Weingarten Realty Reports Strong Same Property Net Operating Income

Weingarten Realty (NYSE: WRI) announced today the results of its
operations for the quarter ended March 31, 2019. The supplemental
financial package with additional information can be found on the
Company's website under the Investor Relations tab.

First Quarter Operating and Financial Highlights

• Net income attributable to common shareholders (“Net Income”) for the
  quarter was $0.39 per diluted share (hereinafter “per share”) compared
  to $1.13 per share in the same quarter of 2018;
• Core Funds From Operations Attributable to Common Shareholders ("Core
  FFO") for the quarter was $0.52 per share compared to $0.57 per share
  a year ago;
• Same Property Net Operating Income (“SPNOI”) including redevelopments
  increased 3.2% over the same quarter of the prior year;
• Investments in acquisitions of $20.3 million; and
• Dispositions for the quarter totaled $67 million.

Financial Results

The Company reported Net Income of $49.7 million or $0.39 per share for
the first quarter of 2019, as compared to $146.8 million or $1.13 per
share for the same period in 2018. This decrease was due primarily to
lower gains on sales of properties due to reduced disposition activity
during 2019.

Effective this quarter, the Company adopted the new standard issued by
the Financial Accounting Standards Board, ASU 2016-02, “Leases.” Among
the changes required under this new ASU are the following:

• Indirect, internally-generated leasing and legal costs are no longer
  capitalized which resulted in an increase in general and
  administrative expenses of approximately $2.3 million for the quarter;
• Real estate taxes paid directly by tenants are no longer included in
  revenues and expenses in the Company’s consolidated financial
  statements. Real estate taxes paid directly by tenants totaled $1.2
  million during the first quarter of 2018;
• Ground leases where the Company is the lessee were recorded on the
  balance sheet and were amortized accordingly to rent expense; and,
• New guidelines for assessing the collectability of accounts receivable
  and the related presentation were implemented.

This standard was adopted on a modified retrospective approach;
therefore, prior year amounts were not restated. Further details of
these issues are included on page 44 of our Supplemental.

Funds From Operations attributable to common shareholders in accordance
with the newly revised National Association of Real Estate Investment
Trusts definition (“NAREIT FFO”) was $67.3 million or $0.52 per share
for the first quarter of 2019 compared to $78.3 million or $0.60 per
share for 2018.

Core FFO for the quarter ended March 31, 2019 was the same as NAREIT FFO
at $67.3 million or $0.52 per share compared to $74.7 million or $0.57
per share for the same quarter of last year. Key factors that effected
this change of $0.05 per share from this year to last year are:

• Disposition activity of $0.03 per share;
• Increase of $0.02 per share for indirect leasing and legal costs
  expensed in accordance with the new leasing standard;
• Non-cash expense increase of $0.02 per share of compensation expense
  due to lower valuations of our restricted shares for incentive
  compensation purposes offset by other reductions in overhead; and,
• Increased SPNOI and other factors.

Effective this quarter, the Company adopted the updated definition of
NAREIT FFO and will exclude gains or losses on the sale of land parcels
and securities which were previously not adjusted in NAREIT FFO. Prior
period NAREIT FFO amounts have not been restated.

Reconciliations of Net Income to NAREIT FFO and Core FFO are included
herein.

Operating Results

For the period ending March 31, 2019, the Company’s operating highlights
were as follows:

		Q1 2019
Occupancy (Signed Basis):
Occupancy - Total		94.3%
Occupancy - Small Shop Spaces		90.3%
Occupancy - Same Property Portfolio		94.5%
Same Property Net Operating Income, with redevelopments		3.2%
Rental Rate Growth - Total:		3.7%
New Leases		11.5%
Renewals		2.0%
Leasing Transactions:
Number of New Leases		65
New Leases - Annualized Revenue (in millions)		$4.6
Number of Renewals		145
Renewals - Annualized Revenue (in millions)		$13.4

A reconciliation of Net Income to SPNOI is included herein.

“Operationally, we had a solid quarter with strong Same Store results of
3.2%. However, rent growth for the quarter was below the recent norms.
Our new leases produced strong increases of 11.5%; however, our renewals
averaged only 2%. While shop renewals were a healthy 7%, a few box
renewals where the tenant had significant negotiating leverage led to a
decrease of 3% for boxes. Looking ahead to the rest of 2019, we expect
to produce rent growth in the mid-to-high single digits for the rest of
2019,” said Johnny Hendrix, Executive Vice President and Chief Operating
Officer.

