Earnings call transcript: Urban Edge Properties Q2 2025 sees EPS beat, stock rises

Urban Edge Properties (UEP), with a market capitalization of $2.72 billion, reported a significant earnings beat for the second quarter of 2025, with earnings per share (EPS) reaching $0.46, far surpassing the forecast of $0.09. Despite the revenue coming in slightly below expectations at $114.08 million, the company’s stock rose by 3.01% in pre-market trading, reflecting investor confidence fueled by strong operational performance and strategic initiatives. According to InvestingPro data, the company maintains robust financial health with an overall score of "GOOD" and has demonstrated consistent profitability over the last twelve months.

Key Takeaways

• EPS of $0.46 significantly exceeded the forecast of $0.09.
• Revenue was $114.08 million, slightly below the expected $115.99 million.
• Stock price increased by 3.01% in pre-market trading.
• Strong operational metrics with a 7.4% increase in same property NOI.
• Increased 2025 FFO guidance, indicating positive future prospects.

Company Performance

Urban Edge Properties demonstrated robust performance in Q2 2025, driven by strong leasing activity and strategic redevelopment projects. The company reported a 7.4% increase in same property net operating income (NOI) compared to 2024, alongside a year-to-date increase in funds from operations (FFO) as adjusted by 8%. These results highlight UEP’s effective portfolio management and tenant mix strategies, positioning it well within the recovering retail market.

Financial Highlights

• Revenue: $114.08 million, slightly down from forecast.
• Earnings per share: $0.46, a significant increase over the $0.09 forecast.
• FFO as Adjusted: $0.36 per share, reflecting solid operational performance.
• Total liquidity of approximately $800 million, including $118 million in cash.

Earnings vs. Forecast

Urban Edge Properties reported an EPS of $0.46, which was a remarkable 411.11% above the forecasted $0.09. However, revenue came in at $114.08 million, which was 1.65% below the expected $115.99 million. This earnings surprise marks a significant achievement for the company, indicating strong cost management and operational efficiencies.

Market Reaction

Following the earnings announcement, Urban Edge Properties’ stock rose by 3.01% in pre-market trading, reaching $19.94. This movement reflects investor optimism, particularly given the EPS beat and the company’s strategic initiatives. The stock’s performance is notable as it moves closer to its 52-week high of $23.85, indicating positive market sentiment. With a beta of 1.19, the stock shows moderate market sensitivity. Based on InvestingPro’s Fair Value analysis, the stock appears to be trading above its intrinsic value, suggesting investors should carefully consider entry points. For a comprehensive understanding of valuation opportunities in the market, explore InvestingPro’s detailed company analysis and valuation tools.

Outlook & Guidance

Urban Edge Properties increased its 2025 FFO as adjusted guidance to a range of $1.40 to $1.44 per share, representing a 5% growth at the midpoint. The company continues to focus on strategic capital recycling and expects same property NOI growth of 4.25% to 5% for the year. With a robust redevelopment pipeline and strong leasing activity, UEP is well-positioned for future growth.

Executive Commentary

CEO Jeff Olson highlighted the thriving investment sales market for retail assets, emphasizing the company’s strategic positioning with high-quality tenants. COO Jeff Mulalam noted that approximately 70% of the portfolio has been renovated, underscoring the company’s commitment to maintaining a competitive edge in the market.

Risks and Challenges

• Potential macroeconomic pressures could impact consumer spending and retail demand.
• Interest rate fluctuations may affect financing costs and capital allocation.
• Competitive pressures from online retail and evolving consumer preferences.
• Dependence on national and regional tenants may pose risks if market conditions change.

Q&A

During the earnings call, analysts inquired about the company’s pricing power in leasing and the potential for further asset sales. Executives also addressed reduced future capital expenditure expectations and discussed the potential impact of Kohl’s store situations on the portfolio. These discussions provided insights into UEP’s strategic focus and operational resilience.

