FFO growth was driven primarily by higher same property NOI and net acquisition activity, partially offset by interest expense. For the first six months of the year, NAIRED FFO was $81.1 million, or $1.03 per diluted share, reflecting a 10.8% year-over-year increase, while core FFO was $0.98 per diluted share, up 8.9% compared to 2025. In June, our $250 million private placement of senior notes funded, and we used the proceeds to partially pay down our line of credit. At quarter in, total liquidity stood at $489 million, including $64 million of cash and $425 million available on our revolving credit facility. Our weighted average interest rate was 4.36%, with a weighted average term to maturity of 4.3 years. Net leverage finished the quarter at 31.9%, and net debt to adjusted EBITDA was 5.3 times on a quarterly, annualized basis. Our balance sheet remains strong and provides the flexibility and liquidity to continue executing on our long-term strategy. Finally, we declared a quarterly dividend payment of $0.25 per share, a 5% increase over last year. turning to guidance we are reaffirming our full year same property noi growth guidance range of 3.25 percent to 4.25 percent we're also maintaining our core ffo guidance range of a dollar 92 to another 96 per share for nay read ffo we are raising our full year guidance range to two dollars and one cents to two dollars and seven cents per share which reflects a non-cash revenue increase from our recent acquisitions additional details on our guidance assumptions are available in our supplemental disclosure and with that i'll turn the call over to christy to discuss our portfolio activity thanks mike from an operating standpoint leasing activity remained

healthy during the quarter and retailer feedback has been consistent national tenants continue to have multi-year expansion plans but their biggest challenge remains finding quality space in the right trade areas in response to tight supply some retailers are becoming more flexible on format and box size while remaining disciplined on build out costs and store level economics. This reinforces the depth of demand while also showing that retailers are focused on opening locations that will perform well over the long term. During the quarter we executed 76 leases covering approximately 464,000 square feet and our retention rate was 88% year-to-date. Comparable blended lease spreads were 8.5% with new lease spreads of 18.7% and renewal spreads of 7.9% annualized base rent per square foot increased 3.8 percent year over year to 20.94 leased occupancy end of the quarter at 96.2 percent down 20 basis points sequentially primarily due to the former painted tree anchor space we already have a letter of intent from a prominent national retailer and expect to provide an update on this space in the near term importantly large format availability remains limited and manageable We ended the quarter with only six vacant big box spaces for our tied to redevelopment or disposition activity. One is the former painted tree space just mentioned, and the remaining space is a former party city at one of our Dallas properties. Small shop lease occupancy increased 30 basis points to 93.2%, while anchor lease occupancy ended at 98.1% down 40 basis points from first quarter. Retention remains a key driver of internal growth. Excluding tenant exercise options, renewal spreads were 14.4%, which underscores the value we continue to capture through renewals. When we can retain a productive tenant, achieve a solid rent increase, and do so with limited incremental capital, the all-in economics can often be more attractive than pursuing a higher headline spread that requires downtime, tenant improvements, and leasing costs. Our goal is to build partnerships that support tenant success while creating durable cash flow growth for InventTrust. Given the quality of our portfolio and the strength of the current retail backdrop, we are well positioned to capture these mark-to-market opportunities. A significant lease signing during the quarter was with Publix at our Plantation Grove property in the Orlando MSA. This lease is an important first step toward a future redevelopment of the center where we are replacing the existing store with Publix's new prototype. We have worked with Publix on similar projects before and we are excited about the value this type of investment can bring to the center. We expect the project to break ground in 2026. At quarter end, the least economic occupancy spread was 160 basis points, representing approximately $5.6 million of annualized base rent. We expect 77% of ABR to commence by the end of the year and over $1 million expected to be recognized in 2026. Turning to acquisitions, we continue to build on the momentum DJ outlined earlier. During the quarter, we closed on three properties and one asset subsequent to quarter end. Together, these four assets represent more than $165 million of investment, showcasing our ability to acquire in a competitive transaction environment. Our acquisition pipeline is strong, and we will continue to target well-located centers in attractive trade areas, supported by necessity-based uses and clear opportunities to create value as we integrate the assets into the trust operating platform. The first acquisition was 3609 South in Charlotte, North Carolina. This property is 100% leased, unanchored strip center located in Charlotte's south-end sub-market, with favorable surrounding demographics and visible rent upside. While unanchored assets are not a large portion of our portfolio, we will pursue them selectively when the location fits within an existing market where we already have operating knowledge and relationships. We also closed on Western Plaza in Knoxville, Tennessee, an approximately 162,000 square foot community center anchored by the Fresh Market and Crunch Fitness. knoxville is an example of the type of emerging sunbelt market where we are seeing attractive long-term fundamentals and healthy retailer interest western plaza provides us with a position in an established retail node with grocery and fitness anchors that drive consistent traffic in the charleston msa we acquired sweetgrass corner an approximately 95 000 square foot community center anchored by trader joe's home sense and golf galaxy this high quality asset marks our fourth acquisition in charleston in less than two years on july 1st we closed a new garden crossing in greensboro north carolina this property is 100 leased 169 000 square foot community center anchored by lowe's foods marshalls home goods and office depot we like the combination of grocery off price and service oriented tenancy and we view greensboro as another attractive emerging sunbelt market that is complementary to our existing regional footprint tenant interest reinforces where we are investing national and regional retailers are increasingly looking to emerging sunbelt markets for expansion opportunities charleston greensboro and knoxville are places where retailers want to grow where consumers are moving and we're owning high quality assets fits our strategy operator that concludes our prepared remarks and we are ready to open the

