Executive Summary / Key Takeaways

• Strategic Capital Recycling Drives Performance: Urban Edge Properties has consistently executed a disciplined capital recycling strategy, divesting lower-growth, non-core assets and reinvesting in high-quality, urban-focused properties, significantly upgrading its portfolio and driving robust financial growth.
• Strong Operational Momentum: The company demonstrates exceptional leasing activity, achieving high rent spreads on new leases and renewals, and consistently increasing both shop and overall portfolio occupancy, reflecting strong demand in its supply-constrained Northeast markets.
• Visible Future Growth from Redevelopment: A substantial "Signed Not Open" (SNO) pipeline and an active redevelopment program with attractive projected yields provide a clear runway for future net operating income (NOI) expansion.
• Robust Financial Health and Liquidity: Urban Edge maintains a strong balance sheet with ample liquidity, manageable debt maturities, and a conservative leverage profile, positioning it well for continued investment and resilience against market fluctuations.
• Operational Technology for Efficiency: The company is leveraging AI and RPA tools to streamline internal processes, aiming to reduce G&A expenses and enhance operational efficiency, contributing to its bottom-line performance.

The Resilient Core: Urban Edge's Urban Retail Dominance

Urban Edge Properties (NYSE:UE) stands as a Maryland real estate investment trust, strategically focused on owning, managing, acquiring, developing, and redeveloping retail real estate within the densely populated corridor stretching from Washington D.C. to Boston. Since its formation in 2015 and its election to be taxed as a REIT, Urban Edge has meticulously cultivated a portfolio designed for resilience and growth. The company's overarching strategy is deeply rooted in identifying and enhancing retail assets in urban communities, a foundational approach that has shaped its current market position and strategic responses to evolving industry dynamics.

The retail real estate sector, particularly in supply-constrained urban markets, is experiencing a significant shift. Management notes that shopping center fundamentals remain strong, driven by favorable supply-demand dynamics and record-low vacancy rates. This environment, often described as the "revenge of the nerds" for retail, is characterized by limited new construction—only 0.2% of total supply in the Northeast, a 10-year low—while demand from national retailers continues to outpace available space. This structural imbalance provides Urban Edge with substantial pricing power, allowing it to secure favorable lease terms and drive rent growth.

Urban Edge's operational efficiency is further enhanced by its adoption of modern tools. The company is actively exploring and implementing AI and Robotic Process Automation (RPA) to automate tasks and streamline internal processes. This technological integration aims to reduce the hours spent on manual operations, leading to tangible benefits such as lower general and administrative (G&A) expenses. These efforts contribute to a more agile and cost-effective operating platform, a crucial differentiator in a competitive landscape.

Operational Excellence and Portfolio Enhancement

As of September 30, 2025, Urban Edge's portfolio comprises 68 shopping centers, two outlet centers, and two malls, totaling approximately 17.10 million square feet. A significant 80% of this portfolio is grocery-anchored, with these grocers generating impressive average sales of $900 per square foot, a figure management believes is among the highest in the sector. This focus on necessity-based retail underpins the portfolio's stability and resilience.

The company's leasing momentum is a testament to its operational effectiveness. Year-to-date through Q3 2025, leasing spreads averaged 40% on new leases and nearly 10% on renewals, demonstrating significant value creation from re-leasing efforts. In the third quarter of 2025 alone, Urban Edge executed 31 deals totaling 347,000 square feet, including 11 new leases at an impressive 61% spread. This outsized new lease spread was primarily driven by securing national anchor tenants like HomeGoods and Ross (ROST) in spaces previously occupied by bankrupt retailers such as Big Lots (BIG) and buybuy Baby. These new leases are expected to contribute almost twice as much base rent as the prior tenants from 60% of the square footage.

Shop occupancy reached a robust 92.5% in Q3 2025, a 210 basis point increase compared to September 30, 2024, and the company aims to reach 93% to 94% shop occupancy by year-end. The overall same-property lease rate stood at 96.6% in Q3 2025, with anchor occupancy at 97.2%. The "Signed Not Open" (SNO) pipeline represents a significant future growth driver, totaling $21.5 million in future annual gross rent, or approximately 7% of current annualized NOI. In Q3 2025, $5.6 million of annualized gross rents commenced from this pipeline, with another $300,000 expected in Q4 2025. Notable new tenants include Starbucks (SBUX), Sweetgreen (SG), Dave's Hot Chicken, a Tesla (TSLA) Service Center, and a second Trader Joe's location in Woodbridge, New Jersey.

Disciplined Capital Allocation and Redevelopment Prowess

Urban Edge's strategic capital recycling program has been instrumental in upgrading its portfolio quality and accelerating long-term growth. Over the last two years, the company acquired nearly $600 million of high-quality shopping centers at an average 7% cap rate, while simultaneously disposing of approximately $500 million of noncore assets at a 5% cap rate. This disciplined approach has yielded a meaningful spread, enhancing the overall quality and growth trajectory of the portfolio.

A recent example of this strategy is the $39 million acquisition of Brighton Mills Shopping Center in Allston, MA, completed on October 23, 2025. This 91,000 square foot grocery-anchored center, located less than a mile from Harvard Business School, was funded using proceeds from the sales of Kennedy Commons and MacDade Commons, structured as Section 1031 Exchanges to defer capital gains. While the dispositions occurred at a 5.4% cap rate with a forecasted NOI growth of only 0.4%, Brighton Mills was acquired at a similar mid-5s cap rate but is expected to generate annual NOI growth exceeding 3% through contractual rent increases. The property is also considered a "textbook covered land play," with a purchase price of approximately $5 million per acre, significantly below the $9 million to $10 million per acre land values in the immediate area, offering substantial long-term value appreciation. This acquisition further solidifies Urban Edge's presence in Boston, a growth market that now represents over 10% of its asset value.