Full transcript - Urban Edge Properties (UE) Q2 2025:

Conference Operator: Greetings and welcome to the Urban Edge Properties Second Quarter twenty twenty five Earnings Call. At this time, all participants are in a listen only mode. A brief question and answer session will follow the formal presentation. As a reminder, this conference is being recorded. It is now my pleasure to introduce your host, Areva Ahmed, Investor Relations Associate.

Thank you. You may begin.

Areva Ahmed, Investor Relations Associate, Urban Edge Properties: Good morning, and welcome to Urban Edge Properties’ second quarter twenty twenty five earnings conference call. Joining me today are Jeff Olson, Chairman and Chief Executive Officer Jeff Mulalam, Chief Operating Officer Mark Langer, Chief Financial Officer Heather Olberg, General Counsel Scott Oster, EVP and Head of Leasing and Andrea Drazen, Chief Accounting Officer. Please note today’s discussion may contain forward looking statements about the company’s views of future events and financial performance, which are subject to numerous assumptions, risks and uncertainties and which the company does not undertake to update. Our actual results, financial condition and business may differ. Please refer to our filings with the SEC, which are also available on our website, for more information about the company.

In our discussion today, we will refer to certain non GAAP financial measures. Reconciliations of these measures to GAAP results are available in our earnings release and our supplemental disclosure package. At this time, it is my pleasure to introduce our Chairman and Chief Executive Officer, Jeff Olson.

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: Great. Thank you, Eriba, and good morning, everyone. We delivered great second quarter results, increasing FFO as adjusted by 12% over last year and 8% year to date. Same property net operating income increased by 7.4% for the quarter and 5.6% year to date. The demand for space in our shopping centers remains strong.

There are few high quality vacancies remaining in our markets, often leading to multiple bids on available space, which is driving upward pressure on rents and lease terms. Our same property occupancy increased to 96.7%, up 10 basis points from the prior quarter and our SHOP occupancy rate increased to a record high of 92.5%, up two seventy basis points over the prior year. Given that we are now nearly 97% leased and our properties have undergone significant improvements, including new anchors, parking lots, facades and roofs, we anticipate a substantial decrease in future capital expenditures. The investment sales market for retail assets is thriving, driven by both public and private buyers. One of our Board members recently described the current shopping center landscape as the revenge of the nerds, highlighting that retail is back in demand driven by solid operating fundamentals, increased debt availability and increased capital flows.

Year to date, we have sold $66,000,000 of assets at a blended cap rate of 4.9%. This includes the sale of two high value lower growth properties, Kennedy Commons and McDade Commons for $41,000,000 and the previously announced sale of a 44,000 square foot building across from Bergentown Center for $25,000,000 Looking ahead, based on the strong results we have achieved to date, we increased our 2025 FFO as adjusted guidance by $02 per share to a new range of 1.4 to $1.44 per share, reflecting growth of 5% over 2024 at the midpoint. We remain confident in our strategy, which is anchored by five key strengths: one, a portfolio concentrated in the densely populated supply constrained DC to Boston Corridor two, highly visible future net operating income growth supported by our $24,000,000 signed but not open pipeline, representing 8% of current NOI. Three, a $142,000,000 redevelopment pipeline expected to yield a 15% return. Four, strategic capital recycling.

Since October 2023, we have acquired $552,000,000 of high quality shopping centers at a 7.2% cap rate and sold $493,000,000 of noncore low growth assets at a 5.2% cap rate. And five, a resilient balance sheet with $1,500,000,000 in nonrecourse mortgages and 42 unencumbered properties valued at nearly $2,000,000,000 We only have $139,000,000 or 9% of our total debt maturing through 2026. Our continued momentum and success are driven by our dedicated team. I’m grateful for their passion and commitment to execute our strategic plan while working in such a collaborative manner to achieve outstanding results. I will now turn it over to our Chief Operating Officer, Jeff Muella.

