2nd QUARTER 2024 SUPPLEMENTAL INFORMATION Retail Opportunity Investments Corp. 11250 El Camino Real, Suite 200 San Diego, CA 92130 www.roireit.net

Supplemental Disclosure Quarter Ended June 30, 2024 -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 June 30, 2024, ROIC owned 95 shopping centers encompassing approximately 10.7 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 June 30, 2024 -3- Page Financial Data Balance Sheets ..................................................................................................................................................................................... 4 Income Statements ................................................................................................................................................................................ 5 Funds From Operations ........................................................................................................................................................................ 6 Summary of Debt Outstanding ............................................................................................................................................................. 7 Selected Financial Analysis .................................................................................................................................................................. 9 Property Acquisitions ........................................................................................................................................................................... 10 Portfolio Data Property Portfolio ................................................................................................................................................................................. 11 Same-Center Cash Net Operating Income Analysis ............................................................................................................................ 14 Top Ten Tenants ................................................................................................................................................................................... 15 Lease Expiration Schedule ................................................................................................................................................................... 16 Leasing Summary ................................................................................................................................................................................. 17 Same-Space Comparative Leasing Summary ...................................................................................................................................... 18 Leased vs. Billed Summary .................................................................................................................................................................. 19 Footnotes .......................................................................................................................................................... 20 Investor Information ....................................................................................................................................... 21 Table of Contents

Supplemental Disclosure Quarter Ended June 30, 2024 -4- Balance Sheets (unaudited, dollars in thousands, except par values and share amounts) 06/30/24 12/31/23 ASSETS: Real Estate Investments: Land $ 986,857 $ 967,251 Building and improvements 2,555,541 2,500,647 3,542,398 3,467,898 Less: accumulated depreciation 689,352 654,543 2,853,046 2,813,355 Mortgage note receivable 4,647 4,694 Real Estate Investments, net 2,857,693 2,818,049 Cash and cash equivalents 2,114 6,302 Restricted cash — 2,116 Tenant and other receivables, net 59,410 61,193 Acquired lease intangible assets, net 44,694 42,791 Prepaid expenses 2,760 3,354 Deferred charges, net 27,660 27,294 Other assets 17,199 16,541 TOTAL ASSETS $ 3,011,530 $ 2,977,640 LIABILITIES: Term loan $ 199,866 $ 199,745 Credit facility 164,000 75,000 Senior Notes 1,044,523 1,043,593 Mortgage notes payable 33,648 60,052 Acquired lease intangible liabilities, net 133,561 137,820 Accounts payable and accrued expenses 44,579 50,598 Tenants’ security deposits 8,571 8,205 Other liabilities 38,783 39,420 TOTAL LIABILITIES 1,667,531 1,614,433 EQUITY: Common stock, $0.0001 par value, 500,000,000 shares authorized 13 13 Additional paid-in capital 1,646,267 1,643,908 Accumulated dividends in excess of earnings (377,091) (357,160) Accumulated other comprehensive income 234 559 Total Retail Opportunity Investments Corp. stockholders’ equity 1,269,423 1,287,320 Non-controlling interests 74,576 75,887 TOTAL EQUITY 1,343,999 1,363,207 TOTAL LIABILITIES AND EQUITY $ 3,011,530 $ 2,977,640 The Company’s Form 10-Q for the quarter ended June 30, 2024, and Form 10-K for the year ended December 31, 2023 should be read in conjunction with the above information.

Supplemental Disclosure Quarter Ended June 30, 2024 -5- Income Statements Three Months Ended Six Months Ended 06/30/24 06/30/23 06/30/24 06/30/23 REVENUES: Rental revenue $ 82,219 $ 79,630 $ 166,779 $ 158,629 Other income 1,101 2,410 1,871 2,707 TOTAL REVENUES 83,320 82,040 168,650 161,336 OPERATING EXPENSES: Property operating 14,472 13,581 28,555 27,783 Property taxes 8,488 8,924 17,048 17,768 Depreciation and amortization 26,331 25,126 52,600 50,230 General and administrative expenses 5,682 5,776 11,364 11,096 Other expense 505 482 657 654 TOTAL OPERATING EXPENSES 55,478 53,889 110,224 107,531 OPERATING INCOME 27,842 28,151 58,426 53,805 NON-OPERATING EXPENSES: Interest expense and other finance expenses (20,043) (17,633) (38,962) (34,591) NET INCOME 7,799 10,518 19,464 19,214 NET INCOME ATTRIBUTABLE TO NON-CONTROLLING INTERESTS (433) (589) (1,080) (1,143) NET INCOME ATTRIBUTABLE TO RETAIL OPPORTUNITY INVESTMENTS CORP. $ 7,366 $ 9,929 $ 18,384 $ 18,071 NET INCOME PER COMMON SHARE - BASIC AND DILUTED $ 0.06 $ 0.08 $ 0.14 $ 0.14 Weighted average common shares outstanding - basic 126,593 125,125 126,593 124,679 Weighted average common shares outstanding - diluted 134,314 133,044 134,326 133,069 RENTAL REVENUE Base rents $ 59,041 $ 57,160 $ 116,972 $ 113,807 Recoveries from tenants 20,992 19,868 41,539 40,032 Straight-line rent 231 979 423 1,326 Amortization of above-market and below-market rent, net 2,664 2,609 9,321 5,473 Bad debt (709) (986) (1,476) (2,009) TOTAL RENTAL REVENUE $ 82,219 $ 79,630 $ 166,779 $ 158,629 (unaudited, in thousands, except per share amounts) The Company’s Form 10-Q for the quarters ended June 30, 2024 and June 30, 2023 should be read in conjunction with the above information.