Portfolio Activity

During the quarter, the Company purchased Madison Village in Central
Phoenix, Arizona at Seventh and Glendale for $20.3 million. The center
is anchored by a Safeway that produces extremely strong sales and is
located in a densely populated area of Phoenix with 140,000 people
within a three-mile radius. With 40,000 square feet of shop space,
focused leasing efforts to improve the tenancy should produce strong
growth over the next couple of years.

The Company closed $67 million of dispositions with the sale of three
shopping centers including Reynolds Crossing and Brookwood Marketplace,
both in suburban Atlanta, Georgia and Waterford Village in Leland, North
Carolina. The Company also sold one land parcel.

In addition, the Company invested $44 million in new developments and
redevelopments during the first quarter. The majority of the investment
is in its two projects in the Washington D.C. area and its 30-story
residential tower at its River Oaks Shopping Center in Houston.

“We are pleased to begin 2019 with the acquisition of a solid grocery
anchored center with outstanding sales and great upside. Our two
mixed-use developments in D.C. area are progressing nicely and will be
successful, valuable real estate projects and our significantly
transformed existing portfolio produced outstanding same property NOI of
3.2%. All of these factors should contribute to solid gains for our
shareholders,” said Drew Alexander, Chairman, President and Chief
Executive Officer.

Balance Sheet

The Company continues to maintain one of the strongest balance sheets in
its sector and proceeds from the Company’s recent dispositions were used
to further strengthen its financial position. Net Debt to Core EBITDAre
was a strong 5.3 times and Debt to Total Market Capitalization was 31.9%
at quarter end.

“Both Moody’s and S&P completed full credit analyses and confirmed our
ratings of Baa1/BBB during the first quarter. With the strongest credit
metrics we have had in many years, we are poised to take advantage of
whatever opportunities may arise. Low leverage provides the flexibility
to react quickly as market conditions change,” said Steve Richter,
Executive Vice President and Chief Financial Officer.

2019 Guidance

As to earnings guidance, the Company affirms NAREIT FFO and Core FFO per
share of a range from $2.09 to $2.17. All of the details of our guidance
are included on page 10 of our Supplemental.

Dividends

The Board of Trust Managers declared a quarterly cash dividend of $0.395
per common share payable on June 14, 2019 to shareholders of record on
June 7, 2019.

Conference Call Information

The Company also announced that it will host a live webcast of its
quarterly conference call on April 30, 2019 at 10:00 a.m. Central Time.
The live webcast can be accessed via the Company’s website at www.weingarten.com.
Alternatively, if you are not able to access the call on the web, you
can listen live by phone by calling (888) 771-4371 (conference ID #
47857841). A replay will be available through the Company’s website
starting approximately two hours following the live call.

About Weingarten Realty Investors

Weingarten Realty Investors (NYSE: WRI) is a shopping center owner,
manager and developer. At March 31, 2019, the Company owned or operated
under long-term leases, either directly or through its interest in real
estate joint ventures or partnerships, a total of 177 properties which
are located in 17 states spanning the country from coast to coast. These
properties represent approximately 34.6 million square feet of which our
interests in these properties aggregated approximately 22.6 million
square feet of leasable area. To learn more about the Company’s
operations and growth strategies, please visit www.weingarten.com.

Forward-Looking Statements

Statements included herein that state the Company’s or Management’s
intentions, hopes, beliefs, expectations or predictions of the future
are “forward-looking” statements within the meaning of the Private
Securities Litigation Reform Act of 1995 which by their nature, involve
known and unknown risks and uncertainties. The Company’s actual results,
performance or achievements could differ materially from those expressed
or implied by such statements. Reference is made to the Company’s
regulatory filings with the Securities and Exchange Commission for
information or factors that may impact the Company’s performance.

Projections involve numerous assumptions such as rental income
(including assumptions on percentage rent), interest rates, tenant
defaults, occupancy rates, volume and pricing of properties held for
disposition, volume and pricing of acquisitions, expenses (including
salaries and employee costs), insurance costs and numerous other
factors. Not all of these factors are determinable at this time and
actual results may vary from the projected results, and may be above or
below the ranges indicated. The above ranges represent management’s
estimate of results based upon these assumptions as of the date of this
press release. Accordingly, there is no assurance that our projections
will be realized.