Jeff Mulalam, Chief Operating Officer, Urban Edge Properties: Thanks, Jeff, and good morning, everyone. It was another strong quarter for leasing and development as we continue to hit on our goals of increasing occupancy, generating double digit leasing spreads, completing development projects at or ahead of budgeted timelines and adding new developments at double digit returns. Let’s get into it. We executed 42 deals totaling 482,000 square feet in the second quarter. This included 27 renewals totaling 394,000 square feet at a 12% spread and 15 new leases totaling 88,000 square feet at a 19% spread.

New leasing activity included two Boot Barns, Fidelity Investments, Just Salad and Wonder. With these executions, over 95% of our S and O pipeline is now comprised of national and regional tenants, providing further assurance that our NOI growth is derived from a stronger credit platform than what we used to see in years past. Our same property leased rate is now 96.7%, reflecting an increase of 10 basis points from last quarter. Leading the way in occupancy again was shop leasing, which reached a new record high of 92.5%, a 10 basis point increase from last quarter and a two seventy basis point increase from the same period last year. We have an excellent pipeline for the second half of the year as we close in on our goal of exceeding 93% shop occupancy in 2025.

Anchor occupancy remains steady, moving from 97.2% to 97.4% despite the bankruptcies of Big Lots and Party City earlier this year. Just as we were expecting those two bankruptcies, we were not surprised when At Home filed last month. We have two At Home stores, both paying single digit rents, and we expect to get one location back this year. As we’ve said before, tenant bankruptcies are a reality of this business, and in times like this, we can embrace that reality as an opportunity. Removing dated stores that generate minimal traffic from our centers and replacing them with higher credit and better concept operators has consistently had a positive ripple effect on the rest of the property.

On the development front, we continue to progress on multiple projects, delivering spaces and getting stores open. During the quarter, we completed five redevelopment projects enabling new tenant openings at Montahedra, Malton, Brick, Walnut Creek and Huntington. Adding national tenants like Burlington, Cava, First Watch, Starbucks and Sweetgreen to these properties has strengthened credit and increased traffic. We also activated new projects at Bergantown Center, where we continue to improve the food options at one of the busiest assets in our portfolio. Tate Bakery, Capon’s Burgers and Tommy’s Tavern will complement four other new food concepts we previously announced, giving this newly renovated property one of the best dining lineups in all of Bergen County.

With the five projects that came off our development pipeline and the two new projects added, active redevelopment now totals $142,000,000 and maintains a strong expected return of 15%. With that, I’ll hand it over to our CFO, Mark Langer.

Mark Langer, Chief Financial Officer, Urban Edge Properties: Thank you, Jeff, and good morning. We were pleased to deliver another strong quarter, marked by solid earnings performance and continued leasing momentum. FFO as adjusted came in at $0.36 per share and our same property NOI, including redevelopment, increased 7.4% compared to the 2024. The outperformance was driven in part by higher rental revenue from tenant rent commencements, higher net recoveries and year end CAM reconciliation billings, of which approximately $01 per share is nonrecurring. Same property NOI growth would have been 5.6%, excluding the $1,200,000 of nonrecurring tenant billings, still a very strong result reflecting growth from our S and O pipeline.

FFO as adjusted also benefited from lower recurring G and A expenses. I will comment on our favorable trend on G and A in a moment when I provide an update on guidance. On the financing front, at the June, we paid off our $50,000,000 mortgage loan on The Plaza at Woodbridge, which had an effective interest rate of 6.4% and was due to mature in June 2027. Payment was made in part using our line of credit, which has a current interest rate of approximately 5.4%. Our $800,000,000 line now has $90,000,000 drawn.

Our balance sheet remains in excellent shape with total liquidity of approximately $800,000,000 including $118,000,000 in cash. As Jeff highlighted, we have just 9% of our outstanding debt coming due through 2026. Our cash flow has improved steadily as we have added high quality anchors and strong regional shop tenants to our portfolio. We have carefully managed our debt during our growth cycle the past few years. Our adjusted EBITDA to interest expense has increased to 3.7 times, up nearly 30% from 2.9 times a year ago.

