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Kimco Realty
Kimco Realty (KIM) investor relations material
Kimco Realty Q4 2025 earnings summary
Complete event summary combining all related documents: earnings call transcript, report, and slide presentation.Q4 2025 earnings summary12 Feb, 2026
Executive summary
Achieved 6.7% FFO per share growth in 2025, with a credit rating upgrade to A-minus/A3, and maintained a strong balance sheet and liquidity.
Delivered record operational milestones: 96.4% portfolio occupancy, highest new leasing volume in a decade, and record small shop occupancy of 92.7%.
Generated over $165 million in free cash flow after dividends and leasing costs, supporting a well-covered and growing dividend.
Integrated RPT merger in 2024, adding 56 properties and 13M sf, exceeding synergy and performance targets.
Entering 2026 with strong operating momentum, a robust signed-not-open pipeline, and a focus on closing the value gap between public and private market valuations.
Financial highlights
Fourth quarter FFO was $294.3 million ($0.44 per diluted share), up 4.8% year-over-year; full-year FFO was $1.2 billion ($1.76 per share), up 6.7%.
Same-property NOI growth of 3% for both the quarter and full year.
Net income for 2025 was $554.4 million ($0.82 per diluted share).
Liquidity of $2.2 billion, including $213 million in cash and full availability on a $2 billion credit facility.
Net debt to EBITDA at 5.4x (consolidated), 5.7x (look-through basis).
Outlook and guidance
2026 FFO per share guidance: $1.80–$1.84, representing 2.3%–4.5% growth over 2025.
Same-property NOI growth expected at 2.5%–3.5%.
Net neutral shopping center transactions expected, with $300–$500 million in volume.
Redevelopment capex projected at $100–$150 million; leasing and maintenance capex at $275–$300 million.
Structured investments projected at $75M–$125M, with 8–10% yield.
Why the shift to net neutral property transactions?
Timeline for $73M ABR from occupancy spread?
Impact of new asset-centric operating structure?
Quantify capital recycling's value gap impact.
Detail benefits of new operating model and tech.
How will small shop and anchor leasing drive occupancy?
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Next Kimco Realty earnings date
Q1 202630 Apr, 2026
Kimco Realty
Next Kimco Realty earnings date
Q1 202630 Apr, 2026
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Frequently asked questions
Shopping Center Focused REIT
Kimco Realty Corporation is an American real estate investment trust (REIT) The company specializes in the ownership, management, and development of open-air shopping centers anchored by grocery stores. These properties are strategically located in areas with high consumer traffic and communities with strong economic fundamentals. The company is headquartered in Jericho, New York, and its shares are listed on the NYSE.
Cooper and Kimmel
Kimco was founded in 1960 by Milton Cooper and Martin Kimmel. It started as a small real estate enterprise focusing on developing neighborhood shopping centers, typically anchored by a well-known supermarket. The company capitalized on suburban expansion across the U.S. and the subsequent growing demand for conveniently located retail spaces. While the retail industry has had to adapt to the rise of E-commerce, Kimco responded by adapting its strategy, focusing on high-quality shopping centers in key markets and divesting from non-core properties. It also focused on the development of shopping centers that were e-commerce resistant, focusing on businesses that provided experiences or services not easily replicated online, like restaurants or fitness centers.
The Retail Locations
The company specializes in the ownership, management, and development of shopping centers. Its portfolio primarily consists of open-air, neighborhood, and community shopping centers, often anchored by supermarkets, discount department stores, or drugstores. Some examples of tenants that lease locations from the company include national chains such as Planet Fitness, Kroger, and Walmart. These centers are strategically located in high-traffic areas, frequently at major intersections or close to residential neighborhoods, to ensure visibility and accessibility to consumers.
Kimco is a REIT
Kimco operates as a Real Estate Investment Trust (REIT), a structure that entails specific financial and operational practices. As a REIT, Kimco primarily earns income through leasing space in its properties to tenants. The REIT structure mandates that the company distribute at least 90% of its taxable income to shareholders in the form of dividends, which makes it attractive to investors seeking regular income.
This model offers tax advantages; REITs are generally exempt from corporate income tax on earnings distributed as dividends, avoiding double taxation. To qualify as a REIT, Kimco must adhere to certain requirements, including investing at least 75% of its total assets in real estate and deriving at least 75% of its gross income from rents or mortgage interest.
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