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Seritage Growth Backdrop (SRG) (the “Company”), a civic buyer of 248 retail backdrop accretion about 39 actor aboveboard anxiety of gross leasable breadth (“GLA”), today appear banking and operating after-effects for the three and six months concluded June 30, 2018.

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“We are admiring with our able added division accent by 853,000 aboveboard anxiety of anew active leases and the admission of bristles new redevelopment projects and one amplification action for a absolute advance of $58.2 million. Our anniversary abject hire from diversified, non-Sears tenants is now about $127.3 million, or 57% of absolute rent, including all active leases, and a 190% admission back our birth three years ago,” said Benjamin Schall, President and Chief Executive Officer. “Additionally, as we abide to position Seritage as a adopted accomplice for institutional basic providers, we were admiring to anatomy two new collective ventures with disinterestedness ally this division to own and redevelop our backdrop in La Jolla, California and West Hartford, Connecticut. And, consecutive to the division end, we appear a new $2.0 billion appellation accommodation with Berkshire Hathaway, a transformational footfall for the aggregation and one that provides our belvedere with added clamminess and adaptability to added capitalize on our action of opportunities.”

During the division concluded June 30, 2018, including the Company’s proportional allotment of its unconsolidated collective ventures:

In addition, consecutive to the division end, the Aggregation entered into a new $2.0 billion appellation accommodation adeptness with Berkshire Hathaway Life Insurance Company. The appellation accommodation facility, which matures on July 31, 2023, provided for an antecedent allotment of $1.6 billion at closing and includes a committed $400 actor incremental allotment facility.

For the three months concluded June 30, 2018, net accident attributable to Class A and Class C shareholders was $8.0 million, or $0.23 per adulterated share, as compared to a net accident of $21.2 million, or $0.63 per adulterated share, for the above-mentioned year period. For the six months concluded June 30, 2018, net assets attributable to Class A and Class C shareholders was $1.1 million, or $0.03 per adulterated share, as compared to a net accident of $41.1 million, or $1.22 per adulterated share, for the above-mentioned year period.

For the three months concluded June 30, 2018, Absolute NOI, which includes the Company’s proportional allotment of NOI from backdrop endemic through investments in its unconsolidated collective ventures, was $36.5 actor as compared to $44.7 actor for the above-mentioned year period. For the six months concluded June 30, 2018, Absolute NOI was $73.3 actor as compared to $91.6 actor for the above-mentioned year period.

The abatement in Absolute NOI in both periods was apprenticed primarily by bargain rental assets beneath the adept charter with Sears Holdings as a aftereffect of anamnesis and abortion action at our wholly-owned properties. Back inception, about 13.3 actor aboveboard anxiety of busy space, apery about $52.2 actor of anniversary abject rent, has been taken offline through anamnesis and abortion activity. The Aggregation has active new leases accretion about 6.1 actor aboveboard anxiety to diversified, non-Sears tenants for an accumulated anniversary abject hire of about $106.0 million. The majority of our actual active but not opened (“SNO”) leases, which totaled $70.6 actor as of June 30, 2018, are accustomed to activate advantageous hire over the abutting 6-18 months and, accountable to added anamnesis and abortion activity, the Aggregation expects Absolute NOI to admission as SNO leases catechumen to hire advantageous and as the Aggregation signs new leases with diversified, non-Sears tenants to absorb currently unleased space.

In addition, the Aggregation awash its interests in 13 unconsolidated collective adventure backdrop and 50% interests in bristles wholly-owned backdrop in the added bisected of 2017 and awash 50% interests in three wholly-owned backdrop in the aboriginal bisected of 2018, which contributed to the abatement in Absolute NOI.

For the three months concluded June 30, 2018, FFO, as affected in accordance with NAREIT, was $6.5 million, or $0.12 per adulterated share, as compared to $23.8 million, or $0.43 per adulterated share, for the above-mentioned year period. For the six months concluded June 30, 2018, FFO was $17.5 million, or $0.31 per adulterated share, as compared to $54.8 million, or $0.99 per adulterated share, for the above-mentioned year period.

For the three months ended, June 30, 2018, Aggregation FFO was $8.5 million, or $0.15 per adulterated share, as compared to $25.7 million, or $0.46 per adulterated share, for the above-mentioned year period. For the six months concluded June 30, 2018, Aggregation FFO was $21.0 million, or $0.38 per adulterated share, as compared to $52.7 million, or $0.95 per adulterated share, for the above-mentioned year period.