line for questions we will now begin the question and answer session if you would like to ask a question please press star one to raise your hand to withdraw your question press star one again we ask that you pick up your handset when asking a question to allow for optimum sound quality and if muted locally please remember to unmute your device please stand by while we compile the q a roster your first question comes from the line of andrew real with bank of america Your line is open. Please go ahead.

Hi, good morning. Thanks for taking my questions. I guess just to go back to the occupancy, obviously, you know, your small shop occupancy improved sequentially, but Anchor slipped. Can you just remind us what drove the Anchor decline?

And then how should we think about the trajectory of both Anchor and Shop occupancy into year-end? uh sure andrew this is christy thanks for the question um the primary driver um as you noted was the painted tree which we lost um it was not our numbers last quarter but we noted it on the call that was at our west park asset in glen ellen virginia so that's the primary driver of why the acre vacancy went down and as i noted we only have six vacant anchors um of which you know we expect to hopefully bring three of those into execution by the end of the year. And as for the trajectory of where we think occupancy can go, we think we should be approaching you know least occupancy all-time highs by again the first quarter of 2027 with economic occupancy about third quarter 2027.

Okay, thanks. And then just on the net debt to EBITDA, that's moved to five and a half times from about four and a half at year end.

Are you comfortable running at this leverage level um and then how should we think about equity or dispositions entering the funding mix going forward thank you hey Andrew uh yeah so interestingly enough some of the some of the assets that we closed were late in the quarter and that's an annualized number so that's going to come down materially um with the way we look at it on a forward basis we'll probably still end the end the year uh you know based on our net investment um expectations uh still under five times and we're as we've said you know our our range uh where we're comfortable is five to six on a forward basis um so we still have plenty of capacity on the current balance sheet um obviously there's been volatility in the equity markets we want to be very careful and patient with our equity um capital um but we can still we still can self-fund this business uh and continue to grow cash flow for the next several years if if need be your next question comes from the line of Jamie Feldman with Wells Fargo.

Your line is open. Please go ahead.

Great. Thanks for taking the question. So you clearly had success on some of these Sunbelt expansion markets. You know, how big is the buy box of what you're looking at? And, you know, how quickly could you ramp it up if you really wanted to? I would imagine the transaction market is getting more competitive. It just seems like everyone seems to be finding opportunities to sell. So maybe just a big picture of what the next couple of years could look like and how many more Sunbelt markets you think you might be in and what's out there?

