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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, DC 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, 2021
 
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 001-33749

RETAIL OPPORTUNITY INVESTMENTS CORP.
RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP
(Exact name of registrant as specified in its charter)
Maryland (Retail Opportunity Investments Corp.)26-0500600 (Retail Opportunity Investments Corp.)
Delaware (Retail Opportunity Investments Partnership, LP)94-2969738 (Retail Opportunity Investments Partnership, LP)
(State or other jurisdiction of incorporation or organization)
(I.R.S. Employer Identification No.)
11250 El Camino Real
Suite 200
San Diego,California
92130
(Address of Principal Executive Offices)(Zip Code)


(858) 677-0900
(Registrant’s telephone number, including area code)
 
N/A
(Former name, former address and former fiscal year, if changed since last report)
 
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.
 
Retail Opportunity Investments Corp.YesNo
Retail Opportunity Investments Partnership, LPYesNo

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).
Retail Opportunity Investments Corp.Yes No
Retail Opportunity Investments Partnership, LPYes 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.
 

Retail Opportunity Investments Corp.
Large accelerated filer Accelerated filerNon-accelerated filer Smaller reporting company
Emerging growth 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.
 
Retail Opportunity Investments Partnership, LP
Large accelerated filerAccelerated filerNon-accelerated filer Smaller reporting company
Emerging growth 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 check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).
Retail Opportunity Investments Corp.Yes  No
Retail Opportunity Investments Partnership, LPYes No

Securities registered pursuant to Section 12(b) of the Act:
Name of RegistrantTitle of each classTrading SymbolName of each exchange on which registered
Retail Opportunity Investments Corp.Common Stock, par value $0.0001 per shareROICNASDAQ
Retail Opportunity Investments Partnership, LPNoneNoneNone

Indicate the number of shares outstanding of each of the issuer’s classes of common stock as of the latest practicable date: 118,777,713 shares of common stock, par value $0.0001 per share, of Retail Opportunity Investments Corp. outstanding as of April 23, 2021.
 



EXPLANATORY PARAGRAPH
 
This report combines the quarterly reports on Form 10-Q for the quarter ended March 31, 2021 of Retail Opportunity Investments Corp., a Maryland corporation (“ROIC”), and Retail Opportunity Investments Partnership, LP, a Delaware limited partnership (the “Operating Partnership”), of which ROIC is the parent company and general partner. Unless otherwise indicated or unless the context requires otherwise, all references in this report to “the Company,” “we,” “us,” “our,” or “our company” refer to ROIC together with its consolidated subsidiaries, including the Operating Partnership. Unless otherwise indicated or unless the context requires otherwise, all references in this report to “the Operating Partnership” refer to Retail Opportunity Investments Partnership, LP together with its consolidated subsidiaries.
 
ROIC operates as a real estate investment trust and as of March 31, 2021, ROIC owned an approximate 93.0% partnership interest in the Operating Partnership. Retail Opportunity Investments GP, LLC, ROIC’s wholly-owned subsidiary, is the sole general partner of the Operating Partnership, and as the parent company, ROIC has the full and complete authority over the Operating Partnership’s day-to-day management and control.
 
The Company believes that combining the quarterly reports on Form 10-Q of ROIC and the Operating Partnership into a single report will result in the following benefits:
 
facilitate a better understanding by the investors of ROIC and the Operating Partnership by enabling them to view the business as a whole in the same manner as management views and operates the business;

remove duplicative disclosures and provide a more straightforward presentation in light of the fact that a substantial portion of the disclosure applies to both ROIC and the Operating Partnership; and

create time and cost efficiencies through the preparation of one combined report instead of two separate reports.

Management operates ROIC and the Operating Partnership as one enterprise. The management of ROIC and the Operating Partnership are the same.
 
There are a few differences between ROIC and the Operating Partnership, which are reflected in the disclosures in this report. The Company believes it is important to understand the differences between ROIC and the Operating Partnership in the context of how these entities operate as an interrelated consolidated company. ROIC is a real estate investment trust, whose only material asset is its ownership of direct or indirect partnership interests in the Operating Partnership and membership interest in Retail Opportunity Investments GP, LLC, which is the sole general partner of the Operating Partnership. As a result, ROIC does not conduct business itself, other than acting as the parent company of the Operating Partnership and issuing equity from time to time. The Operating Partnership holds substantially all the assets of the Company and directly or indirectly holds the ownership interests in the Company’s real estate ventures. The Operating Partnership conducts the operations of the Company’s business and is structured as a partnership with no publicly traded equity. Except for net proceeds from equity issuances by ROIC, which are contributed to the Operating Partnership, the Operating Partnership generates the capital required by the Company’s business through the Operating Partnership’s operations, by the Operating Partnership’s incurrence of indebtedness (directly and through subsidiaries) or through the issuance of operating partnership units (“OP Units”).
 
