8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d)

of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): April 25, 2023

RETAIL OPPORTUNITY INVESTMENTS CORP.

(Exact Name of Registrant as Specified in Its Charter)

Maryland	001-33749	26-0500600
(State or other jurisdiction of incorporation)	(Commission File Number)	(I.R.S. Employer Identification No.)

RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP

(Exact Name of Registrant as Specified in Its Charter)

Delaware	333-189057-01	94-2969738
(State or other jurisdiction of incorporation)	(Commission File Number)	(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)

_________________

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐    Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐    Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐    Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d- 2(b))

☐    Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e- 4(c))

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter)

☐    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. ☐

Securities registered pursuant to Section 12(b) of the Exchange Act:

Name of Registrant	Title of each class	Trading Symbol	Name of each exchange on which registered
Retail Opportunity Investments Corp.	Common Stock, par value $0.0001 per share	ROIC	NASDAQ
Retail Opportunity Investments Partnership, LP	None	None	None

Item 2.02.    Results of Operations and Financial Condition.

On April 25, 2023, Retail Opportunity Investments Corp. (the "Company") issued an earnings release announcing its financial results for the quarter ended March 31, 2023. A copy of the earnings release is attached as Exhibit 99.1 hereto and incorporated herein by reference. On April 25, 2023, in connection with this earnings release, the Company posted certain supplemental information regarding the Company's operations for the quarter ended March 31, 2023 on its website, www.roireit.net. A copy of the supplemental information is attached as Exhibit 99.2 hereto and incorporated herein by reference.

The information in this Current Report, including the exhibits hereto, is being furnished and shall not be deemed "filed" for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liabilities of that Section. The information in this Current Report shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act of 1933, as amended, unless it is specifically incorporated by reference therein.

Item 9.01    Financial Statements and Exhibits.

(d)    Exhibits.        

Exhibit No.	Description
99.1	Earnings Release, dated April 25, 2023
99.2	Supplemental Information for the quarter ended March 31, 2023
101	Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL document
104	The cover page from this Current Report on Form 8-K, formatted in Inline XBRL (and contained in Exhibit 101)

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

Dated: April 25, 2023	RETAIL OPPORTUNITY INVESTMENTS CORP.
	By:	/s/ Michael B. Haines
		Name: Michael B. Haines
		Title: Chief Financial Officer
	RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP
	By:	RETAIL OPPORTUNITY INVESTMENTS GP, LLC, its general partner
	By:	/s/ Michael B. Haines
		Name: Michael B. Haines
		Title: Chief Financial Officer

EX-99.1

Retail Opportunity Investments Corp.                 TRADED: NASDAQ: ROIC

11250 El Camino Real, Suite 200

San Diego, CA 92130

FOR IMMEDIATE RELEASE

Tuesday, April 25, 2023

Retail Opportunity Investments Corp. Reports

2023 First Quarter Results

San Diego, CA, April 25, 2023 - Retail Opportunity Investments Corp. (NASDAQ:ROIC) announced today financial and operating results for the three months ended March 31, 2023.

HIGHLIGHTS

•$8.1 million of net income attributable to common stockholders ($0.06 per diluted share)

•$33.8 million in Funds From Operations (FFO)(1) ($0.25 per diluted share)

•FFO per diluted share guidance for 2023 reaffirmed ($1.05 - $1.11 per diluted share)

•98.3% portfolio lease rate at 3/31/23 (all-time record high)

•559,157 square feet of leases executed (most active quarter on record)

•11.3% increase in same-space cash base rents on new leases (6.2% on renewals)

•0.7% decrease in same-center cash net operating income (1Q‘23 vs. 1Q‘22)

•$15.4 million property disposition currently under contract

•Unsecured credit facility maturity extended by three years (from 1Q‘24 to 1Q‘27)

•$150.0 million of interest rate swap agreements entered into (5.4% fixed interest rate)

•84.2% of total principal debt outstanding effectively fixed-rate at 3/31/23

•6.7x net principal debt-to-annualized EBITDA ratio for 1Q‘23

•Awarded 2023 Green Lease Leader by U.S. Department of Energy

•$0.15 per share cash dividend declared

_____________________________________

(1) A reconciliation of GAAP net income to FFO is provided at the end of this press release.

Stuart A. Tanz, President and Chief Executive Officer of Retail Opportunity Investments Corp. stated, “Capitalizing on the ongoing strong demand for space, we posted our most active quarter to date, setting a new record in terms of square footage leased during the quarter and in terms of achieving a new record high portfolio lease rate. We also posted our 45th consecutive quarter of achieving releasing rent growth. While working to enhance the value of our portfolio through our leasing initiatives, we are also working to enhance our financial flexibility. During the first quarter, we extended our credit facility maturity by another three years and lowered our floating-rate debt down to 15.8% of our total debt.” Tanz added, “Looking ahead, we are on track thus far to achieve our previously stated objectives for 2023.”

FINANCIAL RESULTS SUMMARY

For the three months ended March 31, 2023, GAAP net income attributable to common stockholders was $8.1 million, or $0.06 per diluted share, as compared to GAAP net income attributable to common stockholders of $11.6 million, or $0.09 per diluted share, for the three months ended March 31, 2022. FFO for the first quarter of 2023 was $33.8 million, or $0.25 per diluted share, as compared to $36.2 million, or $0.28 per diluted share for the first quarter of 2022. ROIC reports FFO as a supplemental performance measure in accordance with the definition set forth by the National

Association of Real Estate Investment Trusts. A reconciliation of GAAP net income to FFO is provided at the end of this press release.

For the first quarter of 2023, same-center net operating income (NOI) was $50.6 million, as compared to $51.0 million in same-center NOI for the first quarter of 2022, representing a 0.7% decrease. Included in same-center NOI for the first quarter of 2023 was $0.8 million in snow removal expense primarily related to storms in the Seattle metropolitan area during the first quarter of 2023. ROIC reports same-center comparative NOI on a cash basis. A reconciliation of GAAP operating income to same-center comparative NOI is provided at the end of this press release.

BALANCE SHEET SUMMARY

During the first quarter of 2023, ROIC amended its $600.0 million unsecured credit facility, extending the maturity date by three years (from February 2024 to March 2027). Additionally, borrowings outstanding on the credit facility now bear interest based on the Secured Overnight Financing Rate (“SOFR”) with an adjusted pricing grid, along with a Sustainability Metric feature, and related pricing grid. Existing provisions to extend the maturity date for two consecutive six-month periods (through March 2028) and the accordion feature, which allows ROIC to increase the credit facility to $1.2 billion, were maintained. ROIC also amended its $300.0 million unsecured term loan to be based on SOFR. The term loan’s accordion feature provision, which allows ROIC to increase the term loan to $500.0 million, was maintained. Additionally, during the first quarter of 2023, ROIC entered into interest rate swap agreements fixing the interest rate at 5.4% through August 2024 on $150.0 million of its $300.0 million unsecured term loan.

At March 31, 2023, ROIC had total real estate assets (before accumulated depreciation) of approximately $3.4 billion and approximately $1.4 billion of principal debt outstanding, of which approximately $1.3 billion was unsecured debt, including $67.0 million outstanding on its $600.0 million unsecured credit facility. For the first quarter of 2023, ROIC’s net principal debt-to-annualized EBITDA ratio was 6.7 times, and 84.2% of its total principal debt outstanding was effectively fixed-rate at March 31, 2023.

DISPOSITION SUMMARY

ROIC currently has an agreement to sell one property for approximately $15.4 million located in the Portland metropolitan area, subject to the completion of customary closing conditions.

PROPERTY OPERATIONS SUMMARY

At March 31, 2023, ROIC’s portfolio was 98.3% leased.During the first quarter of 2023, ROIC executed 107 leases, totaling 559,157 square feet, including 34 new leases, totaling 47,353 square feet, achieving an 11.3% increase in same-space comparative base rent, and 73 renewed leases, totaling 511,804 square feet, achieving a 6.2% increase in base rent. ROIC reports same-space comparative base rent on a cash basis.

