Investor Presentation

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1 Investor Presentation 4 th Quarter 2017 Retail Opportunity Investments Corporation 8905 Towne Centre Drive Suite 108 San Diego, CA

2 Market Snapshot NASDAQ Symbol ROIC Share Price (as of 2/26/18) $17.59 Annual Dividend $0.78 Dividend Yield 4.4% Total Market Capitalization $4 Billion CONFIDENTIAL 2

3 Company Overview In 2006, predecessor company was formed: raises $400 million through an IPO, as a blind pool acquisition entity In October 2009, the board appoints Stuart Tanz as CEO: company is reorganized as a real estate investment trust embarks on growth strategy to build premier shopping center REIT Notable achievements since October 2009: $2.9 billion in shopping center acquisitions sector-leading portfolio occupancy (97.5% as of 12/31/17) solid growth in same-center NOI and same-space releasing spreads awarded investment grade ratings from Moody s and S&P increased dividend every year (325% cumulative increase) 137% total return to shareholders (through year-end 2017) (1) (1) Excludes dividend reinvestment CONFIDENTIAL 3

4 Portfolio Happy Valley Town Center Happy Valley, OR CONFIDENTIAL 4

5 Risk-Averse Strategy Desirable West Coast metropolitan markets Shopping centers well-located in heart of mature, affluent communities Own portfolio 100% (no joint ventures/conflicts of interest) Retailers that provide basic consumer goods and services (always in demand) 95% of properties are anchored by supermarkets Vast majority of all consumers shop at supermarkets (4 to 5 trips per month on average) Supermarkets generate highly consistent, daily consumer traffic to the centers Shop tenants (daily-necessity retailers, restaurants, etc.) all benefit from supermarket draw Long-term leases to strong, national and regional anchor retailers (stable cash flow base) 56% of portfolio leased to anchor retailers (weighted average remaining lease term approx. 7 years) Shorter-term leases to national, regional and local shop retailers (cash flow growth) 44% leased to shop tenants (majority well below market) 37% expire over next 3 years (excellent releasing opportunity) provides ability to adapt to evolving retailer trends Stable, highly diverse tenant base with no concentration or credit concerns top 10 tenants only account for 20% of total base rent 80% of total base rent comes from 1,863 tenants Controlled pad build-out and expansion (no ground up development risk) CONFIDENTIAL 5

Largest West Coast Focused Shopping Center REIT Leading Metro Markets Strong Long-term Fundamentals Seattle 16 shopping centers 1.

4 million square feet Sacramento 5 shopping centers 0.6 million square feet Los Angeles 20 shopping centers 2.

7 million square feet Densely populated, affluent demographics Above-average household income Solid employment growth Retail sales

6 Largest West Coast Focused Shopping Center REIT Leading Metro Markets Strong Long-term Fundamentals Seattle 16 shopping centers 1.9 million square feet Portland 17 shopping centers 1.8 million square feet San Francisco Bay Area 16 shopping centers 1.4 million square feet Sacramento 5 shopping centers 0.6 million square feet Los Angeles 20 shopping centers 2.9 million square feet Orange County 10 shopping centers 1.2 million square feet San Diego 7 shopping centers 0.7 million square feet Densely populated, affluent demographics Above-average household income Solid employment growth Retail sales above pre-recession levels High barriers to entry Limited new construction Occupancy steadily increasing Retail rents steadily increasing Total 91 shopping centers 10.5 million square feet CONFIDENTIAL 6

7 Strong, Daily-Necessity Focus % of Portfolio Value Anchored by Supermarkets 100% 90% 95% 90% 88% 86% 85% 80% 70% 60% 68% 59% 50% 40% 40% 30% 20% 10% 0% ROIC WRI BRX REG KIM FRT RPAI AKR Source: 3 rd party research and company filings as of December 31, 2017 CONFIDENTIAL 7

