Equity One (EQY) 8-K Results of Operations and Financial Condition

Exhibit 99.2

Equity One, Inc.
Supplemental Information Package
	September 30, 2010

Equity One, Inc.

1600 N.E. Miami Gardens Drive

North Miami Beach, Florida 33179

Tel: (305) 947-1664   Fax: (305) 947-1734

www.equityone.net

Equity One, Inc.
SUPPLEMENTAL INFORMATION
September 30, 2010
(unaudited)
TABLE OF CONTENTS
	Page
Overview
Analyst Coverage	3
Disclosures	4
Summary Financial Results and Ratios	5
Assets, Liabilities, and Equity
Condensed Consolidated Balance Sheets	6
Market Capitalization	7
Debt Summary	8
Consolidated Debt Maturity Schedule	9
Income, EBITDA, and FFO
Condensed Consolidated Statements of Income	10
Pro Forma Financial Information for Discontinued Operations	11-12
Net Operating Income	13
EBITDA	14
Consolidated Statements of Funds from Operations	15
Additional Disclosures	16
Leasing Data
Tenant Concentration - Top Twenty Tenants	17
Recent Leasing Activity	18
Shopping Center Lease Expiration Schedule - All Tenants, Anchors, Shops	19-21
Shopping Center Lease Expiration Graph	22
Property Data
Annual Minimum Rent of Operating Properties by Metro/Region Breakout	23
Property Status Report	24-32
Real Estate Acquisitions and Dispositions	33
Real Estate Developments and Redevelopments	34
Debt Schedule Detail
Consolidated Debt Summary - Property Mortgage Detail	35-36
Consolidated Debt Summary - Unsecured Notes, Lines of Credit, and Total	37
Joint Venture Supplemental Data	38-45

EQUITY ONE, INC
ANALYST COVERAGE
As of September 30, 2010
Barclays Capital	Ross Smotrich	(212) 526-2306
	Ryan Bennett	(212) 526-5309
BMO Capital Markets	Paul Adornato	(212) 885-4170
Citigroup Global Markets	Michael Bilerman	(212) 816-1383
	Quentin Velleley	(212) 816-6981
Cowen & Company	James Sullivan	(646) 562-1380
Credit Suisse	Andrew Rosivach	(415) 249-7942
Deutsche Bank	Vin Chao	(212) 250-6799
Green Street Advisors	Laura Clark	(949) 640-8780
ISI Group	Steve Sakwa	(212) 446-9462
	Ian Weissman	(212) 446-9461
JP Morgan Securities Inc.	Michael W. Mueller, CFA	(212) 622-6689
	Joseph Dazio	(212) 622-6416
Keefe, Bruyette & Woods	Benjamin Yang	(415) 591-1631
Macquarie Capital (USA) Inc.	David Wigginton	(212) 231-6380
Bank of America/Merrill Lynch	Craig Schmidt	(646) 855-3640
Morgan Stanley	Paul Morgan	(212) 761-8576
Raymond James & Assoc.	Paul D. Puryear	(727) 567-2253
	R.J. Milligan	(727) 567-2660
Royal Bank of Canada	Richard Moore	(440) 715-2646
	Wes Golladay	(440) 715-2650
Stifel, Nicolaus & Co., Inc.	Nathan Isbee	(443) 224-1346
Miller Tabak	Tom Mitchell	(212) 370-0040 x8163
UBS	Ross Nussbaum	(212) 713-2484
Wells Fargo	Jeffrey Donnelly	(617) 603-4262

Page 3

EQUITY ONE, INC.

DISCLOSURES

As of September 30, 2010

Forward Looking Statements

Certain information contained in this Supplemental Information Package constitute forward-looking statements within the meaning of the federal securities laws.  Although Equity One believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that these expectations will be achieved.  Factors that could cause actual results to differ materially from current expectations include changes in macro-economic conditions and the demand for retail space in Florida, Georgia, Massachusetts and the other states in which Equity One owns properties; the continuing financial success of Equity One's current and prospective tenants; continuing supply constraints in its geographic markets; the availability of properties for acquisition ; the success of its efforts to lease up vacant space; the effects of natural, man-made, and other disasters; the ability of Equity One to successfully integrate the operations and systems of acquired companies and properties; and other risks, which are described in Equity One's filings with the Securities and Exchange Commission.

Basis of Presentation

The information contained in the Supplemental Information Package does not purport to disclose all items required by GAAP. The Company's Form 10-K for the year ended December 31, 2009 and Form 10-Q for the period ended September 30, 2010 should be read in conjunction with this Supplemental Information Package. The results of operations of any property acquired are included in our financial statements since the date of its acquisition.