MANAGEMENT TEAM UPDATE

ROIC’s Chief Accounting Officer, Laurie Sneve will be retiring, effective May 10, 2023. ROIC’s Corporate Controller, Lauren Silveira will be assuming the position of Chief Accounting Officer. Tanz commented, “Laurie Sneve has been instrumental in the growth and success of ROIC over the past decade and I am truly grateful for her invaluable contributions and leadership. All of us at ROIC wish her the very best in retirement. With Laurie retiring, we are pleased to announce the promotion of Lauren Silveira. Lauren has been an integral part of the ROIC team since 2013, and I look forward to working with Lauren in her new executive role.”

ENVIRONMENTAL ACCOLADE

ROIC has been selected as a 2023 Green Lease Leader by the U.S. Department of Energy’s Better Buildings Alliance and the Institute for Market Transformation. For the third consecutive year, ROIC was awarded “Gold” level designation in recognition of its continued success in collaborating with tenants on energy efficiency, decarbonization, air quality and other critical environmental issues.

DIVIDEND SUMMARY

On April 7, 2023, ROIC distributed a $0.15 per share cash dividend. On April 25, 2023, the Board declared a cash dividend of $0.15 per share, payable on July 7, 2023 to stockholders of record on June 16, 2023.

CONFERENCE CALL

ROIC will conduct a conference call to discuss its results on Wednesday, April 26, 2023 at 9:00 a.m. Eastern Time / 6:00 a.m. Pacific Time.

To participate in the conference call, click on the following link (ten minutes prior to the call) to register:

https://register.vevent.com/register/BI0388292547c64c5497e66425e9c95b64

Once registered, participants will have the option of: 1) dialing in from their phone (using a PIN); or 2) clicking the “Call Me” option to receive an automated call directly to their phone.

The conference call will also be available live (in a listen-only mode) at: https://edge.media-server.com/mmc/p/unsd2hu2

The conference call will be recorded and available for replay following the conclusion of the live broadcast and will be accessible up to one year on ROIC’s website, specifically on its Investor Relations Events & Presentations page: https://investor.roicreit.com/events-presentations

ABOUT RETAIL OPPORTUNITY INVESTMENTS CORP.

Retail Opportunity Investments Corp. (NASDAQ: ROIC), is a fully-integrated, self-managed real estate investment trust (REIT) that specializes in the acquisition, ownership and management of grocery-anchored shopping centers located in densely-populated, metropolitan markets across the West Coast. As of March 31, 2023, ROIC owned 93 shopping centers encompassing approximately 10.6 million square feet. ROIC is the largest publicly-traded, grocery-anchored shopping center REIT focused exclusively on the West Coast. ROIC is a member of the S&P SmallCap 600 Index and has investment-grade corporate debt ratings from Moody's Investor Services, S&P Global Ratings and Fitch Ratings, Inc. Additional information is available at: www.roireit.net.

When used herein, the words "believes," "anticipates," "projects," "should," "estimates," "expects," “guidance” and similar expressions are intended to identify forward-looking statements with the meaning of that term in Section 27A of the Securities Act of 1933, as amended, and in Section 21F of the Securities and Exchange Act of 1934, as amended. Certain statements contained herein may constitute “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995.Such forward-looking statements involve known and unknown risks, uncertainties and other factors which may cause the actual results of ROIC to differ materially from future results expressed or implied by such forward-looking statements.Information regarding such risks and factors is described in ROIC's filings with the SEC, including its most recent Annual Report on Form 10-K, which is available at: www.roireit.net.

RETAIL OPPORTUNITY INVESTMENTS CORP.

Consolidated Balance Sheets

(In thousands, except share data)

	March 31, 2023 (unaudited)		December 31, 2022
ASSETS
Real Estate Investments:
Land	$	958,300	$	958,236
Building and improvements	2,455,644		2,452,857
	3,413,944		3,411,093
Less:  accumulated depreciation	593,277		578,593
	2,820,667		2,832,500
Mortgage note receivable	4,764		4,786
Real Estate Investments, net	2,825,431		2,837,286
Cash and cash equivalents	11,536		5,598
Restricted cash	2,132		1,861
Tenant and other receivables, net	59,298		57,546
Deposits	500		500
Acquired lease intangible assets, net	50,410		52,428
Prepaid expenses	4,219		5,957
Deferred charges, net	31,576		26,683
Other assets	16,411		16,420
Total assets	$	3,001,513	$	3,004,279
LIABILITIES AND EQUITY
Liabilities:
Term loan	$	299,344	$	299,253
Credit facility	67,000		88,000
Senior Notes	947,260		946,849
Mortgage notes payable	60,699		60,917
Acquired lease intangible liabilities, net	148,769		152,117
Accounts payable and accrued expenses	54,628		22,885
Tenants’ security deposits	7,832		7,701
Other liabilities	43,087		41,959
Total liabilities	1,628,619		1,619,681
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; 125,024,887 and 124,538,811 shares issued and outstanding at March 31, 2023 and December 31, 2022, respectively	12		12
Additional paid-in capital	1,612,150		1,612,126
Accumulated dividends in excess of earnings	(326,686)		(315,984)
Accumulated other comprehensive income	9		14
Total Retail Opportunity Investments Corp. stockholders’ equity	1,285,485		1,296,168
Non-controlling interests	87,409		88,430
Total equity	1,372,894		1,384,598
Total liabilities and equity	$	3,001,513	$	3,004,279

RETAIL OPPORTUNITY INVESTMENTS CORP.

Consolidated Statements of Operations

(Unaudited)

(In thousands, except per share data)

	Three Months Ended March 31,
	2023		2022
Revenues
Rental revenue	$	78,999	$	75,037
Other income	297		1,436
Total revenues	79,296		76,473
Operating expenses
Property operating	14,202		12,091
Property taxes	8,844		8,520
Depreciation and amortization	25,104		23,762
General and administrative expenses	5,320		5,240
Other expense	172		179
Total operating expenses	53,642		49,792
Operating income	25,654		26,681
Non-operating expenses
Interest expense and other finance expenses	(16,958)		(14,215)
Net income	8,696		12,466
Net income attributable to non-controlling interests	(554)		(825)
Net Income Attributable to Retail Opportunity Investments Corp.	$	8,142	$	11,641
Earnings per share – basic and diluted	$	0.06	$	0.09
Dividends per common share	$	0.15	$	0.13

CALCULATION OF FUNDS FROM OPERATIONS

(Unaudited)

(In thousands)

	Three Months Ended March 31,
	2023		2022
Net income attributable to ROIC	$	8,142	$	11,641
Plus:  Depreciation and amortization	25,104		23,762
Funds from operations – basic	33,246		35,403
Net income attributable to non-controlling interests	554		825
Funds from operations – diluted	$	33,800	$	36,228

SAME-CENTER CASH NET OPERATING INCOME ANALYSIS

(Unaudited)

(In thousands, except number of shopping centers and percentages)

		Three Months Ended March 31,
		2023			2022			$ Change		% Change
Number of shopping centers included in same-center analysis		87			87
Same-center leased rate		98.2		%	97.4		%			0.8	%
Revenues:
	Base rents	$	53,897		$	52,621		$	1,276	2.4	%
	Percentage rent	365			199			166		83.4	%
	Recoveries from tenants	19,396			18,114			1,282		7.1	%
	Other property income	117			1,046			(929)		(88.8)	%
	Bad debt	(910)			(584)			(326)		55.8	%
Total Revenues		72,865			71,396			1,469		2.1	%
Operating Expenses
	Property operating expenses	13,786			12,082			1,704		14.1	%
	Property taxes	8,461			8,347			114		1.4	%
Total Operating Expenses		22,247			20,429			1,818		8.9	%
Same-Center Cash Net Operating Income		$	50,618		$	50,967		$	(349)	(0.7)	%

SAME-CENTER CASH NET OPERATING INCOME RECONCILIATION

(Unaudited)

(In thousands)

	Three Months Ended March 31,
	2023		2022
GAAP operating income	$	25,654	$	26,681
Depreciation and amortization	25,104		23,762
General and administrative expenses	5,320		5,240
Other expense	172		179
Straight-line rent	(347)		(451)
Amortization of above- and below-market rent	(2,864)		(3,057)
Property revenues and other expenses (1)	5		(96)
Total Company cash NOI	53,044		52,258
Non same-center cash NOI	(2,426)		(1,291)
Same-center cash NOI	$	50,618	$	50,967

____________________

(1)Includes anchor lease termination fees, net of contractual amounts, if any, expense and recovery adjustments related to prior periods and other miscellaneous adjustments.