8 Consistently High Occupancy 100% 96% 97% 97% 98% 97% 97% 97% 97% 97% 97% 97% 98% 97% 97% 97% 98% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% 1Q '14 2Q '14 3Q '14 4Q '14 1Q '15 2Q '15 3Q '15 4Q '15 1Q '16 2Q '16 3Q '16 4Q '16 1Q '17 2Q '17 3Q '17 4Q '17 Percentages leased at quarter end CONFIDENTIAL 8

9 Broad Tenant Base Top 10 Tenants Daily-Necessity Focus (always in demand) 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% % of Total Annualized Base Rent Top 10 tenants only account for 20% of Total Annualized Base Rent Largest tenant (Albertson s / Safeway) only accounts for 6.0% of ABR Second largest tenant (Kroger) only accounts for 3.4% of ABR All other top tenants account for less than 2% of ABR individually 7 of 10 top tenants are daily-necessity retailers (supermarkets & pharmacies) 80% of ABR is derived from 1,863 tenants (each accounting for less than 1/2 of a percent individually) CONFIDENTIAL 9

10 Stable Revenue Stream Annual Lease Expirations (based on Total Annualized Base Rent) 100% 90% Anchor Non-Anchor 80% 70% 60% 50% 40% 30% 20% 10% 0% CONFIDENTIAL 10

Sector Leading Portfolio Occupancy Portfolio Lease Rate at December 31, 2017 100% 97.5% 96.0% 95.5% 95.3% 95.

11 Sector Leading Portfolio Occupancy Portfolio Lease Rate at December 31, % 97.5% 96.0% 95.5% 95.3% 95.3% 94.9% 94.8% 95% 92.2% 90% 85% 80% ROIC KIM REG FRT AKR RPAI WRI BRX Source: Company filings CONFIDENTIAL 11

12 Strong Internal Growth Potential Proven track record of achieving solid growth 97.5% sector leading occupancy at 12/31/17 (14th consecutive quarter at or above 97%) 26.6% increase in same-space cash rents on new leases Double digit increases in same-space cash rents for 14 consecutive quarters running 3.6% economic spread between billed and leased space as of 12/31/17 Representing $7.8mm of additional incremental rent (on a cash basis) Embedded growth potential from releasing below market space Over 1.7mm sq. ft. of leased space is scheduled to expire during the next 2 years 31,000 square feet of pad development/expansion underway (17% projected yield) Potential densification/expansion opportunities at key properties Crossroads (Seattle): plans for over 200K sq. ft. of additional mixed-use/retail space CONFIDENTIAL 12

13 Acquisitions Country Club Village San Ramon, CA CONFIDENTIAL 13

14 Highly Disciplined Strategy Capitalize on management's extensive network of relationships Focus on unique, off-market opportunities undermanaged, underleased, undercapitalized opportunities privately-owned for years Maintain large pipeline of opportunities across all core markets enhances ability to grow consistently each year grow in a geographically balanced manner Focus on established, in-fill metropolitan West Coast markets strong income and population growth highly protected with barriers to entry and limited new supply Focus on community and neighborhood shopping centers well-established in highly sought after locations anchored by national and regional supermarkets and drugstores Focus on acquisitions that have opportunities to enhance value releasing below market space retenanting/repositioning with stronger, daily-necessity retailers controlled pad and expansion possibilities Maintain strict, prudent underwriting accretive pricing (balance sheet neutral) below replacement cost CONFIDENTIAL 14

15 Consistent Growth Year After Year Cumulative Acquisition Volume $3,000 $2,500 Acquisitions during the period Acquisitions completed in prior years $2,544 $2,211 $333 $2,902 $358 $2,000 $1,731 $480 $1,500 $1,000 $500 $0 $604 $880 $1,317 $2,544 $437 $2,211 $1,731 $275 $1,317 $316 $288 $880 $604 $298 $316 $ $414 CONFIDENTIAL 15

Balanced Across West Coast $500 $480 $2,902 $3,000 $2,800 $450 $437 $14 $414 $71

$44 $288 $300 $276 $33 $17 $29 $15 $54 $29 $70 $250 $121 $36 $69 $155 $38 $89 $200

