When did Cbl & Associates Properties Inc file this 10-Q?

Cbl & Associates Properties Inc (CBL) filed this Quarterly Report (Form 10-Q) with the SEC on May 8, 2026. The accession number assigned by EDGAR is 0001193125-26-214023.

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Cbl & Associates Properties Inc (CBL) 10-Q filed May 8, 2026

10-Q

UNITED STATES OF AMERICA

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

FOR THE QUARTERLY PERIOD ENDED MARCH 31, 2026

☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

FOR THE TRANSITION PERIOD FROM ____________ TO _______________

COMMISSION FILE NO. 1-12494 (CBL & ASSOCIATES PROPERTIES, INC.)

CBL & ASSOCIATES PROPERTIES, INC.

(Exact Name of registrant as specified in its charter)


Delaware		62-1545718

(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification Number)

2030 Hamilton Place Blvd., Suite 500, Chattanooga, TN 37421-6000

(Address of principal executive office, including zip code)

423-855-0001

(Registrant’s telephone number, including area code)

N/A

(Former name, former address and former fiscal year, if changed since last report)

Securities registered under Section 12(b) of the Act:

Title of each Class

Trading

Symbol(s)

Name of each exchange on

which registered

Common Stock, $0.001 par value

CBL

New York Stock Exchange

Securities registered pursuant to Section 12(g) of the Act: None

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.


Yes	☒	No	☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).


Yes	☒	No	☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and "emerging growth company" in Rule 12b-2 of the Exchange Act.


Large accelerated filer	☐	Accelerated filer	☒
Non-accelerated filer	☐	Smaller reporting company	☐
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. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).


		Yes ☐	No ☒

Indicate by check mark whether the registrant has filed all documents and reports required to be filed by Section 12, 13 or 15(d) of the Securities Exchange Act of 1934 subsequent to the distribution of securities under a plan confirmed by a court.


		Yes ☒	No ☐

As of May 6, 2026, 30,944,758 shares of common stock were outstanding, excluding 34 treasury shares.

CBL & Associates Properties, Inc.

Table of Contents




PART I	FINANCIAL INFORMATION	1
Item 1.	Condensed Consolidated Financial Statements (Unaudited)	1

	Condensed Consolidated Balance Sheets as of March 31, 2026 and December 31, 2025	1
	Condensed Consolidated Statements of Operations for the Three Months Ended March 31, 2026 and 2025	2
	Condensed Consolidated Statements of Comprehensive Income for the Three Months Ended March 31, 2026 and 2025	3
	Condensed Consolidated Statements of Equity for the Three Months Ended March 31, 2026 and 2025	4
	Condensed Consolidated Statements of Cash Flows for the Three Months Ended March 31, 2026 and 2025	5

	Notes to Unaudited Condensed Consolidated Financial Statements	6

Item 2.	Management's Discussion and Analysis of Financial Condition and Results of Operations	22
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	35
Item 4.	Controls and Procedures	35

PART II	OTHER INFORMATION	36

Item 1.	Legal Proceedings	36
Item1A.	Risk Factors	36
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	36
Item 3.	Defaults Upon Senior Securities	36
Item 4.	Mine Safety Disclosures	36
Item 5.	Other Information	36
Item 6.	Exhibits	37

	SIGNATURES	38

PART I – FINANCIAL INFORMATION

ITEM 1: Condensed Consolidated Financial Statements (Unaudited)

CBL & Associates Properties, Inc.

Condensed Consolidated Balance Sheets

(In thousands, except share data)

(Unaudited)


	March 31,			December 31,
ASSETS (1)	2026			2025
Real estate assets:
Land	$	609,830		$	601,553
Buildings and improvements		1,639,455			1,619,988
		2,249,285			2,221,541
Accumulated depreciation		(371,129	)		(355,900	)
		1,878,156			1,865,641
Developments in progress		11,692			10,533
Net investment in real estate assets		1,889,848			1,876,174
Cash and cash equivalents		122,741			42,287
Restricted cash		89,981			110,665
Available-for-sale securities - at fair value (amortized cost of $160,290 and $292,646 as of March 31, 2026 and December 31, 2025, respectively)		160,268			293,087
Receivables:
Tenant		39,318			46,489
Other		1,712			1,562
Investments in unconsolidated affiliates		83,512			85,941
In-place leases, net		136,690			144,046
Intangible lease assets and other assets		121,033			128,848
	$	2,645,103		$	2,729,099
LIABILITIES AND EQUITY
Mortgage and other indebtedness, net	$	2,078,527		$	2,170,785
Accounts payable and accrued liabilities		179,237			193,640
Total liabilities (1)		2,257,764			2,364,425
Shareholders' equity:
Common stock, $.001 par value, 200,000,000 shares authorized, 30,944,758 and 30,322,052 issued and outstanding as of March 31, 2026 and December 31, 2025, respectively (in each case, excluding 34 treasury shares)	31				30
Additional paid-in capital		683,664			687,424
Accumulated other comprehensive income		100			443
Accumulated deficit		(285,813	)		(312,961	)
Total shareholders' equity		397,982			374,936
Noncontrolling interests		(10,643	)		(10,262	)
Total equity		387,339			364,674
	$	2,645,103		$	2,729,099

(1)

As of March 31, 2026, includes $162,088 of assets related to consolidated variable interest entities that can be used only to settle obligations of the consolidated variable interest entities and $211,394 of liabilities of consolidated variable interest entities for which creditors do not have recourse to the general credit of the Company. See Note 8.

The accompanying notes are an integral part of these condensed consolidated statements.

CBL & Associates Properties, Inc.

Condensed Consolidated Statements of Operations

(In thousands, except per share data)

(Unaudited)


	Three Months Ended March 31,
	2026			2025
REVENUES:
Rental revenues	$	141,373		$	137,360
Management, development and leasing fees		1,609			1,317
Other		2,986			3,091
Total revenues		145,968			141,768
EXPENSES:
Property operating		(28,233	)		(25,878	)
Depreciation and amortization		(38,098	)		(45,541	)
Real estate taxes		(14,066	)		(15,731	)
Maintenance and repairs		(12,333	)		(13,466	)
General and administrative		(18,587	)		(20,707	)
Other		30			—
Total expenses		(111,287	)		(121,323	)
OTHER INCOME (EXPENSES):
Interest and other income		3,360			3,468
Interest expense		(39,899	)		(44,225	)
Loss on extinguishment of debt		—			(217	)
Gain on deconsolidation		35,334			—
Gain on sales of real estate assets		1,402			21,532
Income tax benefit		1,230			471
Equity in earnings of unconsolidated affiliates		10,277			6,913
Total other income (expenses), net		11,704			(12,058	)
Net income		46,385			8,387
Net (income) loss attributable to noncontrolling interests in:
Operating Partnership		(8	)		(6	)
Other consolidated subsidiaries		110			408
Net income attributable to the Company		46,487			8,789
Earnings allocable to unvested restricted stock		(1,084	)		(577	)
Net income attributable to common shareholders	$	45,403		$	8,212
Basic and diluted per share data attributable to common shareholders:
Basic earnings per share	$	1.50		$	0.27
Diluted earnings per share		1.48			0.27
Weighted-average basic shares		30,184			30,419
Weighted-average diluted shares		30,680			30,709

The accompanying notes are an integral part of these condensed consolidated statements.

CBL & Associates Properties, Inc.

Condensed Consolidated Statements of Comprehensive Income

(In thousands, except share data)

(Unaudited)


	Three Months Ended March 31,
	2026			2025
Net income	$	46,385		$	8,387

Other comprehensive income (loss):
Unrealized gain (loss) on interest rate swap		120			(281	)
Unrealized loss on available-for-sale securities		(463	)		(194	)
Comprehensive income		46,042			7,912
Comprehensive (income) loss attributable to noncontrolling interests in:
Operating Partnership		(8	)		(6	)
Other consolidated subsidiaries		110			408
Comprehensive income attributable to the Company		46,144			8,314
Earnings allocable to unvested restricted stock		(1,084	)		(577	)
Comprehensive income attributable to common shareholders	$	45,060		$	7,737

The accompanying notes are an integral part of these condensed consolidated statements.

CBL & Associates Properties, Inc.

Condensed Consolidated Statements of Equity

(In thousands, except share data)

(Unaudited)


	Equity
	Shareholders' Equity
	Common Stock		Additional Paid-in Capital			Accumulated Other Comprehensive Income			Accumulated Deficit			Total Shareholders' Equity			Noncontrolling Interests			Total Equity
Balance, December 31, 2024	$	31	$	694,566		$	782		$	(371,833	)	$	323,546		$	(10,682	)	$	312,864
Net income (loss)		—		—			—			8,789			8,789			(402	)		8,387
Other comprehensive loss		—		—			(475	)		—			(475	)		—			(475	)
Dividends declared - common stock		—		—			—			(37,123	)		(37,123	)		—			(37,123	)
Issuance of 132,466 shares of restricted common stock		—		—			—			—			—			—			—
Issuance of 128,368 shares of common stock associated with performance stock units, net of shares withheld for tax		—		(2,548	)		—			—			(2,548	)		—			(2,548	)
Distributions to noncontrolling interests		—		—			—			—			—			(183	)		(183	)
Amortization of deferred compensation		—		2,156			—			—			2,156			—			2,156
Compensation expense related to performance stock units		—		1,834			—			—			1,834			—			1,834
Cancellation of 36,384 shares of restricted common stock		—		(1,150	)		—			—			(1,150	)		—			(1,150	)
Adjustments for noncontrolling interests		—		(3	)		—			—			(3	)		3			—
Balance, March 31, 2025	$	31	$	694,855		$	307		$	(400,167	)	$	295,026		$	(11,264	)	$	283,762


	Equity
	Shareholders' Equity
	Common Stock		Additional Paid-in Capital			Accumulated Other Comprehensive Income			Accumulated Deficit			Total Shareholders' Equity			Noncontrolling Interests			Total Equity
Balance, December 31, 2025	$	30	$	687,424		$	443		$	(312,961	)	$	374,936		$	(10,262	)	$	364,674
Net income (loss)		—		—			—			46,487			46,487			(102	)		46,385
Other comprehensive loss		—		—			(343	)		—			(343	)		—			(343	)
Dividends declared - common stock		—		—			—			(19,339	)		(19,339	)		—			(19,339	)
Issuance of 563,415 shares of restricted common stock		1		(1	)		—			—			—			—			—
Issuance of 144,619 shares of common stock associated with performance stock units, net of shares withheld for tax		—		(3,094	)		—			—			(3,094	)		—			(3,094	)
Distributions to noncontrolling interests		—		—			—			—			—			(273	)		(273	)
Amortization of deferred compensation		—		1,700			—			—			1,700			—			1,700
Compensation expense related to performance stock units		—		664			—			—			664			—			664
Cancellation of 47,060 shares of restricted common stock		—		(1,699	)		—			—			(1,699	)		—			(1,699	)
Repurchases of 38,268 shares of common stock		—		(1,336	)		—			—			(1,336	)		—			(1,336	)
Adjustment for noncontrolling interests		—		6			—			—			6			(6	)		—
Balance, March 31, 2026	$	31	$	683,664		$	100		$	(285,813	)	$	397,982		$	(10,643	)	$	387,339

The accompanying notes are an integral part of these condensed consolidated statements.

CBL & Associates Properties, Inc.

Condensed Consolidated Statements of Cash Flows

(In thousands)

(Unaudited)


	Three Months Ended March 31,
	2026			2025
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income	$	46,385		$	8,387
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization		38,098			45,541
Net amortization of deferred financing costs, discounts on available-for-sale securities and debt discounts		6,216			7,647
Net amortization of intangible lease assets and liabilities		2,582			3,704
Gain on sales of real estate assets		(1,402	)		(21,532	)
Loss (gain) on insurance proceeds		26			(65	)
Share-based compensation expense		2,364			3,990
Gain on deconsolidation		(35,334	)		—
Loss on extinguishment of debt		—			217
Equity in earnings of unconsolidated affiliates		(10,277	)		(6,913	)
Distributions of earnings from unconsolidated affiliates		4,117			4,535
Change in estimate of uncollectable revenues		1,766			559
Deferred income tax provision		2,547			2,575
Changes in:
Tenant and other receivables		6,177			8,346
Other assets		2,332			(7,015	)
Accounts payable and accrued liabilities		(12,678	)		(18,297	)
Net cash provided by operating activities		52,919			31,679
CASH FLOWS FROM INVESTING ACTIVITIES:
Additions to real estate assets		(12,155	)		(13,210	)
Acquisitions of real estate assets		(43,761	)		(6,158	)
Net proceeds from sales of real estate assets		326			71,509
Purchases of available-for-sale securities		(339,354	)		(54,773	)
Redemptions of available-for-sale securities		470,150			52,880
Proceeds from insurance		244			—
Additional investments in and advances to unconsolidated affiliates		—			(164	)
Distributions in excess of equity in earnings of unconsolidated affiliates		8,590			1,933
Changes in other assets		(753	)		(569	)
Net cash provided by investing activities		83,287			51,448
CASH FLOWS FROM FINANCING ACTIVITIES:
Proceeds from mortgage and other indebtedness		622,080			—
Principal payments on mortgage and other indebtedness		(659,963	)		(72,779	)
Additions to debt issuance costs		(18,226	)		—
Repurchases of common stock		(1,336	)		—
Payment of tax withholdings for restricted stock awards and performance stock units		(4,793	)		(3,698	)
Distributions to noncontrolling interests		(273	)		(184	)
Dividends paid to common shareholders		(13,925	)		(37,123	)
Net cash used in financing activities		(76,436	)		(113,784	)
NET CHANGE IN CASH, CASH EQUIVALENTS AND RESTRICTED CASH		59,770			(30,657	)
CASH, CASH EQUIVALENTS AND RESTRICTED CASH, beginning of period		152,952			153,804
CASH, CASH EQUIVALENTS AND RESTRICTED CASH, end of period	$	212,722		$	123,147
Reconciliation from condensed consolidated statements of cash flows to condensed consolidated balance sheets:
Cash and cash equivalents	$	122,741		$	29,822
Restricted cash:
Restricted cash		24,659			34,137
Mortgage escrows		65,322			59,188
CASH, CASH EQUIVALENTS AND RESTRICTED CASH, end of period	$	212,722		$	123,147

SUPPLEMENTAL INFORMATION
Cash paid for interest, net of amounts capitalized	$	39,029		$	34,382

The accompanying notes are an integral part of these condensed consolidated statements.