Supplemental Disclosure Quarter Ended June 30, 2024 -6- Funds From Operations (unaudited, in thousands, except per share amounts) Three Months Ended Six Months Ended 06/30/24 06/30/23 06/30/24 06/30/23 Funds from Operations (FFO): Net income attributable to ROIC common stockholders $ 7,366 $ 9,929 $ 18,384 $ 18,071 Plus: Depreciation and amortization expense 26,331 25,126 52,600 50,230 FUNDS FROM OPERATIONS - BASIC 33,697 35,055 70,984 68,301 Net income attributable to non-controlling interests 433 589 1,080 1,143 FUNDS FROM OPERATIONS - DILUTED $ 34,130 $ 35,644 $ 72,064 $ 69,444 FUNDS FROM OPERATIONS PER SHARE - BASIC $ 0.27 $ 0.28 $ 0.56 $ 0.55 FUNDS FROM OPERATIONS PER SHARE - DILUTED $ 0.25 $ 0.27 $ 0.54 $ 0.52 Weighted average common shares outstanding - basic 126,593 125,125 126,593 124,679 Weighted average common shares outstanding - diluted 134,314 133,044 134,326 133,069 Common dividends per share $ 0.15 $ 0.15 $ 0.30 $ 0.30 FFO Payout Ratio 60.0 % 55.6 % 55.6 % 57.7 % Additional Disclosures: Non-Cash Expense (Income) Straight-line rent $ (231) $ (979) $ (423) $ (1,326) Above-market and below-market rent amortization, net (2,664) (2,609) (9,321) (5,473) Deferred financing costs and mortgage premiums, net 913 1,094 1,789 1,836 Stock based compensation 3,283 3,430 6,070 6,357 Capital Expenditures Tenant improvements $ 4,599 $ 6,548 $ 9,940 $ 11,422 Leasing commissions 414 366 974 895 Building improvements 217 1,078 1,012 1,585 Reimbursable property improvements 2,138 878 3,730 1,262 Pad and other development 803 2,314 3,414 4,295 The above does not purport to disclose all items required under GAAP.

Supplemental Disclosure Quarter Ended June 30, 2024 -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: Diamond Hills Plaza $ 33,694 3.55 % 3.61 % 10/1/2025 2.3 % Total Mortgage Debt 33,694 3.55 % 3.61 % 1.3 Years (WA) 2.3 % Unsecured Senior Notes: Senior Notes Due 2024 250,000 4.00 % 4.21 % 12/15/2024 17.3 % Senior Notes Due 2026 200,000 3.95 % 3.95 % 9/22/2026 13.8 % Senior Notes Due 2027 250,000 4.19 % 4.19 % 12/15/2027 17.3 % Senior Notes Due 2028 350,000 6.75 % 6.86 % 10/15/2028 24.1 % Total Unsecured Senior Notes 1,050,000 4.95 % 5.04 % 2.8 Years (WA) 72.5 % Term Loan: Interest rate swap 100,000 5.58 % 5.58 % 8/31/2024 6.9 % Interest rate swap 50,000 5.13 % 5.13 % 8/31/2024 3.5 % Total Term Loan 150,000 5.43 % 5.43 % 10.4 % Total Fixed Rate Debt 1,233,694 4.97 % 5.05 % 2.7 Years (WA) 85.2 % Variable Rate Debt Credit Facility 164,000 6.28 % 6.28 % 3/2/2027 11.3 % Term Loan 200,000 6.43 % 6.43 % 1/20/2025 3.5 % Interest rate swaps - Term Loan (150,000) Total Variable Rate Debt 214,000 6.32 % 6.32 % 1.5 Years (WA) 14.8 % TOTAL PRINCIPAL DEBT $ 1,447,694 5.17 % 5.23 % 2.4 Years (WA) 100.0 % Net unamortized discounts on notes (1,680) Net unamortized deferred financing charges (3) (3,977) Total Debt $ 1,442,037 (1) (1) (2)

Supplemental Disclosure Quarter Ended June 30, 2024 -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 (2) Term Loan Unsecured Notes Payments Debt Maturing 2024 $ 357 $ — $ — $ — $ 250,000 $ 250,357 17.3 % 2025 550 32,787 — 200,000 — 233,337 16.2 % 2026 — — — — 200,000 200,000 13.8 % 2027 — — 164,000 — 250,000 414,000 28.6 % 2028 — — — — 350,000 350,000 24.1 % Thereafter — — — — — — — % $ 907 $ 32,787 $ 164,000 $ 200,000 $ 1,050,000 $ 1,447,694 100.0 % Summary of Unencumbered/Encumbered Properties Number of Percentage Properties GLA of GLA Unencumbered properties 94 10,606,991 98.7 % Encumbered properties 1 139,455 1.3 % 95 10,746,446 100.0 % Summary of Unsecured Debt/Secured Debt Percentage of Total Amount Principal Debt Unsecured principal debt $ 1,414,000 97.7 % Secured principal debt 33,694 2.3 % Total Principal Debt $ 1,447,694 100.0 %

