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KIM · Q2 2026
Archived report (Q2 2026). Latest deep dive →
The quarter in brief
Revenue grew 4.9% y/y to $551M, operating margin 35.6% vs 39.2%, net income $146M (−6.2% y/y).
Net income available to common shareholders
$146M
down 6.2% y/y
Total revenues
$551M
up 4.9% y/y
Operating income
$196M
down 4.7% y/y
All figures in $M.
| Line item | Amount and change |
|---|---|
| Revenues from rental properties, net | $546 · +4.9% |
| Management and other fee income | $4.4 · +3.1% |
| Total revenues | $551 · +4.9% |
| Depreciation and amortization | $149 · −4.7% |
| Operating and maintenance | $95.1 · +4.5% |
| Real estate taxes | $71.2 · +7.0% |
| General and administrative | $29.9 · −7.7% |
| Impairment charges | $6.6 · −13.5% |
| Rent | $4.1 · −3.8% |
| Gain on sale of properties | $1.4 · −96.5% |
| Operating income | $196 · −4.7% · 35.6% margin |
| Mortgage and other financing income, net | $11.4 · −5.1% |
| Other (expense)/income, net | $1.6 · vs $2.9 |
| Interest expense | $83.9 · +3.3% |
| Income before income taxes and equity in income of joint ventures | $122 · −12.6% |
| Equity in income of joint ventures, net | $32.4 · +35.2% |
| Other investments and income taxes (calculated) | $0.5 · vs $1.4 |
| Net income attributable to noncontrolling interests | $0.7 · −65.8% |
| Preferred dividends, net | $7.5 · −0.3% |
| Net income available to common shareholders | $146 · −6.2% · $0.22/sh · 26.5% margin |
Verdict: revenue grew 4.9% y/y to $551M, operating margin 35.6% vs 39.2%, net income $146M (−6.2% y/y).
Diluted EPS $0.22 vs $0.23 a year earlier; FFO per diluted share up 4.5% to $0.46 (non-GAAP, company definition); portfolio occupancy 96.4%, small-shop occupancy a record 92.9%; quarterly dividend raised 12.0% to $0.28 per share.
Source and notation
Source: Kimco Realty earnings release, 8-K EX-99 of 08/04/2026 (SEC EDGAR). REIT layout: total revenues as reported; property expenses, depreciation, interest and other items lead to net income (a REIT pays little or no income tax). FFO is a non-GAAP measure: it appears only in the text, as defined by the company, never in the chart. The income statement lines were taken from the release by hand; the program found every figure in the release text and checked the accounting identities and the chart balance; revenue and net income match SEC XBRL.
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Chart: “KIM Q2 2026: where the revenue went” by Who Reports Today, https://whoreportstoday.com/t/kim/q2-2026. Licensed under CC BY 4.0.
<figure> <a href="https://whoreportstoday.com/t/kim/q2-2026"><img src="https://whoreportstoday.com/t/kim/q2-2026/sankey.png" alt="KIM Q2 2026: where the revenue went" loading="lazy" style="max-width:100%;height:auto"></a> <figcaption>Source: <a href="https://whoreportstoday.com/t/kim/q2-2026">Who Reports Today</a>, licensed under <a href="https://creativecommons.org/licenses/by/4.0/">CC BY 4.0</a></figcaption> </figure>
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<a href="https://whoreportstoday.com/t/kim/q2-2026">KIM Q2 2026 earnings chart (Who Reports Today)</a>
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- Net income fell despite growth in rental revenues of $25.5 million and $8.5 million more equity income from joint ventures: gains on sales of properties were $37.6 million lower than a year earlier.
- Leasing was strong: 461 leases for 2.5 million square feet with blended cash rent spreads of 13.1% on comparable spaces, including 40.4% on new leases; same property NOI grew 3.5%.
- Kimco sold The Milton, a 253-unit multifamily building at Pentagon Centre, for $142.3 million and issued $600.0 million of 3.50% exchangeable senior notes due 2031.
- Operating income was $196M, a 35.6% margin vs 39.2% a year earlier.
- Net income was $146M, a 26.5% margin vs 29.6% a year earlier.
- Diluted EPS was $0.22 vs $0.23 a year earlier.
What distorts the picture in this report and what to watch beyond the headlines.
KIM — Kimco Realty is a real estate investment trust (REIT) that owns and operates open-air, grocery-anchored shopping centers and mixed-use properties in the United States.
Headquarters: Jericho, New York.
Heads-up
- net income fell 6% y/y in Q2 2026
Net income for Q2 2026: $146M, −6% y/y. Based on the Q2 2026 report.
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