CBL & Associates Properties, Inc.

Notes to Unaudited Condensed Consolidated Financial Statements

(Dollars in thousands, except per share data)

Note 1 – Organization and Basis of Presentation

CBL & Associates Properties, Inc. (“CBL”), a Delaware corporation, is a self-managed, self-administered, fully integrated real estate investment trust (“REIT”) that is engaged in the ownership, development, acquisition, leasing, management and operation of regional shopping malls, outlet centers, lifestyle centers, open-air centers, office buildings and other properties, including single-tenant and multi-tenant parcels. Its properties are located in 23 states, but are primarily in the southeastern and midwestern United States.

CBL conducts substantially all its business through CBL & Associates Limited Partnership (the “Operating Partnership”), which is a variable interest entity ("VIE"). The Operating Partnership consolidates the financial statements of all entities in which it has a controlling financial interest or where it is the primary beneficiary of a VIE.

As of March 31, 2026, the Operating Partnership owned interests in the following properties:


	Malls		Outlet Centers		Lifestyle Centers		Open-Air Centers		Other (1)(2)		Total
Consolidated Properties		43		2		3		18		3		69
Unconsolidated Properties (3)		5		3		1		7		2		18
Total		48		5		4		25		5		87

(1)

Included in “All Other” for purposes of segment reporting.

(2)

CBL's two consolidated corporate office buildings are included in the Other category.

(3)

The Operating Partnership accounts for these investments using the equity method.

CBL is the 100% owner of two qualified REIT subsidiaries, CBL Holdings I, Inc. and CBL Holdings II, Inc. As of March 31, 2026, CBL Holdings I, Inc., the sole general partner of the Operating Partnership, owned a 1.00% general partner interest in the Operating Partnership and CBL Holdings II, Inc. owned a 98.98% limited partner interest for a combined interest held by CBL of 99.98%. As of March 31, 2026, third parties owned a 0.02% limited partner interest in the Operating Partnership.

As used herein, the term "Company" includes CBL & Associates Properties, Inc. and its subsidiaries, including CBL & Associates Limited Partnership and its subsidiaries, unless the context indicates otherwise. The term "Operating Partnership" refers to CBL & Associates Limited Partnership and its subsidiaries.

The Operating Partnership conducts the Company's property management and development activities through its wholly owned subsidiary, CBL & Associates Management, Inc. (the “Management Company"), to comply with certain requirements of the Internal Revenue Code.

The accompanying condensed consolidated financial statements are unaudited; however, they have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and in conjunction with the rules and regulations of the Securities and Exchange Commission ("SEC"). Accordingly, they do not include all the disclosures required by GAAP for complete financial statements. In the opinion of management, all adjustments (consisting solely of normal recurring matters) necessary for a fair presentation of the financial statements for these interim periods have been included. All intercompany transactions have been eliminated. The results for the interim period ended March 31, 2026 are not necessarily indicative of the results to be obtained for the full fiscal year.

Note 2 – Summary of Significant Accounting Policies

Accounting Guidance Not Yet Adopted

In November 2024, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU"), "Income Statement - Reporting Comprehensive Income - Expense Disaggregation Disclosures," to improve the disclosures about a public business entity's expenses by providing more detailed information about the types of expenses in commonly presented expense captions. The standard will be effective for fiscal years beginning after December 15, 2026 and interim periods within fiscal years beginning after December 15, 2027. The Company is currently evaluating the impact that the adoption of this new standard will have on its condensed consolidated financial statements.

Accounts Receivable

Receivables include amounts billed and currently due from tenants pursuant to lease agreements and receivables attributable to straight-line rents associated with those lease agreements. Individual leases where the collection of rents is

in dispute are assessed for collectability based on management’s best estimate of collection considering the anticipated outcome of the dispute. Individual leases that are not in dispute are assessed for collectability and upon the determination that the collection of rents over the remaining lease term is not probable, accounts receivable is reduced as an adjustment to rental revenues. Revenue from leases where collection is deemed to be less than probable is recorded on a cash basis until collectability is determined to be probable. Further, management assesses whether operating lease receivables, at a portfolio level, are appropriately valued based upon an analysis of balances outstanding, historical collection levels and current economic trends. An allowance for the uncollectable portion of the portfolio is recorded as an adjustment to rental revenues.

Management’s collection assessment took into consideration the type of retailer, billing disputes, lease negotiation status and executed deferral or abatement agreements, as well as recent rent collection experience and tenant bankruptcies based on the best information available to management at the time of evaluation.

Note 3 – Revenues

Revenues

The following table presents the Company's revenues disaggregated by revenue source for the three months ended March 31, 2026 and 2025:


	Three Months Ended March 31,
	2026		2025
Rental revenues	$	141,373	$	137,360
Revenues from contracts with customers:
Operating expense reimbursements (see table below)		2,114		1,942
Management, development and leasing fees (1)		1,609		1,317
Marketing revenues (see table below)		566		351
		4,289		3,610

Other revenues		306		798
Total revenues (2)	$	145,968	$	141,768

(1)

Included in All Other segment.

(2)

Sales taxes are excluded from revenues.


	Three Months Ended March 31,
Operating expense reimbursements detail:	2026		2025
Malls	$	1,695	$	1,650
Lifestyle Centers		174		172
Open-Air Centers		139		78
All Other		106		42
	$	2,114	$	1,942


	Three Months Ended March 31,
Marketing revenues detail:	2026		2025
Malls	$	545	$	320
Lifestyle Centers		19		29
Outlet Centers		2		2
	$	566	$	351

See Note 10 for information on the Company's segments.

Revenues from Contracts with Customers

Outstanding Performance Obligations

The Company has outstanding performance obligations related to certain noncancelable contracts with customers for which it will receive fixed operating expense reimbursements for providing certain maintenance and other services as described above. As of March 31, 2026, the Company expects to recognize these amounts as revenue over the following periods:


Performance obligation	Less than 5 years		5-20 years		Over 20 years		Total
Fixed operating expense reimbursements	$	20,208	$	45,768	$	41,808	$	107,784

The Company evaluates its performance obligations each period and makes adjustments to reflect any known additions or cancellations. Performance obligations related to variable consideration, which is based on sales, are constrained.

Note 4 – Leases

The components of rental revenues for the three months ended March 31, 2026 and 2025 are as follows:


	Three Months Ended March 31,
	2026		2025
Fixed lease payments	$	113,445	$	117,521
Variable lease payments		27,928		19,839
Total rental revenues	$	141,373	$	137,360

The undiscounted future fixed lease payments to be received under the Company's operating leases as of March 31, 2026, are as follows:


Years Ending December 31,
2026 (1)	$	321,401
2027		353,651
2028		274,131
2029		203,422
2030		152,609
2031		107,398
Thereafter		307,924
Total undiscounted lease payments	$	1,720,536

(1)

Reflects rental payments for the period April 1, 2026 to December 31, 2026.

Note 5 – Fair Value Measurements

The Company has categorized its financial assets and financial liabilities that are recorded at fair value into a hierarchy in accordance with Accounting Standards Codification ("ASC") 820, Fair Value Measurements and Disclosure, ("ASC 820") based on whether the inputs to valuation techniques are observable or unobservable. The fair value hierarchy contains three levels of inputs that may be used to measure fair value as follows:


Level 1 –	Inputs represent quoted prices in active markets for identical assets and liabilities as of the measurement date.
Level 2 –	Inputs, other than those included in Level 1, represent observable measurements for similar instruments in active markets, or identical or similar instruments in markets that are not active, and observable measurements or market data for instruments with substantially the full term of the asset or liability.
Level 3 –	Inputs represent unobservable measurements, supported by little, if any, market activity, and require considerable assumptions that are significant to the fair value of the asset or liability. Market valuations must often be determined using discounted cash flow methodologies, pricing models or similar techniques based on the Company’s assumptions and best judgment.

The asset or liability's fair value within the fair value hierarchy is based on the lowest level of any input that is significant to the fair value measurement. Under ASC 820, fair value measurements are determined based on the assumptions that market participants would use in pricing the asset or liability in an orderly transaction at the measurement date and under current market conditions. Valuation techniques used maximize the use of observable inputs and minimize the use of unobservable inputs and consider assumptions such as inherent risk, transfer restrictions and risk of nonperformance.

The carrying values of cash and cash equivalents, receivables, accounts payable and accrued liabilities are reasonable estimates of their fair values because of the short-term nature of these financial instruments. The estimated fair value of mortgage and other indebtedness was $2,010,626 and $2,084,706 as of March 31, 2026 and December 31, 2025, respectively. The fair value of mortgage and other indebtedness was calculated using Level 2 inputs by discounting future cash flows for mortgage and other indebtedness using estimated market rates at which similar loans would be made currently.

Fair Value Measurements on a Recurring Basis

The Company uses interest rate swaps to manage its interest rate risk. The valuation of these instruments is determined using widely accepted valuation techniques, including discounted cash flow analysis on the expected cash flows. This analysis reflects the contractual terms of the interest rate swap, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. To comply with the provisions of ASC 820, the Company incorporates credit valuation adjustments to appropriately reflect both its own nonperformance risk and the respective counterparty’s nonperformance risk in the fair value measurements. In adjusting the fair value of the Company's derivative contracts for the effect of nonperformance risk, it has considered the impact of netting and any applicable credit enhancements, such as collateral postings, thresholds, mutual puts and guarantees. In accordance with ASU 2011-04, the FASB’s fair value measurement guidance, the Company made an accounting policy election to measure the credit risk of its derivative financial instruments that are subject to master netting agreements on a net basis by counterparty portfolio. Although the Company has determined that the majority of the inputs used to value its interest rate swap fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with its interest rate swap utilize Level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by the Company and its counterparties. The Company has determined that the significance of the impact of the credit valuation adjustments made to its derivative contract, which determination was based on the fair value of the individual contract, was not significant to the overall valuation. As a result, the Company's interest rate swap held as of March 31, 2026 and December 31, 2025 was classified as Level 2 of the fair value hierarchy.

The following tables sets forth information regarding the Company's interest rate swap that was designated as a cash flow hedge of interest rate risk for the three months ended March 31, 2026 and the year ended December 31, 2025. See Note 9 for more information.


			Fair Value Measurements at Reporting Date Using
Asset	Fair Value at March 31, 2026		Quoted Prices in Active Markets for Identical Assets (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Interest rate swap	$	122	$	—	$	122	$	—


			Fair Value Measurements at Reporting Date Using
Asset	Fair Value at December 31, 2025		Quoted Prices in Active Markets for Identical Assets (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Interest rate swap	$	2	$	—	$	2	$	—

During the three months ended March 31, 2026, the Company has continued to reinvest the cash from maturing U.S. Treasury securities into new U.S. Treasury securities. The Company designated the U.S. Treasury securities as available-for-sale (“AFS”). The table below sets forth information regarding the Company’s AFS securities that were measured at fair value for the three months ended March 31, 2026 and for the year ended December 31, 2025:


U.S. Treasury securities	March 31, 2026			December 31, 2025
Amortized cost (1)	$	160,290		$	292,646
Allowance for credit losses (2)		—			—
Total unrealized (loss) gain		(22	)		441
Fair value (3)	$	160,268		$	293,087

(1)

The U.S. Treasury securities held as of March 31, 2026 have maturities through March 2027.

(2)

U.S. Treasury securities have a long history with no credit losses. Additionally, the Company notes that U.S. Treasury securities are explicitly fully guaranteed by a sovereign entity that can print its own currency and that the sovereign entity’s currency is routinely held by central banks and other major financial institutions, is used in international commerce, and commonly viewed as a reserve currency, all of which qualitatively indicate that historical credit loss information should be minimally affected by current conditions and reasonable and supportable forecasts. Therefore, the Company did not record expected credit losses for its U.S. Treasury securities for the three months ended March 31, 2026, nor for the year ended December 31, 2025.

(3)

Fair value was calculated using Level 1 inputs.

Fair Value Measurements on a Nonrecurring Basis

The Company measures the fair value of certain long-lived assets on a nonrecurring basis, through quarterly impairment testing or when events or changes in circumstances indicate that the carrying amount of the assets may not be recoverable. The Company’s evaluation of the recoverability of long-lived assets involves the comparison of undiscounted future cash flows expected to be generated by each property over the Company’s expected remaining holding period to the respective carrying amount. The determination of whether the carrying value is recoverable also requires management to make estimates related to probability weighted scenarios impacting undiscounted cash flow models. The Company considers both quantitative and qualitative factors in its impairment analysis of long-lived assets. Significant quantitative factors include historical and forecasted information for each property such as net operating income, occupancy statistics and sales levels. Significant qualitative factors used include market conditions, age and condition of the property and tenant mix. The quantitative and qualitative factors impact the selection of the terminal capitalization rate which is used in both an undiscounted and discounted cash flow model and the discount rate used in a discounted cash flow model. Due to the significant unobservable estimates and assumptions used in the valuation of long-lived assets that experience impairment, the Company classifies such long-lived assets under Level 3 in the fair value hierarchy. Level 3 inputs primarily consist of sales and market data, independent valuations and discounted cash flow models.