Supplemental Disclosure Quarter Ended June 30, 2024 -9- Selected Financial Analysis (unaudited, in thousands, except per share amounts) 06/30/24 03/31/24 12/31/23 09/30/23 06/30/23 Debt coverage ratios, three months ending: Interest coverage ratio (EBITDA/interest expense) 2.7x 3.0x 2.7x 3.0x 3.0x Debt service coverage (EBITDA/(interest expense + scheduled principal payments)) 2.7x 3.0x 2.7x 3.0x 3.0x Net principal debt (Total principal debt less cash & equivalents)/Annualized EBITDA 6.6x 6.4x 6.2x 6.4x 6.5x Net principal debt (Total principal debt less cash & equivalents)/TTM EBITDA 6.5x 6.2x 6.4x 6.4x 6.5x Debt/book value ratios, at period end: Total principal debt/total book assets 48.1 % 46.4 % 46.5 % 49.3 % 46.1 % Total principal debt/undepreciated book value 39.1 % 37.9 % 38.1 % 41.1 % 38.2 % Secured principal debt/undepreciated book value 0.9 % 1.6 % 1.7 % 1.6 % 1.7 % Market capitalization calculations, at period end: Common shares outstanding 126,593 126,593 126,160 125,256 125,256 Operating partnership units (OP units) outstanding 7,437 7,437 7,437 7,437 7,437 Common stock price per share $ 12.43 $ 12.82 $ 14.03 $ 12.38 $ 13.51 Total equity market capitalization $ 1,666,000 $ 1,718,271 $ 1,874,372 $ 1,642,741 $ 1,792,684 Total principal debt 1,447,694 1,377,868 1,385,045 1,560,219 1,373,389 TOTAL MARKET CAPITALIZATION $ 3,113,694 $ 3,096,139 $ 3,259,417 $ 3,202,960 $ 3,166,073 Unsecured Senior Notes Financial Covenants: (4) Total debt to total assets not to exceed 60% 40.9 % 39.7 % 39.9 % 42.8 % 40.1 % Total secured debt to total assets not to exceed 40% 0.9 % 1.7 % 1.7 % 1.7 % 1.8 % Total unencumbered assets to total unsecured debt not to be less than 150% 246.8 % 254.1 % 252.8 % 234.5 % 251.2 % Consolidated income available for debt service to interest expense not to be less than 1.5:1 2.8x 2.9x 2.9x 3.1x 3.2x

Supplemental Disclosure Quarter Ended June 30, 2024 -10- Property Acquisitions (dollars in thousands) Date Owned Shopping Centers Location Acquired Purchase Amount GLA 2Q 2024 Bressi Ranch Village Center Carlsbad, CA 04/04/24 $ 70,100 116,278 $ 70,100 116,278 Total 2024 Acquisitions $ 70,100 116,278

Supplemental Disclosure Quarter Ended June 30, 2024 -11- Property Portfolio (dollars in thousands) Date Owned % Metro Area City State Acquired GLA Leased ABR (5) Major Tenants Los Angeles metro area Bouquet Center Santa Clarita CA 04/28/16 148,903 98.4 % $ 3,887 Safeway (Vons) Supermarket, CVS Pharmacy, Ross Dress For Less Casitas Plaza Shopping Center Carpinteria CA 03/10/16 105,118 100.0 % 2,101 Albertsons Supermarket, CVS Pharmacy Claremont Promenade Claremont CA 09/23/10 92,297 87.7 % 2,236 Super King Supermarket Diamond Bar Town Center Diamond Bar CA 02/01/13 100,342 100.0 % 2,534 Walmart Neighborhood Market, Crunch Fitness Diamond Hills Plaza Diamond Bar CA 04/22/13 139,455 99.9 % 4,303 H-Mart Supermarket, Planet Fitness Fallbrook Shopping Center Los Angeles CA 06/13/14 755,164 84.5 % 14,015 Sprouts Market, Trader Joes, Kroger (Ralph’s) Supermarket*, TJ Maxx Foothill Plaza La Verne CA 12/01/23 64,514 100.0 % 1,526 Sprouts Market Gateway Village Chino Hills CA 12/17/10 96,959 95.4 % 2,980 Sprouts Market Glendora Shopping Center Glendora CA 08/01/12 106,535 100.0 % 1,560 Albertsons Supermarket Magnolia Shopping Center Santa Barbara CA 03/10/16 116,089 96.9 % 2,513 Kroger (Ralph’s) Supermarket Moorpark Town Center Moorpark CA 12/03/14 133,547 92.3 % 2,030 Kroger (Ralph’s) Supermarket, CVS Pharmacy North Ranch Shopping Center Westlake Village CA 06/01/16 146,444 89.1 % 5,030 Kroger (Ralph’s) Supermarket, Trader Joe’s, Planet Fitness Ontario Plaza Ontario CA 01/06/15 150,149 97.2 % 2,488 El Super Supermarket, Rite Aid Pharmacy Paramount Plaza Paramount CA 12/22/09 95,062 98.5 % 2,001 Grocery Outlet Supermarket, Rite Aid Pharmacy Park Oaks Shopping Center Thousand Oaks CA 01/06/15 110,092 95.2 % 2,846 Safeway (Vons) Supermarket, Dollar Tree Plaza de la Cañada La Cañada Flintridge CA 12/13/13 100,425 100.0 % 2,807 Gelson’s Supermarket, TJ Maxx, Rite Aid Pharmacy Redondo Beach Plaza Redondo Beach CA 12/28/12 110,509 100.0 % 2,527 Safeway (Vons) Supermarket, Petco Seabridge Marketplace Oxnard CA 05/31/12 98,348 91.5 % 1,929 Safeway (Vons) Supermarket The Knolls Long Beach CA 10/03/16 51,858 100.0 % 1,453 Trader Joe’s, Pet Food Express The Terraces Rancho Palos Verdes CA 03/17/17 172,922 94.4 % 3,729 Trader Joe’s, Marshall’s, LA Fitness Warner Plaza Woodland Hills CA 12/31/15 110,918 96.4 % 4,738 Sprouts Market, Kroger (Ralph’s) Supermarket*, Rite Aid Pharmacy* Los Angeles metro area total 3,005,650 93.4 % $ 69,233 Seattle metro area Ballinger Village Shoreline WA 08/19/22 112,228 100.0 % $ 2,532 Thriftway Supermarket, Rite Aid Pharmacy Bellevue Marketplace Bellevue WA 12/10/15 113,758 100.0 % 3,778 Asian Family Market Bridle Trails Shopping Center Kirkland WA 10/17/16 110,257 100.0 % 2,570 Grocery Outlet Supermarket, Rite Aid (Bartell) Pharmacy, Dollar Tree Canyon Crossing Puyallup WA 04/15/13 120,398 100.0 % 3,037 Safeway Supermarket Canyon Park Shopping Center Bothell WA 07/29/11 123,592 100.0 % 2,722 PCC Community Market, Rite Aid Pharmacy, Petco Crossroads Shopping Center Bellevue WA 2010/2013 473,127 99.1 % 12,854 Kroger (QFC) Supermarket, Dick’s Sporting Goods, Edgeworks Climbing Four Corner Square Maple Valley WA 12/21/15 119,531 100.0 % 2,795 Grocery Outlet Supermarket, Walgreens, Johnsons Home & Garden Gateway Shopping Center Marysville WA 02/16/12 104,298 100.0 % 2,740 WinCo Foods*, Rite Aid Pharmacy, Ross Dress For Less Hawks Prairie Shopping Center Lacey WA 09/09/11 157,529 100.0 % 2,063 Safeway Supermarket, Dollar Tree, Big Lots, Ace Hardware Highland Hill Shopping Center Tacoma WA 05/09/17 163,926 95.9 % 3,011 WinCo Foods, LA Fitness, Dollar Tree, Petco Meridian Valley Plaza Kent WA 02/01/10 51,597 100.0 % 949 Kroger (QFC) Supermarket North Lynnwood Shopping Center Lynnwood WA 10/19/17 63,606 100.0 % 1,154 Grocery Outlet Supermarket, Dollar Tree Olympia Square North Olympia WA 04/01/22 89,884 100.0 % 1,118 Albertsons Supermarket Olympia West Center Olympia WA 12/06/21 69,212 100.0 % 1,604 Trader Joe’s, Petco PCC Community Markets Plaza Edmonds WA 01/25/17 34,459 100.0 % 759 PCC Community Market South Point Plaza Everett WA 11/10/21 189,960 88.0 % 2,236 Grocery Outlet Supermarket, Hobby Lobby, Pep Boys Stadium Center Tacoma WA 02/23/18 48,888 96.5 % 1,056 Thriftway Supermarket Summerwalk Village Lacey WA 12/13/19 61,545 100.0 % 989 Walmart Neighborhood Market The Market at Lake Stevens Lake Stevens WA 03/11/10 74,130 100.0 % 1,708 Albertsons (Haggen) Supermarket Thomas Lake Shopping Center Mill Creek WA 08/19/22 111,604 100.0 % 2,101 Safeway Supermarket Seattle metro area total 2,393,529 98.5 % $ 51,776 * These retailers are not tenants of ROIC.

