Every material Form 8-K InvenTrust Properties has filed with the SEC since May 10, 2024, read and summarized by AI: what happened, the key figures, whether it reads positive or negative for shareholders, and how big a deal it is (impact 1-5). Newest first; each brief links to its own page and to the filing on SEC.gov.
InvenTrust Properties Corp. expanded its board from eight to nine members and appointed Robert A. Garechana as an independent director, effective immediately, with a seat on the Audit Committee. Mr. Garechana is executive vice president and chief financial officer of Sun Communities, Inc., and previously served as CFO and Chief Investment Officer at Equity Residential.
Board size increased from eight to nine members; Garechana serves until the 2027 annual meeting.
Garechana joins the Audit Committee and receives compensation under the non-employee director program.
Filing states no arrangement with any other person led to his selection and no related-party interest under Item 404(a).
InvenTrust furnished a Q3 2026 investor presentation as Exhibit 99.1 to a Form 8-K. The presentation reports Q3 Core FFO of $0.50 per diluted share and keeps 2026 Core FFO guidance at $1.94 to $1.96 per diluted share, growth of 6.0% to 7.1%. For shareholders, the filing shows steady operating results and a $1.00 annualized dividend rate, though it does not state any change to guidance.
Q3 2026 Core FFO of $0.50 per diluted share; 2026 Core FFO guidance of $1.94 to $1.96 per diluted share
Same property NOI growth of 3.1% for the three months ended September 30, 2026, and 3.4% for the nine months
Leased occupancy of 96.4% and $510 million total liquidity as of September 30, 2026
2026 annualized dividend rate of $1.00, based on a quarterly dividend of $0.25
InvenTrust Properties reported third-quarter 2026 net income of $19.4 million, or $0.25 per diluted share, up from $6.0 million, or $0.08, a year earlier. Core FFO rose to $0.50 per share from $0.47, and the company raised the low end of its 2026 Core FFO and Nareit FFO guidance, which matters to shareholders because it signals higher expected per-share earnings for the year.
Q3 2026 net income was $19.4 million, or $0.25 per diluted share, versus $6.0 million, or $0.08, in Q3 2025; the quarter included a $17.4 million gain on sale of investment properties.
Q3 2026 Core FFO was $0.50 per diluted share, versus $0.47 a year earlier; Nareit FFO was $0.53, versus $0.49.
Same Property NOI rose 3.1% in Q3 2026; leased occupancy was 96.4% as of September 30, 2026.
2026 guidance: Core FFO of $1.94 to $1.96 per share (previously $1.92 to $1.96); Nareit FFO of $2.05 to $2.07 (previously $2.01 to $2.07).
InvenTrust reported second-quarter 2026 Nareit FFO of $0.50 per diluted share and Core FFO of $0.48, both up from the prior-year quarter. Net income fell to $1.4 million, or $0.02 per diluted share, from $95.9 million in the prior-year quarter, which included a $90.9 million gain on sale of investment properties. The company raised its 2026 net income and Nareit FFO per-share guidance and kept Core FFO guidance unchanged.
Q2 2026 Nareit FFO was $39.8 million, or $0.50 per diluted share, versus $0.45 a year earlier; Core FFO was $0.48 versus $0.44.
Q2 2026 net income was $1.4 million, or $0.02 per diluted share, versus $95.9 million, or $1.23, in Q2 2025, which included a $90.9 million gain on sale.
2026 guidance: net income per diluted share raised to $0.12 to $0.18 from $0.10 to $0.16; Nareit FFO raised to $2.01 to $2.07 from $2.00 to $2.06; Core FFO unchanged at $1.92 to $1.96.
Same Property NOI grew 4.1% in Q2 2026; leased occupancy was 96.2% as of June 30, 2026.