Our net debt to annualized EBITDA was 5.5 times in the second quarter, positioning us well to capitalize on future growth opportunities. Looking ahead to the remainder of 2025, we are increasing our FFO as adjusted guidance by $02 per share to a new range of 1.4 to $1.44 and projecting same property NOI growth, including redevelopment, to be in the range of 4.25 to 5%. Our assumptions for uncollectible revenue remain unchanged at 75 to 100 basis points of gross rent and incorporate the expected impact of At Home. Our $24,000,000 S and O pipeline continues to be a key growth driver with $3,900,000 in annualized gross rent already commenced in the second quarter, and we expect to recognize another $1,700,000 in new commencements in the remainder of the year, which will predominantly come online in Q4. Based on results year to date and our future expectations, we have lowered our recurring G and A forecast for 2025 by $500,000 bringing the midpoint to $35,000,000 which implies a reduction of 3% from 2024.

This is due to a combination of factors, including lower headcount and the expected timing to backfill open positions in addition to other cost saving measures. In closing, we remain focused on executing our strategic plan, driving leasing and occupancy, delivering new tenant spaces on schedule and carefully managing expenses. We’re confident in our ability to continue delivering sector leading growth. With that, I’ll turn the call over to the operator for questions.

Conference Operator: Thank you. We will now be conducting a question and answer You may press 2 if you would like to remove your question from the queue. For those using speaker equipment, it may be necessary to pick up your handset before pressing the star keys. One moment please while we poll for questions. The first question is from Ronald Kamdem from Morgan Stanley.

Please go ahead.

Ronald Kamdem, Analyst, Morgan Stanley: Hey, just two quick ones, guess, starting with the record occupancy and the in line space. Maybe can you talk a little bit about what how much more upside you think is that number than occupancy number? And number two, how is that translating into either better lease contracts or pricing power for you guys in the business? Thanks.

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: Jeff, go ahead.

Jeff Mulalam, Chief Operating Officer, Urban Edge Properties: Yes. Hey, Ron. Good morning. Yes, listen, we’re really happy with where we are on the SHOP space. I’ll take that first.

But as I said in my prepared comments, we think we can get to between 9394% SHOP occupancy, which requires us to get another 50,000, 60,000, 70,000 square feet and also account for some vacates as the year goes on, although we don’t expect much of that. The nice thing about the SHOP occupancy right now is that we do have, as you said, real pricing power, and of course pricing power today is not just charging a higher rent or asking for better interest rates, but it’s on things like exclusive use provisions, radius restrictions, opening dates, landlord contributions, tying things to permitting, we’ve been able to extract much better terms on all of the shop leasing we’ve been doing, so there’s a little bit of run rate there in terms of occupancy growth and certainly better economic and other terms in the leases. On the anchor side, we have a name circled next to pretty much every anchor vacancy in the portfolio. Some of those deals should happen in the next few weeks to a couple of months and we’ll announce them in 3Q, and some of them might take longer, but there’s certainly more activity on all of our spaces than we’ve seen in years past, and we’re not really too worried about having a lot of space that’s going to be sort of static inherent long term anchor vacancy.

So that’s pretty good news as well.

Ronald Kamdem, Analyst, Morgan Stanley: Great. And then my second one, a little bit of a two parter, but just you guys have had a lot of success on sort of the capital recycling front. Maybe just talk a little bit about what you’re seeing sort of in terms of cap rates and opportunities going forward? And then the second part is that the at home update was helpful, but any sort of update on Kohl’s as well? Thanks.

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: Hi, Ron. It’s Jeff. Let me start with the acquisition market, which has been heating up even over the last several months. And I think what’s happened sort of in this post COVID environment, investors have realized that in the shopping center space, the cash flows are durable and there’s actually a fair amount of growth coming going forward. In addition, the lenders have really stepped up, in particular, the banks.

So we’re starting to see them become much more active in the market. And as you know, the banks are much more flexible than CMBS lenders, and the pricing is very competitive. In fact, we’re negotiating a bank loan right now where the equivalent spread is 135 basis points over treasuries. That would be a record low for us. And remember, this is nonrecourse debt.