Long-lived Assets Measured at Fair Value in 2026

The Company did not record loss on impairment for the three months ended March 31, 2026.

Long-lived Assets Measured at Fair Value in 2025

The Company did not record loss on impairment for the three months ended March 31, 2025.

Note 6 - Acquisitions

The Company's acquisitions are accounted for as acquisitions of assets under ASC 805-50. The Company includes the results of operations of real estate assets acquired in the condensed consolidated statements of operations from the date of the related acquisition.

2026 Acquisitions

In March 2026, the Company acquired Gateway Mall, an enclosed mall located in Lincoln, NE. The purchase price was approximately $43,761 including acquisition costs. The acquisition of Gateway Mall was financed through a $21,000 non‑recourse loan. See Note 9 for more information.

The Company allocated the purchase price to the acquired assets and liabilities based on relative fair values as determined by management, with the assistance of a third-party valuation specialist. The most subjective and judgmental assumptions used include the projected cash flows, capitalization and discount rates. Multiple appraisal methodologies were used to value the acquired assets and liabilities, which included the cost approach, the sales comparison approach and the income capitalization approach. All estimates, assumptions, valuations and financial projections are inherently subject to significant uncertainties and the resolution of contingencies beyond the Company’s control. Accordingly, the Company cannot assure that the estimates, assumptions, valuations or financial projections will be realized and actual results could vary materially.

The following table summarizes the amounts of identified assets acquired and liabilities assumed at the acquisition date:


Recognized amounts of identifiable assets acquired and liabilities assumed:
Land	$	12,902
Building and improvements		22,477
In-place leases (1)		7,327
Intangible lease assets and other assets:
Above-market leases (1)		3,418
Accounts payable and accrued liabilities:
Below-market leases (1)		(2,363	)
Total	$	43,761

(1)

The weighted average amortization period of the acquired intangible assets and liabilities is 4.5 years for in-place leases, 2.6 years for above-market leases and 4.6 years for below-market leases.

2025 Acquisitions

In January 2025, the Company acquired four Macy's stores for $6,156, which included land, buildings and improvements, for future redevelopment at the respective properties.

Note 7 – Dispositions and Held-for-Sale

Dispositions

Based on its analysis, the Company determined that the dispositions described below do not meet the criteria for classification as discontinued operations and are not considered to be significant disposals based on its quantitative and qualitative evaluation. Thus, the results of operations of the properties described below, as well as any related gains or losses, are included in net income (loss) for all periods presented, as applicable.

2026 Dispositions

During the three months ended March 31, 2026, the Company realized a gain of $1,402 related to the sale of an outparcel (January 2026).

2025 Dispositions

During the three months ended March 31, 2025, the Company realized a gain of $21,532 related to the sales of Imperial Valley Mall (February 2025), Annex at Monroeville (January 2025), Monroeville Mall (January 2025), three outparcels associated with the Monroeville Mall properties (January 2025) and a land parcel associated with Imperial Valley Mall (February 2025). For the three months ended March 31, 2025, gross proceeds from sales of real estate assets were $72,100 which were used to partially paydown the secured term loan and the 2032 non-recourse bank loan. See Note 9 for more information.

Held-for-Sale

As of March 31, 2026 and December 31, 2025, there were no properties that met the criteria to be classified as held-for-sale.

Note 8 – Unconsolidated Affiliates and Noncontrolling Interests

Unconsolidated Affiliates

At March 31, 2026, the Company had investments in 24 entities, which are accounted for using the equity method of accounting. All investments in unconsolidated affiliates were similar in nature and the entities all were developing or held and operated real estate assets.

The Company had three unconsolidated affiliates with its ownership interests ranging from 33% to 49%, 16 unconsolidated affiliates owned in 50/50 joint ventures and three unconsolidated affiliates with ownership interests of 65%.

Although the Company had majority ownership of certain joint ventures during 2026 and 2025, it evaluated the investments and concluded that the other partners or owners in these joint ventures had substantive participating rights, such as approvals of:

•

the pro forma for the development and construction of the project and any material deviations or modifications thereto;

•

the site plan and any material deviations or modifications thereto;

•

the conceptual design of the project and the initial plans and specifications for the project and any material deviations or modifications thereto;

•

any acquisition/construction loans or any permanent financings/refinancings;

•

the annual operating budgets and any material deviations or modifications thereto;

•

the initial leasing plan and leasing parameters and any material deviations or modifications thereto; and

•

any material acquisitions or dispositions with respect to the project.

As a result of the joint control over these joint ventures, the Company accounts for these investments using the equity method of accounting.

Additionally, the Company deconsolidated two wholly owned investments, Jefferson Mall and Southpark Mall, as a result of losing control when the properties went into receivership.

2026 Activity - Unconsolidated Affiliates

Coastal Grand-DSG LLC

Subsequent to March 31, 2026, the Company and its joint venture partner closed on a $6,581 non-recourse, five-year loan secured by Coastal Grand Mall - Dick's Sporting Goods. See Note 15 for more information.

Jefferson Mall CMBS, LLC

In January 2026, the loan secured by Jefferson Mall entered default. In February 2026, the property was placed into receivership and the Company deconsolidated the property due to a loss of control. As of March 31, 2026, the loan secured by Jefferson Mall had an outstanding balance of $48,647. For the three months ended March 31, 2026, the Company recognized gain on deconsolidation of $35,334. The Company anticipates returning the property to the lender.

2025 Activity - Unconsolidated Affiliates

Alamance Crossing CMBS, LLC

In March 2025, the Company transferred title of the mall to the mortgage holder in satisfaction of the non-recourse debt secured by the property, which had a balance of $41,122.

Port Orange I, LLC

In February 2025, the Company and its joint venture partner exercised the one-year extension option on the loan secured by the Pavilion at Port Orange, which extended the maturity date through February 2026. In September 2025, the Company and its joint venture partner closed on a new $43,000, five-year non-recourse loan, which bears a fixed interest rate of 5.933% and used the net proceeds to retire the previous loan.

York Town Center Holding, LP

In March 2025, the loan secured by York Town Center was extended for six months through September 2025. In August 2025, the loan secured by York Town Center was extended through June 2026 and the interest rate was increased to 6%.

Condensed Combined Financial Statements - Unconsolidated Affiliates

Condensed combined financial statement information of the unconsolidated affiliates is as follows:


	March 31, 2026			December 31, 2025
ASSETS:
Investment in real estate assets	$	1,270,075		$	1,255,163
Accumulated depreciation		(587,374	)		(574,364	)
		682,701			680,799
Developments in progress		1,692			1,315
Net investment in real estate assets		684,393			682,114
Other assets		121,282			135,138
Total assets	$	805,675		$	817,252
LIABILITIES:
Mortgage and other indebtedness, net	$	756,201		$	715,013
Other liabilities		25,051			23,468
Total liabilities		781,252			738,481
OWNERS' EQUITY:
The Company		70,107			78,016
Other investors		(45,684	)		755
Total owners' equity		24,423			78,771
Total liabilities and owners’ equity	$	805,675		$	817,252


	Three Months Ended March 31,
	2026		2025
Total revenues	$	45,693	$	45,202
Net income (1)	$	7,760	$	42,990

(1)

The Company's pro rata share of net income was $10,277 and $6,913 for the three months ended March 31, 2026 and 2025, respectively. For the three months ended March 31, 2026, the Company's pro rata share of net income was greater than the 100% net income of unconsolidated affiliates due to a distribution of cash from a joint venture that was recognized as equity in earnings because the Company is recording equity in earnings on a cash basis for that investment.

Variable Interest Entities

The Operating Partnership and certain of its subsidiaries are VIEs primarily because the limited partners of these entities do not collectively possess substantive kick-out or participating rights.

The Company consolidates the Operating Partnership because it is the primary beneficiary. The Company, through the Operating Partnership, consolidates all VIEs for which it is the primary beneficiary. Generally, a VIE is a legal entity in which the equity investors do not have the characteristics of a controlling financial interest or the equity investors lack sufficient equity at risk for the entity to finance its activities without additional subordinated financial support. A limited partnership is considered a VIE when the majority of the limited partners unrelated to the general partner possess neither the right to remove the general partner without cause, nor certain rights to participate in the decisions that most significantly affect the financial results of the partnership. In determining whether the Company is the primary beneficiary of a VIE, the Company considers qualitative and quantitative factors, including, but not limited to: which activities most significantly impact the VIE’s economic performance and which party controls such activities; the amount and characteristics of the Company's investment; the obligation or likelihood for the Company or other investors to provide financial support; and the similarity with and significance to the Company's business activities and the business activities of the other investors.

Consolidated VIEs

As of March 31, 2026, the Company had investments in 10 consolidated VIEs with ownership interests ranging from 50% to 92%.

Unconsolidated VIEs

The table below lists the Company's unconsolidated VIEs as of March 31, 2026:


Unconsolidated VIEs:	Investment in Real Estate Joint Ventures and Partnerships		Maximum Risk of Loss
Ambassador Infrastructure, LLC (1)	$	—	$	1,012
Atlanta Outlet JV, LLC		—		—
El Paso Outlet Center Holding, LLC		—		—
Jefferson Mall CMBS, LLC (2)		—		—
Louisville Outlet Shoppes, LLC		—		—
Mall of South Carolina L.P.		—		—
Southpark Mall CMBS, LLC (3)		—		—
Vision - CBL Hamilton Place, LLC		3,547		3,547
Vision - CBL Mayfaire TC Hotel, LLC		5,517		5,517
	$	9,064	$	10,076

(1)

The Operating Partnership has guaranteed all of the debt.

(2)

During the three months ended March 31, 2026, the property was placed into receivership.

(3)

During the year ended December 31, 2025, the property was placed into receivership.

Note 9 – Mortgage and Other Indebtedness, Net

CBL has no indebtedness. Either the Operating Partnership or one of its consolidated subsidiaries that it has a direct or indirect ownership interest in are the borrowers on all the Company's debt. At March 31, 2026, all the Company's consolidated debt is non-recourse.

The Company’s mortgage and other indebtedness, net, consisted of the following:


	March 31, 2026						December 31, 2025
	Amount			Weighted- Average Interest Rate (1)			Amount			Weighted- Average Interest Rate (1)
Fixed-rate debt:
2032 non-recourse bank loan (2)	$	367,956			7.70	%	$	367,956			7.70	%
Non-recourse secured mall loan due 2031		425,000			7.40	%		—			—
Non-recourse loans on operating properties		1,095,697			4.90	%		1,133,962			4.64	%
Total fixed-rate debt		1,888,653			6.01	%		1,501,918			5.39	%
Variable-rate debt:
Non-recourse, secured term loan		—			—			646,722			6.74	%
2032 non-recourse bank loan (2)		75,000			7.77	%		75,000			7.97	%
Non-recourse secured lifestyle centers loan due 2032		176,080			7.77	%		—			—
Non-recourse loan on an operating property		31,055			7.42	%		31,380			7.62	%
Total variable-rate debt		282,135			7.73	%		753,102			6.90	%
Total fixed-rate and variable-rate debt		2,170,788			6.23	%		2,255,020			5.89	%
Unamortized deferred financing costs		(26,405	)					(9,276	)
Debt discounts (3)		(65,856	)					(74,959	)
Total mortgage and other indebtedness, net	$	2,078,527					$	2,170,785

(1)

Weighted-average interest rate excludes amortization of deferred financing costs.

(2)

The interest rate is a fixed 7.70% for $367,956 of the outstanding loan balance through July 2030, with the remaining loan balance bearing a variable interest rate based on the 30-day SOFR plus 4.10%. The full principal balance will convert to a variable rate after July 2030. The Operating Partnership has an interest rate swap on a notional amount of $32,000 related to the variable portion of the loan to effectively fix the interest rate at 7.3975%.

(3)

In conjunction with the acquisition of the Company's partner's 50% joint venture interests in CoolSprings Galleria, Oak Park Mall and West County Center and the implementation of fresh start accounting upon emergence from bankruptcy, the Company estimated the fair value of its mortgage notes with the assistance of a third-party valuation advisor. This resulted in recognizing a debt discount, which is accreted over the term of the respective debt using the effective interest method. The remaining debt discounts at March 31, 2026 will be accreted over a weighted average period of 4.3 years.

Non-recourse loans on operating properties, the 2032 non-recourse bank loan, the non-recourse secured mall loan due 2031 and the non-recourse secured lifestyle centers loan due 2032 include loans that are secured by properties owned by the Company that have a carrying value of $1,742,469 at March 31, 2026.

2026 Loan Activity

In January 2026, the loan secured by Jefferson Mall entered default. In February 2026, the property was placed into receivership and the Company deconsolidated the property in conjunction with the property entering receivership. See Note 8.

In March 2026, the Company entered into a $425,000 non-recourse loan (the "secured mall loan due 2031") that has a five-year term, maturing in April 2031, and a fixed interest rate of 7.40%. The Company used proceeds from redeemed U.S. Treasury securities and proceeds from the secured mall loan due 2031 to retire the Company’s existing $634,009 secured term loan. The secured mall loan is secured by a pool of primarily mall properties that previously served as collateral for the secured term loan, which includes CherryVale Mall, Frontier Mall, Hanes Mall, Kirkwood Mall, Mall del Norte, Post Oak Mall, Richland Mall, Sunrise Mall, Turtle Creek Mall, Valley View Mall, West Towne Mall, Westmoreland Mall and Westmoreland Crossing.