NON-GAAP DISCLOSURES

Funds from operations (“FFO”), is a widely recognized non-GAAP financial measure for REITs that the Company believes when considered with financial statements presented in accordance with GAAP, provides additional and useful means to assess its financial performance. FFO is frequently used by securities analysts, investors and other interested parties to evaluate the performance of REITs, most of which present FFO along with net income as calculated in accordance with GAAP. The Company computes FFO in accordance with the “White Paper” on FFO published by the National Association of Real Estate Investment Trusts (“NAREIT”), which defines FFO as net income attributable to common stockholders (determined in accordance with GAAP) excluding gains or losses from debt restructuring, sales of depreciable property and impairments, plus real estate related depreciation and amortization, and after adjustments for partnerships and unconsolidated joint ventures.

The Company uses cash net operating income (“NOI”) internally to evaluate and compare the operating performance of the Company’s properties. The Company believes cash NOI provides useful information to investors regarding the Company’s financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level, and when compared across periods, can be used to determine trends in earnings of the Company’s properties as this measure is not affected by the non-cash revenue and expense recognition items, the cost of the Company’s funding, the impact of depreciation and amortization expenses, gains or losses from the acquisition and sale of operating real estate assets, general and administrative expenses or other gains and losses that relate to the Company’s ownership of properties. The Company believes the exclusion of these items from operating income is useful because the resulting measure captures the actual revenue generated and actual expenses incurred in operating the Company’s properties as well as trends in occupancy rates, rental rates and operating costs. Cash NOI is a measure of the operating performance of the Company’s properties but does not measure the Company’s performance as a whole and is therefore not a substitute for net income or operating income as computed in accordance with GAAP. The Company defines cash NOI as operating revenues (base rent and recoveries from tenants), less property and related expenses (property operating expenses and property taxes), adjusted for non-cash revenue and operating expense items such as straight-line rent and amortization of lease intangibles, debt-related expenses and other adjustments. Cash NOI also excludes general and administrative expenses, depreciation and amortization, acquisition transaction costs, other expense, interest expense, gains and losses from property acquisitions and dispositions, extraordinary items, tenant improvements

and leasing commissions. Other REITs may use different methodologies for calculating cash NOI, and accordingly, the Company’s cash NOI may not be comparable to other REITs.

Contact:

Nicolette O’Leary

Director of Investor Relations

858-677-0900

noleary@roireit.net

EX-99.2

1st QUARTER 2023 SUPPLEMENTAL INFORMATION Retail Opportunity Investments Corp. 11250 El Camino Real, Suite 200 San Diego, CA 92130 www.roireit.net

Supplemental Disclosure Quarter Ended March 31, 2023 -2- Overview Our Company Retail Opportunity Investments Corp. (Nasdaq: ROIC), is a fully integrated, self-managed real estate investment trust (REIT) that specializes in the acquisition, ownership and management of grocery-anchored shopping centers located in densely populated, metropolitan markets across the West Coast. As of March 31, 2023, ROIC owned 93 shopping centers encompassing approximately 10.6 million square feet. ROIC is the largest publicly-traded, grocery-anchored shopping center REIT focused exclusively on the West Coast. ROIC is a member of the S&P SmallCap 600 Index and has investment-grade corporate debt ratings from Moody's Investor Services, S&P Global Ratings and Fitch Ratings, Inc. Additional information is available at www.roireit.net. Supplemental Information The enclosed information should be read in conjunction with ROIC's filings with the Securities and Exchange Commission, including but not limited to, its Form 10-Qs filed quarterly and Form 10-Ks filed annually. Additionally, the enclosed information does not purport to disclose all items under generally accepted accounting principles (“GAAP”). Non-GAAP Disclosures Funds from operations (“FFO”), is a widely-recognized non-GAAP financial measure for REITs that the Company believes when considered with financial statements presented in accordance with GAAP, provides additional and useful means to assess its financial performance. FFO is frequently used by securities analysts, investors and other interested parties to evaluate the performance of REITs, most of which present FFO along with net income as calculated in accordance with GAAP. The Company computes FFO in accordance with the “White Paper” on FFO published by the National Association of Real Estate Investment Trusts (“NAREIT”), which defines FFO as net income attributable to common stockholders (determined in accordance with GAAP) excluding gains or losses from debt restructuring, sales of depreciable property and impairments, plus real estate related depreciation and amortization, and after adjustments for partnerships and unconsolidated joint ventures. The Company uses cash net operating income (“NOI”) internally to evaluate and compare the operating performance of the Company’s properties. The Company believes cash NOI provides useful information to investors regarding the Company’s financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level, and when compared across periods, can be used to determine trends in earnings of the Company’s properties as this measure is not affected by the non-cash revenue and expense recognition items, the cost of the Company’s funding, the impact of depreciation and amortization expenses, gains or losses from the acquisition and sale of operating real estate assets, general and administrative expenses or other gains and losses that relate to the Company’s ownership of properties. The Company believes the exclusion of these items from operating income is useful because the resulting measure captures the actual revenue generated and actual expenses incurred in operating the Company’s properties as well as trends in occupancy rates, rental rates and operating costs. Cash NOI is a measure of the operating performance of the Company’s properties but does not measure the Company’s performance as a whole and is therefore not a substitute for net income or operating income as computed in accordance with GAAP. The Company defines cash NOI as operating revenues (rental revenue and other income), less property and related expenses (property operating expenses and property taxes), adjusted for non-cash revenue and operating expense items such as straight-line rent and amortization of lease intangibles, debt-related expenses and other adjustments. Cash NOI also excludes general and administrative expenses, depreciation and amortization, acquisition transaction costs, other expense, interest expense, gains and losses from property acquisitions and dispositions and extraordinary items. Other REITs may use different methodologies for calculating cash NOI, and accordingly, the Company’s cash NOI may not be comparable to other REITs.

Supplemental Disclosure Quarter Ended March 31, 2023 -3- Page Financial Data Balance Sheets ..................................................................................................................................................................................... 4 Income Statements ................................................................................................................................................................................ 5 Funds From Operations ........................................................................................................................................................................ 6 Summary of Debt Outstanding ............................................................................................................................................................. 7 Selected Financial Analysis .................................................................................................................................................................. 9 Portfolio Data Property Portfolio ................................................................................................................................................................................. 10 Same-Center Cash Net Operating Income Analysis ............................................................................................................................ 13 Top Ten Tenants ................................................................................................................................................................................... 14 Lease Expiration Schedule ................................................................................................................................................................... 15 Leasing Summary ................................................................................................................................................................................. 16 Same-Space Comparative Leasing Summary ...................................................................................................................................... 17 Leased vs. Billed Summary .................................................................................................................................................................. 18 Investor Information ....................................................................................................................................... 19 Table of Contents

Supplemental Disclosure Quarter Ended March 31, 2023 -4- Balance Sheets (unaudited, dollars in thousands, except par values and share amounts) 03/31/23 12/31/22 ASSETS: Real Estate Investments: Land $ 958,300 $ 958,236 Building and improvements 2,455,644 2,452,857 3,413,944 3,411,093 Less: accumulated depreciation 593,277 578,593 2,820,667 2,832,500 Mortgage note receivable 4,764 4,786 Real Estate Investments, net 2,825,431 2,837,286 Cash and cash equivalents 11,536 5,598 Restricted cash 2,132 1,861 Tenant and other receivables, net 59,298 57,546 Deposits 500 500 Acquired lease intangible assets, net 50,410 52,428 Prepaid expenses 4,219 5,957 Deferred charges, net 31,576 26,683 Other assets 16,411 16,420 TOTAL ASSETS $ 3,001,513 $ 3,004,279 LIABILITIES: Term loan $ 299,344 $ 299,253 Credit facility 67,000 88,000 Senior Notes 947,260 946,849 Mortgage notes payable 60,699 60,917 Acquired lease intangible liabilities, net 148,769 152,117 Accounts payable and accrued expenses 54,628 22,885 Tenants’ security deposits 7,832 7,701 Other liabilities 43,087 41,959 TOTAL LIABILITIES 1,628,619 1,619,681 EQUITY: Common stock, $0.0001 par value, 500,000,000 shares authorized 12 12 Additional paid-in capital 1,612,150 1,612,126 Accumulated dividends in excess of earnings (326,686) (315,984) Accumulated other comprehensive income 9 14 Total Retail Opportunity Investments Corp. stockholders’ equity 1,285,485 1,296,168 Non-controlling interests 87,409 88,430 TOTAL EQUITY 1,372,894 1,384,598 TOTAL LIABILITIES AND EQUITY $ 3,001,513 $ 3,004,279 The Company's Form 10-Q for the quarter ended March 31, 2023, and Form 10-K for the year ended December 31, 2022 should be read in conjunction with the above information.