$59 $44 $48 $59 $13 $18 $28 $14 $12 $0 2009 2010 2011 2012 2013 2014 2015 2016

County San Diego Seattle Portland $513 $196 $376 $934 $91 $416 Cumulative $2,200

16 Balanced Across West Coast $500 $480 $2,902 $3,000 $2,800 $450 $437 $14 $414 $71 $376 $2,600 $2,400 $Millions $400 $60 $358 $122 $102 $333 $350 $15 $298 $13 $65 $44 $288 $300 $276 $33 $17 $29 $15 $54 $29 $70 $250 $121 $36 $69 $155 $38 $89 $200 $60 $110 $56 $150 $66 $238 $246 $28 $100 $64 $110 $35 $54 $70 $152 $8 $49 $50 $18 $59 $44 $48 $59 $13 $18 $28 $14 $12 $ Acquisitions completed each year San Francisco Sacramento Los Angeles Orange County San Diego Seattle Portland $513 $196 $376 $934 $91 $416 Cumulative $2,200 $2,000 $1,800 $1,600 $1,400 $1,200 $1,000 $800 $600 $400 $200 $0 $Millions CONFIDENTIAL 16

17 Financial Seabridge Marketplace Oxnard, CA CONFIDENTIAL 17

18 Prudent Strategy Maintain conservative investment-grade balance sheet debt to total market cap maximum of 37.8% interest coverage minimum of 3.7x Primarily utilize unsecured debt to maintain liquidity and flexibility 93% of total debt is unsecured (only 7% secured) $1.2 billion acquisition facility capacity Maintain large, diversified pool of unencumbered shopping centers 85 of ROIC s 91 shopping centers are unencumbered Virtually no debt maturing during next 3+ years only 1.5% expires between now and September 2021 Maintain simple, straight-forward, transparent business NAREIT FFO definition utilized no development or joint ventures/conflicts of interest no preferred or convertible securities comprehensive SEC and supplemental reporting CONFIDENTIAL 18

Consistent Growth Year After Year Total Assets Total Market

$3,000 $2,500 $1,852 $2,301 $3,000 $2,500 $2,400 $Millions

$694 $1,100 $1,700 $500 $500 $455 $0 2013 2014 2015 2016

19 Consistent Growth Year After Year Total Assets Total Market Cap $4,000 $3,500 $3,039 $4,000 $3,700 $3,000 $2,663 $3,500 $3,000 $2,500 $1,852 $2,301 $3,000 $2,500 $2,400 $Millions $2,000 $1,500 $1,000 $1,439 $Millions $2,000 $1,500 $1,000 $694 $1,100 $1,700 $500 $500 $455 $ $ CONFIDENTIAL 19

20 Consistent Growth Year After Year Dividends Per Share FFO Per Share $1.25 $1.25 $1.08 $1.14 Guidance $1.16 $1.20 $1.00 $0.75 $0.64 $0.68 $0.72 $0.75 $0.78 $1.00 $0.75 $0.85 $0.96 $0.50 $0.50 $0.25 $0.25 $ E $ E CONFIDENTIAL 20

21 Leadership Fallbrook Shopping Center West Hills, CA CONFIDENTIAL 21

22 Highly Experienced, Focused Management Team Focused exclusively on West Coast for 25+ years Focused exclusively on grocery-anchored sector for 25+ years Focused exclusively on executing the same strategy for 25+ years Unparalleled West Coast shopping center relationships and market knowledge Acquired $6 billion of West Coast shopping centers (sold over $4 billion) Operated successfully as a public REIT for 15+ years: Pan Pacific Retail Properties ( ) grew from $400mm IPO to $4 billion in total market cap 530% total return to stockholders Retail Opportunity Investments Corp. ( present) grown from $400mm to $4.0 billion in total market cap to date 137% total return to date (through year-end 2017) (1) Impeccable track record leading public REITs straight-forward business plan and capital structure strong, consistent growth and performance year after year (1) Excludes dividend reinvestment CONFIDENTIAL 22