Non-controlling interests is the primary area of difference between the Consolidated Financial Statements for ROIC and the Operating Partnership. The OP Units in the Operating Partnership that are not owned by ROIC are accounted for as partners’ capital in the Operating Partnership’s financial statements and as non-controlling interests in ROIC’s financial statements. Accordingly, this report presents the Consolidated Financial Statements for ROIC and the Operating Partnership separately, as required, as well as Earnings Per Share / Earnings Per Unit and Capital of the Operating Partnership.
 
This report also includes separate Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations – Liquidity and Capital Resources, Item 4. Controls and Procedures sections and separate Chief Executive Officer and Chief Financial Officer certifications for each of ROIC and the Operating Partnership as reflected in Exhibits 31 and 32.




TABLE OF CONTENTS

 
 




PART I. FINANCIAL INFORMATION
 
Item 1. Financial Statements

RETAIL OPPORTUNITY INVESTMENTS CORP.
Consolidated Balance Sheets
(In thousands, except share data) 
 March 31, 2021
 (unaudited)
December 31, 2020
ASSETS  
Real Estate Investments:  
Land$881,914 $881,872 
Building and improvements2,275,816 2,274,680 
 3,157,730 3,156,552 
Less:  accumulated depreciation474,801 460,165 
2,682,929 2,696,387 
Mortgage note receivable4,939 4,959 
Real Estate Investments, net2,687,868 2,701,346 
Cash and cash equivalents4,843 4,822 
Restricted cash2,149 1,814 
Tenant and other receivables, net59,269 58,756 
Acquired lease intangible assets, net48,340 50,110 
Prepaid expenses3,305 4,811 
Deferred charges, net21,928 22,893 
Other assets17,069 17,296 
Total assets$2,844,771 $2,861,848 
LIABILITIES AND EQUITY  
Liabilities:  
Term loan$298,615 $298,524 
Credit facility11,458 45,238 
Senior Notes944,045 943,655 
Mortgage notes payable86,247 86,509 
Acquired lease intangible liabilities, net123,056 125,796 
Accounts payable and accrued expenses42,497 17,687 
Tenants’ security deposits6,781 6,854 
Other liabilities44,882 46,426 
Total liabilities1,557,581 1,570,689 
Commitments and contingencies
Equity:  
Preferred stock, $0.0001 par value 50,000,000 shares authorized; none issued and outstanding
  
Common stock, $0.0001 par value, 500,000,000 shares authorized; 118,577,713 and 118,085,155 shares issued and outstanding at March 31, 2021 and December 31, 2020, respectively
12 12 
Additional paid-in capital1,499,420 1,497,662 
Dividends in excess of earnings(294,983)(289,309)
Accumulated other comprehensive loss(7,358)(8,812)
Total Retail Opportunity Investments Corp. stockholders’ equity1,197,091 1,199,553 
Non-controlling interests90,099 91,606 
Total equity1,287,190 1,291,159 
Total liabilities and equity$2,844,771 $2,861,848 
See accompanying notes to consolidated financial statements.
- 1 -


RETAIL OPPORTUNITY INVESTMENTS CORP.
Consolidated Statements of Operations and Comprehensive Income
(Unaudited)
(In thousands, except share data)

 Three Months Ended March 31,
 20212020
Revenues  
Rental revenue$68,904 $74,197 
Other income283 675 
Total revenues69,187 74,872 
Operating expenses
Property operating10,559 10,604 
Property taxes8,606 7,989 
Depreciation and amortization23,040 24,278 
General and administrative expenses4,375 3,944 
Other expense153 64 
Total operating expenses46,733 46,879 
Operating income22,454 27,993 
Non-operating expenses  
Interest expense and other finance expenses(14,480)(14,857)
Net income7,974 13,136 
Net income attributable to non-controlling interests(559)(1,134)
Net Income Attributable to Retail Opportunity Investments Corp.$7,415 $12,002 
Earnings per share – basic and diluted$0.06 $0.10 
Dividends per common share$0.11 $0.20 
Comprehensive income:
Net income$7,974 $13,136 
Other comprehensive income (loss):
Unrealized swap derivative gain (loss) arising during the period76 (9,055)
Reclassification adjustment for amortization of interest expense included in net income1,497 338 
Other comprehensive income (loss):1,573 (8,717)
Comprehensive income9,547 4,419 
Comprehensive income attributable to non-controlling interests(678)(1,134)
Comprehensive income attributable to Retail Opportunity Investments Corp.$8,869 $3,285 