Supplemental Disclosure Quarter Ended March 31, 2023 -5- Income Statements Three Months Ended 03/31/23 03/31/22 REVENUES: Rental revenue (1) $ 78,999 $ 75,037 Other income 297 1,436 TOTAL REVENUES 79,296 76,473 OPERATING EXPENSES: Property operating 14,202 12,091 Property taxes 8,844 8,520 Depreciation and amortization 25,104 23,762 General and administrative expenses 5,320 5,240 Other expense 172 179 TOTAL OPERATING EXPENSES 53,642 49,792 OPERATING INCOME 25,654 26,681 NON-OPERATING EXPENSES: Interest expense and other finance expenses (16,958) (14,215) NET INCOME 8,696 12,466 NET INCOME ATTRIBUTABLE TO NON-CONTROLLING INTERESTS (554) (825) NET INCOME ATTRIBUTABLE TO RETAIL OPPORTUNITY INVESTMENTS CORP. $ 8,142 $ 11,641 NET INCOME PER COMMON SHARE - BASIC AND DILUTED $ 0.06 $ 0.09 Weighted average common shares outstanding - basic 124,227 122,410 Weighted average common shares outstanding - diluted 133,007 131,439 (1) RENTAL REVENUE Base rents $ 56,647 $ 53,633 Recoveries from tenants 20,164 18,524 Straight-line rent 347 451 Amortization of above- and below-market rent 2,864 3,057 Bad debt (1,023) (628) TOTAL RENTAL REVENUE $ 78,999 $ 75,037 (unaudited, in thousands, except per share amounts) The Company’s Form 10-Q for the quarters ended March 31, 2023 and March 31, 2022 should be read in conjunction with the above information.

Supplemental Disclosure Quarter Ended March 31, 2023 -6- Funds From Operations (unaudited, in thousands, except per share amounts) Three Months Ended 03/31/23 03/31/22 Funds from Operations (FFO): Net income attributable to ROIC common stockholders $ 8,142 $ 11,641 Plus: Depreciation and amortization expense 25,104 23,762 FUNDS FROM OPERATIONS - BASIC 33,246 35,403 Net income attributable to non-controlling interests 554 825 FUNDS FROM OPERATIONS - DILUTED $ 33,800 $ 36,228 FUNDS FROM OPERATIONS PER SHARE - BASIC $ 0.27 $ 0.29 FUNDS FROM OPERATIONS PER SHARE - DILUTED $ 0.25 $ 0.28 Weighted average common shares outstanding - basic 124,227 122,410 Weighted average common shares outstanding - diluted 133,007 131,439 Common dividends per share $ 0.15 $ 0.13 FFO Payout Ratio 60.0 % 46.4 % Additional Disclosures: Non Cash Expense (Income) Straight line rent $ (347) $ (451) Above/below market rent amortization, net (2,864) (3,057) Non-cash interest income (14) (14) Deferred financing costs and mortgage premiums, net 742 543 Stock based compensation 2,927 2,572 Capital Expenditures Tenant improvements $ 4,874 $ 8,935 Leasing commissions 529 439 Building improvements 507 34 Reimbursable property improvements 384 587 Pad and other development 1,981 3,878 Value enhancing tenant improvements 97 2,450 The above does not purport to disclose all items required under GAAP.

Supplemental Disclosure Quarter Ended March 31, 2023 -7- Summary of Debt Outstanding (unaudited, dollars in thousands) Outstanding GAAP Maturity Percent of Balance Interest Rate Interest Rate Date Total Indebtedness Fixed Rate Debt Mortgage Debt: Fullerton Crossroads $ 26,000 4.73 % 3.82 % 4/6/2024 1.9 % Diamond Hills Plaza 34,557 3.55 % 3.61 % 10/1/2025 2.5 % Total Mortgage Debt 60,557 4.06 % 3.70 % 1.9 Years (WA) 4.4 % Unsecured Senior Notes: Senior Notes Due 2023 250,000 5.00 % 5.21 % 12/15/2023 18.1 % Senior Notes Due 2024 250,000 4.00 % 4.21 % 12/15/2024 18.1 % Senior Notes Due 2026 200,000 3.95 % 3.95 % 9/22/2026 14.6 % Senior Notes Due 2027 250,000 4.19 % 4.19 % 12/15/2027 18.1 % Total Unsecured Senior Notes 950,000 4.30 % 4.41 % 2.6 Years (WA) 68.9 % Term Loan: Interest rate swap 100,000 5.58 % 5.58 % 8/31/2024 7.3 % Interest rate swap 50,000 5.13 % 5.13 % 8/31/2024 3.6 % Total Term Loan 150,000 5.43 % 5.43 % 10.9 % Total Fixed Rate Debt 1,160,557 4.44 % 4.51 % 2.6 Years (WA) 84.2 % Variable Rate Debt Credit Facility 67,000 5.61 % 5.61 % 3/2/2027 4.9 % Term Loan 300,000 5.76 % 5.76 % 1/20/2025 10.9 % Interest rate swaps - Term Loan (150,000) Total Variable Rate Debt 217,000 5.71 % 5.71 % 2.2 Years (WA) 15.8 % TOTAL PRINCIPAL DEBT $ 1,377,557 4.64 % 4.70 % 2.5 Years (WA) 100.0 % Net unamortized premiums on mortgages 234 Net unamortized discounts on notes (1,079) Net unamortized deferred financing charges (2,409) Total Debt $ 1,374,303 (1) Weighted Average (WA) excludes interest rate swap maturity dates. (2) Does not include extension options available to ROIC. (3) Net unamortized deferred financing charges for the Term Loan, Senior Notes and Mortgages. (1) (1) (2) (3)

Supplemental Disclosure Quarter Ended March 31, 2023 -8- Summary of Debt Outstanding, continued (unaudited, dollars in thousands) Summary of Principal Maturities Mortgage Principal Mortgage Principal Senior Total Principal Percentage of Year Payments due at Maturity Credit Facility (1) Term Loan Unsecured Notes Payments Debt Maturing 2023 $ 512 $ — $ — $ — $ 250,000 $ 250,512 18.1 % 2024 708 26,000 — — 250,000 276,708 20.1 % 2025 550 32,787 — 300,000 — 333,337 24.2 % 2026 — — — — 200,000 200,000 14.6 % 2027 — — 67,000 — 250,000 317,000 23.0 % Thereafter — — — — — — — % $ 1,770 $ 58,787 $ 67,000 $ 300,000 $ 950,000 $ 1,377,557 100.0 % Summary of Unencumbered/Encumbered Properties Number of Percentage Properties GLA of GLA Unencumbered properties 91 10,200,860 96.6 % Encumbered properties 2 359,354 3.4 % 93 10,560,214 100.0 % Summary of Unsecured Debt/Secured Debt Percentage of Total Amount Principal Debt Unsecured principal debt $ 1,317,000 95.6 % Secured principal debt 60,557 4.4 % Total Principal Debt $ 1,377,557 100.0 % (1) Does not include extension options available to ROIC.