Weingarten Realty Investors
(in thousands, except per share amounts)
Financial Statements
		Three Months Ended March 31,
		2019				2018 (1)
CONDENSED CONSOLIDATED STATEMENTS OF INCOME		(Unaudited)
Revenues:
Rentals, net		$	119,826			$	129,148
Other		3,312				3,304
Total Revenues		123,138				132,452
Operating Expenses:
Depreciation and amortization		33,972				38,095
Operating		24,248				23,270
Real estate taxes, net		16,131				17,639
Impairment loss		74				—
General and administrative		9,581				5,595
Total Operating Expenses		84,006				84,599
Other Income (Expense):
Interest expense, net		(15,289		)		(14,672		)
Interest and other income (expense)		4,384				1,533
Gain on sale of property		17,787				109,045
Total Other Income		6,882				95,906
Income Before Income Taxes and Equity in Earnings of Real Estate Joint Ventures and Partnerships		46,014				143,759
Provision for Income Taxes		(177		)		(783		)
Equity in Earnings of Real Estate Joint Ventures and Partnerships, net		5,417				5,993
Net Income		51,254				148,969
Less: Net Income Attributable to Noncontrolling Interests		(1,588		)		(2,145		)
Net Income Attributable to Common Shareholders -- Basic		$	49,666			$	146,824
Net Income Attributable to Common Shareholders -- Diluted		$	49,666			$	147,352
Earnings Per Common Share -- Basic		$	.39			$	1.15
Earnings Per Common Share -- Diluted		$	.39			$	1.13
______________

(1) Reclassification of prior year's amounts were made to conform to current year presentation.

Weingarten Realty Investors
(in thousands)
Financial Statements
		March 31, 2019				December 31, 2018
		(Unaudited)				(Audited)
CONDENSED CONSOLIDATED BALANCE SHEETS
ASSETS
Property		$	4,104,795			$	4,105,068
Accumulated Depreciation		(1,118,217		)		(1,108,188		)
Investment in Real Estate Joint Ventures and Partnerships, net		364,165				353,828
Unamortized Lease Costs, net		139,533				142,014
Accrued Rent, Accrued Contract Receivables and Accounts Receivable, net		76,900				97,924
Cash and Cash Equivalents		60,570				65,865
Restricted Deposits and Mortgage Escrows		11,134				10,272
Other, net		198,783				160,178
Total Assets		$	3,837,663			$	3,826,961
LIABILITIES AND EQUITY
Debt, net		$	1,788,551			$	1,794,684
Accounts Payable and Accrued Expenses		79,459				113,175
Other, net		209,219				168,403
Total Liabilities		2,077,229				2,076,262
Commitments and Contingencies		—				—
EQUITY
Common Shares of Beneficial Interest		3,903				3,893
Additional Paid-In Capital		1,777,089				1,766,993
Net Income Less Than Accumulated Dividends		(187,581		)		(186,431		)
Accumulated Other Comprehensive Loss		(10,480		)		(10,549		)
Shareholders' Equity		1,582,931				1,573,906
Noncontrolling Interests		177,503				176,793
Total Liabilities and Equity		$	3,837,663			$	3,826,961

Non-GAAP Financial Measures

Certain aspects of our key performance indicators are considered
non-GAAP financial measures. Management uses these measures along with
our Generally Accepted Accounting Principles ("GAAP") financial
statements in order to evaluate our operating results. Management
believes these additional measures provide users of our financial
information additional comparable indicators of our industry, as well
as, our performance.

Funds from Operations Attributable to Common
Shareholders

Effective January 1, 2019, the National Association of Real Estate
Investment Trusts ("NAREIT") defines NAREIT FFO as net income (loss)
attributable to common shareholders computed in accordance with GAAP,
excluding gains or losses from sales of certain real estate assets
(including: depreciable real estate with land, land, development
property and securities), change in control, and interests in real
estate equity investments and their applicable taxes, plus depreciation
and amortization related to real estate and impairment of certain real
estate assets and in substance real estate equity investments, including
our share of unconsolidated real estate joint ventures and partnerships.
The Company calculates NAREIT FFO in a manner consistent with the NAREIT
definition.

Management believes NAREIT FFO is a widely recognized measure of REIT
operating performance which provides our shareholders with a relevant
basis for comparison among other REITs. Management uses NAREIT FFO as a
supplemental internal measure to conduct and evaluate our business
because there are certain limitations associated with using GAAP net
income by itself as the primary measure of our operating performance.
Historical cost accounting for real estate assets in accordance with
GAAP implicitly assumes that the value of real estate assets diminishes
predictably over time. Since real estate values instead have
historically risen or fallen with market conditions, management believes
that the presentation of operating results for real estate companies
that uses historical cost accounting is insufficient by itself. There
can be no assurance that NAREIT FFO presented by the Company is
comparable to similarly titled measures of other REITs.