In March 2026, the Company entered into a $176,080 variable‑rate, non‑recourse loan (the "secured lifestyle centers loan due 2032") that has a five‑year term, includes two one‑year extension options, and is interest‑only with a variable interest rate of SOFR plus 410 basis points. The secured lifestyle centers loan due 2032 is secured by Mayfaire Town Center, Pearland Town Center, Southaven Town Center and East Towne Mall, all of which served as collateral under the prior secured term loan. Also, the secured lifestyle centers loan due 2032 is subject to customary cross-default provisions with the Company’s $442,956 2032 non-recourse bank loan.

In March 2026, the acquisition of Gateway Mall was financed through a $21,000 non‑recourse, five‑year loan which carries a fixed interest rate of 6.46%. See Note 6.

In March 2026, the loan secured by Parkdale Mall and Parkdale Crossing entered maturity default. The Company is in discussions with the lender and intends to cooperate with the foreclosure or conveyance of the properties in satisfaction of the debt.

Subsequent to March 31, 2026, the Company closed on a $43,000 non-recourse, five-year loan secured by Northwoods Mall, a $97,500 non-recourse, five-year loan secured by Fayette Mall and modified the $32,641 loan secured by Volusia Mall. Also, subsequent to March 31, 2026, the loan secured by Arbor Place entered maturity default. See Note 15 for more information.

2025 Loan Activity

In January 2025, a portion of the proceeds from the sale of Monroeville Mall and the Annex at Monroeville were used to paydown the 2032 non-recourse bank loan by $7,107.

In February 2025, a portion of the proceeds from the sale of Imperial Valley Mall were used to paydown the secured term loan principal balance by $41,116.

In March 2025, the loan secured by Cross Creek Mall was modified to extend the maturity date to August 2025. In July 2025, the Company closed on a new $78,000, five-year non-recourse loan secured by Cross Creek Mall. The new loan bears a fixed interest rate of 6.856%.

In March 2025, the lender notified the Company that the loan secured by The Outlet Shoppes at Laredo was in default. In September 2025, the loan was extended through June 2026 and the loan default was cured.

Subsequent to March 31, 2025, we exercised the one-year extension option on the loan secured by Fayette Mall.

Scheduled Principal Payments

As of March 31, 2026, the scheduled principal amortization and balloon payments of the Company’s consolidated debt, excluding extensions available at the Company’s option, on all mortgage and other indebtedness, are as follows:


2026 (1)	$	532,030
2027		19,118
2028		143,225
2029		17,124
2030		926,118
2031		406,751
Thereafter		58,699
Total		2,103,065
Principal balance of loans with maturity dates prior to March 31, 2026 (2)		67,723
Total mortgage and other indebtedness	$	2,170,788

(1)

Reflects scheduled principal amortization for the period April 1, 2026 through December 31, 2026.

(2)

Represents the aggregate principal balance as of March 31, 2026 of the loans secured by Parkdale Mall and Parkdale Crossing and The Outlet Shoppes at Gettysburg, which are in default. The loan secured by Parkdale Mall and Parkdale Crossing matured in March 2026 and had a balance of $48,285 as of March 31, 2026. The loan secured by The Outlet Shoppes at Gettysburg matured in October 2025 and had a balance of $19,438 as of March 31, 2026. The Company anticipates returning Parkdale Mall and Parkdale Crossing and The Outlet Shoppes at Gettysburg to the lenders in satisfaction of the debt.

Of the $532,030 of scheduled principal payments for the remainder of 2026, $518,902 relates to the maturing principal balances of loans secured by seven operating properties. See Note 15 for information related to loan activity that has occurred subsequent to March 31, 2026.

Interest Rate Hedge Instruments

The Company records its derivative instruments in its condensed consolidated balance sheets at fair value. The accounting for changes in the fair value of derivatives depends on the intended use of the derivative, whether the derivative has been designated as a hedge and, if so, whether the hedge has met the criteria necessary to apply hedge accounting.

The effective portion of changes in the fair value of derivatives designated as, and that qualify as, cash flow hedges is recorded in accumulated other comprehensive income (loss) and is subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. Such derivatives were used to hedge the variable cash flows associated with variable-rate debt.

Instrument Type

Location in the Condensed Consolidated Balance Sheet

Notional

Index

Fair Value at March 31, 2026

Maturity Date

Pay fixed/Receive variable swap

Intangible lease assets and other assets

32,000

1-month USD-SOFR CME

122

Jun-27


	Three Months Ended March 31,
Hedging Instrument - Interest Rate Swap	2026		2025
Gain (loss) recognized in other comprehensive income (loss)	$	120	$	(281	)
Gain recognized in earnings (1)	$	30	$	81

(1)

Gain reclassified from accumulated other comprehensive income into earnings shown in interest expense.

Amounts reported in accumulated other comprehensive income related to derivatives will be reclassified to interest expense as interest payments are made on the Company’s variable-rate debt. During the next twelve months, the Company estimates that $108 will be reclassified from other comprehensive income (loss) as a decrease to interest expense.

The Company has an agreement with each derivative counterparty that contains a provision where if the Company either defaults or is capable of being declared in default on any of its indebtedness, then the Company could also be declared in default on its derivative obligations.

As of March 31, 2026, the Company did not have any derivatives with a fair value in a net liability position including accrued interest but excluding any adjustment for nonperformance risk. As of March 31, 2026, the Company has posted $1,920 of cash collateral related to the interest rate swap. The Company is not in breach of any agreement provisions.

Note 10 – Segment Information

As discussed in Note 1, the Company owns interests in a portfolio of properties including regional shopping malls, outlet centers, lifestyle centers, open-air centers, office buildings and other properties, including single-tenant and multi-tenant parcels. The Company has identified each property as an operating segment, and each is led by a general manager. Performance and resource allocation is assessed by the chief executive officer (“CEO”), whom the Company has determined to be the Chief Operating Decision Maker ("CODM").

The Company’s reportable segments are malls, lifestyle centers, outlet centers and open-air centers. The CODM evaluates performance and allocates resources on a property-by-property basis aggregated based on property type in accordance with aggregation criteria. The CODM measures performance and allocates resources to each property based on net operating income ("NOI") and certain criteria such as tenant mix, capital requirements, economic risks, leasing terms, and short- and long-term returns on capital. NOI is a supplemental non-GAAP measure of the operating performance of the Company’s shopping centers and other properties. The Company defines NOI as property operating revenues (rental revenues, tenant reimbursements and other income) less property operating expenses (property operating expenditures, real estate taxes and maintenance and repairs) plus property interest and other income. The Company computes NOI based on its pro rata share of both consolidated and unconsolidated properties.

The following is a brief description of the Company’s reportable segments and the remaining operating segments that comprise the All Other category:

Malls – The malls reporting segment consists of enclosed large regional shopping centers, generally anchored by two or more anchors or junior anchors, a wide variety of in-line retail stores, restaurants and non-retail tenants.

Lifestyle centers – The lifestyle center reporting segment consists of large open-air centers, generally anchored by one or more anchors, which can include traditional department store anchors, grocers, or other non-traditional anchors and/or junior anchors, a wide variety of in-line and retail stores, restaurants, and/or non-retail tenants.

Outlet centers – The outlet center reporting segment consists of open-air centers, generally anchored by one or more discount or off-price junior anchors and a wide variety of brand name off-price or discount in-line stores.

Open-air centers – The open-air centers reporting segment is typically anchored by a combination of supermarkets, value-priced stores, big-box retailers or traditional department stores. In many cases, the open-air centers in this category are adjacent to the properties that make up the malls reporting segment.

All Other – The All Other category includes outparcels, office buildings, hotels, corporate-level debt and the Management Company.

Rental income and tenant reimbursements from tenant leases provide the majority of revenues from all segments. The accounting policies of the reportable segments are the same as those described in Note 2 of the Company's Annual Report on Form 10-K for the year ended December 31, 2025.

Information on the Company's reportable segments is presented as follows:


Three Months Ended March 31, 2026	Malls			Outlet Centers			Lifestyle Centers			Open-Air Centers			Total Reportable Segments			All Other (1)		Consolidation Adjustments (2)			Consolidated Total
Revenues (3)	$	122,207		$	8,500		$	12,525		$	14,391		$	157,623		$	8,441	$	(20,096	)	$	145,968
Property operating expenses (4)		(48,083	)		(3,116	)		(3,699	)		(3,069	)		(57,967	)
Interest and other income		404			10			14			136			564
Segment net operating income	$	74,528		$	5,394		$	8,840		$	11,458			100,220
All other segment net operating income (1)														9,080
Consolidation adjustments (2)														(14,604	)
Interest expense														(39,899	)
Gain on sales of real estate assets														1,402
Other														30
Depreciation and amortization														(38,098	)
General and administrative expense														(18,587	)
Gain on deconsolidation														35,334
Income tax benefit														1,230
Equity in earnings of unconsolidated affiliates														10,277
Net income													$	46,385


Three Months Ended March 31, 2025	Malls			Outlet Centers			Lifestyle Centers			Open-Air Centers			Total Reportable Segments			All Other (1)		Consolidation Adjustments (2)			Consolidated Total
Revenues (3)	$	115,909		$	8,592		$	12,134		$	17,597		$	154,232		$	8,143	$	(20,607	)	$	141,768
Property operating expenses (4)		(47,652	)		(3,087	)		(3,789	)		(3,679	)		(58,207	)
Interest and other income		218			12			—			172			402
Segment net operating income	$	68,475		$	5,517		$	8,345		$	14,090			96,427
All other segment net operating income (1)														9,478
Consolidation adjustments (2)														(15,744	)
Interest expense														(44,225	)
Gain on sales of real estate assets														21,532
Depreciation and amortization														(45,541	)
General and administrative expense														(20,707	)
Loss on extinguishment of debt														(217	)
Income tax benefit														471
Equity in earnings of unconsolidated affiliates														6,913
Net income													$	8,387

(1)

The All Other category includes outparcels, office buildings, hotels, corporate-level entities and the Management Company.

(2)

Consolidated adjustments represent the elimination of the Company's share of unconsolidated affiliates and the addition of the noncontrolling interests' share to reconcile to the amounts reported in the Company's condensed consolidated statements of operations.

(3)

Management, development and leasing fees earned by the Management Company are included in the All Other category. See Note 3 for information on the Company’s revenues disaggregated by revenue source.

(4)

Property operating expenses include property operating, real estate taxes and maintenance and repairs, none of which represent significant segment expense.

Note 11 – Earnings Per Share

Earnings per share ("EPS") is calculated under the two-class method. Under the two-class method, all earnings (distributed and undistributed) are allocated to common stock and participating securities. The Company grants restricted stock awards to certain employees under its share-based compensation program, which entitle recipients to receive nonforfeitable dividends during the vesting period on a basis equivalent to the dividends paid to holders of common stock. These unvested restricted stock awards meet the definition of participating securities based on their respective rights to receive nonforfeitable dividends.

Diluted EPS incorporates the potential impact of contingently issuable shares. Diluted EPS is calculated under both the two-class and treasury stock methods, and the more dilutive amount is reported. Performance stock units ("PSUs") and unvested restricted stock awards are contingently issuable common shares and are included in diluted EPS if the effect is dilutive.

The following table presents the calculation of basic and diluted EPS (in thousands, except per share amounts):


	Three Months Ended March 31,
	2026			2025
Basic earnings per share
Net income attributable to the Company	$	46,487		$	8,789
Less: Earnings allocable to unvested restricted stock		(1,084	)		(577	)
Net income attributable to common shareholders		45,403			8,212
Weighted-average basic shares outstanding		30,184			30,419
Net income per share attributable to common shareholders	$	1.50		$	0.27

Diluted earnings per share (1)
Net income attributable to common shareholders	$	45,403		$	8,212
Dilutive impact of unvested restricted stock		28			—
Net income attributable to common shareholders, net of dilutive impact		45,431			8,212
Weighted-average diluted shares outstanding		30,680			30,709
Net income per share attributable to common shareholders	$	1.48		$	0.27

(1)

For the three months ended March 31, 2026, the computation of diluted EPS includes contingently issuable shares related to PSUs and unvested restricted stock awards that are calculated under the treasury stock method. For the three months ended March 31, 2026, the computation of diluted EPS does not include contingently issuable shares related to certain unvested restricted stock awards due to their anti-dilutive nature. For the three months ended March 31, 2026, had the anti-dilutive unvested restricted stock awards been dilutive, the denominator for diluted EPS would have been 31,119,108, including 438,696 contingently issuable shares related to unvested restricted stock awards. For the three months ended March 31, 2025, the computation of diluted EPS does not include contingently issuable shares related to unvested restricted stock awards due to their anti-dilutive nature. For the three months ended March 31, 2025, had the contingently issuable shares been dilutive, the denominator for diluted EPS would have been 30,825,915, including 116,802 contingently issuable shares related to unvested restricted stock awards.

Note 12 – Contingencies

The Company is currently involved in litigation that arises in the ordinary course of business, most of which is expected to be covered by liability insurance. Management makes assumptions and estimates concerning the likelihood and amount of any potential loss relating to these matters using the latest information available. The Company records a liability for litigation if an unfavorable outcome is probable and the amount of loss or range of loss can be reasonably estimated. If an unfavorable outcome is probable and a reasonable estimate of the loss is a range, the Company accrues the best estimate within the range. If no amount within the range is a better estimate than any other amount, the Company accrues the minimum amount within the range. If an unfavorable outcome is probable but the amount of the loss cannot be reasonably estimated, the Company discloses the nature of the litigation and indicates that an estimate of the loss or range of loss cannot be made. If an unfavorable outcome is reasonably possible and the estimated loss is material, the Company discloses the nature and estimate of the possible loss of the litigation. Based on current expectations, such matters, both individually and in the aggregate, are not expected to have a material adverse effect on the liquidity, results of operations, business or financial condition of the Company.

