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Acadia Realty Trust (AKR) SEC Filing 10-K Annual report for the fiscal year ending Wednesday, December 31, 2014

Acadia Realty Trust

CIK: 899629 Ticker: AKR


Exhibit 99.1

ACADIA REALTY TRUST REPORTS FOURTH QUARTER AND FULL YEAR 2014 OPERATING RESULTS

WHITE PLAINS, NY (February 17, 2015)
- Acadia Realty Trust (NYSE: AKR) (“Acadia” or the “Company) today reported operating results for the quarter and year ended December 31, 2014. Acadia operates dual platforms, comprised of a high-quality core real estate portfolio (“Core Portfolio”), which owns and operates meaningful concentrations of assets in the nation’s most dynamic urban and street-retail corridors, and a series of discretionary institutional funds (“Funds”) that target opportunistic and value-add investments. All per share amounts, below, are on a fully diluted basis.

Highlights - Fourth Quarter and Full Year 2014

Generated funds from operations (“FFO”) per share of $0.30 for the fourth quarter and $1.26 for the full year, which included acquisition-related costs of $0.02 and $0.09, respectively; generated earnings per share (“EPS”) of $0.15 for the fourth quarter and $1.18 for the full year
Generated Core Portfolio same-property net operating income (“NOI”) growth of 4.0% for the fourth quarter and 5.2% for the full year, both compared to 2013
Maintained 97.0% leased rate in the Core Portfolio for the third consecutive quarter
Completed $450.4 million of Core Portfolio acquisitions during 2014, remaining focused on street, urban and high-barrier-to-entry suburban retail properties
Entered into a $155.0 million contract to acquire City Center, a 204,000 square foot, CityTarget-anchored shopping center in San Francisco, California, for the Core Portfolio; including City Center, Core Portfolio acquisition pipeline under contract totals $179.0 million
During January 2015, continued the profitable monetization of Fund III with the sale of Lincoln Park Centre in Chicago, Illinois for $64.0 million, which generated a 57% IRR and 2.7x equity multiple
During and subsequent to the fourth quarter, Fund IV completed $98.3 million of value-add, street-retail acquisitions on the Upper East Side of Manhattan
Maintained conservative leverage levels by match-funding acquisitions; raised $402.3 million of equity through At-the-Market (“ATM”), block deal and operating partnership (“OP”) unit issuances during 2014
During January 2015, paid a special cash dividend of $0.30 per share, in addition to a regular quarterly dividend of $0.24; the special dividend was sourced primarily from distributable capital gains arising from the Funds’ previously-reported sale of a six-property portfolio in Miami Beach, Florida

“Our solid 2014 operating results continue to reflect the strength of our high-quality portfolio,” stated Kenneth F. Bernstein, President and CEO of Acadia Realty Trust. “As we continue to responsibly grow our core portfolio - by adding both street retail, in dynamic flagship or live-work-play submarkets, as well as supermarket or discounter-anchored shopping centers in urban or high-barrier-to-entry suburban markets - we believe that we are positioning our company for long-term outperformance. Our recent decision to expand our platform to the West Coast - and, more importantly, to another vibrant, high-barrier-to-entry, gateway city - is consistent with this deep-rooted, location-centric investment philosophy. At the same time, through our highly-complementary fund platform, we are able to pursue a broader, more entrepreneurial set of strategies. And, once we complete our value-add activities, the opportunistic sales of these investments, at the right time, and at meaningful profits, inures to the benefit of all of our stakeholders.”

Financial Results
Solid 2014 Results, In-Line With Guidance

FFO per share for the fourth quarter of 2014 was $0.30, compared to $0.27 for the fourth quarter of 2013. These results included $0.02 of acquisition costs and $0.06 of acquisition and non-cash retirement costs for 2014 and 2013, respectively.




The following information was filed by Acadia Realty Trust (AKR) on Thursday, February 19, 2015 as an 8K 2.02 statement, which is an earnings press release pertaining to results of operations and financial condition. It may be helpful to assess the quality of management by comparing the information in the press release to the information in the accompanying 10-K Annual Report statement of earnings and operation as management may choose to highlight particular information in the press release.

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Financial Statements, Disclosures and Schedules