Supplemental Disclosure Quarter Ended June 30, 2024 -12- Property Portfolio, continued (dollars in thousands) Date Owned % Metro Area City State Acquired GLA Leased ABR (5) Major Tenants Portland metro area Cascade Summit Town Square West Linn OR 08/20/10 94,934 100.0 % $ 2,119 Safeway Supermarket, U.S. Postal Service Division Center Portland OR 04/05/17 123,070 100.0 % 2,332 Grocery Outlet Supermarket, Rite Aid Pharmacy, Petco Division Crossing Portland OR 12/22/10 103,561 100.0 % 1,403 Ross Dress For Less, Ace Hardware Halsey Crossing Gresham OR 12/22/10 99,428 100.0 % 1,523 24 Hour Fitness, Dollar Tree Happy Valley Town Center Happy Valley OR 07/14/10 138,397 99.1 % 4,164 New Seasons Market Heritage Market Center Vancouver WA 09/23/10 107,468 98.9 % 1,913 Safeway Supermarket, Dollar Tree Hillsboro Market Center Hillsboro OR 11/23/11 156,021 98.7 % 2,723 Albertsons Supermarket, Dollar Tree, Ace Hardware Johnson Creek Center Happy Valley OR 11/09/15 108,588 100.0 % 2,412 Trader Joe’s, Walgreens, Sportsman's Warehouse King City Plaza King City OR 05/18/18 62,676 99.2 % 1,029 Grocery Outlet Supermarket, Anytime Fitness Powell Valley Junction Gresham OR 04/01/22 108,791 100.0 % 1,181 Walmart Neighborhood Market, Planet Fitness Riverstone Marketplace Vancouver WA 10/11/17 95,774 95.0 % 2,305 Kroger (QFC) Supermarket Robinwood Shopping Center West Linn OR 08/23/13 70,831 98.3 % 1,168 Walmart Neighborhood Market Rose City Center Portland OR 09/15/16 60,680 100.0 % 805 Safeway Supermarket Sunnyside Village Square Happy Valley OR 07/28/15 92,278 100.0 % 1,707 Grocery Outlet Supermarket, Snap Fitness, Ace Hardware Tigard Marketplace Tigard OR 02/18/14 136,889 99.1 % 2,367 H-Mart Supermarket, Bi-Mart Tigard Promenade Tigard OR 07/28/15 88,043 100.0 % 1,666 Safeway Supermarket, Petco Wilsonville Old Town Square Wilsonville OR 2010/2012 49,880 100.0 % 2,024 Kroger (Fred Meyer) Supermarket* Wilsonville Town Center Wilsonville OR 12/11/14 167,829 100.0 % 3,182 Safeway Supermarket, Rite Aid Pharmacy, Dollar Tree Portland metro area total 1,865,138 99.3 % $ 36,023 San Francisco metro area Canyon Creek Plaza San Jose CA 09/01/21 64,662 98.2 % $ 2,216 New Seasons Market Country Club Gate Center Pacific Grove CA 07/08/11 109,331 94.1 % 2,340 Save Mart (Lucky California) Supermarket, Rite Aid Pharmacy Country Club Village San Ramon CA 11/26/13 111,093 97.9 % 2,288 Walmart Neighborhood Market, CVS Pharmacy Gateway Centre San Ramon CA 09/01/15 112,553 100.0 % 2,902 Save Mart (Lucky California) Supermarket, Dollar Tree Granada Shopping Center Livermore CA 06/27/13 71,525 100.0 % 1,576 Save Mart (Lucky California) Supermarket Iron Horse Plaza Danville CA 12/04/15 61,915 100.0 % 2,572 Lunardi’s Market Jackson Square Hayward CA 07/01/15 114,220 100.0 % 2,498 Safeway Supermarket, CVS Pharmacy, 24 Hour Fitness Marlin Cove Shopping Center Foster City CA 05/04/12 73,943 88.0 % 2,232 99 Ranch Market Monta Loma Plaza Mountain View CA 09/19/17 48,078 100.0 % 1,594 Safeway Supermarket Monterey Center Monterey CA 07/14/16 25,626 100.0 % 1,119 Trader Joe’s North Park Plaza San Jose CA 04/30/14 76,697 100.0 % 2,865 H-Mart Supermarket Pinole Vista Shopping Center Pinole CA 01/06/11 141,093 98.9 % 3,411 Save Mart (Lucky California) Supermarket, Planet Fitness Pleasant Hill Marketplace Pleasant Hill CA 04/08/10 69,715 100.0 % 1,583 Total Wine and More, Basset Furniture Santa Rosa Southside Shopping Center Santa Rosa CA 03/24/17 88,606 100.0 % 1,875 REI, World Market, DSW Santa Teresa Village San Jose CA 11/08/12 131,214 97.9 % 3,406 Grocery Outlet Supermarket, Dollar Tree, MedVet The Village at Novato Novato CA 07/24/12 20,081 78.3 % 460 Trader Joe’s Village Oaks Shopping Center Martinez CA 05/17/22 79,875 100.0 % 1,561 Save Mart (Lucky California) Supermarket Winston Manor South San Francisco CA 01/07/15 49,852 86.6 % 1,691 Grocery Outlet Supermarket San Francisco metro area total 1,450,079 97.7 % $ 38,189 * These retailers are not tenants of ROIC.