EBITDA is a widely used performance measure and is provided as a supplemental measure of operating performance. We compute EBITDA as the sum of net income before extraordinary items, depreciation and amortization, income taxes, interest expense, gain (loss) on disposal of income producing properties, gain (loss) on debt extinguishment, gain (loss) on sale of securities, and impairment of real estate.  Given the nature of the Company's business as a real estate owner and operator, the Company believes that the use of EBITDA as opposed to earnings in various financial ratios is helpful to investors as a measure of our operational performance because EBITDA excludes various items included in earnings that do not relate to or are not indicative of our operating performance, such as gains and losses on sales o f real estate and real estate related depreciation and amortization, and includes the results of operations of real estate properties that were sold or classified as real estate held for sale either during or subsequent to the end of a particular reporting period, which are included in earnings on a net basis. Accordingly, we believe that the use of EBITDA as opposed to earnings in various ratios provides a meaningful performance measure as it relates to our ability to meet various coverage tests for the stated periods.

EBITDA should not be considered as an alternative to earnings as an indicator of our financial performance, or as an alternative to cash flow from operating activities as a measure of our liquidity.  Our computation of EBITDA may differ from the methodology utilized by other companies to calculate EBITDA.  Investors are cautioned that items excluded from EBITDA are significant components in understanding and assessing the Company's financial performance.

Use of Funds from Operations as a Non-GAAP Financial Measure

We believe Funds from Operations (FFO) (combined with the primary GAAP presentations) is a useful supplemental measure of our operating performance that is a recognized metric used extensively by the real estate industry, particularly REITs. NAREIT stated in its April 2002 White Paper on FFO, "Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time.  Since real estate values have historically risen or fallen with market conditions many industry investors have considered presentations of operating results for real estate companies that use historical cost accounting to be insufficient by themselves."  FFO, as defined by NAREIT, is "net income (computed in accordance with GAAP), excluding (gains or losses) from sale s of property, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures.  Adjustments for unconsolidated partnerships and joint ventures will be calculated to reflect funds from operations on the same basis."

We believe that financial analysts, investors and stockholders are better served by the presentation of comparable period operating results generated from our FFO measure.  Our method of calculating FFO may be different from methods used by other REITs and accordingly, may not be comparable to such other REITs.  FFO is presented to assist investors in analyzing our operating performance. FFO (i) does not represent cash flow from operations as defined by GAAP, (ii) is not indicative of cash available to fund all cash flow needs, including the ability to make distributions, (iii) is not an alternative to cash flow as measure of liquidity, and (iv) should not be considered as an alternative to net income (which is determined in accordance with GAAP) for purposes of evaluating our operating performa nce. We believe net income is the most directly comparable GAAP measure to FFO.

Page 4

EQUITY ONE, INC.
SUMMARY FINANCIAL RESULTS AND RATIOS
For the three and nine months ended September 30, 2010 and 2009 (unaudited)
(in thousands, except per share data)
	For the three months ended						For the nine months ended
	Sept 30, 2010			Sept 30, 2009			Sept 30, 2010			Sept 30, 2009
Summary Financial Results
Total revenues*	$	71,481		$	66,904		$	212,954		$	204,013
EBITDA (see page 14)		43,308			43,614			131,629			132,765
Property net operating income		50,526			47,139			151,205			144,553
General & administrative expenses (G&A)* - Adjusted (1)		7,318			7,568			23,962			23,648
Net income attributable to Equity One	$	5,133		$	15,318		$	16,804		$	74,511
Net income per diluted share		0.05			0.17			0.18			0.89
Funds from operations (FFO)	$	22,236		$	31,338		$	66,185		$	118,406
FFO per diluted share		0.24			0.36			0.73			1.43
Total dividends paid per share	$	0.22		$	0.30		$	0.66		$	0.90
Weighted average diluted shares		92,330			86,649			90,898			83,019
Summary Operating and Financial Ratios
Core shopping center portfolio occupancy at end of period (see pages 24-32)		89.9	%		90.1	%		89.9	%		90.1	%
Same-property shopping center portfolio occupancy at end of period		89.6	%		90.4	%		89.6	%		90.4	%
Same-property NOI growth - cash basis (see page 13)		-0.6	%		-4.5	%		-1.6	%		-3.6	%
NOI margin (see page 13)		71.0	%		70.8	%		71.4	%		71.3	%
Expense recovery ratio*		76.2	%		74.7	%		76.4	%		74.7	%
New, renewal and option rent spread - cash basis (see page 18)		-2.7	%		7.6	%		N/A			N/A
Adjusted G&A expense to total revenues (1)		10.2	%		11.3	%		11.3	%		11.6	%
Net debt to total market capitalization (see page 7)		44.6	%		43.8	%		44.6	%		43.8	%
Net debt to Adjusted EBITDA (see page 14)		7.3			6.1			7.2			6.0
Adjusted EBITDA to interest expense* (see page 14)		2.3			2.5			2.3			2.4
Adjusted EBITDA to fixed charges* (see page 14)		1.9			2.0			1.9			2.0

Notes

* The indicated line item includes amounts reported in discontinued operations.