The decreases in FFO and Aggregation FFO in both periods were apprenticed by the aforementioned factors active the abatement in Absolute NOI, as able-bodied as lower abortion fee income, lower straight-line hire as a aftereffect of anamnesis and abortion action at our properties, college G&A costs apprenticed by our growing belvedere and the outperformance of targets accompanying to performance-based belted stock, and assets accompanying to adopted disinterestedness issued in the fourth division of 2017.

Portfolio Summary

As of June 30, 2018, the Company’s portfolio included interests in 248 retail backdrop accretion about 39 actor aboveboard anxiety of gross leasable area, including 222 wholly-owned backdrop and 26 backdrop endemic through investments in unconsolidated collective ventures. The Company’s portfolio includes 119 backdrop absorbed to bounded malls and 129 arcade centermost or freestanding properties.

The portfolio was 81.3% leased, including unconsolidated collective ventures at the Company’s proportional share, and included 58 backdrop busy alone to diversified, non-Sears tenants, 85 backdrop busy to Sears Holdings and one or added diversified, non-Sears tenants, and 81 backdrop busy alone to Sears Holdings; 24 backdrop in the portfolio were abandoned as of June 30, 2018. Of the backdrop busy to Sears Holdings, 124 operated beneath the Sears cast and 42 operated beneath the Kmart brand.

The unleased amplitude as of June 30, 2018 included about 2.1 actor SF of actual lease-up at appear redevelopment projects, and about 4.7 actor SF of added leasing befalling at backdrop in the Company’s redevelopment pipeline.

During the division concluded June 30, 2018, the Aggregation formed two new collective adventure partnerships to own The Accumulating at UTC and the Corbin Collection, redevelopments of above Sears food in La Jolla, CA and West Hartford, CT, respectively, and awash a above Sears abundance and redeveloped auto centermost in Hagerstown, MD.

Leasing Update

During the division concluded June 30, 2018, the Aggregation active new leases accretion 853,000 aboveboard anxiety at an boilerplate anniversary abject hire of $14.19 PSF. On a same-space basis, new rents averaged 3.6x above-mentioned rents for amplitude currently or aforetime active by Sears Holdings, accretion to $14.19 PSF for new tenants compared to $3.96 PSF paid by Sears Holdings beyond 853,000 aboveboard feet.

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The table beneath provides a arbitrary of the Company’s leasing action back inception, including unconsolidated collective ventures presented at the Company’s proportional share:

During the division concluded June 30, 2018, the Aggregation added $12.1 actor of new diversified, non-Sears assets and added anniversary abject hire attributable to diversified, non-Sears tenants to 56.9% of absolute anniversary abject hire from 44.0% as of June 30, 2017, including all active leases and net of hire attributable to the associated amplitude to be recaptured.

The table beneath provides a arbitrary of all the Company’s active leases as of June 30, 2018, including unconsolidated collective ventures presented at the Company’s proportional share:

____________________

Development Update

Wholly-Owned Properties

During the division concluded June 30, 2018, the Aggregation commenced bristles new redevelopment projects apery an estimated absolute advance of $53.4 actor and broadcast one ahead appear action apery an estimated incremental and absolute advance of $4.8 actor and $11.3 million, respectively.

The table beneath summarizes action commencements in the Company’s wholly-owned portfolio back inception:

____________________

As of June 30, 2018, the Aggregation had originated 73 wholly-owned projects back the Company’s inception. These projects represent an estimated absolute advance of $1,281 actor ($1,179 actor at share), of which an estimated $881 actor ($818 actor at share) charcoal to be spent, and are accustomed to accomplish an incremental crop on amount of about 11.0%.

The table beneath provides added advice apropos the Company’s wholly-owned development action from birth through June 30, 2018:

____________________

The tables beneath accommodate abrupt descriptions of anniversary of the redevelopment projects originated on the Company’s belvedere back its inception:

Note: acreage awash in Q2 2018

Anamnesis and repurpose auto centermost for restaurant amplitude

Note: contributed to West Hartford JV in Q2 2018

Note: contributed to GGP II JV in Q3 2017

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Note: contributed to Mark 302 JV in Q1 2018

Note: contributed to UTC JV in Q2 2018

Balance Area and Liquidity

As of June 30, 2018, the Company’s absolute bazaar assets was about $3.6 billion. Absolute bazaar assets is affected as the sum of absolute debt and the bazaar amount of the Company’s outstanding shares of accustomed stock, bold about-face of operating affiliation units.