Supplemental Disclosure Quarter Ended June 30, 2024 -13- Property Portfolio, continued (dollars in thousands) Date Owned % Metro Area City State Acquired GLA Leased ABR (5) Major Tenants Orange County metro area 5 Points Plaza Huntington Beach CA 09/27/13 161,170 99.2 % $ 4,895 Trader Joe’s Cypress Center West Cypress CA 12/04/12 112,080 94.3 % 2,118 Kroger (Ralph’s) Supermarket Desert Springs Marketplace Palm Desert CA 02/17/11 113,718 97.0 % 3,052 Kroger (Ralph’s) Supermarket, Rite Aid Pharmacy Fullerton Crossroads Fullerton CA 10/11/17 218,872 99.2 % 3,658 Kroger (Ralph’s) Supermarket, Kohl’s, Jo-Ann Fabrics and Crafts Harbor Place Center Garden Grove CA 12/28/12 123,836 94.5 % 1,947 Lucky Seafood Supermarket, Ross Dress For Less, AutoZone Mega Hub Peninsula Marketplace Huntington Beach CA 10/15/13 95,416 100.0 % 2,583 Kroger (Ralph’s) Supermarket, Planet Fitness Santa Ana Downtown Plaza Santa Ana CA 01/26/10 105,536 98.3 % 2,495 Kroger (Food 4 Less) Supermarket, Marshall’s Sycamore Creek Corona CA 09/30/10 74,198 100.0 % 1,982 Safeway (Vons) Supermarket, CVS Pharmacy* The Village at Nellie Gail Ranch Laguna Hills CA 11/30/17 89,041 92.4 % 2,932 Smart & Final Extra Supermarket Orange County metro area total 1,093,867 97.4 % $ 25,662 San Diego metro area Bay Plaza San Diego CA 10/05/12 73,070 100.0 % $ 2,340 Seafood City Supermarket Bernardo Heights Plaza Rancho Bernardo CA 02/06/13 37,729 100.0 % 989 Sprouts Market Bressi Ranch Village Center Carlsbad CA 04/04/24 116,278 98.4 % 4,666 Stater Brothers Supermarket, Trader Joe's Creekside Plaza Poway CA 02/28/14 133,914 98.2 % 3,443 Stater Brothers Supermarket, AMC Theatres Hawthorne Crossings San Diego CA 06/27/13 141,288 100.0 % 3,656 Mitsuwa Supermarket, Ross Dress For Less, Staples Marketplace Del Rio Oceanside CA 01/03/11 183,292 98.9 % 3,730 Stater Brothers Supermarket, Walgreens, Planet Fitness Palomar Village Temecula CA 10/12/21 125,130 96.9 % 2,173 Albertsons Supermarket, CVS Pharmacy Renaissance Towne Centre San Diego CA 08/03/11 52,866 99.1 % 2,838 CVS Pharmacy San Diego metro area total 863,567 98.8 % $ 23,835 Number of Owned % Metro Area Summary Centers GLA Leased ABR (5) Los Angeles 21 3,005,650 93.4 % $ 69,233 Seattle 20 2,393,529 98.5 % 51,776 Portland 18 1,865,138 99.3 % 36,023 San Francisco 18 1,450,079 97.7 % 38,189 Orange County 9 1,093,867 97.4 % 25,662 San Diego 8 863,567 98.8 % 23,835 TOTAL SHOPPING CENTER PORTFOLIO 94 10,671,830 97.0 % $ 244,718 * These retailers are not tenants of ROIC. Note: Property Portfolio excludes one shopping center that is currently planned for redevelopment.