InvenTrust reported first-quarter 2026 revenue of $82.6 million, up from $73.8 million a year earlier, and Core FFO of $0.49 per diluted share, up from $0.46. GAAP net income fell to $5.2 million, or $0.07 per diluted share, from $6.8 million, or $0.09. The company raised its 2026 Core FFO and Nareit FFO guidance but lowered its net income per diluted share guidance, so shareholders see a mixed picture.
Q1 2026 net income was $5.2 million, or $0.07 per diluted share, versus $6.8 million, or $0.09, in Q1 2025.
Q1 2026 Nareit FFO was $0.53 per diluted share (Q1 2025: $0.48) and Core FFO was $0.49 (Q1 2025: $0.46).
2026 guidance: Core FFO raised to $1.92–$1.96 from $1.91–$1.95; Nareit FFO raised to $2.00–$2.06 from $1.97–$2.03; net income per diluted share cut to $0.10–$0.16 from $0.16–$0.22.
On April 16, 2026, the company agreed to a $250 million private placement of senior notes, expected to be issued June 29, 2026.
InvenTrust Properties Corp. signed a note purchase agreement on April 16, 2026, for a private placement of $250 million in senior notes in three series. The notes are expected to be issued on June 29, 2026, subject to customary closing conditions, and the company plans to use the proceeds for general corporate purposes, including repaying indebtedness. The deal adds fixed-rate debt that shareholders will carry until the notes mature in 2029, 2031 and 2033.
Total principal of $250 million: $50 million Series A at 5.09% due June 29, 2029; $100 million Series B at 5.32% due June 29, 2031; $100 million Series C at 5.60% due June 29, 2033
Press release states a weighted average fixed interest rate of 5.44% and a weighted average tenor of approximately 5.4 years
Expected issuance date is June 29, 2026, subject to customary closing conditions
Notes contain restrictive covenants, including leverage and coverage ratios, and can accelerate on certain defaults
InvenTrust reported fourth-quarter 2025 net income of $2.7 million, or $0.03 per diluted share, down from $9.8 million, or $0.13, a year earlier, while Core FFO rose to $0.46 per diluted share from $0.43. The company also gave initial 2026 guidance for Core FFO of $1.91 to $1.95 per diluted share and approved a 5% dividend increase, to an annual rate of $1.00 per share starting in April 2026.
Q4 2025 total income was $77.4 million, up from $71.2 million; Q4 net income fell to $2.7 million from $9.8 million.
Full-year 2025 net income was $111.4 million, or $1.42 per diluted share, versus $13.7 million in 2024; the year included a $91.0 million gain on sale of investment properties.
Initial 2026 guidance: Nareit FFO of $1.97 to $2.03 per diluted share, Core FFO of $1.91 to $1.95, and net income of $0.16 to $0.22.
Same Property NOI rose 3.0% in Q4 and 5.3% for the full year; leased occupancy was 96.7% at December 31, 2025.
InvenTrust reported third-quarter 2025 net income of $6.0 million, or $0.08 per diluted share, compared with a net loss of $0.5 million a year earlier, and total income rose to $74.5 million from $68.5 million. The company also updated 2025 guidance: net income per diluted share is now expected at $1.40 to $1.44, down from $1.43 to $1.49, while the Core FFO and same property NOI growth ranges moved higher, so shareholders see stronger operating measures alongside a lower earnings forecast.
Q3 2025 net income was $6.0 million, or $0.08 per diluted share, versus a net loss of $0.5 million, or $0.01 per share, in Q3 2024
Core FFO was $0.47 per diluted share versus $0.44 a year earlier; Nareit FFO was $0.49 versus $0.45
2025 net income per diluted share guidance is $1.40 to $1.44, down from $1.43 to $1.49; Core FFO guidance is $1.80 to $1.83, up from $1.79 to $1.83
Leased occupancy was 97.2% as of September 30, 2025; Net Debt-to-Adjusted EBITDA was 4.0x
InvenTrust Properties amended its $400 million unsecured term loans and a revolving credit agreement on August 25, 2025, extending maturities and modifying interest rates tied to its leverage ratio. Management said the weighted average maturity rises from 2.9 to 5.1 years, which the company says provides more certainty around its capital structure.
