Retail Value Inc. Reports First Quarter 2019 Operating Results

BEACHWOOD, Ohio–(BUSINESS WIRE)–Retail Value Inc. (NYSE: RVI) today announced operating results for the
quarter ended March 31, 2019.

Results for the Quarter

• First quarter net loss attributable to common shareholders was $10
  thousand, or $0.00 per diluted share. First quarter operating funds
  from operations attributable to common shareholders (“Operating FFO”
  or “OFFO”) was $24.3 million, or $1.29 per diluted share.
• Sold three shopping centers and two outparcels for an aggregate sales
  price of $110.0 million.
• Refinanced previous $1.35 billion mortgage loan with a new $900
  million mortgage loan. The new loan facility provides a lower interest
  rate, an extended maturity date, a lower allocation of loan principal
  to the Company’s continental U.S. assets as a result of the mortgage
  on one Puerto Rico property and a lower debt yield requirement with
  respect to the Company’s ability to maintain control of excess cash
  flow from its properties. RVI paid $1.8 million refinancing fee to
  SITE Centers in connection with new loan.
• The Continental U.S. leased rate was 92.2% as compared to 92.9% at
  December 31, 2018 with the decline driven by the impact of asset sales.
• The Puerto Rico leased rate was 85.3% as compared to 87.0% at December
  31, 2018, the decline primarily was due to the expiration of a
  JC Penney lease at Plaza Palma Real.

Key Quarterly Operating Results

The following metrics are as of March 31, 2019:

Financial Statement Presentation Change

On January 1, 2019, the Company adopted the accounting framework for
leases, ASU No. 2016-02, Leases (“Topic 842”). The following is a
summary of the presentation changes within the 2019 Consolidated
Statement of Operations required by the adoption of the new standard:

• All income related to tenant leases is reflected in a single “Rental
  income” line item.
• The impact of bad debt is now a component of the single Rental income
  line item and is no longer a component of Operating and Maintenance
  expenses. This change is reflected in 2019 reporting periods but was
  not made to 2018 historical results.
• Real estate taxes paid by certain major tenants directly to the taxing
  authority are no longer reflected in Rental Income and Real estate tax
  expense. This change is reflected in 2019 reporting periods but was
  not made to 2018 historical results.

The Company’s Net income, Net operating income and Operating FFO were
not impacted by these presentation changes.

About RVI

RVI is an independent publicly traded company trading under the ticker
symbol “RVI” on the New York Stock Exchange. RVI holds assets in the
continental U.S. and Puerto Rico and is managed by one or more
subsidiaries of SITE Centers Corp. RVI focuses on realizing value in its
business through operations and sales of its assets. Additional
information about RVI is available at www.retailvalueinc.com.

Non-GAAP Measures

Funds from Operations (“FFO”) is a supplemental non-GAAP financial
measure used as a standard in the real estate industry and is a widely
accepted measure of real estate investment trust (“REIT”) performance.
Management believes that both FFO and Operating FFO provide additional
indicators of the financial performance of a REIT. The Company also
believes that FFO and Operating FFO more appropriately measure the core
operations of the Company and provide benchmarks to its peer group.

In December 2018, the National Association of Real Estate Investment
Trusts (“NAREIT”) issued NAREIT Funds From Operations White Paper –
2018 Restatement (“the 2018 FFO White Paper”). The purpose of the
2018 FFO White Paper was not to change the fundamental definition of FFO
but to clarify existing guidance and to consolidate into a single
document, alerts and policy bulletins issued by NAREIT since the last
FFO white paper was issued in 2002. The 2018 FFO White Paper was
effective starting with first quarter 2019 reporting. The Company did
not report any changes in the calculation of FFO in 2019 related to the
clarification in the 2018 FFO White Paper.

FFO is generally defined and calculated by the Company as net income
(loss) (computed in accordance with GAAP) adjusted to exclude (i) gains
and losses from disposition of real estate property and related
investments, which are presented net of taxes, if any, (ii) impairment
charges on real estate property and related investments and (iii)
certain non-cash items. These non-cash items principally include real
property depreciation and amortization of intangibles. The Company’s
calculation of FFO is consistent with the definition of FFO provided by
NAREIT. The Company calculates Operating FFO by excluding certain
non-operating charges and income. Operating FFO is useful to investors
as the Company removes non-comparable charges and income to analyze the
results of its operations and assess performance of the core operating
real estate portfolio. Other real estate companies may calculate FFO and
Operating FFO in a different manner.

The Company also uses net operating income (“NOI”), a non-GAAP financial
measure, as a supplemental performance measure. NOI is calculated as
property revenues less property-related expenses. The Company believes
NOI provides useful information to investors regarding the Company’s
financial condition and results of operations because it reflects only
those income and expense items that are incurred at the property level
and, when compared across periods, reflects the impact on operations
from trends in occupancy rates, rental rates, operating costs and
acquisition and disposition activity on an unleveraged basis.

FFO, Operating FFO and NOI do not represent cash generated from
operating activities in accordance with GAAP, are not necessarily
indicative of cash available to fund cash needs and should not be
considered as alternatives to net income computed in accordance with
GAAP as indicators of the Company’s operating performance or as
alternatives to cash flow as a measure of liquidity. Reconciliations of
these non-GAAP measures to their most directly comparable GAAP measures
are included in this release and the accompanying financial supplement.

Safe Harbor

RVI considers portions of the information in this press release to be
forward-looking statements within the meaning of Section 27A of the
Securities Act of 1933 and Section 21E of the Securities Exchange Act of
1934, both as amended, with respect to the Company’s expectation for
future periods. Although the Company believes that the expectations
reflected in such forward-looking statements are based upon reasonable
assumptions, it can give no assurance that its expectations will be
achieved. For this purpose, any statements contained herein that are not
historical fact may be deemed to be forward-looking statements. There
are a number of important factors that could cause our results to differ
materially from those indicated by such forward-looking statements,
including, among other factors, the ability to execute our strategy as
an independent, publicly traded company. Other risks and uncertainties
that could cause our results to differ materially from those indicated
by such forward-looking statements include our ability to sell assets on
commercially reasonable terms; our ability to complete dispositions of
assets under contract; the success of our asset sale strategy; property
damage, expenses related thereto and other business and economic
consequences (including the potential loss of rental revenues) resulting
from extreme weather conditions in locations where we own properties,
and the ability to estimate accurately the amounts thereof; sufficiency
and timing of any insurance recovery payments related to damages from
extreme weather conditions; local conditions such as supply of space or
a reduction in demand for real estate in the area; competition from
other available space; dependence on rental income from real property;
the loss of, significant downsizing of or bankruptcy of a major tenant
and the impact of any such event on rental income from other tenants at
our properties; our ability to secure equity or debt financing on
commercially acceptable terms or at all; our ability to enter into
definitive agreements with regard to our financing arrangements and our
ability to satisfy conditions to the completion of these arrangements;
unforeseen changes to the Puerto Rican economy and government; the
ability to secure and maintain management services provided to us,
including pursuant to our external management agreement with one or more
subsidiaries of SITE Centers; and our ability to maintain our REIT
status. For additional factors that could cause the results of the
Company to differ materially from those indicated in the forward-looking
statements, please refer to “Risk Factors” included in the Company’s
report on Form 10-K for the year ended December 31, 2018. The Company
undertakes no obligation to publicly revise these forward-looking
statements to reflect events or circumstances that arise after the date
hereof.

Contacts

Matthew Ostrower, 216-755-5500
EVP and Chief Financial Officer