Supplemental Disclosure Quarter Ended June 30, 2024 -14- Three Months Ended Six Months Ended 06/30/24 06/30/23 $ Change % Change 06/30/24 06/30/23 $ Change % Change Number of shopping centers included in same-center analysis (6) 92 92 92 92 Same-center leased rate 97.0 % 98.3 % (1.3) % 97.0 % 98.3 % (1.3) % REVENUES: Base rents $ 57,606 $ 57,008 $ 598 1.0 % $ 115,112 $ 113,229 $ 1,883 1.7 % Recoveries from tenants 20,414 19,812 602 3.0 % 40,846 39,981 865 2.2 % Other property income 882 1,289 (407) (31.6) % 1,456 1,409 47 3.3 % Bad debt (544) (864) 320 (37.0) % (1,074) (1,775) 701 (39.5) % TOTAL REVENUES 78,358 77,245 1,113 1.4 % 156,340 152,844 3,496 2.3 % OPERATING EXPENSES: Property operating expenses 14,549 13,713 836 6.1 % 28,567 28,020 547 2.0 % Property taxes 8,184 8,851 (667) (7.5) % 16,600 17,601 (1,001) (5.7) % TOTAL OPERATING EXPENSES 22,733 22,564 169 0.7 % 45,167 45,621 (454) (1.0) % SAME-CENTER CASH NET OPERATING INCOME $ 55,625 $ 54,681 $ 944 1.7 % $ 111,173 $ 107,223 $ 3,950 3.7 % SAME-CENTER CASH NET OPERATING INCOME RECONCILIATION GAAP Operating Income $ 27,842 $ 28,151 $ 58,426 $ 53,805 Depreciation and amortization 26,331 25,126 52,600 50,230 General and administrative expenses 5,682 5,776 11,364 11,096 Other expense 505 482 657 654 Straight-line rent (231) (979) (423) (1,326) Amortization of above-market and below-market rent, net (2,664) (2,609) (9,321) (5,473) Property revenues and other expenses (7) 68 (564) 129 (566) TOTAL COMPANY CASH NET OPERATING INCOME 57,533 55,383 113,432 108,420 Non Same-Center Cash NOI (1,908) (702) (2,259) (1,197) SAME-CENTER CASH NET OPERATING INCOME $ 55,625 $ 54,681 $ 111,173 $ 107,223 Same-Center Cash Net Operating Income Analysis (unaudited, dollars in thousands) .

Supplemental Disclosure Quarter Ended June 30, 2024 -15- Top Ten Tenants (dollars in thousands) Percent Number of Leased of Total Percent of Tenant Leases GLA Leased GLA ABR (5) Total ABR 1 Albertsons / Safeway Supermarkets 21 1,052,996 10.2 % $ 13,420 5.5 % 2 Kroger Supermarkets 11 488,735 4.7 % 8,014 3.3 % 3 Trader Joe's 10 126,047 1.2 % 3,893 1.6 % 4 Save Mart Supermarkets 5 234,713 2.3 % 3,603 1.5 % 5 Sprouts Markets 5 175,823 1.7 % 3,261 1.3 % 6 JP Morgan Chase 21 86,598 0.8 % 3,229 1.3 % 7 Rite Aid Pharmacy 11 205,743 2.0 % 3,192 1.3 % 8 Grocery Outlet Supermarkets 10 225,004 2.2 % 3,178 1.3 % 9 H-Mart Supermarkets 3 147,040 1.4 % 2,702 1.1 % 10 Ross Dress For Less 6 166,703 1.6 % 2,552 1.0 % Top 10 Tenants Total 103 2,909,402 28.1 % $ 47,044 19.2 % Other Tenants 1,987 7,434,529 71.9 % 197,674 80.8 % Total Portfolio 2,090 10,343,931 100.0 % $ 244,718 100.0 %