Tranche A-1 ($200 million) now matures August 26, 2030; Tranche A-2 ($200 million) matures February 24, 2031
Margins range from 115 to 160 basis points on SOFR loans, based on the company's leverage ratio
Forward-starting swaps set all-in weighted average fixed rates of 4.50% and 4.58% for the two tranches
Revolving facility amendment removes the credit spread adjustment to SOFR
InvenTrust Properties reported second-quarter 2025 net income of $95.9 million, or $1.23 per diluted share, up from $1.5 million, or $0.02, a year earlier, and Nareit FFO of $0.45 per diluted share, up from $0.44. The company raised its 2025 Same Property NOI growth guidance to 4.00% to 5.00% and its net income per diluted share guidance to $1.43 to $1.49, while keeping Nareit FFO and Core FFO guidance unchanged, and completed a $306.0 million sale of five California properties.
Q2 2025 net income was $95.9 million, or $1.23 per diluted share, including a $90.9 million gain on sale of investment properties, compared with $1.5 million, or $0.02, in Q2 2024.
Q2 2025 Nareit FFO was $0.45 per diluted share and Core FFO was $0.44, versus $0.44 and $0.43 a year earlier.
2025 guidance: Same Property NOI growth raised to 4.00% to 5.00% from 3.50% to 4.50%; net income per diluted share raised to $1.43 to $1.49 from $0.27 to $0.33.
Leased occupancy was 97.3% as of June 30, 2025, and the quarterly distribution of $0.2377 per share was paid on July 15, 2025.
InvenTrust Properties completed the sale of five Southern California retail assets on June 6, 2025, for approximately $306 million, according to the company's June 12 announcement. The company says about $275 million of the proceeds is allocated to acquisitions that have closed, are under contract, or have been awarded, and that it still expects to meet its net acquisition guidance of $100 million for the year. The filing gives no earnings or profit figures for the sale.
Five Southern California assets sold to a group of purchasers; sale completed June 6, 2025, for approximately $306 million.
About $275 million of proceeds allocated to acquisitions that have closed (approx. $70 million), are under contract, or have been awarded.
Company says it is confident it will meet net acquisition guidance of $100 million for 2025.
One remaining California asset is slated to be disposed of by the end of 2025.
InvenTrust Properties reported first-quarter 2025 net income of $6.8 million, or $0.09 per diluted share, up from $2.9 million, or $0.04, a year earlier. Core FFO rose to $36.2 million, or $0.46 per diluted share, and the company reaffirmed its 2025 guidance, which includes Core FFO of $1.79 to $1.83 per diluted share.
Net income of $6.8 million, or $0.09 per diluted share, for the quarter ended March 31, 2025, versus $2.9 million, or $0.04, a year earlier
Core FFO of $36.2 million, or $0.46 per diluted share, versus $0.44 per diluted share in the first quarter of 2024
2025 guidance reaffirmed, including Net Income of $0.27 to $0.33 and Nareit FFO of $1.83 to $1.89 per diluted share
Leased occupancy of 97.3% as of March 31, 2025, and total liquidity of $577.4 million
InvenTrust increased its board from nine to ten members and appointed Julie M. Swinehart as an independent director effective February 19, 2025, with seats on the Audit and Compensation Committees. Directors Michael A. Stein and Thomas F. Glavin said they will not stand for re-election at the 2025 Annual Meeting, and the board will shrink to eight members after that meeting. Stein cited the company's mandatory retirement age, and both said their decisions do not reflect any disagreement with the company.
Julie M. Swinehart appointed to the board effective February 19, 2025, serving until the 2025 annual meeting of stockholders
Swinehart is Executive Vice President and Chief Financial Officer of Fenway Sports Group and previously was CFO at Retail Properties of America, Inc.