Environmental Contingencies

The Company evaluates potential loss contingencies related to environmental matters using the same criteria described above related to litigation matters. Based on current information, an unfavorable outcome concerning such environmental matters, both individually and in the aggregate, is considered to be reasonably possible. However, the Company believes its maximum potential exposure to loss would not be material to its results of operations or financial condition. The Company has a master insurance policy that provides coverage through 2027 for certain environmental claims up to $40,000 per occurrence and up to $40,000 in the aggregate, subject to deductibles and certain exclusions. At certain locations, individual policies are in place.

Note 13 – Share-Based Compensation

Restricted Stock Awards

Compensation expense is recognized on a straight-line basis over the requisite service period. The share-based compensation expense related to restricted stock awards granted under the CBL & Associates Properties, Inc. 2021 Equity Incentive Plan was $1,673 and $2,126 for the three months ended March 31, 2026 and 2025, respectively. Share-based compensation cost capitalized as part of real estate assets was $27 and $30 for the three months ended March 31, 2026 and 2025, respectively. Share-based compensation cost resulting from share-based awards is recorded at the Management Company, which is a taxable entity.

A summary of the status of the Company’s unvested restricted stock awards as of March 31, 2026, and changes during the three months ended March 31, 2026, are presented below:


	Shares			Weighted- Average Grant-Date Fair Value Per Share
Unvested at January 1, 2026		338,056		$	28.35
Granted		171,158		$	36.05
2023 PSUs earned and granted as restricted stock		392,257		$	38.79
Vested		(177,834	)	$	36.19
Unvested at March 31, 2026		723,637		$	33.90

The total grant date fair value of the 2023 PSUs that were earned and were granted as restricted stock awards was $15,214 and the total grant date fair value of the remaining restricted stock awards granted during the three months ended March 31, 2026 was $6,169. The total fair value of restricted stock awards that vested during the three months ended March 31, 2026 was $6,437.

Performance Stock Unit Awards

Compensation cost for the PSUs granted in February 2023, February 2024, February 2025 and February 2026 is recognized on a straight-line basis over the service period since it is longer than the performance period. The resulting expense is recorded regardless of whether any PSU awards are earned as long as the required service period is met. Share-based compensation expense related to the PSUs granted under the 2021 Equity Incentive Plan was $664 and $1,834 for the three months ended March 31, 2026 and 2025, respectively.

A summary of the status of the Company’s outstanding PSU awards as of March 31, 2026, and changes during the three months ended March 31, 2026, are presented below:


	PSUs			Weighted- Average Grant-Date Fair Value Per Share
Unearned at January 1, 2026		535,849		$	31.78
2026 PSUs granted		111,528		$	29.22
Incremental PSUs granted (1)		5,398		$	37.63
Earned (2)		(196,128	)	$	36.21
Unearned at March 31, 2026		456,647		$	29.33

(1)

PSUs granted shall be adjusted as if the shares of common stock represented by such PSUs had received any applicable stock or cash dividends declared. For stock dividends, a number of PSUs shall be added to the target amount corresponding to the number of shares of common stock that would have been payable per such stock dividend on the then outstanding number of PSUs under the agreement as if common stock had been issued for such PSUs. For cash dividends, a number of PSUs shall be added to the target amount corresponding to the number of shares of common stock that could have been acquired by the cash dividend payable on the then outstanding number of PSUs under the agreement as if common stock had been issued for such PSUs, and the calculation of the number of shares of common stock that could have been acquired shall be based on the closing price of the common stock on the record date for the cash dividend at issue.

(2)

The February 2023 PSUs were earned as of December 31, 2025 and were granted as restricted stock awards in February 2026 that will vest over a one-year service period.

The total grant-date fair value of PSU awards granted during the three months ended March 31, 2026 was $3,259.

The following table summarizes the assumptions used in the Monte Carlo simulation pricing model related to the PSUs granted in 2026:


	2026 PSUs
Grant date	February 11, 2026
Fair value per share on valuation date (1)	$	29.22
Risk-free interest rate (2)		3.50	%
Expected share price volatility (3)		25.00	%

(1)

The value of the 2026 PSU awards is estimated on the date of grant using a Monte Carlo simulation model. The valuation consists of computing the fair value using CBL's simulated stock price as well as TSR over a three-year performance period. The award is modeled as a contingent claim in that the expected return on the underlying shares is risk-free and the rate of discounting the pay off of the award is also risk-free. The weighted-average fair value per share related to the 2026 PSUs consists of 33,366 PSUs at a fair value of $36.40 per share (which relates to the relative TSR) and 78,162 PSUs at a fair value of $26.16 per share (which relates to absolute TSR).

(2)

The risk-free interest rate was based on the yield curve on zero-coupon U.S. Treasury securities in effect as of the valuation date, which is the grant date listed above.

(3)

The computation of expected volatility for the 2026 PSUs was based on the historical volatility of CBL's shares of common stock for a trading period equal to the time from the grant date to the end of the performance period.

As of March 31, 2026, there was $19,440 of total unrecognized compensation cost related to unvested restricted stock awards and PSUs, which is expected to be recognized over a weighted-average period of 2.5 years.

Note 14 – Noncash Investing and Financing Activities

The Company’s noncash investing and financing activities were as follows:


	Three Months Ended March 31,
	2026			2025
Additions to real estate assets accrued but not yet paid	$	14,320		$	14,301
Accrued dividends and distributions payable		5,416			—
Deconsolidation upon loss of control (1):
Decrease in real estate assets		(7,878	)		—
Decrease in mortgage and other indebtedness		42,959			—
Decrease in operating assets and liabilities		929			—
Decrease in intangible lease and other assets		(676	)		—

(1)

See Note 8 for more information.

Note 15 – Subsequent Events

In April 2026, the Company redeemed $22,557 in U.S. Treasury securities and purchased $50,001 in new U.S. Treasury securities. In May 2026, the Company purchased $27,000 in new U.S. Treasury securities.

In April 2026, the Company closed on a $43,000 non-recourse, five-year loan secured by Northwoods Mall, which bears a fixed interest rate of 9.1%. Proceeds from the new loan were used to retire the previous loan. Under the previous loan, cash flows were being swept by the lender.

In April 2026, the Company and its joint venture partner closed on a new $6,581 non-recourse, five-year loan secured by Coastal Grand Mall - Dick's Sporting Goods, which bears a fixed interest rate of 6.17%. Proceeds from the new loan were used to retire the previous loan.

In May 2026, the Company closed on a $97,500 non-recourse, five-year loan secured by Fayette Mall, which bears a fixed interest rate of 7.25%. Proceeds from the new loan were used to retire the previous loan.

In May 2026, the loan secured by Arbor Place entered maturity default. The Company intends to cooperate with the foreclosure or conveyance of the property in satisfaction of the debt.

In May 2026, the loan secured by Volusia Mall was modified, which extends the maturity through October 2026.

In May 2026, CBL's Board of Directors approved a cash dividend of $0.625 per common share for the second quarter of 2026.

ITEM 2: Management’s Discussion and Analysis of Financial Condition and Results of Operations

The following discussion and analysis of financial condition and results of operations should be read in conjunction with the condensed consolidated financial statements and accompanying notes that are included in this Form 10-Q. Capitalized terms used, but not defined, in this Management’s Discussion and Analysis of Financial Condition and Results of Operations have the same meanings as defined in the notes to the condensed consolidated financial statements. Unless stated otherwise or the context otherwise requires, references to the “Company,” “we,” “us” and “our” mean CBL & Associates Properties, Inc. and its subsidiaries.

Certain statements made in this section or elsewhere in this report may be deemed “forward-looking statements” within the meaning of the federal securities laws. All statements other than statements of historical fact should be considered to be forward-looking statements. In many cases, these forward-looking statements may be identified by the use of words such as “will,” “may,” “should,” “could,” “believes,” “expects,” “anticipates,” “estimates,” “intends,” “projects,” “goals,” “objectives,” “targets,” “predicts,” “plans,” “seeks,” and variations of these words and similar expressions. Any forward-looking statement speaks only as of the date on which it is made and is qualified in its entirety by reference to the factors discussed throughout this report.

Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, forward-looking statements are not guarantees of future performance or results and we can give no assurance that these expectations will be attained. It is possible that actual results may differ materially from those indicated by these forward-looking statements due to a variety of known and unknown risks and uncertainties. In addition to the risk factors described in Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2025, such known risks and uncertainties include, without limitation:

•

general industry, economic and business conditions;

•

interest rate fluctuations;

•

costs and availability of capital, including debt, and capital requirements;

•

the ability to obtain suitable equity and/or debt financing and the continued availability of financing, in the amounts and on the terms necessary to support our future refinancing requirements and business;

•

costs and availability of real estate;

•

inability to consummate acquisition or disposition opportunities and other risks associated with acquisitions and dispositions;

•

competition from other companies and retail formats;

•

changes in retail demand and rental rates in our markets;

•

shifts in customer demands including the impact of online shopping;

•

tenant bankruptcies or store closings;

•

changes in vacancy rates at our properties;

•

changes in operating expenses;

•

changes in applicable laws, rules and regulations;

•

cyberattacks or acts of cyberterrorism;

•

uncertainty and economic impact of pandemics, epidemics or other public health emergencies or fear of such events; and

•

other risks referenced from time to time in filings with the Securities and Exchange Commission (“SEC”) and those factors listed or incorporated by reference into this report.

This list of risks and uncertainties is only a summary and is not intended to be exhaustive. We disclaim any obligation to update or revise any forward-looking statements to reflect actual results or changes in the factors affecting the forward-looking information.

Executive Overview

We are a self-managed, self-administered, fully integrated REIT that is engaged in the ownership, development, acquisition, leasing, management and operation of regional shopping malls, outlet centers, lifestyle centers, open-air centers and other properties. See Note 1 to the condensed consolidated financial statements for information on our property interests as of March 31, 2026. We have elected to be taxed as a REIT for federal income tax purposes.

The following summarizes our net income and net income attributable to common shareholders (in thousands):


	Three Months Ended March 31,
	2026		2025
Net income	$	46,385	$	8,387
Net income attributable to common shareholders	$	45,403	$	8,212

Significant items that affected comparability between the three-month periods include:

•

Items increasing net income for the three months ended March 31, 2026 compared to the prior-year period:

•

Rental revenues were $4.0 million higher;

•

Gain on deconsolidation was $35.3 million higher;

•

Depreciation and amortization expense was $7.4 million lower;

•

Interest expense was $4.3 million lower;

•

Equity in earnings was $3.4 million higher;

•

General and administrative expense was $2.1 million lower; and

•

Real estate tax expense was $1.7 million lower.

•

Items decreasing net income for the three months ended March 31, 2026 compared to the prior-year period:

•

Gain on sales of real estate assets was $20.1 million lower; and

•

Property operating expense was $2.4 million higher.

Our focus is on continuing to execute our strategy to improve occupancy, drive rent growth and transform the offerings available at our properties to include a targeted mix of retail, service, dining, entertainment and other non-retail uses, primarily through the re-tenanting of former anchor locations as well as diversification of in-line tenancy. This operational strategy is also supported by our balance sheet strategy of reducing overall debt, extending our debt maturity schedule and lowering our overall cost of borrowings to limit maturity risk, as well as improving net cash flow and enhancing enterprise value. During the first quarter of 2026, we reduced our debt balance and extended our debt maturity schedule through the refinancing of the $634.0 million secured term loan with two new loans, which extended the maturity date five years. Additionally, we acquired Gateway Mall in Lincoln, NE for approximately $43.8 million consistent with our strategic focus on growing our mall portfolio and increasing cash flow through capital recycling.

Same-center NOI and FFO are non-GAAP measures. For a description of same-center NOI, a reconciliation from net income (loss) to same-center NOI, and an explanation of why we believe this is a useful performance measure, see Non-GAAP Measure - Same-center Net Operating Income in Results of Operations. For a description of FFO, a reconciliation from net income (loss) attributable to common shareholders to FFO allocable to Operating Partnership common unitholders, and an explanation of why we believe this is a useful performance measure, see Non-GAAP Measure - Funds from Operations.

Results of Operations

Properties that were in operation for the entire year during 2025 and the three months ended March 31, 2026 are referred to as the "Comparable Properties." Since January 2025, we have acquired, deconsolidated and disposed of the following properties:

Acquisitions


Property	Location	Date of Acquisition
Ashland Town Center	Ashland, KY	July 2025
Mesa Mall	Grand Junction, CO	July 2025
Paddock Mall	Ocala, FL	July 2025
Southgate Mall	Missoula, MT	July 2025
Gateway Mall	Lincoln, NE	March 2026

Deconsolidations


Property	Location	Date of Deconsolidation
Southpark Mall	Colonial Heights, VA	July 2025
Jefferson Mall	Louisville, KY	February 2026

Dispositions


Property	Location	Date of Disposition
Monroeville Mall	Monroeville, PA	January 2025
Annex at Monroeville	Monroeville, PA	January 2025
Imperial Valley Mall	El Centro, CA	February 2025
840 Greenbrier Circle	Chesapeake, VA	June 2025
The Promenade	D'Iberville, MS	July 2025
Fremaux Town Center (1)	Slidell, LA	October 2025

(1)

The property was owned by a joint venture that was accounted for using the equity method of accounting and was included in equity in earnings of unconsolidated affiliates in the accompanying condensed consolidated statements of operations.

We consider properties undergoing major redevelopment, properties being considered for repositioning, properties where we intend to renegotiate the terms of the debt secured by the related property or return the property to the lender as non-core. As of March 31, 2026, Arbor Place, Brookfield Square, Eastland Mall, Harford Mall, Jefferson Mall, Laurel Park Place, Old Hickory Mall, Southpark Mall, The Outlet Shoppes at Gettysburg and York Galleria were designated as non-core.