Supplemental Disclosure Quarter Ended March 31, 2023 -9- Selected Financial Analysis (unaudited, in thousands, except per share amounts) 03/31/23 12/31/22 09/30/22 06/30/22 03/31/22 Debt coverage ratios, three months ending: Interest coverage ratio (EBITDA/interest expense) 3.0x 3.2x 3.5x 3.6x 3.6x Debt service coverage (EBITDA/(interest expense + scheduled principal payments)) 3.0x 3.2x 3.5x 3.5x 3.5x Net principal debt (Total principal debt less cash & equivalents)/Annualized EBITDA 6.7x 6.6x 6.6x 6.7x 6.4x Net principal debt (Total principal debt less cash & equivalents)/TTM EBITDA 6.6x 6.8x 6.7x 6.9x 6.8x Debt/book value ratios, at period end: Total principal debt/total book assets 45.9 % 46.6 % 45.4 % 45.7 % 45.2 % Total principal debt/undepreciated book value 38.3 % 39.0 % 38.3 % 38.6 % 38.3 % Secured principal debt/undepreciated book value 1.7 % 1.7 % 1.7 % 1.7 % 1.8 % Market capitalization calculations, at period end: Common shares outstanding 124,228 123,815 123,813 123,613 123,002 Operating partnership units (OP units) outstanding 8,447 8,447 8,447 8,647 8,694 Common stock price per share $ 13.96 $ 15.03 $ 13.76 $ 15.78 $ 19.39 Total equity market capitalization $ 1,852,151 $ 1,987,894 $ 1,819,900 $ 2,087,066 $ 2,553,590 Total principal debt 1,377,557 1,398,731 1,362,899 1,357,063 1,321,225 TOTAL MARKET CAPITALIZATION $ 3,229,708 $ 3,386,625 $ 3,182,799 $ 3,444,129 $ 3,874,815 Unsecured Senior Notes Financial Covenants: (1) Total debt to total assets not to exceed 60% 40.3 % 41.1 % 40.3 % 40.6 % 40.4 % Total secured debt to total assets not to exceed 40% 1.8 % 1.8 % 1.8 % 1.8 % 1.9 % Total unencumbered assets to total unsecured debt not to be less than 150% 250.3 % 245.0 % 250.5 % 248.3 % 250.1 % Consolidated income available for debt service to interest expense not to be less than 1.5:1 3.3x 3.5x 3.5x 3.4x 3.3x (1) Calculated in accordance with GAAP pursuant to underlying bond indentures.

Supplemental Disclosure Quarter Ended March 31, 2023 -10- Property Portfolio (dollars in thousands) Date Owned % Metro Area City State Acquired GLA Leased ABR (1) Major Tenants Los Angeles metro area Paramount Plaza Paramount CA 12/22/09 95,062 97.5 % $ 1,932 Grocery Outlet Supermarket, 99¢ Only Stores, Rite Aid Pharmacy Claremont Promenade Claremont CA 09/23/10 92,177 87.0 % 2,191 Super King Supermarket Gateway Village Chino Hills CA 12/17/10 96,959 91.6 % 2,944 Sprouts Market Seabridge Marketplace Oxnard CA 05/31/12 98,348 93.6 % 1,943 Safeway (Vons) Supermarket Glendora Shopping Center Glendora CA 08/01/12 106,535 99.1 % 1,533 Albertsons Supermarket Redondo Beach Plaza Redondo Beach CA 12/28/12 110,509 100.0 % 2,503 Safeway (Vons) Supermarket, Petco Diamond Bar Town Center Diamond Bar CA 02/01/13 100,342 99.1 % 2,461 Walmart Neighborhood Market, Crunch Fitness Diamond Hills Plaza Diamond Bar CA 04/22/13 139,455 99.2 % 4,194 H-Mart Supermarket, Planet Fitness Plaza de la Cañada La Cañada Flintridge CA 12/13/13 100,425 97.3 % 2,635 Gelson’s Supermarket, TJ Maxx, Rite Aid Pharmacy Fallbrook Shopping Center Los Angeles CA 06/13/14 755,299 98.5 % 13,705 Sprouts Market, Trader Joes, Kroger (Ralph’s) Supermarket (2), TJ Maxx Moorpark Town Center Moorpark CA 12/03/14 133,547 91.9 % 2,065 Kroger (Ralph’s) Supermarket, CVS Pharmacy Ontario Plaza Ontario CA 01/06/15 150,149 97.2 % 2,475 El Super Supermarket, Rite Aid Pharmacy Park Oaks Shopping Center Thousand Oaks CA 01/06/15 110,092 95.7 % 2,748 Safeway (Vons) Supermarket, Dollar Tree Warner Plaza Woodland Hills CA 12/31/15 110,918 97.0 % 4,613 Sprouts Market, Kroger (Ralph’s) Supermarket (2), Rite Aid Pharmacy (2) Magnolia Shopping Center Santa Barbara CA 03/10/16 116,089 97.4 % 2,425 Kroger (Ralph’s) Supermarket Casitas Plaza Shopping Center Carpinteria CA 03/10/16 105,118 99.2 % 1,957 Albertsons Supermarket, CVS Pharmacy Bouquet Center Santa Clarita CA 04/28/16 148,903 97.3 % 3,812 Safeway (Vons) Supermarket, CVS Pharmacy, Ross Dress For Less North Ranch Shopping Center Westlake Village CA 06/01/16 146,444 92.0 % 4,683 Kroger (Ralph’s) Supermarket, Trader Joe’s, Rite Aid Pharmacy The Knolls Long Beach CA 10/03/16 52,021 96.2 % 1,385 Trader Joe’s, Pet Food Express The Terraces Rancho Palos Verdes CA 03/17/17 172,922 94.7 % 3,728 Trader Joe’s, Marshall’s, LA Fitness Los Angeles metro area total 2,941,314 96.6 % $ 65,932 Seattle metro area Meridian Valley Plaza Kent WA 02/01/10 51,597 98.1 % $ 878 Kroger (QFC) Supermarket The Market at Lake Stevens Lake Stevens WA 03/11/10 74,130 100.0 % 1,698 Albertsons (Haggen) Supermarket Canyon Park Shopping Center Bothell WA 07/29/11 123,592 100.0 % 2,662 PCC Community Markets, Rite Aid Pharmacy, Petco Hawks Prairie Shopping Center Lacey WA 09/09/11 157,529 100.0 % 2,027 Safeway Supermarket, Dollar Tree, Big Lots, Ace Hardware Gateway Shopping Center Marysville WA 02/16/12 104,298 100.0 % 2,713 WinCo Foods (2), Rite Aid Pharmacy, Ross Dress For Less Canyon Crossing Puyallup WA 04/15/13 120,398 97.0 % 2,850 Safeway Supermarket Crossroads Shopping Center Bellevue WA 2010/2013 473,131 99.4 % 12,728 Kroger (QFC) Supermarket, Dick’s Sporting Goods, Edgeworks Climbing Bellevue Marketplace Bellevue WA 12/10/15 113,758 100.0 % 3,673 Asian Family Market Four Corner Square Maple Valley WA 12/21/15 119,531 98.7 % 2,629 Grocery Outlet Supermarket, Walgreens, Johnsons Home & Garden Bridle Trails Shopping Center Kirkland WA 10/17/16 110,257 99.3 % 2,440 Grocery Outlet Supermarket, Rite Aid (Bartell) Pharmacy, Dollar Tree PCC Community Markets Plaza Edmonds WA 01/25/17 34,459 100.0 % 690 PCC Community Markets Highland Hill Shopping Center Tacoma WA 05/09/17 163,926 99.0 % 3,063 WinCo Foods, LA Fitness, Dollar Tree, Petco North Lynnwood Shopping Center Lynnwood WA 10/19/17 63,606 100.0 % 1,142 Grocery Outlet Supermarket, Dollar Tree Stadium Center Tacoma WA 02/23/18 48,888 100.0 % 1,121 Thriftway Supermarket Summerwalk Village Lacey WA 12/13/19 60,343 100.0 % 935 Walmart Neighborhood Market South Point Plaza Everett WA 11/10/21 189,960 100.0 % 2,396 Grocery Outlet Supermarket, Rite Aid Pharmacy, Hobby Lobby, Pep Boys Olympia West Center Olympia WA 12/06/21 69,212 100.0 % 1,544 Trader Joe’s, Petco Olympia Square North Olympia WA 04/01/22 89,884 100.0 % 1,128 Albertsons Supermarket, Crunch Fitness Thomas Lake Shopping Center Mill Creek WA 08/19/22 111,311 100.0 % 2,056 Albertsons Supermarket, Rite Aid Pharmacy Ballinger Village Shoreline WA 08/19/22 110,860 98.6 % 2,360 Thriftway Supermarket, Rite Aid Pharmacy Seattle metro area total 2,390,670 99.5 % $ 50,733 (1) ABR is equal to annualized base rent on a cash basis for all leases in-place at period end. (2) These retailers are not tenants of ROIC.