So overall, as financing becomes more attractive in this space, there certainly are more buyers now willing to pay higher prices. I think the sellers overall generally recognize what’s happening. So they are putting more product into the market and they’re also asking a whole lot of money for that product too. So pricing expectations are awfully high. At the moment, we’re evaluating lots of deals and we do hope to find some opportunities for more capital recycling.

I think we’re going to test the market this fall for more dispositions. And again, we’re sort of hoping to place that disposition capital into higher yielding acquisitions that have higher long term growth rates as well. But in the meantime, we’ve got plenty of growth to mind from our existing assets, including from our S and O pipeline, which is, as we said, 8% of total NOI, which I think may be the highest in the space, and also from redevelopment. In terms of pricing, Ron, I think what you’re seeing for higher quality assets today are cap rates sort of in that 5.5% to 6% range if the CAGRs are able the NOI CAGRs are able to get 3% growth. That would imply unleveraged IRRs in the 8% to 9% range and leveraged IRRs in the 10 to 12% range.

As I sort of reflect on those numbers, Ron, and look at our stock at $20 which is implying a cap rate that starts with a seven. And then when I overlay that on top of our expected NOI growth, which we think will be probably at least 4% over the next several years, which is driven largely by this S and O pipeline, it seems to us that our stock is relatively inexpensive.

Ronald Kamdem, Analyst, Morgan Stanley: Great. And then the update on

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: Jeff, why don’t you take that one?

Jeff Mulalam, Chief Operating Officer, Urban Edge Properties: Yeah, I mean, Ron, obviously Kohl’s is on our radar screen. They’re on everyone’s radar screen. But at this point in the process, and we’ve met with everybody there, Mark and his team have done a very good job of understanding both their current maturity, debt profile and where the stock is trading and interest in the company. You saw it was a meme stock last week and had a really nice spike for a little while. We’re really still playing offense when it comes to Kohl’s, meaning we are talking to them about locations where they have term that we’d like to get back and we’ve approached them about two of those locations already and having some conversation, but we’re not seeing a great sense of urgency from them to close stores.

They’ve told us that they are four wall profitable in almost all of their stores, obviously they’re keeping an eye on the declining sales environment as are we, but right now they don’t seem to be too concerned that they can’t be a profitable ongoing business and most of their stores in the Northeast, which is where our stores with them are located, are generally amongst their best performers in the portfolio. So what I would say is while we’re tracking Kohl’s, we don’t think of it as a twenty twenty five or even really a twenty twenty six decision we’re going to have to make. If we can get some stores back and play offense and retenant them, we will, But in the meantime, we’re just kind of, you know, keeping an eye on it and we don’t think it’s imminent.

Ronald Kamdem, Analyst, Morgan Stanley: Super helpful. Thanks so much.

Conference Operator: The next question is from Floris van Dijkum from Ladenburg Thalmann. Please go ahead.

Floris van Dijkum, Analyst, Ladenburg Thalmann: Hey guys. Good morning. Thanks for So taking my this accretive recycling has been incredibly profitable for you guys in the past. Are you running out of runway? How much more in terms of volume do you think you can sell?

I note you’ve got some California assets. You got an asset in Missouri and New Hampshire potentially and obviously some other boxier assets. And would you consider if there’s pressure on cap rates in your core markets in New York and in Boston and DC, maybe expanding your reach going forward?

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: Yes. Floris, I think everything is on the table, including centers that we own in the New York Metro market, provided pricing is there. There is a price for every asset at which we would be willing to transact. So I don’t want to put a number on it, but we absolutely will be testing the market this fall to see what we might be able to achieve just given the demand that’s taking place in the market. We would have never anticipated a couple of years ago that we’d be able to buy and sell point $5,000,000,000 of properties at a 200 basis point spread.

I would have never said that on an earnings call. But we realized that it really has supercharged this company. And given the size of our company, we are highly focused on trying to make things like that happen going forward.