Comparison of the Three Months Ended March 31, 2026 to the Three Months Ended March 31, 2025

Revenues


	Three Months Ended March 31,
	2026		2025		Change			Malls			Outlet Centers			Lifestyle Centers		Open-Air Centers			All Other
Rental revenues	$	141,373	$	137,360	$	4,013		$	6,451		$	(296	)	$	107	$	(1,941	)	$	(308	)
Management, development and leasing fees		1,609		1,317		292			—			—			—		—			292
Other		2,986		3,091		(105	)		(257	)		59			1		72			20
Total revenues	$	145,968	$	141,768	$	4,200		$	6,194		$	(237	)	$	108	$	(1,869	)	$	4

Rental revenues increased primarily due to the acquisition of four malls in July 2025 and one mall in March 2026, which resulted in an increase of $10.0 million during the current-year period. The increase was partially offset by $6.6 million

of rental revenues associated with properties sold since the prior-year period. Also, rental revenues at the comparable properties increased $1.9 million compared to the prior-year period.

Operating Expenses


	Three Months Ended March 31,
	2026			2025			Change			Malls			Outlet Centers		Lifestyle Centers		Open-Air Centers		All Other
Property operating	$	(28,233	)	$	(25,878	)	$	(2,355	)	$	(2,260	)	$	11	$	155	$	38	$	(299	)
Real estate taxes		(14,066	)		(15,731	)		1,665			1,298			107		159		223		(122	)
Maintenance and repairs		(12,333	)		(13,466	)		1,133			853			34		31		165		50
Property operating expenses		(54,632	)		(55,075	)		443			(109	)		152		345		426		(371	)
Depreciation and amortization		(38,098	)		(45,541	)		7,443			5,894			94		14		1,116		325
General and administrative		(18,587	)		(20,707	)		2,120			—			—		—		—		2,120
Other		30			—			30			30			—		—		—		—
Total operating expenses	$	(111,287	)	$	(121,323	)	$	10,036		$	5,815		$	246	$	359	$	1,542	$	2,074

Property operating expenses increased primarily due to the acquisition of four malls in July 2025 and one mall in March 2026, which resulted in an increase of $2.3 million during the current-year period. Also, property operating expenses increased at the comparable properties compared to the prior-year period due to insurance related costs. The increase was partially offset by a reduction of $1.8 million of total property operating expenses associated with properties sold since the prior-year period.

Real estate taxes decreased primarily due to refunds received in the current period.

Depreciation and amortization expense decreased primarily due to tenant improvement and intangible in-place lease assets recognized upon consolidation of three malls in December 2024, as well as the adoption of fresh start accounting on November 1, 2021, becoming fully depreciated or amortized since the prior-year period. Also, dispositions accounted for a $1.8 million decrease in the current-year period as compared to the prior-year period. The decrease was partially offset by the addition of tangible assets and intangible lease assets recognized upon the acquisition of four malls in July 2025 and one mall in March 2026, which resulted in an increase of $4.3 million during the current-year period.

General and administrative expense decreased $2.1 million primarily due to lower compensation and stock-based compensation expense in the current-year period as compared to the prior-year period.

Other Income and Expenses

Interest expense decreased $4.3 million during the three months ended March 31, 2026 as compared to the prior-year period. The decrease was primarily due to lower interest expense on the secured term loan due to pay downs since the prior-year period, as well as refinancing the secured term loan during the current-year period. Also, the decrease was due to property-level debt discounts becoming fully accreted or deconsolidated since the prior-year period. The decrease was partially offset due to the modified 2032 non-recourse bank loan. The outstanding balance of the 2032 non-recourse bank loan was increased since the prior-year period in conjunction with the acquisition of four malls in July 2025.

For the three months ended March 31, 2026, we recorded a $35.3 million gain on deconsolidation related to Jefferson Mall. The property was deconsolidated due to a loss of control when it was placed into receivership in connection with the foreclosure process.

During the three months ended March 31, 2026, we recognized $1.4 million of gain on sales of real estate assets related to the sale of an outparcel. During the three months ended March 31, 2025, we recognized $21.5 million of gain on sales of real estate assets related to the sales of Imperial Valley Mall, Monroeville Mall, Annex at Monroeville, three outparcels associated with the Monroeville Mall properties and a land parcel associated with Imperial Valley Mall.

Equity in earnings increased $3.4 million during the three months ended March 31, 2026 as compared to the prior-year period. The increase was due to recognizing equity in earnings on a distribution where our investment is below zero.

Non-GAAP Measure

Same-center Net Operating Income

NOI is a supplemental non-GAAP measure of the operating performance of our shopping centers and other properties. We define NOI as property operating revenues (rental revenues and other income) less property operating expenses (property operating, real estate taxes and maintenance and repairs).

We compute NOI based on the Operating Partnership's pro rata share of both consolidated and unconsolidated properties. We believe that presenting NOI and same-center NOI (described below) based on our Operating Partnership’s pro rata share of both consolidated and unconsolidated properties is useful since we conduct substantially all our business

through our Operating Partnership and, therefore, it reflects the performance of the properties in absolute terms regardless of the ratio of ownership interests of our common shareholders and the noncontrolling interest in the Operating Partnership. Our definition of NOI may be different than that used by other companies, and accordingly, our calculation of NOI may not be comparable to that of other companies.

Since NOI includes only those revenues and expenses related to the operations of our shopping center properties, we believe that same-center NOI provides a measure that reflects trends in occupancy rates, rental rates, sales at our properties and operating costs and the impact of those trends on our results of operations. Our calculation of same-center NOI excludes lease termination income, straight-line rent adjustments, amortization of above and below market lease intangibles and write-offs of landlord inducement assets in order to enhance the comparability of results from one period to another.

We include a property in our same-center pool when we have owned all or a portion of the property since January 1 of the preceding calendar year and it has been in operation for both the entire preceding calendar year and current year-to-date period. New properties are excluded from same-center NOI until they meet these criteria. Properties excluded from the same-center pool that would otherwise meet these criteria are categorized as excluded properties. We exclude properties which are under major redevelopment or are being considered for repositioning, and where we are working or intend to work with the lender on a restructure of the terms of the loan secured by the property or convey the secured property to the lender (“Excluded Properties”). As of March 31, 2026, Arbor Place, Brookfield Square, Eastland Mall, Harford Mall, Jefferson Mall, Laurel Park Place, Old Hickory Mall, Southpark Mall, The Outlet Shoppes at Gettysburg and York Galleria were classified as Excluded Properties.

Due to the exclusions noted above, same-center NOI should only be used as a supplemental measure of our performance and not as an alternative to GAAP operating income (loss) or net income (loss).

A reconciliation of our same-center NOI to net income for the three months ended March 31, 2026 and 2025 is as follows (in thousands):


	Three Months Ended March 31,
	2026			2025
Net income	$	46,385		$	8,387
Adjustments: (1)
Depreciation and amortization, including our share of unconsolidated affiliates and net of noncontrolling interests' share		40,889			48,547
Interest expense, including our share of unconsolidated affiliates and net of noncontrolling interests' share		45,397			50,501
Gain on sales of real estate assets		(1,402	)		(21,532	)
Loss (gain) on sales of real estate assets of unconsolidated affiliates		94			(1,035	)
Adjustment for unconsolidated affiliates with negative investment		(2,884	)		1,534
Loss on extinguishment of debt		—			217
Gain on deconsolidation		(35,334	)		—
Income tax benefit		(1,230	)		(471	)
Lease termination fees		(381	)		(963	)
Straight-line rent and above- and below-market lease amortization (2)		2,300			4,239
Net loss attributable to noncontrolling interests in other consolidated subsidiaries		110			408
General and administrative expenses		18,587			20,707
Management fees and non-property level revenues (2)		(4,046	)		(4,192	)
Operating Partnership's share of property NOI (2)		108,485			106,347
Non-comparable NOI (2)		(11,929	)		(11,790	)
Total same-center NOI (3)	$	96,556		$	94,557

(1)

Adjustments are based on our Operating Partnership's pro rata ownership share, including our share of unconsolidated affiliates and excluding noncontrolling interests' share of consolidated properties.

(2)

We have reclassified amounts from management fees and non-property level revenues to the identified line items to conform to the current-year presentation. The current-year presentation is based on effective ownership percentages in certain unconsolidated joint ventures while the prior-year period was based on stated ownership percentages. The difference between the effective ownership and stated ownership percentages is due to differences in capital contributions between joint venture partners and related preferred returns.

(3)

We calculate same-center NOI based on stated ownership percentages.

Same-center NOI increased 2.1% for the three months ended March 31, 2026 as compared to the prior-year period. The $2.0 million increase for the three months ended March 31, 2026 compared to the same period in 2025 primarily consisted of a $1.8 million increase in revenues and a $0.2 million decrease in operating expenses. Rental revenues were $1.6 million higher primarily due to higher minimum rents and percentage rents in the current-year period. The increase in rental revenues was partially offset by an unfavorable variance in the estimate for uncollectable revenues during the current-year period as compared to the prior-year period. Property operating expenses decreased in the current-year period

primarily due to lower real estate taxes, which was partially offset by higher property operating expenses primarily due to insurance related costs.

Operational Review

The shopping center business is, to some extent, seasonal in nature with tenants typically achieving the highest levels of sales during the fourth quarter due to the holiday season, which generally results in higher percentage rents in the fourth quarter. Additionally, malls, lifestyle centers and outlet centers earn a large portion of their rents from short-term tenants during the holiday period. Thus, occupancy levels and revenue production are generally the highest in the fourth quarter of each year. Results of operations realized in any one quarter may not be indicative of the results likely to be experienced over the course of the fiscal year.

We derive the majority of our revenues from the malls. The sources of our revenues by property type were as follows:


	Three Months Ended March 31,
	2026			2025
Malls		73.6	%		71.4	%
Outlet Centers		5.1	%		5.3	%
Lifestyle Centers		7.5	%		7.5	%
Open-Air Centers		8.7	%		10.8	%
All Other Properties		5.1	%		5.0	%

Inline and Adjacent Freestanding Tenant Store Sales

Inline and adjacent freestanding tenant store sales include reporting mall, lifestyle center and outlet center tenants of 10,000 square feet or less and exclude license agreements, which are retail leases that are temporary or short-term in nature and generally last more than three months but less than twelve months. The following is a comparison of our same-center tenant sales per square foot for mall, lifestyle center and outlet center tenants of 10,000 square feet or less (Excluded Properties are not included in sales metrics):


	Sales Per Square Foot for the Trailing Twelve Months Ended March 31,
	2026		2025		% Change
Malls, lifestyle centers and outlet centers same-center sales per square foot	$	453	$	433	4.6%

Occupancy

Our portfolio occupancy is summarized in the following table (Excluded Properties are not included in occupancy metrics):


	As of March 31,
	2026	2025
Total portfolio	90.5%	90.4%
Malls, lifestyle centers and outlet centers:
Total malls	88.3%	87.9%
Total lifestyle centers	92.4%	92.2%
Total outlet centers	90.5%	90.4%
Total same-center malls, lifestyle centers and outlet centers	88.9%	90.1%
Open-air centers	95.7%	95.7%
All Other Properties	94.0%	89.6%

Leasing

The following is a summary of the total square feet of leases signed in the three months ended March 31, 2026 and 2025:


	Three Months Ended March 31,
	2026		2025
Operating portfolio:
New leases		151,266		111,794
Renewal leases		431,245		465,132
Total leased		582,511		576,926

Average annual base rents per square foot are based on contractual rents in effect as of March 31, 2026 and 2025, including the impact of any rent concessions. Average annual base rents per square foot for comparable small shop space of less than 10,000 square feet were as follows for each property type:


	Three Months Ended March 31,
	2026		2025
Total portfolio (1)	$	27.34	$	26.27
Malls, lifestyle centers and outlet centers:
Total same-center malls, lifestyle centers and outlet centers		32.01		32.12
Total malls		31.72		31.72
Total lifestyle centers		32.77		32.23
Total outlet centers		32.75		30.20
Open-air centers		16.27		16.31
All Other Properties		21.32		20.98

(1)

Excluded Properties are not included.

Results from new and renewal leasing of comparable small shop space of less than 10,000 square feet during the three months ended March 31, 2026 for spaces that were previously occupied, based on the contractual terms of the related leases inclusive of the impact of any rent concessions, are set forth below. Rent concessions typically consist of periods of free rent. The impact of such concessions was not material for the period presented below.


Property Type	Square Feet		Prior Gross Rent PSF		New Initial Gross Rent PSF		% Change Initial			New Average Gross Rent PSF		% Change Average
Three Months Ended March 31, 2026:
All Property Types (1)		371,680	$	43.39	$	44.72		3.1	%	$	45.88		5.7	%
Malls, Lifestyle Centers & Outlet Centers (2)		363,845		43.45		44.72		2.9	%		45.87		5.6	%
New leases (2)		42,803		33.73		49.56		46.9	%		52.44		55.5	%
Renewal leases (2)		321,042		44.75		44.08		(1.5	)%		44.99		0.5	%
Open-air Centers		7,835		40.73		44.39		9.0	%		46.40		13.9	%

(1)

Includes malls, lifestyle centers, outlet centers, open-air centers and other.

(2)

The change is primarily driven by malls.