Supplemental Disclosure Quarter Ended March 31, 2023 -11- Property Portfolio, continued (dollars in thousands) Date Owned % Metro Area City State Acquired GLA Leased ABR (1) Major Tenants Portland metro area Happy Valley Town Center Happy Valley OR 07/14/10 138,397 100.0 % $ 4,084 New Seasons Market Wilsonville Old Town Square Wilsonville OR 2010/2012 49,980 96.5 % 1,875 Kroger (Fred Meyer) Supermarket (2) Cascade Summit Town Square West Linn OR 08/20/10 94,934 100.0 % 2,098 Safeway Supermarket, U.S. Postal Service Heritage Market Center Vancouver WA 09/23/10 107,468 100.0 % 1,908 Safeway Supermarket, Dollar Tree Division Crossing Portland OR 12/22/10 103,561 100.0 % 1,332 Rite Aid Pharmacy, Ross Dress For Less, Ace Hardware Halsey Crossing Gresham OR 12/22/10 99,428 100.0 % 1,505 24 Hour Fitness, Dollar Tree Hillsboro Market Center Hillsboro OR 11/23/11 156,021 100.0 % 2,743 Albertsons Supermarket, Dollar Tree, Ace Hardware Robinwood Shopping Center West Linn OR 08/23/13 70,831 100.0 % 1,179 Walmart Neighborhood Market Tigard Marketplace Tigard OR 02/18/14 136,889 100.0 % 2,271 H-Mart Supermarket, Bi-Mart Wilsonville Town Center Wilsonville OR 12/11/14 167,829 100.0 % 3,084 Safeway Supermarket, Rite Aid Pharmacy, Dollar Tree Tigard Promenade Tigard OR 07/28/15 88,043 100.0 % 1,597 Safeway Supermarket, Petco Sunnyside Village Square Happy Valley OR 07/28/15 92,278 100.0 % 1,678 Grocery Outlet Supermarket, Snap Fitness, Ace Hardware Johnson Creek Center Happy Valley OR 11/09/15 108,588 100.0 % 2,338 Trader Joe’s, Walgreens, Sportsman's Warehouse Rose City Center Portland OR 09/15/16 60,680 100.0 % 805 Safeway Supermarket Division Center Portland OR 04/05/17 118,122 100.0 % 2,149 Grocery Outlet Supermarket, Rite Aid Pharmacy, Petco Riverstone Marketplace Vancouver WA 10/11/17 95,774 100.0 % 2,410 Kroger (QFC) Supermarket King City Plaza King City OR 05/18/18 62,676 100.0 % 1,033 Grocery Outlet Supermarket, Anytime Fitness Powell Valley Junction Gresham OR 04/01/22 108,639 100.0 % 1,240 Walmart Neighborhood Market Portland metro area total 1,860,138 99.9 % $ 35,329 San Francisco metro area Pleasant Hill Marketplace Pleasant Hill CA 04/08/10 69,715 100.0 % $ 1,524 Total Wine and More, Buy Buy Baby, Basset Furniture Pinole Vista Shopping Center Pinole CA 01/06/11 141,093 96.6 % 3,138 Save Mart (Lucky California) Supermarket, Planet Fitness Country Club Gate Center Pacific Grove CA 07/08/11 109,331 98.4 % 2,408 Save Mart (Lucky California) Supermarket, Rite Aid Pharmacy Marlin Cove Shopping Center Foster City CA 05/04/12 73,943 92.8 % 2,375 99 Ranch Market The Village at Novato Novato CA 07/24/12 20,081 100.0 % 600 Trader Joe’s Santa Teresa Village San Jose CA 11/08/12 131,263 97.9 % 3,304 Grocery Outlet Supermarket, Dollar Tree, MedVet Silicon Valley Granada Shopping Center Livermore CA 06/27/13 71,525 100.0 % 1,548 Save Mart (Lucky California) Supermarket Country Club Village San Ramon CA 11/26/13 111,093 97.9 % 2,254 Walmart Neighborhood Market, CVS Pharmacy North Park Plaza San Jose CA 04/30/14 76,697 97.3 % 2,701 H-Mart Supermarket Winston Manor South San Francisco CA 01/07/15 49,852 94.0 % 1,765 Grocery Outlet Supermarket Jackson Square Hayward CA 07/01/15 114,220 100.0 % 2,461 Safeway Supermarket, CVS Pharmacy, 24 Hour Fitness Gateway Centre San Ramon CA 09/01/15 112,553 91.7 % 2,537 Save Mart (Lucky California) Supermarket, Walgreens Iron Horse Plaza Danville CA 12/04/15 61,915 96.8 % 2,262 Lunardi’s Market Monterey Center Monterey CA 07/14/16 25,626 100.0 % 1,158 Trader Joe’s Santa Rosa Southside Shopping Center Santa Rosa CA 03/24/17 88,606 100.0 % 1,837 REI, Cost Plus World Market, DSW Monta Loma Plaza Mountain View CA 09/19/17 49,694 100.0 % 1,618 Safeway Supermarket Canyon Creek Plaza San Jose CA 09/01/21 64,662 99.5 % 2,233 New Seasons Market Village Oaks Shopping Center Martinez CA 05/17/22 79,875 97.9 % 1,452 Save Mart (Lucky California) Supermarket, Rite Aid Pharmacy (2) San Francisco metro area total 1,451,744 97.6 % $ 37,175 (1) ABR is equal to annualized base rent on a cash basis for all leases in-place at period end. (2) These retailers are not tenants of ROIC.

Supplemental Disclosure Quarter Ended March 31, 2023 -12- Property Portfolio, continued (dollars in thousands) Date Owned % Metro Area City State Acquired GLA Leased ABR (1) Major Tenants Orange County metro area Santa Ana Downtown Plaza Santa Ana CA 01/26/10 105,536 98.9 % $ 2,442 Kroger (Food 4 Less) Supermarket, Marshall’s Sycamore Creek Corona CA 09/30/10 74,198 98.2 % 1,923 Safeway (Vons) Supermarket, CVS Pharmacy (2) Desert Springs Marketplace Palm Desert CA 02/17/11 113,718 97.0 % 2,868 Kroger (Ralph’s) Supermarket, Rite Aid Pharmacy Cypress Center West Cypress CA 12/04/12 112,080 98.4 % 2,174 Kroger (Ralph’s) Supermarket, Rite Aid Pharmacy Harbor Place Center Garden Grove CA 12/28/12 122,636 94.5 % 1,787 AA Supermarket, Ross Dress For Less, AutoZone Mega Hub 5 Points Plaza Huntington Beach CA 09/27/13 161,170 98.3 % 4,740 Trader Joe’s Peninsula Marketplace Huntington Beach CA 10/15/13 95,416 100.0 % 2,558 Kroger (Ralph’s) Supermarket, Planet Fitness Fullerton Crossroads Fullerton CA 10/11/17 219,899 100.0 % 3,697 Kroger (Ralph’s) Supermarket, Kohl’s, Jo-Ann Fabrics and Crafts The Village at Nellie Gail Ranch Laguna Hills CA 11/30/17 89,041 98.2 % 3,108 Smart & Final Extra Supermarket Orange Country metro area total 1,093,694 98.3 % $ 25,297 San Diego metro area Marketplace Del Rio Oceanside CA 01/03/11 183,787 95.7 % $ 3,607 Stater Brothers Supermarket, Walgreens, Planet Fitness Renaissance Towne Centre San Diego CA 08/03/11 52,866 99.1 % 2,766 CVS Pharmacy Bay Plaza San Diego CA 10/05/12 73,324 95.4 % 2,137 Seafood City Supermarket Bernardo Heights Plaza Rancho Bernardo CA 02/06/13 37,729 100.0 % 985 Sprouts Market Hawthorne Crossings San Diego CA 06/27/13 141,288 100.0 % 3,558 Mitsuwa Supermarket, Ross Dress For Less, Staples Creekside Plaza Poway CA 02/28/14 133,914 99.2 % 3,410 Stater Brothers Supermarket, AMC Theatres Palomar Village Temecula CA 10/12/21 125,130 98.4 % 2,139 Albertsons Supermarket, CVS Pharmacy San Diego metro area total 748,038 98.0 % $ 18,602 Number of Owned % Metro Area Summary Centers GLA Leased ABR (1) Los Angeles 20 2,941,314 96.6 % $ 65,932 Seattle 20 2,390,670 99.5 % 50,733 Portland 18 1,860,138 99.9 % 35,329 San Francisco 18 1,451,744 97.6 % 37,175 Orange County 9 1,093,694 98.3 % 25,297 San Diego 7 748,038 98.0 % 18,602 TOTAL SHOPPING CENTER PORTFOLIO 92 10,485,598 98.3 % $ 233,068 (1) ABR is equal to annualized base rent on a cash basis for all leases in-place at period end. (2) These retailers are not tenants of ROIC. Note: Property Portfolio excludes one property that is currently planned for redevelopment.