Yeah, no, it's a great question, Jamie. You know, it's interesting. So our pipeline ebbs and flows. It always remains kind of the canvas that we're looking at, both in current and new expanding markets, is right around $2 billion, give or take. There is a seasonality to the pipeline. It's always a little bit quieter mid-year. We're seeing some interesting opportunities just pop up now. We've been very fortunate that some of these new expanding markets we've gone into, you know, I wouldn't say we were a first mover, but they are tighter markets. So when you say the buy box, they're, you know, the opportunities in something like a Greensboro or a Knoxville or a Savannah are going to be, you know, fewer than what it would be, obviously, in an Orlando or some of our Texas markets. But we're looking at all of it. And as you've seen, we'll do unanchored if it makes sense for the portfolio or the market that we're operating in. Or we'll do some bigger box opportunities like we did in Nashville if it makes sense. And, you know, that's a great asset for us to get in to the Nashville market. So we feel very confident, obviously. You know, we're off to a great start this year with $290 million closed. We have a couple of really interesting opportunities that we're looking at. But like you said, it is a competitive market. We've been very lucky on a blended basis. We're hitting our goals from that investment activity, which continues to be kind of in the low sixes on an initial yield perspective and getting to an IRR on an unlevered basis somewhere in the low to mid sevens. And that recipe has continued for the last couple of years, and it's something that we still feel comfortable, given what we're seeing in the pipeline today. But nonetheless, it is a competitive market, specifically in some of our larger core markets.

Okay, thanks for that. And then 21% exposure to the restaurant business. Can you just talk about some of the trends you're seeing? Any kind of weakness? I know the lettuce scare has probably been top of mind for people. But what are you just seeing on whether it's the lower end or the higher end restaurant credit trends or sales trends?

Yeah, you know, it's funny. We don't we don't have a ton of obviously white linen or anything, you know, high, high end from a restaurant basis. I think it's about half full service, half fast casual or fast food. You know, restaurants are always a tricky business. We tend to have the highest turnover in that category. We've always ran kind of close to 20%. I think we moved up a little bit, obviously, post-COVID, given the amount of traffic, given the hybrid work environment, all the stuff that we've talked about previously. It will always be a higher turnover category. However, there's no significant trends as it relates to types of food category. It's really, you know, either undercapitalized or, you know, poor performing operator with several options as backfills. So it is, like I said, it is a turnover business, but, you know, there's a tremendous amount of demand behind some of those struggling restaurants, at least what we've seen in our portfolio.

Okay. I mean, do you have a pipeline of potential closures you know about or you're just monitoring?

No, no, no. There's always a handful that we're watching for different reasons. Sometimes it's as simple as it's taken them longer to get open than what we expected. So we always have, you know, a handful of restaurants that we're watching. And then if we're watching them, we're already talking to potential backfills if necessary.

Okay. All right. Thank you.

Thank you.

As a reminder, if you would like to ask a question, please press star one to raise your hand. Your next question comes from the line of Todd Thomas with KeyBank. Your line is open. Please go ahead.

Yeah. Hi, thanks. Good morning. DJ, you know, you mentioned you're closing in on the net investment guidance for the year. You know, it sounds like the appetite's there for additional acquisitions. And, you know, as we think about additional investments, you've also talked a little bit about you know maybe pruning the portfolio perhaps reducing exposure um in in some markets um you know such as houston um can you just provide an update on on efforts there whether anything on the disposition side is um you know in the works yeah no thanks todd um that's exactly right um you know as we've always you know said about our net investment um expectations it's really at a point in time what we're seeing.

If we see buying opportunities in the back half of the year that are attractive to us, that can help us accelerate not only into the back half of this year, but more importantly into 2027, we'll absolutely go through that $300 million. To your point, we do have a handful of assets that we can pull forward. There's two in the market right now that we're hopeful that will get done in the second half of this year. You know, and like you said, strong properties that just don't fit, you know, the growth profile that we're looking for as we move forward, but still very, very solid properties. And we'll continue to look through the portfolio for those. But, you know, we're fortunate that, you know, the portfolio kind of top to bottom is increasing in quality. So, you know, the disposition activity will be kind of de minimis after, you know, from what you saw last year with California.

Okay, got it.

And then can you, you know, how should we think about, from a pricing standpoint, maybe you can, you know, if you can bookend the pricing on dispositions, you know, how we should think about disposition pricing as it compares to the initial yields on what you're buying in the low 6% range. it's actually very similar um so you know on an initial yield it's going to be um basically uh neutral uh from a from an accretion dilution perspective but obviously the difference being the growth profile that we're trading up for um you know the bookends on the buy side that we've that we've been at and like we've talked about their you know pricing is getting competitive you know we always look at it you know as as in the entire net investment activity um but that ranges from five and a half up to seven. And we'll look at everything from both sides of the spectrum. And as you know, like it's going to be core grocery core market is going to be on the low end and then maybe some of the boxers stuff and maybe some of those secondary markets will be on the high end. But everything is compressing.