Inside this 10-K Annual Report

Document And Entity Information
Schedule Iii - Real Estate And Accumulated Depreciation
Schedule Iii - Real Estate And Accumulated Depreciation Reconciliation Of Accumulated Depreciation (details)
Schedule Iii - Real Estate And Accumulated Depreciation Reconciliation Of Real Estate Properties (details)
Schedule Iii - Real Estate And Accumulated Depreciation Schedule Of Real Estate And Accumulated Depreciation (details)
Consolidated Balance Sheets
Consolidated Balance Sheets (parentheticals)
Consolidated Statements Of Cash Flows
Consolidated Statements Of Cash Flows (parentheticals)
Consolidated Statements Of Comprehensive Income
Consolidated Statements Of Income
Consolidated Statements Of Shareholders' Equity
Consolidated Statements Of Shareholders' Equity (parentheticals)
Acquired Lease Intangibles
Acquired Lease Intangibles (details)
Acquired Lease Intangibles (tables)
Acquisition And Disposition Of Properties, Discontinued Operations And Properties Held For Sale
Acquisition And Disposition Of Properties, Discontinued Operations And Properties Held For Sale (tables)
Acquisition And Disposition Of Properties, Discontinued Operations And Properties Held For Sale Acquisitions (details)
Acquisition And Disposition Of Properties, Discontinued Operations And Properties Held For Sale Discontinued Operations (details)
Acquisition And Disposition Of Properties, Discontinued Operations And Properties Held For Sale Dispositions (details)
Acquisition And Disposition Of Properties, Discontinued Operations And Properties Held For Sale Held For Sale (details)
Commitments And Contingencies
Commitments And Contingencies (details)
Convertible Notes Payable
Convertible Notes Payable (details)
Deferred Charges
Deferred Charges (details)
Deferred Charges (tables)
Dividends And Distributions Payable
Dividends And Distributions Payable (details)
Earnings Per Common Share
Earnings Per Common Share (details)
Earnings Per Common Share (tables)
Employee 401(k) Plan
Employee 401(k) Plan (details)
Employee Share Purchase And Deferred Share Plan
Employee Share Purchase And Deferred Share Plan (details)
Federal Income Taxes
Federal Income Taxes (tables)
Federal Income Taxes Income And Provision For Income Taxes (details)
Federal Income Taxes Tax Reconciliation (details)
Federal Income Taxes Tax Status Of Dividends (details)
Financial Instruments And Fair Value Measurements
Financial Instruments And Fair Value Measurements (tables)
Financial Instruments And Fair Value Measurements Fair Value By Balance Sheet Grouping (details)
Financial Instruments And Fair Value Measurements Schedule Of Fair Value, Assets And Liabilities Measured On Recurring Basis (details)
Investments In And Advances To Unconsolidated Affiliates
Investments In And Advances To Unconsolidated Affiliates (details)
Investments In And Advances To Unconsolidated Affiliates (tables)
Lease Obligations
Lease Obligations (details)
Lease Obligations (tables)
Mortgage Loan And Other Indebtedness Balances (details)
Mortgages And Other Notes Payable
Mortgages And Other Notes Payable (tables)
Mortgages And Other Notes Payable Mortgage Loan Activity (details)
Mortgages And Other Notes Payable Scheduled Principal Repayments (details)
Mortgages And Other Notes Payable Unsecured Credit Facilities (details)
Notes Receivable, Preferred Equity, And Other Real Estate Related Investments
Notes Receivable, Preferred Equity, And Other Real Estate Related Investments (tables)
Notes Receivable, Preferred Equity, And Other Real Estate Related Investments Schedule Of Allowance For Credit Losses On Notes Receivable (details)
Notes Receivable, Preferred Equity, And Other Real Estate Related Investments Schedule Of Notes Receivable (details)
Notes Receivable, Preferred Equity, And Other Real Estate Related Investments Schedule Of Notes Receivable And Preferred Equity Investments Reconciliation (details)
Organization, Basis Of Presentation And Summary Of Significant Accounting Policies
Organization, Basis Of Presentation And Summary Of Significant Accounting Policies (details)
Organization, Basis Of Presentation And Summary Of Significant Accounting Policies (policies)
Organization, Basis Of Presentation And Summary Of Significant Accounting Policies (tables)
Related Party Transactions
Related Party Transactions (details)
Segment Reporting
Segment Reporting (tables)
Segment Reporting Balance Sheet (details)
Segment Reporting Income Statement (details)
Share Incentive Plan
Share Incentive Plan (details)
Share Incentive Plan (tables)
Share Incentive Plan Schedule Of Options Activity (details)
Share Incentive Plan Schedule Of Unvested Shares And Ltip Units (details)
Shareholders' Equity And Noncontrolling Interests
Shareholders' Equity And Noncontrolling Interests (tables)
Shareholders' Equity And Noncontrolling Interests Common Shares (details)
Shareholders' Equity And Noncontrolling Interests Noncontrolling Interest (details)
Subsequent Events
Subsequent Events (details)
Summary Of Quarterly Financial Information (unaudited)
Summary Of Quarterly Financial Information (unaudited) (details)
Summary Of Quarterly Financial Information (unaudited) (tables)
Tenant Leases
Tenant Leases (details)
Tenant Leases (tables)
Ticker: AKR
CIK: 899629
Form Type: 10-K Annual Report
Accession Number: 0000899629-15-000006
Submitted to the SEC: Fri Feb 20 2015 2:24:52 PM EST
Accepted by the SEC: Fri Feb 20 2015
Period: Wednesday, December 31, 2014
Industry: Real Estate Investment Trusts

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