See accompanying notes to consolidated financial statements.
- 2 -



RETAIL OPPORTUNITY INVESTMENTS CORP.
Consolidated Statements of Equity
(Unaudited)
(In thousands, except share data)


 Common StockAdditional
paid-in capital
Accumulated dividends in excess of earningsAccumulated
other
comprehensive loss
Non-
controlling
interests
Equity
 SharesAmount
Balance at December 31, 2020118,085,155 12 $1,497,662 $(289,309)$(8,812)$91,606 $1,291,159 
Shares issued under the Equity Incentive Plan535,819 — 428 — — — 428 
Shares withheld for employee taxes(142,247)— (1,905)— — — (1,905)
Stock based compensation expense— — 1,809 — — 254 2,063 
Redemption of OP Units98,986 — 1,439 — — (1,439)— 
Adjustment to non-controlling interests ownership in Operating Partnership— — 2 — — (2)— 
Registration expenditures— — (15)— — — (15)
Cash dividends ($0.11 per share)
— — — (13,041)— (978)(14,019)
Dividends payable to officers— — — (48)— (20)(68)
Net income attributable to Retail Opportunity Investments Corp.— — — 7,415 — — 7,415 
Net income attributable to non-controlling interests— — — — — 559 559 
Other comprehensive gain— — — — 1,454 119 1,573 
Balance at March 31, 2021118,577,713 $12 $1,499,420 $(294,983)$(7,358)$90,099 $1,287,190 
Common StockAdditional
paid-in capital
Accumulated dividends in excess of earningsAccumulated
other
comprehensive loss
Non-
controlling
interests
Equity
SharesAmount
Balance at December 31, 2019116,496,016 $12 $1,481,466 $(297,998)$(4,132)$112,480 $1,291,828 
Shares issued under the Equity Incentive Plan428,170 —  — — —  
Shares withheld for employee taxes(128,614)— (2,272)— — — (2,272)
Cancellation of restricted stock(1,000)— — — — — — 
Stock based compensation expense— — 1,636 — — 220 1,856 
Cash redemption for non-controlling interests— — — — — (1,999)(1,999)
Adjustment to non-controlling interests ownership in Operating Partnership— — 652 — — (652)— 
Repurchase of common stock(673,868)— (8,846)— — — (8,846)
Registration expenditures— — (90)— — — (90)
Cash dividends ($0.20 per share)
— — — (23,273)— (2,187)(25,460)
Dividends payable to officers— — — (56)— (33)(89)
Net income attributable to Retail Opportunity Investments Corp.— — — 12,002 — — 12,002 
Net income attributable to non-controlling interests— — — — — 1,134 1,134 
Other comprehensive loss— — — — (8,717)— (8,717)
Balance at March 31, 2020116,120,704 $12 $1,472,546 $(309,325)$(12,849)$108,963 $1,259,347 
 