Total debt to absolute bazaar assets was 34.1% and net debt to Adjusted EBITDA was 8.2x. The Aggregation deducts both complete and belted banknote from absolute debt back artful net debt. Reconciliations of net assets attributable to accustomed shareholders to EBITDA and Adjusted EBITDA, are provided in the tables accompanying this columnist release.

As of June 30, 2018, the Aggregation had $100.4 actor of complete banknote and belted banknote of $166.5 million, the abundant majority of which was captivated in assets accounts for redevelopment, re-leasing and operating costs at the Company’s properties.

During the division concluded June 30, 2018, the Aggregation bargain amounts outstanding beneath its mortgage accommodation by $58.4 actor and added $7.1 actor to its redevelopment assets as a aftereffect of the new collective ventures in La Jolla, CA and West Hartford, CT and the disposition of its acreage in Hagerstown, MD.

New Appellation Accommodation Facility

Subsequent to June 30, 2018, the Aggregation entered into a $2.0 billion appellation accommodation adeptness (the “Term Accommodation Facility”) with Berkshire Hathaway Life Insurance Aggregation of Nebraska.

The Appellation Accommodation Facility, which matures on July 31, 2023, provided for an antecedent allotment of $1.6 billion at closing (the “Initial Funding”) and includes a committed $400 actor incremental allotment adeptness (the “Incremental Allotment Facility”). Funded amounts beneath the Appellation Accommodation Adeptness buck absorption at a anchored anniversary amount of 7.00%, while amounts accessible beneath Incremental Allotment Adeptness will be accountable to a 1.00% anniversary fee until drawn.

The Aggregation acclimated a allocation of the gain from the Antecedent Allotment to absolutely accord its outstanding mortgage accommodation and apart appellation loan. Net gain from the Antecedent Funding, accumulated with absolute antithesis area banknote and the absolution of banknote affluence captivated by the antecedent lender as of June 30, 2018, accommodate the Aggregation with over $600 actor of banknote liquidity, in accession to admission to the $400 actor Incremental Allotment Facility.

Dividends

The Aggregation expects anniversary accustomed assets to attach to REIT requirements with annual to taxable assets which includes both accustomed assets and basic assets from the auction of absolute estate.

On July 24, 2018, the Company’s Board of Trustees declared a third division accustomed banal allotment of $0.25 per anniversary Class A and Class C accustomed share. The accustomed allotment will be paid on October 11, 2018 to shareholders of almanac on September 28, 2018. Holders of units in Seritage Growth Properties, L.P. (the “Operating Partnership”) are advantaged to an according administration per anniversary Operating Affiliation assemblage captivated as of September 28, 2018. On July 24, 2018, the Company’s Board of Trustees additionally declared a adopted banal allotment of $0.4375 per anniversary Series A Adopted Share. The adopted allotment will be paid on October 15, 2018 to holders of almanac on September 28, 2018.

On April 24, 2018, the Company’s Board of Trustees declared a added division accustomed banal allotment of $0.25 per anniversary Class A and Class C accustomed share. The accustomed allotment was paid on July 12, 2018 to shareholders of almanac on June 29, 2018. Holders of units in the Operating Affiliation were advantaged to an according administration per anniversary Operating Affiliation assemblage captivated as of June 29, 2018. On April 24, 2018, the Company’s Board of Trustees additionally declared a adopted banal allotment of $0.4375 per anniversary Series A Adopted Share. The adopted allotment was paid on July 16, 2018 to holders of almanac on June 29, 2018.

Supplemental Report

A Added Report will be accessible in the Investors area of the Company’s website, www.seritage.com.

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Non-GAAP Banking Measures

The Aggregation makes advertence to NOI, Absolute NOI, EBITDA, Adjusted EBITDA, FFO and Aggregation FFO which are banking measures that accommodate adjustments to accounting attempt about accustomed in the United States (“GAAP”).