New and renewal leasing activity of comparable small shop space of less than 10,000 square feet based on the lease commencement date is as follows:


	Number of Leases		Square Feet		Term (in years)		Initial Rent PSF		Average Rent PSF		Expiring Rent PSF		Initial Rent Spread					Average Rent Spread
Commencement 2026:
New		56		140,205		7.28	$	50.12	$	54.66	$	35.74	$	14.38		40.2	%	$	18.92	52.9	%
Renewal		431		1,221,007		2.96		43.86		44.73		43.47		0.39		0.9	%		1.26	2.9	%
Commencement 2026 Total		487		1,361,212		3.45		44.51		45.75		42.67		1.84		4.3	%		3.08	7.2	%

Commencement 2027:
New		2		2,333		7.75		141.06		146.80		145.80		(4.74	)	(3.3	)%		1.00	0.7	%
Renewal		44		124,327		3.19		46.77		48.28		45.38		1.39		3.1	%		2.90	6.4	%
Commencement 2027 Total		46		126,660		3.39		48.51		50.10		47.23		1.28		2.7	%		2.87	6.1	%

Total 2026/2027		533		1,487,872		3.45	$	44.85	$	46.13	$	43.07	$	1.78		4.1	%	$	3.06	7.1	%

Liquidity and Capital Resources

As of March 31, 2026, we had $283.0 million available in unrestricted cash and U.S. Treasury securities, as well as unrestricted cash of $22.5 million, at our share, associated with unconsolidated joint ventures. Our total pro rata share of debt, excluding unamortized deferred financing costs and debt discounts, at March 31, 2026 was $2,582.8 million. We had $88.6 million in restricted cash at March 31, 2026 related to cash held in escrow accounts for insurance, real estate taxes, capital expenditures and tenant allowances as required by the terms of certain mortgage notes payable, as well as amounts related to cash management agreements with lenders of certain property-level mortgage indebtedness, which are designated for debt service and operating expense obligations. We also had restricted cash of $1.4 million related to the properties that secure the 2032 non-recourse bank loan of which we may receive a portion via distributions quarterly in accordance with the provisions of the 2032 non-recourse bank loan.

During the three months ended March 31, 2026, we continued to reinvest the cash from maturing U.S. Treasury securities into new U.S. Treasury securities. We designated our U.S. Treasury securities as available-for-sale. As of March 31, 2026, our U.S. Treasury securities have maturities through March 2027. Subsequent to March 31, 2026, we redeemed and purchased additional U.S. Treasury securities. See Note 15 for more information.

During the three months ended March 31, 2026, we sold an outparcel, which generated gross proceeds of $1.5 million.

In January 2026, the $48.6 million loan secured by Jefferson Mall entered default. In February 2026, the property was placed into receivership and we deconsolidated the property in conjunction with the property entering receivership. See Note 8.

In March 2026, we entered into a $425.0 million non-recourse loan (the "secured mall loan due 2031") that has a five-year term, maturing in April 2031, and a fixed interest rate of 7.40%. We used proceeds from redeemed U.S. Treasury securities and proceeds from the secured mall loan due 2031 to retire our existing $634.0 million secured term loan. The secured mall loan is secured by a pool of primarily mall properties that previously served as collateral for the secured term loan, which includes CherryVale Mall, Frontier Mall, Hanes Mall, Kirkwood Mall, Mall del Norte, Post Oak Mall, Richland Mall, Sunrise Mall, Turtle Creek Mall, Valley View Mall, West Towne Mall, Westmoreland Mall and Westmoreland Crossing.

In March 2026, we entered into a $176.1 million variable‑rate, non‑recourse loan (the "secured lifestyle centers loan due 2032") that has a five‑year term, includes two one‑year extension options, and is interest‑only with a variable interest rate of SOFR plus 410 basis points. The secured lifestyle centers loan due 2032 is secured by Mayfaire Town Center, Pearland Town Center, Southaven Town Center and East Towne Mall, all of which served as collateral under the prior secured term loan. Also, the secured lifestyle centers loan due 2032 is subject to customary cross-default provisions with our $443.0 million 2032 non-recourse bank loan.

In March 2026, we acquired Gateway Mall in Lincoln, NE for a purchase price of approximately $43.8 million including acquisition costs. The acquisition of Gateway Mall was financed through a $21.0 million non‑recourse, five‑year loan, which carries a fixed interest rate of 6.46%.

In March 2026, the loan secured by Parkdale Mall and Parkdale Crossing entered maturity default. We are in discussions with the lender and intend to cooperate with the foreclosure or conveyance of the properties in satisfaction of the debt.

Subsequent to March 2026, we closed on a $43.0 million non-recourse, five-year loan secured by Northwoods Mall, a $97.5 million non-recourse, five-year loan secured by Fayette Mall, a $6.6 million non-recourse, five-year loan secured by Coastal Grand Mall - Dick's Sporting Goods and modified the $32.6 million loan secured by Volusia Mall. Also, subsequent to March 2026, the loan secured by Arbor Place entered maturity default. See Note 15 for more information.

As of March 31, 2026, our total share of consolidated, unconsolidated and other outstanding debt, excluding debt discounts and deferred financing costs, maturing during 2026, assuming all extension options are elected, is $662.1 million. Of the $662.1 million maturing during 2026, $96.9 million relates to two property loans that are in receivership. The $9.7 million loan, at our share, secured by The Outlet Shoppes at Gettysburg, which matured during 2025, remains outstanding. See Note 15 for information related to loans that have been refinanced subsequent to March 31, 2026.

Cash Flows - Operating, Investing and Financing Activities

There was $212.7 million of cash, cash equivalents and restricted cash as of March 31, 2026, an increase of $89.6 million from March 31, 2025. Of this amount, $122.7 million was unrestricted cash and cash equivalents as of March 31, 2026. Also, at March 31, 2026, we had $160.3 million in U.S. Treasuries with maturities through March 2027.

Our net cash flows are summarized as follows (in thousands):


	Three Months Ended March 31,
	2026			2025			Change
Net cash provided by operating activities	$	52,919		$	31,679		$	21,240
Net cash provided by investing activities		83,287			51,448			31,839
Net cash used in financing activities		(76,436	)		(113,784	)		37,348
Net cash flows	$	59,770		$	(30,657	)	$	90,427

Cash Provided By Operating Activities

Cash provided by operating activities increased primarily due to a few factors. The acquisition of four malls in July 2025 and one mall in March 2026 increased rental revenues in the current-year period, as well as an increase at the comparable properties. Also, interest expense was lower on the secured term loan because of pay downs since the prior-year period and the refinancing during the current-year period. Lastly, real estate tax refunds received in the current-year period contributed to the increase.

Cash Provided By Investing Activities

Cash provided by investing activities increased primarily due to a higher amount of net redemptions of U.S. Treasury securities and distributions from unconsolidated affiliates during the current-year period. The increase was partially offset by the acquisition of a mall during March 2026 using a portion of funds from the redemption of U.S. Treasury securities, as well as significantly less proceeds from sales of real estate assets as compared to the prior-year period.

Cash Used In Financing Activities

Cash used in financing activities decreased primarily due to a lower amount of principal payments on loans, net of proceeds received on new loans, as well as significantly less dividends paid during the current-year period as compared to the prior-year period. During the prior-year period, a special dividend was paid during the first quarter of 2025, whereas the special dividend announced during the first quarter of 2026 will not be paid until the second quarter of 2026.

Debt

The following tables summarize debt based on our pro rata ownership share, including our pro rata share of unconsolidated affiliates and excluding noncontrolling interests’ share of consolidated properties. Prior to consideration of unamortized deferred financing costs or debt discounts, of our $2,582.8 million outstanding debt at March 31, 2026, $2,581.8 million constituted non-recourse debt obligations and $1.0 million constituted recourse debt obligations. We believe the tables below provide investors and lenders a clearer understanding of our total debt obligations and liquidity (in thousands):


March 31, 2026:	Consolidated			Noncontrolling Interests			Other Debt (1)		Unconsolidated Affiliates			Total			Weighted- Average Interest Rate (2)
Fixed-rate debt:
Non-recourse loans on operating properties	$	1,095,697		$	(23,797	)	$	96,918	$	339,558		$	1,508,376		5.16%
2032 non-recourse bank loan		367,956			—			—		—			367,956		7.70%	(3)
Non-recourse secured mall loan due 2031		425,000			—			—		—			425,000		7.40%
Recourse loan on an operating property		—			—			—		1,012			1,012		7.26%
Total fixed-rate debt		1,888,653			(23,797	)		96,918		340,570			2,302,344		5.98%
Variable-rate debt:
Non-recourse loans on operating properties		31,055			(10,869	)		—		9,232			29,418		6.97%
2032 non-recourse bank loan		75,000			—			—		—			75,000		7.77%	(3)
Non-recourse secured lifestyle centers loan due 2032		176,080			—			—		—			176,080		7.77%
Total variable-rate debt		282,135			(10,869	)		—		9,232			280,498		7.68%
Total fixed-rate and variable-rate debt		2,170,788			(34,666	)		96,918		349,802			2,582,842		6.17%
Unamortized deferred financing costs		(26,405	)		68			—		(2,807	)		(29,144	)
Debt discounts (4)		(65,856	)		101			—		—			(65,755	)
Total mortgage and other indebtedness, net	$	2,078,527		$	(34,497	)	$	96,918	$	346,995		$	2,487,943

December 31, 2025:	Consolidated			Noncontrolling Interests			Other Debt (1)		Unconsolidated Affiliates			Total			Weighted- Average Interest Rate (2)
Fixed-rate debt:
Non-recourse loans on operating properties	$	1,133,962		$	(23,881	)	$	48,271	$	342,081		$	1,500,433		4.97%
2032 non-recourse bank loan		367,956			—			—		—			367,956		7.70%	(3)
Recourse loan on an operating property		—			—			—		2,797			2,797		7.26%
Total fixed-rate debt		1,501,918			(23,881	)		48,271		344,878			1,871,186		5.51%
Variable-rate debt:
Non-recourse loans on operating properties		31,380			(10,983	)		—		9,261			29,658		7.46%
2032 non-recourse bank loan		75,000			—			—		—			75,000		7.97%	(3)
Non-recourse, secured term loan		646,722			—			—		—			646,722		6.74%
Total variable-rate debt		753,102			(10,983	)		—		9,261			751,380		6.89%
Total fixed-rate and variable-rate debt		2,255,020			(34,864	)		48,271		354,139			2,622,566		5.91%
Unamortized deferred financing costs		(9,276	)		83			—		(3,006	)		(12,199	)
Debt discounts (4)		(74,959	)		251			—		—			(74,708	)
Total mortgage and other indebtedness, net	$	2,170,785		$	(34,530	)	$	48,271	$	351,133		$	2,535,659

(1)

Represents the outstanding loan balance for properties in receivership. Receivership properties are deconsolidated due to a loss of control when the property is placed into receivership in connection with the foreclosure process.

(2)

Weighted-average interest rate excludes amortization of deferred financing costs.

(3)

(4)

The weighted-average remaining term of our total share of consolidated and unconsolidated debt, excluding debt discounts and deferred financing costs, was 3.4 years and 2.6 years at March 31, 2026 and December 31, 2025, respectively. The weighted-average remaining term of our pro rata share of fixed-rate debt, excluding debt discounts and deferred financing costs, was 3.3 years and 3.2 years at March 31, 2026 and December 31, 2025, respectively.

As of March 31, 2026 and December 31, 2025, our total share of consolidated and unconsolidated variable-rate debt, excluding debt discounts and deferred financing costs, represented 10.9% and 28.7%, respectively, of our total pro rata share of debt, excluding debt discounts and deferred financing costs.

See Note 8 to the condensed consolidated financial statements for information concerning activity related to unconsolidated affiliates.

Equity

Our board of directors declared a $0.45 per share regular quarterly dividend for the first quarter of 2026 and a special dividend of $0.175 per share of common stock. The regular quarterly dividend was paid in cash on March 31, 2026, to shareholders of record as of March 17, 2026. The special dividend was paid in cash on April 17, 2026, to shareholders of record as of April 10, 2026. The special dividend was made as a result of improved cash flows following the refinancing of the prior secured term loan with the secured mall loan due 2031 and the secured lifestyle centers loan due 2032. The decision to declare and pay dividends on any outstanding shares of our common stock, as well as the timing, amount and composition of any such future dividends, will be at the sole discretion of our board of directors and will depend on our earnings, taxable income, FFO, liquidity, financial condition, capital requirements, contractual prohibitions or other limitations under our then-current indebtedness, the annual distribution requirements under the REIT provisions of the Internal Revenue Code, Delaware law and such other factors as our board of directors deems relevant. Any dividends payable will be determined by our board of directors based upon the circumstances at the time of declaration. Our actual results of operations will be affected by a number of factors, including the revenues received from our properties, our operating expenses, interest expense, capital expenditures and the ability of the anchors and tenants at our properties to meet their obligations for payment of rents and tenant reimbursements.

Subsequent to March 31, 2026, our board of directors declared a regular cash dividend of $0.625 per share for the quarter ending June 30, 2026. See Note 15.

Capital Expenditures

The following table, which excludes expenditures for developments, redevelopments and expansions, summarizes our capital expenditures, including our share of unconsolidated affiliates' capital expenditures, for the three months ended March 31, 2026 compared to the same period in 2025 (in thousands):


	Three Months Ended March 31,
	2026		2025
Tenant allowances (1)	$	4,578	$	6,543

Maintenance capital expenditures:
Parking area and parking area lighting		352		997
Roof replacements		76		1,276
Other capital expenditures		5,465		3,915
Total maintenance capital expenditures		5,893		6,188

Capitalized overhead		371		381

Capitalized interest		122		113

Total capital expenditures	$	10,964	$	13,225

(1)

Tenant allowances primarily relate to new leases. Tenant allowances related to renewal leases were not material for the periods presented.

Annual capital expenditures budgets are prepared for each of our properties that are intended to provide for all necessary recurring and non-recurring capital expenditures. We believe that property operating cash flows, which include reimbursements from tenants for certain expenses, and readily available cash on hand will provide the necessary funding for these expenditures.

