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

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Acadia Realty Trust
Ticker: AKR CIK: 899629

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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