Michael A. Stein and Thomas F. Glavin will not seek re-election at the 2025 Annual Meeting
Board size will decrease from ten to eight directors after the 2025 Annual Meeting adjourns
InvenTrust Properties reported fourth-quarter 2024 net income of $9.8 million, or $0.13 per diluted share, up from $2.9 million, or $0.04, a year earlier. The Board also approved a 5% dividend increase and the company gave initial 2025 guidance for Core FFO of $1.79 to $1.83 per diluted share, compared with $1.73 for 2024.
Q4 2024 Core FFO was $0.43 per diluted share, up from $0.41 in Q4 2023; Nareit FFO was flat at $0.45
Full-year 2024 Core FFO was $1.73 per diluted share, up from $1.65 in 2023
Initial 2025 guidance: Net Income $0.27 to $0.33 per diluted share and Core FFO $1.79 to $1.83
Annual dividend rate rises 5% to $0.9508 per share, with the next quarterly dividend of $0.2377 expected in April 2025
InvenTrust reported third-quarter 2024 results on October 29, 2024, with Nareit FFO of $0.45 per diluted share and Core FFO of $0.44, both up from $0.41 a year earlier. The company raised the low end of its full-year Nareit FFO guidance to $1.74 from $1.73 and its Core FFO guidance to $1.70 to $1.73 from $1.69 to $1.73, which points to higher expected per-share operating results for shareholders.
Q3 Nareit FFO was $30.9 million, or $0.45 per diluted share, versus $0.41 in Q3 2023
Same Property NOI rose 6.5% to $45.5 million for the quarter
Full-year Core FFO guidance is now $1.70 to $1.73 per diluted share, up from $1.69 to $1.73
Net loss narrowed to $0.5 million, or $0.01 per share, from $0.8 million a year earlier
InvenTrust Properties Corp. signed a third amendment to its revolving credit agreement with KeyBank as administrative agent, dated October 23, 2024. The amendment raises revolver commitments from $350 million to $500 million and extends the maturity to January 2029, with one six-month extension option subject to an extension fee. The company says the facility is available for general corporate purposes, including acquisitions, and the filing reports no change to the $400 million term loan.
Revolver commitments increased from $350 million to $500 million under the amendment dated October 23, 2024.
Maturity extended to January 15, 2029, with one six-month extension option subject to an extension fee.
Total unsecured credit facility is $900 million, including the unchanged $400 million term loan.
Revolver interest currently accrues at 105 basis points plus Adjusted Term SOFR and varies with corporate leverage levels.
InvenTrust reported second-quarter 2024 results on July 31, 2024. Nareit FFO rose to $0.44 per diluted share from $0.43 a year earlier, while Core FFO was flat at $0.43 and net income fell to $1.5 million from $2.1 million. The company raised its 2024 Same Property NOI growth guidance to 3.50% to 4.50% from 2.75% to 3.75%, and raised the low end of its Nareit FFO and Core FFO ranges.
Net income for Q2 2024 was $1.5 million, or $0.02 per diluted share, versus $2.1 million, or $0.03, in Q2 2023.
Nareit FFO was $0.44 per diluted share versus $0.43; Core FFO was $0.43 per diluted share in both periods.
2024 Same Property NOI growth guidance was raised to 3.50% to 4.50% from 2.75% to 3.75%.
Net Debt-to-Adjusted EBITDA was 5.2x as of June 30, 2024, compared with 4.9x as of December 31, 2023.
At its May 7, 2024 annual meeting, InvenTrust Properties stockholders approved amendments to the 2015 Incentive Award Plan that add 2,750,000 shares, raising the total authorization to 5,750,000 shares. Stockholders also re-elected all nine director nominees, ratified KPMG LLP as auditor for 2024, and approved the advisory say-on-pay vote. The larger share pool allows more equity awards to be granted, which can dilute existing holders.
Amended 2015 Plan adds 2,750,000 shares, bringing the total authorization to 5,750,000 shares
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