Off-Balance Sheet Arrangements

Unconsolidated Affiliates

We have ownership interests in 24 unconsolidated affiliates as of March 31, 2026 that are described in Note 8 to the condensed consolidated financial statements. The unconsolidated affiliates are accounted for using the equity method of accounting and are reflected in the condensed consolidated balance sheets as investments in unconsolidated affiliates.

The following are circumstances when we may consider entering into a joint venture with a third party:

•

Third parties may approach us with opportunities in which they have obtained land and performed some pre-development activities, but they may not have sufficient access to the capital resources or the development and leasing expertise to bring the project to fruition. We enter into such arrangements when we determine such a project is viable and we can achieve a satisfactory return on our investment. We typically earn

development fees from the joint venture and provide management and leasing services to the property for a fee once the property is placed in operation.

•

We determine that we may have the opportunity to capitalize on the value we have created in a property by selling an interest in the property to a third party. This provides us with an additional source of capital that can be used to develop or acquire additional real estate assets that we believe will provide greater potential for growth. When we retain an interest in an asset rather than selling a 100% interest, it is typically because this allows us to continue to manage the property, which provides us the ability to earn fees for management, leasing, development and financing services provided to the joint venture.

•

We also pursue opportunities to contribute available land at our properties into joint venture partnerships for development of primarily non-retail uses such as hotels, office, self-storage and multifamily. We typically partner with developers who have expertise in the non-retail property types.

Critical Accounting Policies

Our discussion and analysis of financial condition and results of operations is based on our condensed consolidated financial statements, which have been prepared in accordance with GAAP. The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the financial statements and disclosures. Some of these estimates and assumptions require application of difficult, subjective, and/or complex judgment about the effect of matters that are inherently uncertain and that may change in subsequent periods. We evaluate our estimates and assumptions on an ongoing basis. We base our estimates on historical experience and on various other assumptions that we believe to be reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions.

Our Annual Report on Form 10-K for the year ended December 31, 2025 contains a discussion of our critical accounting policies and estimates in the Management's Discussion and Analysis of Financial Condition and Results of Operations section. There have been no material changes to these policies and estimates during the three months ended March 31, 2026. Our significant accounting policies are disclosed in Note 2 to the consolidated financial statements included in our Annual Report on Form 10-K for the year ended December 31, 2025.

Non-GAAP Measure

Funds from Operations

FFO is a widely used non-GAAP measure of the operating performance of real estate companies that supplements net income (loss) determined in accordance with GAAP. The National Association of Real Estate Investment Trusts (“NAREIT”) defines FFO as net income (loss) (computed in accordance with GAAP) excluding gains or losses on sales of depreciable operating properties and impairment losses of depreciable properties, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures and noncontrolling interests. Adjustments for unconsolidated partnerships and joint ventures and noncontrolling interests are calculated on the same basis. We define FFO as defined above by NAREIT. Our method of calculating FFO may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.

We believe that FFO provides an additional indicator of the operating performance of our properties without giving effect to real estate depreciation and amortization, which assumes the value of real estate assets declines predictably over time. Since values of real estate assets have historically risen or fallen with market conditions, we believe that FFO enhances investors’ understanding of our operating performance. The use of FFO as an indicator of financial performance is influenced not only by the operations of our properties and interest rates, but also by our capital structure.

We believe FFO allocable to Operating Partnership common unitholders is a useful performance measure since we conduct substantially all our business through our Operating Partnership and, therefore, it reflects the performance of our properties in absolute terms regardless of the ratio of ownership interests of our common shareholders and the noncontrolling interest in our Operating Partnership.

In our reconciliation of net income (loss) attributable to common shareholders to FFO allocable to Operating Partnership common unitholders that is presented below, we make an adjustment to add back noncontrolling interest in income (loss) of our Operating Partnership in order to arrive at FFO of the Operating Partnership common unitholders.

FFO does not represent cash flows from operations as defined by GAAP, is not necessarily indicative of cash available to fund all cash flow needs and should not be considered as an alternative to net income (loss) for purposes of evaluating our operating performance or to cash flow as a measure of liquidity.

We believe that it is important to identify the impact of certain significant items on our FFO measures for a reader to have a complete understanding of our results of operations. Therefore, we have also presented adjusted FFO measures excluding these significant items from the applicable periods. Please refer to the reconciliation of net income (loss)

attributable to common shareholders to FFO allocable to Operating Partnership common unitholders below for a description of these adjustments.

The reconciliation of net income attributable to common shareholders to FFO allocable to Operating Partnership common unitholders for the three months ended March 31, 2026 and 2025 is as follows (in thousands):


	Three Months Ended March 31,
	2026			2025
Net income attributable to common shareholders	$	45,403		$	8,212
Noncontrolling interest in income of Operating Partnership		8			6
Earnings allocable to unvested restricted stock		(878	)		—
Depreciation and amortization expense of:
Consolidated properties		38,098			45,541
Unconsolidated affiliates		3,144			3,432
Non-real estate assets		(213	)		(247	)
Noncontrolling interests' share of depreciation and amortization in other consolidated subsidiaries		(353	)		(426	)
Gain on depreciable property, net of taxes		—			(21,706	)
FFO allocable to Operating Partnership common unitholders		85,209			34,812
Debt discount accretion, including our share of unconsolidated affiliates and net of noncontrolling interests' share (1)		5,679			9,207
Adjustment for unconsolidated affiliates with negative investment (2)		(2,884	)		1,534
Non-cash default interest expense (3)		547			363
Gain on deconsolidation (4)		(35,334	)		—
Loss on extinguishment of debt (5)		—			217
FFO allocable to Operating Partnership common unitholders, as adjusted	$	53,217		$	46,133

(1)

In conjunction with the acquisition of our partners' 50% joint venture interests in CoolSprings Galleria, Oak Park Mall and West County Center and the implementation of fresh start accounting upon emergence from bankruptcy, we recognized debt discounts equal to the difference between the outstanding balance of mortgage notes payable and the estimated fair value of such mortgage notes payable. The debt discounts are accreted as additional interest expense over the terms of the respective mortgage notes payable using the effective interest method.

(2)

Represents our share of the earnings (losses) before depreciation and amortization expense of unconsolidated affiliates where we are recognizing equity in earnings (losses) on a cash basis because our investment in the unconsolidated affiliate is below zero.

(3)

The three months ended March 31, 2026 and 2025 includes default interest on loans past their maturity date.

(4)

During the three months ended March 31, 2026, we deconsolidated Jefferson Mall due to a loss of control when the property was placed into receivership in connection with the foreclosure process.

(5)

During the three months ended March 31, 2025, we made a partial paydown on the 2032 non-recourse bank loan and recognized loss on extinguishment of debt related to a prepayment fee.

The increase in FFO, as adjusted, for the three months ended March 31, 2026 was primarily driven by the acquisition of four malls in July 2025 and one mall in March 2026. Also, interest expense was lower on the secured term loan because of pay downs since the prior-year period and the refinancing during the current-year period. Lastly, real estate tax refunds received and lower compensation and stock-based compensation expense in the current-year period as compared to the prior-year period contributed to the increase.

ITEM 3: Quantitative and Qualitative Disclosures About Market Risk

We are exposed to various market risk exposures, including interest rate risk. The following discussion regarding our risk management activities includes forward-looking statements that involve risk and uncertainties. Estimates of future performance and economic conditions are reflected assuming certain changes in interest rates. Caution should be used in evaluating our overall market risk from the information presented below, as actual results may differ.

Interest Rate Risk

As discussed in greater detail in Note 8 of the Company's Annual Report on Form 10-K for the year ended December 31, 2025, the Company uses interest rate swaps to manage its interest rate risk. Based on our proportionate share of consolidated and unconsolidated variable-rate debt at March 31, 2026, a 0.5% increase or decrease in interest rates on variable-rate debt would increase or decrease annual interest expense by approximately $1.4 million.

Based on our proportionate share of total consolidated, unconsolidated and other debt at March 31, 2026, a 0.5% increase in interest rates would decrease the fair value of debt by approximately $28.8 million, while a 0.5% decrease in interest rates would increase the fair value of debt by approximately $29.5 million.

ITEM 4: Controls and Procedures

Disclosure Controls and Procedures

As of the end of the period covered by this quarterly report, an evaluation was performed under the supervision of our Chief Executive Officer and Chief Financial Officer and with the participation of our management, of the effectiveness of the design and operation of the Company's disclosure controls and procedures pursuant to Exchange Act Rule 13a-15. The Company's disclosure controls and procedures are designed to provide reasonable assurance that information required to be disclosed in the reports we file or submit under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the SEC rules and forms and to ensure that information we are required to disclose is accumulated and communicated to our management, including our Chief Executive Officer and Chief Financial Officer, as appropriate to allow timely decisions regarding required disclosure. Based on that evaluation, the Chief Executive Officer and Chief Financial Officer have concluded that the Company’s disclosure controls and procedures were effective.

Changes in Internal Control over Financial Reporting

There have been no changes in our internal control over financial reporting during our most recent fiscal quarter that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

PART II - OTHER INFORMATION

ITEM 1: Legal Proceedings

The information in this Item 1 is incorporated by reference herein from Note 12.

ITEM 1A. Risk Factors

In addition to the other information set forth in this report, you should carefully consider the risks that could materially affect our business, financial condition or results of operations that are discussed under the caption “Risk Factors” in Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2025. There have been no material changes to such risk factors since the filing of our Annual Report.

ITEM 2: Unregistered Sales of Equity Securities and Use of Proceeds


Period	Total Number of Shares Purchased			Average Price Paid Per Share			Total Number of Shares Purchased as Part of a Publicly Announced Plan (1)		Approximate Dollar Value of Shares that May Yet Be Purchased Under the Plan (in thousands)
January 1–31, 2026		25,256		$	34.86			25,256	$	13,413
February 1–28, 2026		60,072	(2)		35.85	(3)		13,012		12,958
March 1–31, 2026		—			—			—		12,958
Total		85,328						38,268

(1)

In November 2025, our board of directors authorized the repurchase of up to $25.0 million of our outstanding common stock. This share repurchase program has an expiration date of November 5, 2026.

(2)

Includes 47,060 shares surrendered to us by employees to satisfy federal and state income tax requirements related to vesting of shares of restricted stock.

(3)

For the 47,060 shares surrendered to satisfy federal and state income tax requirements, $36.106 represented the weighted average of the average market values per share of the common stock on each applicable vesting date, which were used to determine the number of shares required to be surrendered to satisfy income tax withholding requirements.

ITEM 3: Defaults Upon Senior Securities

Not applicable.

ITEM 4: Mine Safety Disclosures

Not applicable.

ITEM 5: Other Information

During the quarterly period ended March 31, 2026, none of our directors or officers (as defined in Rule 16a-1(f) under the Exchange Act) adopted or terminated any Rule 10b5-1 trading arrangement or non-Rule 10b5-1 trading arrangement (as such terms are defined in Item 408 of Regulation S-K under the Act).

ITEM 6: Exhibits

INDEX TO EXHIBITS


Exhibit Number		Description
10.1		Loan Agreement, dated March 13, 2026, between the Company, as a borrower and a guarantor, Goldman Sachs Bank USA, as a lender, related to the $425 million non-recourse loan (incorporated by reference from the Company's Current Report on Form 8-K, filed March 19, 2026).
10.2		Loan Agreement, dated March 27, 2026, between subsidiaries of the Operating Partnership, as borrowers, the Operating Partnership and subsidiaries of the Operating Partnership, as limited guarantors, and Beal Bank USA, as a lender, related to the $176 million floating-rate, non-recourse loan (incorporated by reference from the Company's Current Report on Form 8-K, filed April 2, 2026).
10.3		First Amended and Restated Credit Agreement between subsidiaries of the Operating Partnership, as borrowers, the Operating Partnership, as a limited guarantor, Beal Bank USA, as the initial lender, CLMG CORP., as administrative agent, and the other lenders party thereto, related to the amended and restated 2032 non-recourse bank loan (incorporated by reference from the Company's Current Report on Form 8-K, filed April 2, 2026).
31.1		Certification pursuant to Securities Exchange Act Rule 13a-14(a) by the Chief Executive Officer, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for CBL & Associates Properties, Inc.
31.2		Certification pursuant to Securities Exchange Act Rule 13a-14(a) by the Chief Financial Officer, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for CBL & Associates Properties, Inc.
32.1		Certification pursuant to Securities Exchange Act Rule 13a-14(b) by the Chief Executive Officer, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 for CBL & Associates Properties, Inc.
32.2		Certification pursuant to Securities Exchange Act Rule 13a-14(b) by the Chief Financial Officer as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 for CBL & Associates Properties, Inc.
101.INS		XBRL Instance Document - the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document. (Filed herewith.)
101.SCH		Inline XBRL Taxonomy Extension Schema Document. (Filed herewith.)
101.CAL		Inline XBRL Taxonomy Extension Calculation Linkbase Document. (Filed herewith.)
101.LAB		Inline XBRL Taxonomy Extension Label Linkbase Document. (Filed herewith.)
101.PRE		Inline XBRL Taxonomy Extension Presentation Linkbase Document. (Filed herewith.)
101.DEF		Inline XBRL Taxonomy Extension Definition Linkbase Document. (Filed herewith.)
104		Cover Page Interactive Data File (formatted as Inline XBRL with applicable taxonomy extension information contained in Exhibits 101.*). (Filed herewith.)

SIGNATURES

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


	CBL & ASSOCIATES PROPERTIES, INC.

Date: May 8, 2026	/s/ Benjamin W. Jaenicke
	Benjamin W. Jaenicke
	Executive Vice President -
	Chief Financial Officer and Treasurer
	(Authorized Officer and Principal Financial Officer)

Cbl & Associates Properties Inc — Quarterly Report (Form 10-Q)

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