Curbline Properties Corp.

Table of Contents Section Page Earnings Release & Financial Statements Press Release 1 - 8 Company Summary Portfolio Summary 9 Capital Structure 10 Debt Detail 11 Same Property Metrics 12 Leasing Summary 13 Lease Expirations 14 Top 25 Tenants 15 Investments Acquisitions 16 Reporting Policies and Other Notable Accounting Policies and Non-GAAP Measures 17 - 18 For Immediate Release Curbline Properties Reports Second Quarter 2026 Results New York, New York, July 28, 2026 – Curbline Properties Corp.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

The Company does not include a projection of gains or losses on asset sales, transaction costs or debt extinguishment costs in guidance.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

In calculating the expected range for or amount of net income attributable to Curbline to estimate projected FFO and Operating FFO for future periods, the Company does not include a projection of gains and losses from the disposition of real estate property, potential impairments and reserves of real estate property, debt extinguishment costs and certain transaction costs.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

Capital S tructure $, shares and units in thousands, except per share June 30, 2026 December 31, 2025 Market Value Per Share $30.40 $23.21 Common Stock 114,038 105,368 Common Units 40 29 Total Common Stock and Units 114,078 105,397 Total Equity Market Capitalization $3,467,971 $2,446,264 Unsecured Revolver 0 0 Unsecured Term Loans 250,000 250,000 Unsecured Notes Payable 350,000 178,000 Total Debt 600,000 428,000 Less: Cash (1) 154,721 289,553 Net Debt 445,279 138,447 Total Enterprise Value $3,913,250 $2,584,711 (1) Excludes $8.4 million and $3.3 million of acquisition escrow deposits as of June 30, 2026 and December 31, 2025, respectively.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

Such adjustments include gains/losses on the early extinguishments of debt, transaction costs and other restructuring type costs, including employee separation costs.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

In calculating the expected range for or amount of net income attributable to Curbline to estimate projected FFO and Operating FFO for future periods, the Company does not include a projection of gains and losses from the 17 disposition of real estate property, potential impairments and reserves of real estate property, debt extinguishment costs or transaction costs.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

For this purpose, any statements contained herein that are not historical fact, including statements regarding the Company’s projected operational and financial performance, strategy, prospects and plans, may be deemed to be forward-looking statements.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

The Company uses FFO and/or Operating FFO in part (i) as a disclosure to improve the understanding of the Company’s operating results among the investing public, (ii) as a measure of a real estate asset’s performance, (iii) to influence acquisition, disposition and capital investment strategies and (iv) to compare the Company’s performance to that of other publicly traded shopping center REITs.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

FFO and Operating FFO do not represent amounts available for dividends, capital replacement or expansion, debt service obligations or other commitments and uncertainties.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

SPNOI does not represent amounts available for dividends, capital replacement or expansion, debt service obligations or other commitments and uncertainties.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

For this purpose, any statements contained herein that are not historical fact, including statements regarding the Company s projected operational and financial performance, strategy, prospects and plans, may be deemed to be forward-looking statements.

SEC original ↗Curbline Properties Corp. — 10-Q Quarterly report10-QOct 22, 2026

FFO and Operating FFO do not represent amounts available for dividends, capital replacement or expansion, debt service obligations or other commitments and uncertainties.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

SPNOI does not represent amounts available for dividends, capital replacement or expansion, debt service obligations or other commitments and uncertainties.

SEC original ↗Curbline Properties Corp. — Earnings release (8-K exhibit)EX-99Jul 28, 2026

Legal Proceedings 36 Item 1A.

SEC original ↗Curbline Properties Corp. — 10-Q Quarterly report10-QOct 22, 2026

Commitments and Contingencies Legal Matters The Company and its subsidiaries are subject to various legal proceedings, which, taken together, are not expected to have a material adverse effect on the Company.

SEC original ↗Curbline Properties Corp. — 10-Q Quarterly report10-QOct 22, 2026

While the resolution of all matters cannot be predicted with certainty, management believes that the final outcome of such legal proceedings and claims will not have a material adverse effect on the Company s liquidity, financial position or results of operations.

SEC original ↗Curbline Properties Corp. — 10-Q Quarterly report10-QOct 22, 2026

In addition, the following discussion contains forward-looking statements, such as statements regarding our expectations for future performance, liquidity, and capital resources, that involve risks, uncertainties, and assumptions that could cause actual results to differ materially from our expectations.

SEC original ↗Curbline Properties Corp. — 10-Q Quarterly report10-QOct 22, 2026