The company's active redevelopment pipeline totals $149.1 million, with a strong projected yield of 15%. As of September 30, 2025, $72.5 million remains to be funded for these projects. In the rolling 12 months leading up to Q3 2025, Urban Edge stabilized $49 million of projects at a blended yield of 17%. Management anticipates a substantial decrease in future capital expenditures, particularly maintenance CapEx, as approximately 70% of the portfolio will have been redeveloped or repositioned by 2027. Maintenance CapEx, which was $36 million in 2022, is projected to decline to $20 million to $22 million in 2025 and further to $15 million as remaining projects come online.

Financial Strength and Outlook

Urban Edge delivered strong financial results in Q3 2025, with FFO as adjusted increasing 4% over the prior year, bringing year-to-date growth to 7%. Same-property NOI, including redevelopment, increased by 4.7% for the quarter and 5.4% year-to-date. Total revenue for the three months ended September 30, 2025, rose by $7.7 million to $120.1 million, primarily driven by increased property rentals, tenant reimbursements, and non-cash revenues from rent commencements and accelerated amortization of below-market lease intangibles. For the nine months ended September 30, 2025, total revenue increased by $23.8 million to $352.4 million.

The company maintains a robust balance sheet and ample liquidity. As of September 30, 2025, cash and cash equivalents, including restricted cash, stood at $144.8 million, with an additional $767.8 million available under its $800 million Revolving Credit Agreement, which currently has no outstanding balance. The company's net debt-to-annualized EBITDA was 5.6x at the end of Q3 2025, comfortably below its target of 6.5x. All outstanding indebtedness is 100% nonrecourse fixed-rate mortgage debt, and only $23.3 million of debt is maturing within the next 12 months.

Urban Edge has raised its 2025 FFO as adjusted guidance to a new range of $1.42 to $1.44 per share, representing 6% growth over 2024 at the midpoint. Same-property NOI growth, including redevelopment, is now expected to be between 5.0% and 5.5% for the full year, an increase from previous assumptions. The company's guidance incorporates an assumption for total credit losses of 75 to 100 basis points of gross rents, accounting for expected rent loss from bankrupt tenants like At Home (ATHM) and Claire's. Recurring G&A expenses are projected to range from $34.5 million to $35.0 million, reflecting a continued focus on cost management and operational efficiencies. The Board recently approved a 12% increase in its dividend to an annualized rate of $0.76 per share, reflecting projected growth in taxable income.

Competitive Landscape and Strategic Positioning

Urban Edge operates in a competitive retail REIT landscape, facing rivals such as Simon Property Group (SPG), Kimco Realty (KIM), Federal Realty Investment Trust (FRT), and Brixmor Property Group (BRX). While larger players like SPG focus on high-profile malls, Urban Edge carves out a niche in urban-focused retail properties, particularly in the supply-constrained Northeast corridor. This urban location advantage translates into higher tenant demand and potentially stronger customer loyalty, leading to more robust growth and better capital efficiency by attracting premium tenants.

Comparing valuation metrics, Urban Edge's TTM P/E ratio is 21.39. This compares favorably to SPG's P/E ratio of 26.79 as of October 31, 2025, KIM's P/E ratio of 26.57 as of October 2025, FRT's P/E ratio of 24.21 as of October 29, 2025, and BRX's P/E ratio of 25.19 as of October 23, 2025. This suggests that Urban Edge may be trading at a relative discount compared to some of its peers, despite its strong operational performance and growth prospects.

Urban Edge's diversified portfolio, with its heavy grocery-anchored component, also provides a competitive moat, aiding risk mitigation and allowing it to compete effectively against peers with different property mixes. The company's expertise in redevelopment and its ability to transform underperforming anchor spaces into more desirable shop or pad spaces further differentiates its offerings. This strategic adaptability allows Urban Edge to exploit market opportunities that larger, less agile competitors might miss, particularly in dense urban environments where new construction is limited.

However, Urban Edge is not without vulnerabilities. Its geographic concentration, while a strength in terms of market expertise, could expose it to localized economic downturns more acutely than more geographically diversified REITs. The retail sector's inherent volatility and the ongoing threat of tenant bankruptcies also remain a factor, though Urban Edge views these as opportunities to upgrade its tenant roster. The acquisition market remains highly competitive, with institutional capital and traditional banks driving tighter spreads and higher prices, making disciplined underwriting crucial for Urban Edge to maintain its accretive capital recycling strategy.

Conclusion

Urban Edge Properties has established a compelling investment thesis built on a foundation of strategic urban market focus, operational excellence, and disciplined capital allocation. Its history of transforming retail assets in supply-constrained Northeast corridors, coupled with a robust leasing engine and a significant redevelopment pipeline, positions the company for continued growth. The consistent outperformance against guidance, strong financial health, and a proactive approach to tenant bankruptcies underscore management's effective execution.

With a clear roadmap for future NOI expansion, a conservative balance sheet, and a commitment to enhancing shareholder returns through dividend growth, Urban Edge offers a compelling opportunity. While competitive pressures in the acquisition market and broader macroeconomic uncertainties persist, the company's differentiated strategy, particularly its ability to extract value from its urban portfolio and leverage operational efficiencies through technology, provides a strong competitive stance. Investors seeking exposure to a high-quality, growth-oriented retail REIT with a proven track record in resilient urban markets should find Urban Edge Properties an attractive consideration.