Supplemental Disclosure Quarter Ended March 31, 2023 -13- Three Months Ended 03/31/23 03/31/22 $ Change % Change Number of shopping centers included in same-center analysis (1) 87 87 Same-center leased rate 98.2 % 97.4 % 0.8 % REVENUES: Base rents $ 53,897 $ 52,621 $ 1,276 2.4 % Percentage rent 365 199 166 83.4 % Recoveries from tenants 19,396 18,114 1,282 7.1 % Other property income 117 1,046 (929) (88.8) % Bad debt (910) (584) (326) 55.8 % TOTAL REVENUES 72,865 71,396 1,469 2.1 % OPERATING EXPENSES: Property operating expenses 13,786 12,082 1,704 14.1 % Property taxes 8,461 8,347 114 1.4 % TOTAL OPERATING EXPENSES 22,247 20,429 1,818 8.9 % SAME-CENTER CASH NET OPERATING INCOME $ 50,618 $ 50,967 $ (349) (0.7) % SAME-CENTER CASH NET OPERATING INCOME RECONCILIATION GAAP Operating Income $ 25,654 $ 26,681 Depreciation and amortization 25,104 23,762 General and administrative expenses 5,320 5,240 Other expense 172 179 Straight-line rent (347) (451) Amortization of above- and below-market rent (2,864) (3,057) Property revenues and other expenses (2) 5 (96) TOTAL COMPANY CASH NET OPERATING INCOME 53,044 52,258 Non Same-Center Cash NOI (2,426) (1,291) SAME-CENTER CASH NET OPERATING INCOME $ 50,618 $ 50,967 Same-Center Cash Net Operating Income Analysis (unaudited, dollars in thousands) (1) Same centers are those properties which were owned for the entirety of the current and comparable prior year period, except for one property that is currently planned for redevelopment. (2) Includes anchor lease termination fees net of contractual amounts, if any, expense and recovery adjustments related to prior periods and other miscellaneous adjustments.

Supplemental Disclosure Quarter Ended March 31, 2023 -14- Top Ten Tenants (dollars in thousands) Percent Number of Leased of Total Percent of Tenant Leases GLA Leased GLA ABR Total ABR 1 Albertsons / Safeway Supermarkets 21 1,052,996 10.2 % $ 13,312 5.7 % 2 Kroger Supermarkets 11 488,735 4.8 % 7,560 3.2 % 3 Rite Aid Pharmacy 16 297,738 2.9 % 4,035 1.7 % 4 Save Mart Supermarkets 5 234,713 2.3 % 3,495 1.5 % 5 Trader Joe’s 9 109,307 1.1 % 3,198 1.4 % 6 Grocery Outlet Supermarkets 10 225,004 2.2 % 3,119 1.3 % 7 JP Morgan Chase 20 83,848 0.8 % 2,913 1.3 % 8 Sprouts Markets 4 159,163 1.5 % 2,747 1.2 % 9 H-Mart Supermarkets 3 147,040 1.4 % 2,684 1.2 % 10 Ross Dress For Less / dd’s Discounts 6 166,703 1.6 % 2,552 1.1 % Top 10 Tenants Total 105 2,965,247 28.8 % $ 45,615 19.6 % Other Tenants 1,930 7,330,340 71.2 % 187,453 80.4 % Total Portfolio 2,035 10,295,587 100.0 % $ 233,068 100.0 %

Supplemental Disclosure Quarter Ended March 31, 2023 -15- Lease Expiration Schedule (dollars in thousands) Anchor Tenants (1) Number of Leased Percent of Total Percent of ABR Leases Expiring (2) GLA Total Leased GLA ABR Total ABR Per Sq. Ft. 2023 3 65,594 0.6 % $ 1,086 0.5 % $ 16.55 2024 13 478,372 4.6 % 7,490 3.2 % 15.66 2025 22 724,936 7.0 % 10,256 4.4 % 14.15 2026 24 784,371 7.6 % 10,260 4.4 % 13.08 2027 14 460,659 4.5 % 5,364 2.3 % 11.64 2028 30 1,039,549 10.1 % 17,955 7.6 % 17.27 2029 15 530,478 5.2 % 8,534 3.7 % 16.09 2030 9 332,742 3.2 % 5,253 2.3 % 15.79 2031 11 357,669 3.5 % 5,346 2.3 % 14.95 2032 7 236,380 2.3 % 3,463 1.5 % 14.65 2033+ 22 779,466 7.6 % 12,437 5.3 % 15.96 170 5,790,216 56.2 % $ 87,444 37.5 % $ 15.10 Non-Anchor Tenants Number of Leased Percent of Total Percent of ABR Leases Expiring (2) GLA Total Leased GLA ABR Total ABR Per Sq. Ft. 2023 186 314,161 3.1 % $ 10,932 4.7 % $ 34.80 2024 291 612,820 6.0 % 20,043 8.6 % 32.71 2025 277 601,691 5.8 % 19,161 8.2 % 31.85 2026 284 654,523 6.4 % 20,947 9.1 % 32.00 2027 287 684,464 6.6 % 22,252 9.5 % 32.51 2028 198 512,265 5.0 % 16,746 7.2 % 32.69 2029 73 225,941 2.2 % 6,860 2.9 % 30.36 2030 53 169,947 1.7 % 5,678 2.4 % 33.41 2031 50 168,946 1.6 % 5,373 2.3 % 31.80 2032 75 249,804 2.4 % 7,874 3.4 % 31.52 2033+ 91 310,809 3.0 % 9,758 4.2 % 31.40 1,865 4,505,371 43.8 % $ 145,624 62.5 % $ 32.32 All Tenants Number of Leased Percent of Total Percent of ABR Leases Expiring (2) GLA Total Leased GLA ABR Total ABR Per Sq. Ft. 2023 189 379,755 3.7 % $ 12,018 5.2 % $ 31.65 2024 304 1,091,192 10.6 % 27,533 11.8 % 25.23 2025 299 1,326,627 12.8 % 29,417 12.6 % 22.17 2026 308 1,438,894 14.0 % 31,207 13.5 % 21.69 2027 301 1,145,123 11.1 % 27,616 11.8 % 24.12 2028 228 1,551,814 15.1 % 34,701 14.8 % 22.36 2029 88 756,419 7.4 % 15,394 6.6 % 20.35 2030 62 502,689 4.9 % 10,931 4.7 % 21.75 2031 61 526,615 5.1 % 10,719 4.6 % 20.35 2032 82 486,184 4.7 % 11,337 4.9 % 23.32 2033+ 113 1,090,275 10.6 % 22,195 9.5 % 20.36 2,035 10,295,587 100.0 % $ 233,068 100.0 % $ 22.64 (1) Anchor tenants are leases equal to or greater than 15,000 square feet. (2) Does not assume exercise of renewal options.