The Company also presents Core FFO as an additional supplemental measure
as it is more reflective of the core operating performance of our
portfolio of properties. Core FFO is defined as NAREIT FFO excluding
charges and gains related to non-cash, non-operating assets and other
transactions or events that hinder the comparability of operating
results. Specific examples of items excluded from Core FFO include, but
are not limited to, gains or losses associated with the extinguishment
of debt or other liabilities and transactional costs associated with
development activities. NAREIT FFO and Core FFO should not be considered
as alternatives to net income or other measurements under GAAP as
indicators of operating performance or to cash flows from operating,
investing or financing activities as measures of liquidity. NAREIT FFO
and Core FFO do not reflect working capital changes, cash expenditures
for capital improvements or principal payments on indebtedness.

NAREIT FFO and Core FFO is calculated as follows (in thousands):
		Three Months Ended March 31,
		2019				2018
		(Unaudited)
Net income attributable to common shareholders		$	49,666			$	146,824
Depreciation and amortization of real estate		33,743				37,765
Depreciation and amortization of real estate of unconsolidated real estate joint ventures and partnerships		2,952				3,184
Impairment of properties and real estate equity investments		74				—
(Gain) on sale of property, investment securities and interests in real estate equity investments		(18,949		)		(109,038		)
(Gain) on dispositions of unconsolidated real estate joint ventures and partnerships		(274		)		(2,363		)
Provision for income taxes (1)		—				161
Noncontrolling interests and other (2)		(489		)		1,210
NAREIT FFO – basic (3)		66,723				77,743
Income attributable to operating partnership units		528				528
NAREIT FFO – diluted (3)		67,251				78,271
Adjustments to Core FFO:
(Gain) on extinguishment of debt including related swap activity		—				(3,557		)
Core FFO – diluted		$	67,251			$	74,714
FFO weighted average shares outstanding – basic		127,756				127,926
Effect of dilutive securities:
Share options and awards		834				781
Operating partnership units		1,432				1,432
FFO weighted average shares outstanding – diluted		130,022				130,139
NAREIT FFO per common share – basic		$	.52			$	.61
NAREIT FFO per common share – diluted		$	.52			$	.60
Core FFO per common share – diluted		$	.52			$	.57

(1)		The applicable taxes related to gains and impairments of properties.
(2)		Related to gains, impairments and depreciation on operating properties and unconsolidated real estate joint ventures, where applicable.
(3)		2019 Nareit FFO is presented in accordance with 2018 Restatement of "Nareit's Funds from Operations White Paper."

Same Property Net Operating Income

Management considers SPNOI an important additional financial measure
because it reflects only those income and expense items that are
incurred at the property level and when compared across periods,
reflects the impact on operations from trends in occupancy rates, rental
rates and operating costs. The Company calculates this most useful
measurement by determining our proportional share of SPNOI from all
owned properties, including the Company’s share of SPNOI from
unconsolidated joint ventures and partnerships, which cannot be readily
determined under GAAP measurements and presentation. Although SPNOI (see
page 1 of the supplemental disclosure regarding this presentation and
limitations thereof) is a widely used measure among REITs, there can be
no assurance that SPNOI presented by the Company is comparable to
similarly titled measures of other REITs. Additionally, the Company does
not control these unconsolidated joint ventures and partnerships, and
the assets, liabilities, revenues or expenses of these joint ventures
and partnerships, as presented, do not represent its legal claim to such
items.

Properties are included in the SPNOI calculation if they are owned and
operated for the entirety of the most recent two fiscal year periods,
except for properties for which significant redevelopment or expansion
occurred during either of the periods presented, and properties that
have been sold. While there is judgment surrounding changes in
designations, management moves new development and redevelopment
properties once they have stabilized, which is typically upon attainment
of 90% occupancy. A rollforward of the properties included in the
Company’s same property designation is as follows:

		Three Months Ended March 31, 2019
Beginning of the period		171
Properties added:
New Developments		1
Properties removed:
Dispositions		(4	)
End of the period		168

We calculate SPNOI using net income attributable to common shareholders
excluding net income attributable to noncontrolling interests, other
income (expense), income taxes and equity in earnings of real estate
joint ventures and partnerships. Additionally to reconcile to SPNOI, we
exclude the effects of property management fees, certain non-cash
revenues and expenses such as straight-line rental revenue and the
related reversal of such amounts upon early lease termination,
depreciation and amortization, impairment losses, general and
administrative expenses and other items such as lease cancellation
income, environmental abatement costs, demolition expenses and lease
termination fees. Consistent with the capital treatment of such costs
under GAAP, tenant improvements, leasing commissions and other direct
leasing costs are excluded from SPNOI. A reconciliation of net income
attributable to common shareholders to SPNOI is as follows (in
thousands):