(1)  G&A expense for the three and nine months ended September 30, 2010 deducts $2.1 million and $7.1 million, respectively, for external costs associated with acquired properties and acquisition related expenses during the period, as well as depreciation & amortization amounts included in G&A. G&A expense for the nine months ended September 30, 2009 deducts $1.4 million for external costs associated with acquired properties and acquisition related expenses during the period, as well as depreciation & amortization amounts included in G&A. G&A expense for the three months ended September 30, 2010 deducts $166K in severance co sts and for the nine month period ended September 30, 2009 deducts $3.3 million in severance costs related to former executives.

Page 5

EQUITY ONE, INC.
CONDENSED CONSOLIDATED BALANCE SHEETS
As of September 30, 2010 (unaudited) and December 31, 2009 and 2008
(in thousands)
	Sept 30, 2010			Dec 31, 2009			Dec 31, 2008
Assets
Properties
Income producing	$	2,615,171		$	2,433,431		$	1,900,513
Less: accumulated depreciation		(276,492	)		(240,172	)		(196,151	)
Income producing properties, net		2,338,679			2,193,259			1,704,362
Construction in progress and land held for development		72,776			68,866			74,371
Properties, net		2,411,455			2,262,125			1,778,733
Cash and cash equivalents		747			47,970			5,355
Accounts and other receivables, net		11,505			9,806			12,209
Investments in and advances to unconsolidated joint ventures		12,136			11,524			11,745
Securities		-			820			160,585
Goodwill		11,442			11,477			11,845
Other assets		123,085			108,598			55,791
Total Assets	$	2,570,370		$	2,452,320		$	2,036,263
Liabilities and stockholders' equity
Liabilities
Mortgage notes payable	$	537,060		$	551,647		$	371,077
Unsecured revolving credit facilities		32,000			-			35,500
Unsecured senior notes payable		691,136			691,136			657,913
Total debt		1,260,196			1,242,783			1,064,490
Unamortized/unaccreted (discount) premium on notes payable, net		(22,579	)		(25,892	)		5,225
Total notes payable		1,237,617			1,216,891			1,069,715
Accounts payable and other liabilities		153,445			96,668			54,652
Deferred tax liabilities, net		47,184			50,059			1,409
Total liabilities		1,438,246			1,363,618			1,125,776
Redeemable noncontrolling interest		989			989			989
Total stockholders' equity of Equity One, Inc.		1,129,517			1,064,535			909,498
Noncontrolling interest		1,618			23,178			-
Total Liabilities and Stockholders' Equity	$	2,570,370		$	2,452,320		$	2,036,263

Page 6

EQUITY ONE, INC.
MARKET CAPITALIZATION
As of September 30, 2010 and December 31, 2009 and 2008 (unaudited)
(in thousands, except per share data)
	Sept 30, 2010			Dec 31, 2009			Dec 31, 2008
Closing market price of common stock	$	16.88		$	16.17		$	17.70
Common stock shares
Basic common shares		92,206.975			86,131.037			76,198.420
Diluted common shares
Unvested restricted common shares		90.628			47.993			29.360
DownREIT units (convertible into shares)		93.656			93.656			93.656
Common stock options (treasury method, closing price)		98.320			79.656			23.178
Executive plan performance awards shares		323.921			-			-
Shares for DIM Vastgoed contingent consideration		0			516.019			-
Diluted common shares		92,813,500			86,868.361			76,344.614
Equity market capitalization	$	1,566,692		$	1,404,661		$	1,351,300
Total debt (excluding unamortized/unaccreted premium/(discount))	$	1,260,196		$	1,242,783		$	1,064,490
Cash and equivalents		(747	)		(47,970	)		(5,355	)
Net debt		1,259,449			1,194,813			1,059,135
Equity market capitalization		1,566,692			1,404,661			1,351,300
Total market capitalization		2,826,141		$	2,599,474		$	2,410,435
Net debt to total market capitalization at current market price		44.6	%		46.0	%		43.9	%
Net debt to total market capitalization at constant share price of $16.17		45.6	%		46.0	%		46.2	%
Gross real estate and securities investments	$	2,687,947		$	2,503,117		$	2,135,469
Net debt to gross real estate and securities investments		46.9	%		47.7	%		49.6	%