23 Summary Canyon Crossing Puyallup, WA CONFIDENTIAL 23

24 Strong 2017 Performance $0.35 of net income per diluted share through twelve months of 2017 $0.10 per diluted share of net income for 4Q th year in a row of growth in Funds From Operations (FFO) 5.6% increase in FFO per diluted share for 2017 ($1.14) 11.1% increase in FFO per diluted share for 4Q 2017 ($0.30) $358mm of shopping center acquisitions $156mm acquired during 4Q % portfolio lease rate at 12/31/17 (sector leading) 14 th consecutive quarter at or above 97% 27% increase in same-space cash rents on new leases in th consecutive year of double-digit rent growth 37.8% debt to total market cap at 12/31/17 7+ years running with debt-to-total market cap below 40% 3.7x interest coverage for 4Q years running with interest coverage at or above 3.5x 4.2% increase in cash dividends paid (2017 vs. 2016) 7 th consecutive year of dividend growth Feb dividend increased by another 4% CONFIDENTIAL 24

25 Key Takeaways Only pure play West Coast shopping center REIT largest public grocery-anchored shopping center portfolio on West Coast located in best, densely populated, affluent metropolitan markets markets have and are projected to continue to outpace the national average high barriers to entry, very limited new supply Highly experienced, focused management team 25+ years focused exclusively on West Coast unparalleled West Coast relationships and market knowledge 15+ years experience leading public REITs Strong track record of performance since 2009 inception 1000% growth in total market cap sector leading operating metrics 325% dividend growth to date 137% total return to date (through year-end 2017) (1) Poised to continue strong performance highly-fragmented ownership on West Coast (majority privately-owned) ROIC currency/op units providing competitive acquisition advantage investment grade balance sheet ($1.2 billion acquisition facility capacity) strong embedded growth within existing portfolio (below market leases) potential ability to densify/enhance value of certain key shopping centers (1) Excludes dividend reinvestment CONFIDENTIAL 25

26 Forward Looking Statement Certain information contained herein may constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of Such forward-looking statements involve known and unknown risks, uncertainties and other factors which may cause the actual results, performance or achievements of the Company to be materially different from any future results, performance or achievements expressed or implied by such forward-looking statements. Such factors include, among others, risks associated with the Company's ability to identify and acquire retail real estate investments that meet the Company's investment standards; the level of rental revenue and net interest income the Company achieves from its assets; the market value of the Company's assets and the supply of, and demand for, retail real estate investments in which the Company invests; the conditions in the local markets in which the Company operates, as well as changes in national economic and market conditions; consumer spending and confidence trends; the Company's ability to enter into new leases or to renew leases with existing tenants at the properties at favorable rates; the Company's ability to anticipate changes in consumer buying practices and the space needs of tenants; the competitive landscape impacting the properties the Company acquires and their tenants; the Company's relationships with its tenants and their financial condition; the Company's use of debt as part of its financing strategy and its ability to make payments or to comply with any covenants under any borrowings or other debt facilities; the level of the Company's operating expenses, changes in interest rates that could impact the market price of the Company's common stock and the cost of the Company's borrowings; and legislative and regulatory changes (including changes to laws governing the taxation of REITs). Additional information regarding these and other factors is described in the Company's filings with the Securities and Exchange Commission, including its most recent Annual Report on Form 10-K and the Company s Quarterly Reports on Form 10-Q. Forward looking statements are based on estimates as of the date of this supplemental data. The Company disclaims any obligation to publicly release the results of any revisions to these forward looking statements reflecting new estimates, events or circumstances after the date of this supplemental data. For further information, please refer to the Company s filings with the Securities and Exchange Commission. CONFIDENTIAL 26

Investor Presentation

Investor Presentation 4 th Quarter 2018 Retail Opportunity Investments Corporation 11250 El Camino Real, Suite 200 San Diego, CA 92130 www.roireit.net OVERVIEW Seabridge Marketplace Oxnard, CA 2 ROIC Today