Supplemental Disclosure Quarter Ended June 30, 2024 -16- Lease Expiration Schedule (dollars in thousands) Anchor Tenants (8) Number of Leased Percent of Total Percent of ABR Leases Expiring (9) GLA Total Leased GLA ABR (5) Total ABR Per Sq. Ft. 2024 2 33,492 0.3 % $ 550 0.2 % $ 16.41 2025 17 552,423 5.3 % 7,648 3.1 % 13.84 2026 23 765,259 7.4 % 10,148 4.1 % 13.26 2027 13 433,197 4.2 % 5,137 2.2 % 11.86 2028 30 1,003,754 9.7 % 18,981 7.8 % 18.91 2029 22 753,991 7.4 % 13,743 5.6 % 18.23 2030 17 615,097 5.9 % 9,685 4.0 % 15.75 2031 11 335,269 3.2 % 5,240 2.1 % 15.63 2032 8 266,426 2.6 % 3,975 1.6 % 14.92 2033 9 279,734 2.7 % 3,933 1.6 % 14.06 2034+ 18 658,162 6.4 % 11,093 4.5 % 16.85 170 5,696,804 55.1 % $ 90,133 36.8 % $ 15.82 Non-Anchor Tenants Number of Leased Percent of Total Percent of ABR Leases Expiring (9) GLA Total Leased GLA ABR (5) Total ABR Per Sq. Ft. 2024 100 186,740 1.8 % $ 5,703 2.3 % $ 30.54 2025 277 555,951 5.4 % 17,895 7.3 % 32.19 2026 306 691,833 6.7 % 22,722 9.3 % 32.84 2027 308 704,947 6.8 % 23,386 9.6 % 33.17 2028 295 680,349 6.6 % 23,783 9.7 % 34.96 2029 248 597,886 5.7 % 20,352 8.3 % 34.04 2030 79 218,590 2.1 % 7,973 3.3 % 36.48 2031 63 189,889 1.8 % 6,298 2.6 % 33.17 2032 74 234,708 2.3 % 7,547 3.1 % 32.15 2033 68 226,973 2.2 % 7,139 2.9 % 31.45 2034+ 102 359,261 3.5 % 11,787 4.8 % 32.81 1,920 4,647,127 44.9 % $ 154,585 63.2 % $ 33.26 All Tenants Number of Leased Percent of Total Percent of ABR Leases Expiring (9) GLA Total Leased GLA ABR (5) Total ABR Per Sq. Ft. 2024 102 220,232 2.1 % $ 6,253 2.5 % $ 28.39 2025 294 1,108,374 10.7 % 25,543 10.4 % 23.05 2026 329 1,457,092 14.1 % 32,870 13.4 % 22.56 2027 321 1,138,144 11.0 % 28,523 11.8 % 25.06 2028 325 1,684,103 16.3 % 42,764 17.5 % 25.39 2029 270 1,351,877 13.1 % 34,095 13.9 % 25.22 2030 96 833,687 8.0 % 17,658 7.3 % 21.18 2031 74 525,158 5.0 % 11,538 4.7 % 21.97 2032 82 501,134 4.9 % 11,522 4.7 % 22.99 2033 77 506,707 4.9 % 11,072 4.5 % 21.85 2034+ 120 1,017,423 9.9 % 22,880 9.3 % 22.49 2,090 10,343,931 100.0 % $ 244,718 100.0 % $ 23.66

Supplemental Disclosure Quarter Ended June 30, 2024 -17- Leasing Summary For the Three Months Ended June 30, 2024 For the Six Months Ended June 30, 2024 New Leases Non-Anchor Anchor (8) Total Non-Anchor Anchor (8) Total Number of Leases 39 1 40 65 1 66 Gross Leasable Area (sq. ft.) 89,189 27,462 116,651 133,157 27,462 160,619 Initial Base Rent ($/sq. ft.) (10) $ 30.63 $ 10.00 $ 25.77 $ 30.83 $ 10.00 $ 27.27 Tenant Improvements ($/sq. ft.) $ 2.80 $ — $ 2.14 $ 1.92 $ — $ 1.59 Leasing Commissions ($/sq. ft.) $ 5.36 $ 4.92 $ 5.25 $ 4.29 $ 4.92 $ 4.40 Weighted Average Lease Term (Yrs.) (9) 7.2 15.0 9.0 7.1 15.0 8.5 Renewals Non-Anchor Anchor (8) Total Non-Anchor Anchor (8) Total Number of Leases 88 3 91 142 10 152 Gross Leasable Area (sq. ft.) 147,050 129,045 276,095 279,203 336,217 615,420 Initial Base Rent ($/sq. ft.) (10) $ 37.27 $ 10.83 $ 24.91 $ 37.82 $ 14.88 $ 25.29 Tenant Improvements ($/sq. ft.) $ 0.69 $ 1.39 $ 1.02 $ 0.81 $ 1.28 $ 1.06 Leasing Commissions ($/sq. ft.) $ 0.03 $ — $ 0.01 $ 0.03 $ 0.11 $ 0.08 Weighted Average Lease Term (Yrs.) (9) 5.0 5.0 5.0 5.1 5.0 5.1 Total Non-Anchor Anchor (8) Total Non-Anchor Anchor (8) Total Number of Leases 127 4 131 207 11 218 Gross Leasable Area (sq. ft.) 236,239 156,507 392,746 412,360 363,679 776,039 Initial Base Rent ($/sq. ft.) (10) $ 34.76 $ 10.69 $ 25.17 $ 35.56 $ 14.51 $ 25.70 Tenant Improvements ($/sq. ft.) $ 1.49 $ 1.15 $ 1.35 $ 1.17 $ 1.18 $ 1.17 Leasing Commissions ($/sq. ft.) $ 2.04 $ 0.86 $ 1.57 $ 1.41 $ 0.47 $ 0.97 Weighted Average Lease Term (Yrs.) (9) 5.8 6.8 6.2 5.7 5.8 5.8