See accompanying notes to consolidated financial statements.
- 3 -


RETAIL OPPORTUNITY INVESTMENTS CORP.
Consolidated Statements of Cash Flow
(Unaudited)
(In thousands)
 Three Months Ended March 31,
 20212020
CASH FLOWS FROM OPERATING ACTIVITIES  
Net income$7,974 $13,136 
Adjustments to reconcile net income to cash provided by operating activities:  
Depreciation and amortization23,040 24,278 
Amortization of deferred financing costs and mortgage premiums, net591 526 
Straight-line rent adjustment(18)89 
Amortization of above and below market rent(2,232)(5,478)
Amortization relating to stock based compensation2,063 1,856 
Provisions for tenant credit losses1,578 715 
Other noncash interest expense73 73 
Change in operating assets and liabilities:  
Tenant and other receivables(2,160)(2,399)
Prepaid expenses1,506 103 
Accounts payable and accrued expenses11,439 10,455 
Other assets and liabilities, net(304)(2,647)
Net cash provided by operating activities43,550 40,707 
CASH FLOWS FROM INVESTING ACTIVITIES
Improvements to properties(7,465)(11,555)
Proceeds on repayment of mortgage note receivable20  
Net cash used in investing activities(7,445)(11,555)
CASH FLOWS FROM FINANCING ACTIVITIES  
Principal repayments on mortgages(152)(142)
Proceeds from draws on credit facility 80,000 
Payments on credit facility(34,000)(10,500)
Redemption of OP Units (1,999)
Distributions to OP Unitholders (2,187)
Deferred financing and other costs (5)
Repurchase of common stock (8,846)
Registration expenditures(15)(333)
Dividends paid to common shareholders(105)(23,398)
Common shares issued under the Equity Incentive Plan428  
Shares withheld for employee taxes(1,905)(2,272)
Net cash (used in) provided by financing activities(35,749)30,318 
Net increase in cash, cash equivalents and restricted cash356 59,470 
Cash, cash equivalents and restricted cash at beginning of period6,636 5,458 
Cash, cash equivalents and restricted cash at end of period$6,992 $64,928 
Other non-cash investing and financing activities increase (decrease):
Interest rate swap liabilities$(1,499)$8,791 
Accrued real estate improvement costs$4,707 $3,881 
Equity redemption of OP Units$1,439 $ 
Dividends and distributions payable$14,318 $363 
The following table provides a reconciliation of cash, cash equivalents and restricted cash reported within the consolidated balance sheets that sum to the total of the same amounts shown in the consolidated statement of cash flows:
Three Months Ended March 31,
20212020
Cash and cash equivalents$4,843 $63,077 
Restricted cash2,149 1,851 
Total cash, cash equivalents and restricted cash shown in Statements of Cash Flows$6,992 $64,928 

See accompanying notes to consolidated financial statements.
- 4 -



RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP
Consolidated Balance Sheets
(In thousands)

 March 31, 2021
 (unaudited)
December 31, 2020
ASSETS  
Real Estate Investments:  
Land$881,914 $881,872 
Building and improvements2,275,816 2,274,680 
 3,157,730 3,156,552 
Less:  accumulated depreciation474,801 460,165 
2,682,929 2,696,387 
Mortgage note receivable4,939 4,959 
Real Estate Investments, net2,687,868 2,701,346 
Cash and cash equivalents4,843 4,822 
Restricted cash2,149 1,814 
Tenant and other receivables, net59,269 58,756 
Acquired lease intangible assets, net48,340 50,110 
Prepaid expenses3,305 4,811 
Deferred charges, net21,928 22,893 
Other assets17,069 17,296 
Total assets$2,844,771 $2,861,848 
LIABILITIES AND CAPITAL  
Liabilities:  
Term loan$298,615 $298,524 
Credit facility11,458 45,238 
Senior Notes944,045 943,655 
Mortgage notes payable86,247 86,509 
Acquired lease intangible liabilities, net123,056 125,796 
Accounts payable and accrued expenses42,497 17,687 
Tenants’ security deposits6,781 6,854 
Other liabilities44,882 46,426 
Total liabilities1,557,581 1,570,689 
Commitments and contingencies
Capital:  
Partners’ capital, unlimited partnership units authorized:  
ROIC capital1,204,449 1,208,365 
Limited partners’ capital90,653 92,279 
Accumulated other comprehensive loss(7,912)(9,485)
Total capital1,287,190 1,291,159 
Total liabilities and capital$2,844,771 $2,861,848 
 

See accompanying notes to consolidated financial statements.

- 5 -


RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP
Consolidated Statements of Operations and Comprehensive Income
(Unaudited)
(In thousands, except unit data)

 Three Months Ended March 31,
 20212020
Revenues  
Rental revenue$68,904 $74,197 
Other income283 675 
Total revenues69,187 74,872 
Operating expenses  
Property operating10,559 10,604 
Property taxes8,606 7,989 
Depreciation and amortization23,040 24,278 
General and administrative expenses4,375 3,944 
Other expense153 64 
Total operating expenses46,733 46,879 
Operating income22,454 27,993 
Non-operating expenses  
Interest expense and other finance expenses(14,480)(14,857)
Net Income Attributable to Retail Opportunity Investments Partnership, LP$7,974 $13,136 
Earnings per unit - basic and diluted$0.06 $0.10 
Distributions per unit$0.11 $0.20 
Comprehensive income:  
Net income attributable to Retail Opportunity Investments Partnership, LP$7,974 $13,136 
Other comprehensive income (loss):  
Unrealized swap derivative gain (loss) arising during the period76 (9,055)
Reclassification adjustment for amortization of interest expense included in net income1,497 338 
Other comprehensive income (loss):1,573 (8,717)
Comprehensive income attributable to Retail Opportunity Investments Partnership, LP$9,547 $4,419 


See accompanying notes to consolidated financial statements.
 