Floris van Dijkum, Analyst, Ladenburg Thalmann: Thanks, Jeff. Maybe a follow-up. I mean, does the improvement in the markets also make you think about your redevelopment plans on some of your existing assets? I’m thinking of assets like Hudson Mall, which as last look is still, you know, 75% leased or something like that and make you more confident about deploying capital into assets like that to reposition them?

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: We do. I mean, that’s largely driven by tenant demand, which is also much stronger than it was earlier. So there are many large big box tenants that are underrepresented throughout our markets, including names like Walmart and BJ’s and Ross and TJX. All are looking for new space and all are having a hard time finding space, which is putting

Conference Operator: on rents.

Ken Billingsley, Analyst, Compass Point: Thanks, Jeff.

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: Thank you, Flores.

Conference Operator: Hard finding which The next question is from Michael Griffin from Evercore ISI. Please go ahead.

Michael Griffin, Analyst, Evercore ISI: Great. Thanks. Maybe just first hitting on the balance sheet, just some commentary around the mortgage loan payoff in the quarter, says that it’s maturing June 2027, but you’ve got a couple more maturities before that. Just maybe Langer, if you could comment on that, why pay off that mortgage relative to the stuff that’s coming due earlier?

Mark Langer, Chief Financial Officer, Urban Edge Properties: Yeah. Sure, Michael. It’s actually pretty easy. That was a loan that had no prepayment penalty, and we were able to use our line at 100 basis points lower than that rate. So we took advantage.

We’ve looked at our upcoming maturities, and there were just an opportunity there where it made a lot of sense.

Michael Griffin, Analyst, Evercore ISI: Great. That’s helpful. And then maybe just stepping back, kind of thinking about the leasing environment in the portfolio now. Obviously, you’re about 97% leased. That lease to occupied spread continues to narrow.

Jeff, as you kind of talk about pricing power from a landlord perspective, is this more the ability to push base rents? Do you have better negotiating power when it comes to concessions? I’m just trying to get a sense of the landlord tenant relationship here and how best you can utilize that position of being very highly leased to maximize revenues.

Ronald Kamdem, Analyst, Morgan Stanley: Jeff, go ahead.

Jeff Mulalam, Chief Operating Officer, Urban Edge Properties: Yeah, hey, good morning, Michael. Yeah, it’s a little of everything, right? Each deal is kind of its own animal in terms of finding the soft spots to push down on. I will tell you that one of the areas that we have had much greater success in the past is on increases. The concept of 10% every five years only really happens if it’s a national tenant who’s absolutely dug in on it and is willing to pay a face rate and agree to capital and other things that they never would have agreed to in the past.

But most often, we find that our nationals are willing to negotiate much better increases than before. The other place that it really comes in for us that’s very important is in the delivery conditions. In the past, you would always have a situation where the landlord was doing a bunch of work prior to the tenant getting into the space and that required two permits and extended time and maybe took another three, four months to get the tenant open for business, very often now we’re able to say you’re taking it as is. Not only does that provide a better economic result for us, but it allows the tenant to get open faster because it’s one permitting time. So those are two areas that our leasing team has really drilled down on in their negotiations and had really good success in, but they’re really pushing on everything else.

It’s things like exclusives, it’s things like not giving too many options, and it’s things like co tenancy requirements. We’re trying to just negotiate better terms across the board, economic and non economic, and we’re having good success.

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: Great. That’s it

Ken Billingsley, Analyst, Compass Point: for me. Just

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: one more point on that issue, because I do think there’s been a fair amount of discussion on CapEx. And what I’d say is that the last decade of CapEx spending is not representative of future spending. And it’s in part because our portfolio is now 97% leased. It’s in part because the retail market is much, much stronger as Jeff just outlined. And it’s also in part because by 2027, we will have redeveloped or repositioned about 70% of our portfolio.

So we feel that’s going to be a great thing going forward for CapEx.

Michael Griffin, Analyst, Evercore ISI: Thanks. That’s some helpful context, Jeff. That’s it for me. Appreciate the time.