So we're being very careful and selective on the opportunities that we're that we're that we're going after okay and just to clarify i guess from a timing standpoint it it sounds like um you know as you sort of approach or exceed the the 300 million dollar acquisition amount that that would drive or be a catalyst for you know um you know dispositions um or or or are you you know you mentioned you're in the market with two assets i I mean, should we anticipate that there could be some asset sales in advance of incremental acquisitions?

They're going to usually be on the back end. That's kind of the cadence that we're hoping to kind of stick with. Obviously, California was more opportunistic. We're trying to match fund the capital recycling a little bit more carefully as we look forward. But we do have select assets after the two that I mentioned that we will pull forward if the acquisition opportunities are there. However, we do have plenty of capacity on the balance sheet to continue to use leverage in our favor, but obviously in a very conservative manner to continue to grow the business. We got a bunch of different levers without having to go, you know, to the equity markets to continue to grow the portfolio and grow cash flow.

Okay, great. Thank you.

Thanks, Tom.

Your next question comes from the line of Daniel Purpura with Green Street. Your line is open. Please go ahead.

Good morning.

We've acquired a range of property types this year. you mentioned the unanchored center in this corner and then there's a power center last quarter can you talk about the different return profiles that you underwrite across these property formats yeah i mean dan thanks for the question i mean obviously you know when you have the box your centers tend to have you know a slightly higher um unlevered return but on a risk adjusted basis they all kind of kind of comes back to the same spot you know what i mean so uh unanchored unanchored centers core grocery they're going to be um you know lower initial yield than what you do for larger format community or power and a lot of times it's price point a lot of times it's gla size or or market there's a lot of different pieces of it but if i'm going to use a generalization usually core grocery is going to be the most sought after product um a you know with the unanchored strips you can get a little bit better growth so the initial yield may be a little bit tighter but you can get the growth on the back end so it's it's a tough question to answer but that's the way that kind of we think about it but like i said inventors our portfolio we're portfolio agnostic to the to an extent that unanchored can be just as attractive to us as larger format but it's got to fit the criteria it's got to be in a market that we trust that we know we can grow in that we already have had success in um and it has to fit the essential uh retail nature of the centers that we own.

Got it. So you aren't underwriting like a different IRR depending on the property type?

No, not necessarily. I mean, like I said, you know, the unlevered IRRs that we're getting to are anywhere from the low sevens to the high sevens. And it's all what the risk tolerance is. We need a little bit more unlevered return. if we think that the asset is inherently more risky for whatever reasons, and a lot of things I just mentioned, GLA size, the amount of boxes that it may have, whether it has a grocery anchor or not, if it's in a core market or core retail node, or if it's in a developing market or a secondary sub-market within a market. So all those things considered, but we look at it, like I said, when we're looking at our $300 million that we're trying to put out on a blended basis, we want to get to an initial yield that we're comfortable with, a growth profile that's going to be complementary and additive to the current portfolio, and an IRR where we know we can make money and then, in turn, grow cash flow.

Got it. Thank you. And if I ask one more, Typically, a market concern about expanding into more of the secondary and tertiary markets is the ability to grow rents long term to match that of some of the larger markets. So how would you get comfortable thinking that you could, that you'll be able to grow rents in these markets similar to how you would grow in some of your larger markets?

So, Daniel, it's a great question, and the reason for that is what we've, you know, we've studied the markets that we've currently been talking about, we've been looking at for a long time, and the most important thing is, and it really is a sunbelt kind of story, that continues, by the way, it's probably not as accelerated as it was just coming out of COVID, But the migration trends from population, the amount of income and business formation that's going into the Sunbelt, it's bleeding out into some of these other markets, like a Knoxville, like a Greensboro, certainly like a Charleston. So those markets are seeing the types of movements, and I'm going to use this just as an example, like perhaps Nashville did 15 or years ago. So continuing to get population growth, and that should serve it for the next several years, not just a point in time. Great. Thank you.

There are no further questions at this time. I will now turn the call back to DJ Bush for closing remarks.

Thank you, everyone, for your interest in Inventrust. Thank you for the questions, and we look forward to seeing many of you as we kick back into some of the conference season. Enjoy the rest of the day.

This concludes today's call. Thank you for attending. You may now disconnect.