
(a) As of June 30, 2025, the fair value of the Fund III property was based on the purchase and sale agreement, excluding selling costs. This property was sold in the third quarter of 2025 (Note 2). (b) As of June 30, 2025, the fair value of the Fund IV property was estimated using a discounted cash flow model with a discount rate of 9.25% and a capitalization rate of 8.25%, resulting in a Level 3 fair value of $28.6 million as of the June 30, 2025 measurement date.This property was sold in October 2025. (c) As of September 30, 2025, the fair value of the Fund III property was estimated using a discounted cash flow model with a discount rate of 10.00% and a capitalization rate of 7.00%, resulting in a Level 3 fair value of $21.3 million as of the September 30, 2025 measurement date. During the nine months ended September 30, 2025, the Company recognized an additional $0.6 million impairment charge for the declining fair value of the Company’s cost-method investment in Fifth Wall (Note 4), which is included in Realized and unrealized holding gains (losses) on investments and other, in the Company’s Condensed Consolidated Statement of Operations. Redeemable Noncontrolling Interests The Company has redeemable noncontrolling interests related to certain properties. The Company periodically evaluates redeemable noncontrolling interests to determine whether the maximum redemption value exceeds the carrying value. As of September 30, 2025, the Company recorded an adjustment of redeemable non-controlling interest to its estimated redemption value. Refer to Note 10 for further discussion regarding these interests. Derivative Financial Instruments The Company had the following interest rate swaps and caps for the periods presented (information is as of September 30, 2025, unless otherwise noted, and dollars in thousands):
|  |  |  |  |  |  |  |  | Strike Rate |  |  |  | Fair Value |
Derivative Instrument |  | Aggregate Notional Amount |  |  | Effective Date |  | Maturity Date |  | Low |  |  | High |  | Balance Sheet Location |  | September 30, 2025 |  |  | December 31, 2024 |
REIT Portfolio |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Interest Rate Swaps |  | $ | 531,000 |  |  | May 2022—Apr 2025 |  | Apr 2026—Jul 2030 |  | 1.98% | — |  | 3.23% |  | Other Assets |  | $ | 10,480 |  |  | $ | 28,173 |
Interest Rate Swaps |  |  | 377,000 |  |  | Dec 2022—Aug 2025 |  | Nov 2026—Apr 2030 |  | 3.35% | — |  | 4.50% |  | Accounts payable and other liabilities |  |  | (2,353 | ) |  |  | (1,316 | )
|  | $ | 908,000 |  |  |  |  |  |  |  |  |  |  |  |  |  | $ | 8,127 |  |  | $ | 26,857 |
Investment Management |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Fund II |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Interest Rate Swap |  | $ | 50,000 |  |  | Jan 2023 |  | Dec 2029 |  | 3.23% | — |  | 3.23% |  | Other Assets |  | $ | 157 |  |  | $ | 1,615 |
Fund III |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Interest Rate Cap |  | $ | 33,000 |  |  | Sep 2023 |  | Oct 2025 |  | 5.50% |  | — |  | 5.50% |  | Other Assets |  | $ | — |  |  | $ | 1 |
Fund IV |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Interest Rate Cap |  | $ | 54,500 |  |  | Dec 2023 |  | Dec 2025 |  | 6.00% |  | — |  | 6.00% |  | Other Assets |  | $ | — |  |  | $ | 2 |
Fund V |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Interest Rate Swaps |  | $ | 15,804 |  |  | May 2023 |  | May 2026 |  | 3.47% | — |  | 3.47% |  | Other Assets |  | $ | 27 |  |  | $ | 1,352 |
Interest Rate Swaps |  |  | 243,586 |  |  | Jan 2023—Aug 2025 |  | Mar 2026—Feb 2028 |  | 3.36% | — |  | 4.49% |  | Accounts payable and other liabilities |  |  | (978 | ) |  |  | (282 | )
Interest Rate Cap |  |  | 32,200 |  |  | Sep 2025 |  | Sep 2026 |  | 5.00% | — |  | 5.00% |  | Other Assets |  |  | — |  |  |  | 2 |
|  | $ | 291,590 |  |  |  |  |  |  |  |  |  |  |  |  |  | $ | (951 | ) |  | $ | 1,072 |
Total asset derivatives |  |  |  |  |  |  |  |  |  |  |  |  |  | $ | 10,664 |  |  | $ | 31,145 |
Total liability derivatives |  |  |  |  |  |  |  |  |  |  |  |  |  | $ | (3,331 | ) |  | $ | (1,598 | )