		Three Months Ended March 31,
		2019				2018
		(Unaudited)
Net income attributable to common shareholders		$	49,666			$	146,824
Add:
Net income attributable to noncontrolling interests		1,588				2,145
Provision for income taxes		177				783
Interest expense, net		15,289				14,672
Property management fees		873				867
Depreciation and amortization		33,972				38,095
Impairment loss		74				—
General and administrative		9,581				5,595
Other (1)		444				89
Less:
Gain on sale of property		(17,787		)		(109,045		)
Equity in earnings of real estate joint ventures and partnership interests, net		(5,417		)		(5,993		)
Interest and other income/expense		(4,384		)		(1,533		)
Revenue adjustments (2)		(3,219		)		(3,932		)
Adjusted income		80,857				88,567
Less: Adjusted income related to consolidated entities not defined as same property and noncontrolling interests		44				(10,511		)
Add: Pro rata share of unconsolidated entities defined as same property		8,308				8,374
Same Property Net Operating Income		89,209				86,430
Less: Redevelopment Net Operating Income		(7,793		)		(7,084		)
Same Property Net Operating Income excluding Redevelopments		$	81,416			$	79,346
___________________

(1)		Other includes items such as environmental abatement costs, demolition expenses and lease termination fees.
(2)		Revenue adjustments consist primarily of straight-line rentals, lease cancellation income and fee income primarily from real estate joint ventures and partnerships.

Earnings Before Interest, Taxes, Depreciation
and Amortization for Real Estate

NAREIT defines EBITDAre as net income computed in accordance with GAAP,
plus interest expense, income tax expense (benefit), depreciation and
amortization and impairment of depreciable real estate and in substance
real estate equity investments; plus or minus gains or losses from sales
of certain real estate assets and interests in real estate equity
investments; and adjustments to reflect our share of unconsolidated real
estate joint ventures and partnerships for these items. The Company
calculates EBITDAre in a manner consistent with the NAREIT definition.

As mentioned above, NAREIT FFO is a widely recognized measure of REIT
operating performance which provides our shareholders with a relevant
basis for comparing earnings performance among other REITs based upon
the unique capital structure of each REIT. However as a basis of
comparability that is independent of a company's capital structure,
management believes that since EBITDA is a widely known and understood
measure of performance, EBITDAre will represent an additional
supplemental non-GAAP performance measure that will provide investors
with a relevant basis for comparing REITs. There can be no assurance
that EBITDAre as presented by the Company is comparable to similarly
titled measures of other REITs.

The Company also presents Core EBITDAre as an additional supplemental
measure as it is more reflective of the core operating performance of
our portfolio of properties. Core EBITDAre is defined as NAREIT EBITDAre
excluding charges and gains related to non-cash and non-operating
transactions and other events that hinder the comparability of operating
results. Specific examples of items excluded from Core EBITDAre include,
but are not limited to, gains or losses associated with the
extinguishment of debt or other liabilities, and transactional costs
associated with development activities. EBITDAre and Core EBITDAre
should not be considered as alternatives to net income or other
measurements under GAAP as indicators of operating performance or to
cash flows from operating, investing or financing activities as measures
of liquidity. EBITDAre and Core EBITDAre do not reflect working capital
changes, cash expenditures for capital improvements or principal
payments on indebtedness.

EBITDAre and Core EBITDAre is calculated as follows (in thousands):

		Three Months Ended March 31,
		2019				2018
Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre):
Net income		$	51,254			$	148,969
Interest expense, net (1)		15,289				14,672
Provision for income taxes		177				783
Depreciation and amortization of real estate		33,972				38,095
Impairment loss on operating properties and real estate equity investments		74				—
Gain on sale of property and investment securities (2)		(18,970		)		(109,045		)
EBITDAre adjustments of unconsolidated real estate joint ventures and partnerships, net (3)		3,624				2,488
Total EBITDAre		85,420				95,962
Total Core EBITDAre		$	85,420			$	95,962

(1)		Includes a $3.8 million gain on extinguishment of debt including related swap activity for the three months ended March 31, 2018.
(2)		Includes a $.2 million gain on sale of non-operating assets for the three months ended March 31, 2019.
(3)		Includes a $.3 million gain on sale of non-operating assets for the three months ended March 31, 2019 and a $.2 million loss on extinguishment of debt for the three months ended March 31, 2018.

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