Supplemental Disclosure Quarter Ended June 30, 2024 -18- Same-Space Comparative Leasing Summary For the Three Months Ended June 30, 2024 For the Six Months Ended June 30, 2024 New Leases Non-Anchor Anchor (8) Total Non-Anchor Anchor (8) Total Comparative # of Leases 22 1 23 36 1 37 Comparative GLA (sq. ft.) (11) 45,709 27,462 73,171 71,065 27,462 98,527 Prior Base Rent ($/sq. ft.) (12) $ 29.07 $ 8.25 $ 21.26 $ 29.07 $ 8.25 $ 23.26 Initial Base Rent ($/sq. ft.) (10) $ 32.25 $ 10.00 $ 23.90 $ 32.37 $ 10.00 $ 26.14 Percentage Change in Base Rents 10.9 % 21.2 % 12.4 % 11.4 % 21.2 % 12.3 % Tenant Improvements ($/sq. ft.) $ 1.75 $ — $ 1.09 $ 1.21 $ — $ 0.87 Leasing Commissions ($/sq. ft.) $ 4.70 $ 4.92 $ 4.78 $ 3.44 $ 4.92 $ 3.85 Weighted Average Lease Term (Yrs.) (9) 7.5 15.0 10.3 7.2 15.0 9.4 Renewals Non-Anchor Anchor (8) Total Non-Anchor Anchor (8) Total Comparative # of Leases 88 3 91 142 10 152 Comparative GLA (sq. ft.) (11) 147,050 129,045 276,095 279,203 336,217 615,420 Prior Base Rent ($/sq. ft.) (12) $ 35.02 $ 10.46 $ 23.54 $ 35.26 $ 14.26 $ 23.79 Initial Base Rent ($/sq. ft.) (10) $ 37.27 $ 10.83 $ 24.91 $ 37.82 $ 14.88 $ 25.29 Percentage Change in Base Rents 6.4 % 3.5 % 5.8 % 7.3 % 4.3 % 6.3 % Tenant Improvements ($/sq. ft.) $ 0.69 $ 1.39 $ 1.02 $ 0.81 $ 1.28 $ 1.06 Leasing Commissions ($/sq. ft.) $ 0.03 $ — $ 0.01 $ 0.03 $ 0.11 $ 0.08 Weighted Average Lease Term (Yrs.) (9) 5.0 5.0 5.0 5.1 5.0 5.1 Total Non-Anchor Anchor (8) Total Non-Anchor Anchor (8) Total Comparative # of Leases 110 4 114 178 11 189 Comparative GLA (sq. ft.) (11) 192,759 156,507 349,266 350,268 363,679 713,947 Prior Base Rent ($/sq. ft.) (12) $ 33.61 $ 10.07 $ 23.07 $ 34.00 $ 13.81 $ 23.72 Initial Base Rent ($/sq. ft.) (10) $ 36.08 $ 10.69 $ 24.70 $ 36.71 $ 14.51 $ 25.40 Percentage Change in Base Rents 7.3 % 6.1 % 7.1 % 8.0 % 5.1 % 7.1 % Tenant Improvements ($/sq. ft.) $ 0.94 $ 1.15 $ 1.04 $ 0.89 $ 1.18 $ 1.04 Leasing Commissions ($/sq. ft.) $ 1.13 $ 0.86 $ 1.01 $ 0.73 $ 0.47 $ 0.60 Weighted Average Lease Term (Yrs.) (9) 5.6 6.8 6.1 5.5 5.8 5.7 .

Supplemental Disclosure Quarter Ended June 30, 2024 -19- Leased vs. Billed Summary (dollars in thousands) 06/30/24 03/31/24 12/31/23 09/30/23 % leased at beginning of quarter 96.4 % 97.7 % 98.2 % 98.3 % % billed at beginning of quarter 93.9 % 95.2 % 95.7 % 95.7 % ABR of new leases signed/not yet commenced - at beginning of quarter (5) $ 6,672 $ 6,994 $ 7,289 $ 7,213 less: ABR of new leases commenced during quarter (1,882) (1,370) (2,154) (1,918) plus: ABR of new leases signed during quarter 2,502 1,048 1,859 1,994 ABR of new leases signed/not yet commenced - at end of quarter $ 7,292 $ 6,672 \$ 6,994 \$ 7,289 % leased at end of quarter 97.0 % 96.4 % 97.7 % 98.2 % % billed at end of quarter 94.5 % 93.9 % 95.2 % 95.7 % ABR of new leases commenced during quarter - amount billed $ 191 $ 185 $ 250 $ 205

Supplemental Disclosure Quarter Ended June 30, 2024 -20- Footnotes 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. 4. Calculated in accordance with GAAP pursuant to underlying bond indentures. 5. ABR is equal to annualized base rent on a cash basis for all leases in-place at period end. 6. Same centers are those shopping centers which were owned for the entirety of the current and comparable prior year period, except for one shopping center that is currently planned for redevelopment and is no longer being managed as a retail asset. 7. Includes anchor lease termination fees net of contractual amounts, if any, expense and recovery adjustments related to prior periods and other miscellaneous adjustments. 8. Anchor tenants are leases equal to or greater than 15,000 square feet. 9. Does not assume exercise of renewal options. 10. Initial Base Rent is on a cash basis and is the initial contractual monthly rent, annualized. 11. Comparative GLA includes spaces that were vacant for less than 12 months, excludes spaces that were not leased at the time of acquisition. 12. 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.

Supplemental Disclosure Quarter Ended June 30, 2024 -21- 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 Jeffrey Spector 646.855.1363 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 Wells Fargo Securities Dori Kesten 617.603.4233 James Feldman 212.214.5328 Fixed Income Research Coverage J.P. Morgan Mark Streeter 212.834.5086 Stifel Thierry Perrein 203.548.9398 Ratings Agency Coverage Fitch Ratings, Inc. Christopher Wimmer 646.582.3412 Moody’s Ratings Misbah Seyal 212.553.9357 S&P Global Ratings Michael Souers 212.438.2508