Supplemental Disclosure Quarter Ended March 31, 2023 -16- Leasing Summary For the Three Months Ended March 31, 2023 New Leases Non-Anchor Anchor Total Number of Leases 34 — 34 Gross Leasable Area (sq. ft.) 47,353 — 47,353 Initial Base Rent ($/sq. ft.) (1) $ 34.53 $ — $ 34.53 Tenant Improvements ($/sq. ft.) $ 2.32 $ — $ 2.32 Leasing Commissions ($/sq. ft.) $ 3.30 $ — $ 3.30 Weighted Average Lease Term (Yrs.) (2) 6.5 — 6.5 Renewals Non-Anchor Anchor Total Number of Leases 61 12 73 Gross Leasable Area (sq. ft.) 127,865 383,939 511,804 Initial Base Rent ($/sq. ft.) (1) $ 33.48 $ 20.13 $ 23.46 Tenant Improvements ($/sq. ft.) $ 0.23 $ — $ 0.06 Leasing Commissions ($/sq. ft.) $ 0.02 $ — $ 0.01 Weighted Average Lease Term (Yrs.) (2) 4.7 5.1 5.0 Total Non-Anchor Anchor Total Number of Leases 95 12 107 Gross Leasable Area (sq. ft.) 175,218 383,939 559,157 Initial Base Rent ($/sq. ft.) (1) $ 33.77 $ 20.13 $ 24.40 Tenant Improvements ($/sq. ft.) $ 0.79 $ — $ 0.25 Leasing Commissions ($/sq. ft.) $ 0.91 $ — $ 0.29 Weighted Average Lease Term (Yrs.) (2) 5.2 5.1 5.1 (1) Initial Base Rent is on a cash basis and is the initial contractual monthly rent, annualized. (2) Does not assume exercise of renewal options.

Supplemental Disclosure Quarter Ended March 31, 2023 -17- Same-Space Comparative Leasing Summary For the Three Months Ended March 31, 2023 New Leases Non-Anchor Anchor Total Comparative # of Leases 21 — 21 Comparative GLA (sq. ft.) (1) 36,535 — 36,535 Prior Base Rent ($/sq. ft.) (2) $ 28.28 $ — $ 28.28 Initial Base Rent ($/sq. ft.) $ 31.48 $ — $ 31.48 Percentage Change in Base Rents 11.3 % — % 11.3 % Tenant Improvements ($/sq. ft.) $ 3.01 $ — $ 3.01 Leasing Commissions ($/sq. ft.) $ 3.25 $ — $ 3.25 Weighted Average Lease Term (Yrs.) (3) 6.5 — 6.5 Renewals Non-Anchor Anchor Total Comparative # of Leases 61 12 73 Comparative GLA (sq. ft.) 127,865 383,939 511,804 Prior Base Rent ($/sq. ft.) (2) $ 31.57 $ 18.94 $ 22.09 Initial Base Rent ($/sq. ft.) $ 33.48 $ 20.13 $ 23.46 Percentage Change in Base Rents 6.1 % 6.3 % 6.2 % Tenant Improvements ($/sq. ft.) $ 0.23 $ — $ 0.06 Leasing Commissions ($/sq. ft.) $ 0.02 $ — $ 0.01 Weighted Average Lease Term (Yrs.) (3) 4.7 5.1 5.0 Total Non-Anchor Anchor Total Comparative # of Leases 82 12 94 Comparative GLA (sq. ft.) (1) 164,400 383,939 548,339 Prior Base Rent ($/sq. ft.) (2) $ 30.84 $ 18.94 $ 22.50 Initial Base Rent ($/sq. ft.) $ 33.04 $ 20.13 $ 24.00 Percentage Change in Base Rents 7.1 % 6.3 % 6.6 % Tenant Improvements ($/sq. ft.) $ 0.85 $ — $ 0.25 Leasing Commissions ($/sq. ft.) $ 0.74 $ — $ 0.22 Weighted Average Lease Term (Yrs.) (3) 5.1 5.1 5.1 (1) Comparative GLA includes spaces that were vacant for less than 12 months, excluding spaces that were not leased at the time of acquisition. (2) Prior Base Rent is on a cash basis and is the final monthly rent paid, annualized, for the prior tenant or the prior lease that was renewed. (3) Does not assume exercise of renewal options.

Supplemental Disclosure Quarter Ended March 31, 2023 -18- Leased vs. Billed Summary (dollars in thousands) 03/31/23 12/31/22 09/30/22 06/30/22 % leased at beginning of quarter 98.1 % 97.8 % 97.6 % 97.2 % % billed at beginning of quarter 94.2 % 93.3 % 93.7 % 92.6 % ABR of new leases signed/not yet commenced - at beginning of quarter $ 7,625 $ 9,115 $ 7,921 $ 9,603 less: ABR of new leases commenced during quarter (2,142) (3,385) (1,377) (2,726) less: ABR of new leases related to disposed properties — — (152) — plus: ABR of new leases signed during quarter 1,002 1,895 2,723 1,044 ABR of new leases signed/not yet commenced - at end of quarter $ 6,485 $ 7,625 $ 9,115 $ 7,921 % leased at end of quarter 98.3 % 98.1 % 97.8 % 97.6 % % billed at end of quarter 95.1 % 94.2 % 93.3 % 93.7 % ABR of new leases commenced during quarter - amount billed $ 274 $ 430 $ 231 $ 295

Supplemental Disclosure Quarter Ended March 31, 2023 -19- Investor Information Retail Opportunity Investments Corp. Investor Relations: Transfer Agent: www.roireit.net Nicolette O'Leary Syed Hussaini NASDAQ: ROIC noleary@roireit.net Computershare 11250 El Camino Real, Suite 200 858.255.4913 syed.hussaini@computershare.com San Diego, CA 92130 Equity Research Coverage Bank of America Merrill Lynch Craig Schmidt 646.855.3640 Bank of Montreal John P. Kim 212.885.4115 Juan Sanabria 312.845.4074 Baird Wes Golladay 216.737.7510 BTIG Michael Gorman 212.738.6138 Citi Nicholas Joseph 212.816.1909 Craig Mailman 212.816.4471 Green Street Paulina Rojas Schmidt 949.640.8780 J.P. Morgan Michael W. Mueller 212.622.6689 Jefferies Linda Tsai 212.778.8011 KeyBanc Capital Markets Todd Thomas 917.368.2286 Raymond James RJ Milligan 908.447.4493 Fixed Income Research Coverage J.P. Morgan Mark Streeter 212.834.5086 Ratings Agency Coverage Fitch Ratings, Inc. Christopher Wimmer 646.582.3412 Moody’s Investors Service Alice Chung 212.553.2949 S&P Global Ratings Michael Souers 212.438.2508

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Cover Page	Apr. 25, 2023
Entity Information [Line Items]
Document Type	8-K
Document Period End Date	Apr. 25, 2023
Entity Registrant Name	RETAIL OPPORTUNITY INVESTMENTS CORP
Entity Incorporation, State or Country Code	MD
Entity File Number	001-33749
Entity Tax Identification Number	26-0500600
Entity Address, Address Line One	11250 El Camino Real, Suite 200
Entity Address, City or Town	San Diego,
Entity Address, State or Province	CA
Entity Address, Postal Zip Code	92130
City Area Code	858
Local Phone Number	677-0900
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Entity Emerging Growth Company	false
Title of 12(b) Security	Common Stock, par value $0.0001 per share
Trading Symbol	ROIC
Security Exchange Name	NASDAQ
Amendment Flag	false
Entity Central Index Key	0001407623
Retail Opportunity Investments Partnerships L.P.
Entity Information [Line Items]
Entity Registrant Name	RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP
Entity Incorporation, State or Country Code	DE
Entity File Number	333-189057-01
Entity Tax Identification Number	94-2969738
Entity Central Index Key	0001577230