- 6 -



RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP
Consolidated Statements of Partners’ Capital (continued)
(Unaudited)
(In thousands, except unit data) 


 
Limited Partner’s Capital (1)
ROIC Capital (2)
Accumulated
other
comprehensive loss
 
 UnitsAmountUnitsAmountCapital
Balance at December 31, 20208,966,083 $92,279 118,085,155 $1,208,365 $(9,485)$1,291,159 
OP Units issued under the Equity Incentive Plan— — 535,819 428 — 428 
OP Units withheld for employee taxes— — (142,247)(1,905)— (1,905)
Stock based compensation expense— 254 — 1,809 — 2,063 
Equity redemption of OP Units(98,986)(1,439)98,986 1,439 — — 
Adjustment to non-controlling interests ownership in Operating Partnership— (2)— 2 — — 
Registration expenditures— — — (15)— (15)
Cash distributions ($0.11 per unit)
— (978)— (13,041)— (14,019)
Distributions payable to officers— (20)— (48)— (68)
Net income attributable to Retail Opportunity Investments Partnership, LP— 559 — 7,415 — 7,974 
Other comprehensive income— — — — 1,573 1,573 
Balance at March 31, 20218,867,097 $90,653 118,577,713 $1,204,449 $(7,912)$1,287,190 
Limited Partner’s Capital (1)
ROIC Capital (2)
Accumulated
other
comprehensive loss
 
UnitsAmountUnitsAmountCapital
Balance at December 31, 201911,051,090 $112,480 116,496,016 $1,183,480 $(4,132)$1,291,828 
OP Units issued under the Equity Incentive Plan— — 428,170  —  
OP Units withheld for employee taxes— — (128,614)(2,272)— (2,272)
Cancellation of OP Units— — (1,000)— — — 
Stock based compensation expense— 220 — 1,636 — 1,856 
Cash redemption of OP Units(116,657)(1,999)— — — (1,999)
Adjustment to non-controlling interests ownership in Operating Partnership— (652)— 652 — — 
Repurchase of OP Units— — (673,868)(8,846)— (8,846)
Registration expenditures— — — (90)— (90)
Cash distributions ($0.20 per unit)
— (2,187)— (23,273)— (25,460)
Distributions payable to officers— (33)— (56)— (89)
Net income attributable to Retail Opportunity Investments Partnership, LP— 1,134 — 12,002 — 13,136 
Other comprehensive loss— — — — (8,717)(8,717)
Balance at March 31, 202010,934,433 $108,963 116,120,704 $1,163,233 $(12,849)$1,259,347 
 _________________________________
1.Consists of limited partnership interests held by third parties.
2.Consists of general and limited partnership interests held by ROIC.

See accompanying notes to consolidated financial statements.
- 7 -


RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP
Consolidated Statements of Cash Flow
(Unaudited)
(In thousands)
 Three Months Ended March 31,
 20212020
CASH FLOWS FROM OPERATING ACTIVITIES  
Net income$7,974 $13,136 
Adjustments to reconcile net income to cash provided by operating activities:  
Depreciation and amortization23,040 24,278 
Amortization of deferred financing costs and mortgage premiums, net591 526 
Straight-line rent adjustment(18)89 
Amortization of above and below market rent(2,232)(5,478)
Amortization relating to stock based compensation2,063 1,856 
Provisions for tenant credit losses1,578 715 
Other noncash interest expense73 73 
Change in operating assets and liabilities:  
Tenant and other receivables(2,160)(2,399)
Prepaid expenses1,506 103 
Accounts payable and accrued expenses11,439 10,455 
Other assets and liabilities, net(304)(2,647)
Net cash provided by operating activities43,550 40,707 
CASH FLOWS FROM INVESTING ACTIVITIES 
Improvements to properties(7,465)(11,555)
Proceeds on repayment of mortgage note receivable20  
Net cash used in investing activities(7,445)(11,555)
CASH FLOWS FROM FINANCING ACTIVITIES  
Principal repayments on mortgages(152)(142)
Proceeds from draws on credit facility 80,000 
Payments on credit facility(34,000)(10,500)
Redemption of OP Units (1,999)
Deferred financing and other costs (5)
Repurchase of OP Units (8,846)
Registration expenditures(15)(333)
Distributions to OP Unitholders(105)(25,585)
Issuance of OP Units under the Equity Incentive Plan428  
OP Units withheld for employee taxes(1,905)(2,272)
Net cash (used in) provided by financing activities