All of the Company’s derivative instruments are designated as cash flow hedges and hedge the future cash outflows on variable-rate debt (Note 7). As of September 30, 2025, it is estimated that approximately $8.5 million included in Accumulated other comprehensive income related to derivatives will be reclassified as a reduction to interest expense within the next twelve months. As of September 30, 2025 and December 31, 2024, no derivatives were designated as fair value hedges or hedges of net investments in foreign operations. 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 nine months ended September 30, 2025, the Company term inated three forward-starting interest rate swaps with an aggregate notional value o f $100.0 million. The associated loss remains in Accumulated other comprehensive income and will be reclassified from Accumulated other comprehensive income into earnings as interest expense over the period during which the hedged forecasted transaction affects earnings. 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. 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’s agreements with its swap counterparties include provisions that could require immediate settlement of outstanding swap obligations in the event of a default. Specifically, if the Company defaults on certain unsecured debt obligations, such default may trigger a cross-default under the swap agreements, allowing the counterparties to declare an event of default and accelerate payment obligations under the swaps. Other Financial Instruments The carrying values and fair values of Company’s other financial assets and liabilities that are not measured at fair value on its Condensed Consolidated Balance Sheets are as follows as of the dates shown (dollars in thousands, inclusive of amounts attributable to noncontrolling interests where applicable):
|  |  |  |  | September 30, 2025 |  |  | December 31, 2024 |
|  | Level |  |  | Carrying Amount |  |  | Estimated Fair Value |  |  | Carrying Amount |  |  | Estimated Fair Value |
Notes Receivable (a) |  |  | 3 |  |  | $ | 154,765 |  |  | $ | 157,315 |  |  | $ | 126,584 |  |  | $ | 127,485 |
City Point Loan (a) |  |  | 3 |  |  |  | 34,821 |  |  |  | 35,368 |  |  |  | 66,741 |  |  |  | 68,204 |
Mortgage and Other Notes Payable (a, d) |  |  | 3 |  |  |  | 983,079 |  |  |  | 978,302 |  |  |  | 958,947 |  |  |  | 954,276 |
Investment in non-traded equity securities (b) |  |  | 3 |  |  |  | 3,307 |  |  |  | 3,307 |  |  |  | 4,073 |  |  |  | 4,073 |
Unsecured notes payable and Unsecured line of credit (c, e) |  |  | 2 |  |  |  | 890,000 |  |  |  | 892,920 |  |  |  | 589,000 |  |  |  | 589,018 |
(a) The Company estimates the fair value of financial instruments using a discounted cash flow model. This model incorporates assumptions such as current market rates and, where applicable, the credit quality of the borrower or tenant. In addition, the Company evaluates the value of the underlying collateral, considering factors such as collateral quality, borrower creditworthiness, time to maturity, and prevailing market conditions. These fair value estimates exclude unamortized discounts and deferred loan costs. As of the reporting date, the estimated market interest rates used in the valuation ranged from 3.30% to 12.97% for the Company’s notes receivable and City Point Loan, and from 5.13% to 7.08% for the Company’s property mortgage loans and other notes payable, depending on the specific characteristics of each loan. (b) Includes the Operating Partnership’s cost-method investment in Fifth Wall (Note 4). (c) The Company estimates the fair value of its unsecured notes payable and unsecured line of credit using quoted market prices in active or brokered markets, when available. In instances where observable market prices are not available due to limited or no trading activity, the Company estimates fair value using a discounted cash flow model. This model incorporates a rate that reflects the average yield of comparable instruments issued by market participants with similar credit risk profiles. (d) Carrying amounts exclude unamortized debt issuance costs and unamortized premiums totaling $5.3 million and $1.2 million as of September 30, 2025, and $5.5 million and $0.2 million as of December 31, 2024, respectively. (e) Carrying amounts exclude unamortized debt issuance costs of $6.9 million and $5.4 million as of September 30, 2025 and December 31, 2024, respectively. As of September 30, 2025 and December 31, 2024, the carrying amounts of the Company’s cash and cash equivalents, restricted cash, rents receivable, accounts payable, and certain financial instruments classified as Level 1 within other assets and other liabilities approximated their fair values. This approximation is due to the short-term nature and high liquidity of these instruments.

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- Definition The entire disclosure for derivatives and fair value of assets and liabilities. + References Reference 1: http://www.xbrl.org/2009/role/commonPracticeRef -Topic 820 -Name Accounting Standards Codification -Publisher FASB -URI https://asc.fasb.org/820/tableOfContent Reference 2: http://www.xbrl.org/2009/role/commonPracticeRef -Topic 815 -Name Accounting Standards Codification -Publisher FASB -URI https://asc.fasb.org/815/tableOfContent + Details
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