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: Yes, you bet. Thank you.

Conference Operator: The next question is from Paulina Rojas from Green Street. Please go ahead.

Paulina Rojas, Analyst, Green Street: Hi, you. My question was actually about CapEx and you touched on that at the end of the prior question. Thank you for adding that disclosure. It’s very helpful. Can you maybe elaborate on the idea of CapEx declining in the future?

It seems to me that in general CapEx has been related to redevelopment, which have in turn been triggered by tenant churn. So, given that we know that tenant churn is a constant in the industry, why wouldn’t we expect future turnover, not just in the short term but in the next few years driven by unexpected tenant fallout continue to drive CapEx at similar levels, perhaps a little lower. But, yeah, basically, I’m trying to gain confidence on the very low levels that you’re forecasting at the end of that period in your chart?

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: Pauline, I think the main point is that the tenants that we replaced we replaced tenants that were struggling for years. This is like Toys R Us and Kmart and so many others that barely made it, but they made it over an extended time period. And we put very high quality credit tenants to replace them, tenants like ShopRite, tenants like TJX, tenants like Ross and many others. So we’re not expecting as much dislocation going forward in part because of the high quality retailers that we put in place and also in part because the retail market overall is just much healthier than it was ten years ago.

Jeff Mulalam, Chief Operating Officer, Urban Edge Properties: Yeah. And Paulina, I would add, in addition to the fact that when it comes to leasing CapEx, we negotiate better terms and we have better tenants than we’ve had in years past. The other component of CapEx, fixing your roofs in your parking lots or renovating your shopping centers, that piece of it we’ve mostly done all the heavy lifting on. So have, as Jeff said in his comments, we’ve renovated about 70% of the portfolio already, so we don’t think we’re going to have that same recurring run rate of maintenance CapEx. And then when it comes to renovating shopping centers with new facades and signs and things that the customer sees, so to speak, we believe there’s a yield on that.

We believe that the work we do on that will pay for itself in the form of better rents. So on elements of CapEx, whether it’s the defensivedeferred maintenance CapEx, the offensive renovation CapEx or the leasing CapEx, the metrics are a lot better than they were.

Mark Langer, Chief Financial Officer, Urban Edge Properties: And I’ll just end Paul, in here for you with some numbers behind that. So our maintenance CapEx, as Jeff was saying, where we’ve done a lot of this heavy lifting was about $36,000,000 in 2022. We think it’s going to be 20,000,000 to $22,000,000 this year, and then we’ll gradually decline closer to $15,000,000 as these remaining projects come online. So that shows you by order of magnitude what we’re seeing.

Paulina Rojas, Analyst, Green Street: Thank you very much. Great color.

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: You,

Conference Operator: The next question is from Ken Billingsley from Compass Point. Please go ahead.

Ken Billingsley, Analyst, Compass Point: Good morning. Just a numbers question here on G and A from guidance and then what was in the second quarter here. I see you lowered obviously G and A expense range to 34,000,000 to $35,500,000 The line item was up year over year was about 11,700,000.0 Can you just talk about maybe what’s different in that number? Maybe was it just increased for the second quarter and going to come down for the second half or just add a little color there?

Mark Langer, Chief Financial Officer, Urban Edge Properties: Sure. I think you’re looking at the gross versus what we call the net recurring items. So in the quarter, the elevation that you saw was primarily we had $2,000,000 of severance expense and then $1,000,000 of some nonrecurring transaction costs. So when you look at on a recurring run rate basis, which is what we guided on, that’s how you get to the lower number.

Ken Billingsley, Analyst, Compass Point: Excellent. Thank you. Appreciate it. Yep.

Conference Operator: There are no further questions at this time. I would like to turn the floor back over to Jeff Olson for closing comments.

Jeff Olson, Chairman and Chief Executive Officer, Urban Edge Properties: Great. Thank you for your interest and we look forward to talking to you on our next call.

Conference Operator: This concludes today’s teleconference. You may disconnect your lines at this time. Thank you for your participation.

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