None of Absolute NOI, EBITDA, Adjusted EBITDA, FFO or Aggregation FFO, are measures that (i) represent banknote breeze from operations as authentic by GAAP; (ii) are apocalyptic of banknote accessible to armamentarium all banknote breeze needs, including the adeptness to accomplish distributions; (iii) are alternatives to banknote breeze as a admeasurement of liquidity; or (iv) should be advised alternatives to net assets (which is bent in accordance with GAAP) for purposes of evaluating the Company’s operating performance. Reconciliations of these measures to the agnate GAAP measures we annual best commensurable accept been provided in the tables accompanying this columnist release.

Net Operating Assets (“NOI”), Absolute NOI and Annualized Absolute NOI

NOI is authentic as assets from acreage operations beneath acreage operating expenses. The Aggregation believes NOI provides advantageous advice apropos Seritage, its banking condition, and after-effects of operations because it reflects alone those assets and amount items that are incurred at the acreage level.

The Aggregation additionally uses Absolute NOI, which includes its proportional allotment of unconsolidated properties. This anatomy of presentation offers insights into the banking achievement and action of the Aggregation as a accomplished accustomed the Company’s buying of unconsolidated backdrop that are accounted for beneath GAAP application the disinterestedness method. The Aggregation additionally considers Absolute NOI to be a accessible added admeasurement of its operating achievement because it excludes from NOI capricious items such as abortion fee income, as able-bodied as non-cash items such as straight-line hire and acquittal of charter intangibles.

Annualized Absolute NOI is an estimate, as of the end of the advertisement period, of the anniversary Absolute NOI to be generated by the Company’s portfolio including all active leases and modifications to the Company’s adept charter with Sears Holdings with annual to recaptured space. We annual Annualized Absolute NOI by abacus or abacus accustomed aeon adjustments for leases that commenced or asleep during the aeon to Absolute NOI (as defined) for the aeon and annualizing, and again abacus estimated anniversary Absolute NOI attributable to SNO leases and abacus estimated anniversary Absolute NOI attributable to Sears Holdings’ amplitude to be recaptured.

Annualized Absolute NOI is a advanced non-GAAP admeasurement for which the Aggregation does not accept it can accommodate reconciling advice to a agnate advanced GAAP admeasurement after absurd effort.

Earnings afore Absorption Expense, Assets Tax, Depreciation, and Acquittal for Absolute Acreage (“EBITDAre”) and Aggregation EBITDA

EBITDAre is affected in accordance with the analogue set alternating by the Civic Association of Absolute Acreage Advance Trusts (“NAREIT”), which may not be commensurable to measures affected by added companies who do not use the NAREIT analogue of EBITDA. EBITDAre is affected as net assets computed in accordance with GAAP, excluding absorption expense, assets tax expense, abrasion and amortization, assets (or losses) from acreage sales and crime accuse on depreciable absolute acreage assets. The Aggregation believes EBITDAre provides advantageous advice to investors apropos our after-effects of operations because it removes the appulse of the Company’s basic anatomy (primarily absorption expense) and its asset abject (primarily abrasion and amortization). Management additionally believes the use of EBITDAre facilitates comparisons amid us and added disinterestedness REITs and absolute acreage owners that are not REITs.

The Aggregation makes assertive adjustments to EBITDAre, which it refers to as Aggregation EBITDA, to annual for assertive non-cash and non-comparable items, such as abortion fee income, abeyant accident on absorption amount cap, action charges, acquisition-related costs and assertive up-front-hiring and cadre costs that it does not accept are adumbrative of advancing operating results.

Funds from Operations (“FFO”) and Aggregation FFO

FFO is affected in accordance with NAREIT which defines FFO as net assets computed in accordance with GAAP, excluding assets (or losses) from acreage sales, absolute acreage accompanying abrasion and amortization, and crime accuse on depreciable absolute acreage assets. The Aggregation considers FFO a accessible added admeasurement of the operating achievement for disinterestedness REITs and a accompaniment to GAAP measures because it is a accustomed admeasurement of achievement by the absolute acreage industry.

The Aggregation makes assertive adjustments to FFO, which it refers to as Aggregation FFO, to annual for assertive non-cash and non-comparable items, such as abortion fee income, abeyant accident on absorption amount cap, action charges, acquisition-related expenses, acquittal of deferred costs costs and assertive up-front-hiring and cadre costs, that it does not accept are adumbrative of advancing operating results. The Aggregation ahead referred to this metric as Normalized FFO; the analogue and adding abide the same.

Forward-Looking Statements

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