Page 7

EQUITY ONE, INC.
DEBT SUMMARY
As of September 30, 2010 and December 31, 2009 and 2008 (unaudited)
(in thousands)
	Sept 30, 2010			Dec 31, 2009			Dec 31, 2008
Fixed rate debt	$	1,228,196		$	1,242,783		$	928,041
Fixed rate debt - swapped to variable rate		-			-			100,949
Variable rate debt - unhedged		32,000			-			35,500
Total debt*	$	1,260,196		$	1,242,783		$	1,064,490
% Fixed rate debt		97.5	%		100.0	%		87.2	%
% Fixed rate debt - swapped to variable rate		0.0	%		0.0	%		9.5	%
% Variable rate debt - unhedged		2.5	%		0.0	%		3.3	%
Total		100.0	%		100.0	%		100.0	%
% Variable rate debt - total		2.5	%		0.0	%		12.8	%
Secured mortgage debt	$	537,060		$	551,647		$	371,077
Unsecured debt		723,136			691,136			693,413
Total debt*	$	1,260,196		$	1,242,783		$	1,064,490
% Secured mortgage debt		42.6	%		44.4	%		34.9	%
% Unsecured debt		57.4	%		55.6	%		65.1	%
Total		100.0	%		100.0	%		100.0	%
Total market capitalization (from page 7)	$	2,826,141		$	2,599,474		$	2,410,435
% Secured mortgage debt		19.0	%		21.2	%		15.4	%
% Unsecured debt		25.6	%		26.6	%		28.8	%
Total debt : Total market capitalization		44.6	%		47.8	%		44.2	%
Weighted-average interest rate on secured mortgage debt*(1)		6.4	%		6.6	%		7.2	%
Weighted-average interest rate on senior unsecured notes*(1)		6.1	%		6.1	%		5.7	%
Weighted-average interest rate on total debt*(1)		6.0	%		6.3	%		6.3	%
Interest rate on revolving credit facilities		2.4	%		N/A			2.1	%
Weighted-average maturity on mortgage debt*	4.7 years			4.7 years			5.0 years
Weighted-average maturity on senior unsecured notes*	5.5 years			6.2 years			6.5 years
Weighted-average maturity on total debt*	5.0 years			5.5 years			5.9 years
*Excluding unamortized/unaccreted premium/(discount)
(1)Weighted average interest rates are calculated based on term to maturity and include scheduled principal amortization.

Page 8

EQUITY ONE, INC.
CONSOLIDATED DEBT MATURITY SCHEDULE
As of September 30, 2010 (unaudited)
(in thousands)
	Secured Debt				Unsecured Debt				Premium/					Weighted
Maturity schedule by year	Scheduled amortization		Balloon payments		Revolving Credit Facilities		Senior Notes		(Discount) Scheduled Amortization			Total		average interest rate at maturity			Percent of debt maturing
2010	$	3,396	$	-	$	-	$	-	$	(703	)	$	2,693		-			0.2	%
2011		13,757		65,579		32,000		-		(3,078	)	$	108,258		5.4	%		8.7	%
2012		12,953		44,479		-		10,000		(4,025	)	$	63,407		7.0	%		5.1	%
2013		12,281		69,185		-		-		(4,881	)	$	76,585		6.2	%		6.2	%
2014		11,032		24,824		-		250,000		(5,470	)	$	280,386		6.2	%		22.7	%
2015		8,201		81,646		-		107,505		(3,750	)	$	193,602		5.3	%		15.6	%
2016		6,511		51,489		-		105,230		(1,300	)	$	161,930		5.9	%		13.1	%
2017		5,933		17,242		-		218,401		(116	)	$	241,460		6.1	%		19.5	%
2018		5,828		56,623		-		-		199		$	62,650		6.3	%		5.1	%
Thereafter		32,638		13,463		-		-		546		$	46,647		7.5	%		3.8	%
Total	$	112,530	$	424,530	$	32,000	$	691,136	$	(22,579	)	$	1,237,617		6.0	%		100.0	%

Page 9

EQUITY ONE, INC.
CONDENSED CONSOLIDATED STATEMENTS OF INCOME
For the three and nine months ended September 30, 2010 and 2009 (unaudited)
(in thousands, except per share data)
	Three months ended						Percent			Nine months ended						Percent
	Sept 30, 2010			Sept 30, 2009			Change			Sept 30, 2010			Sept 30, 2009			Change
REVENUE:
Minimum rent	$	55,261		$	51,772					$	163,909		$	156,834
Expense recoveries		15,690			14,510						46,313			43,346
Percentage rent		176			126						1,534			1,516
Management and leasing services		354			322						1,125			1,316
Total revenue		71,481			66,730			7.1	%		212,881			203,012			4.9	%
COSTS AND EXPENSES:
Property operating		20,601			19,500						60,647			58,103
Rental property depreciation and amortization		16,906			15,425						50,022			45,559
General and administrative		9,749			7,772						31,577			29,021
Total costs and expenses		47,256			42,697			10.7	%		142,246			132,683			7.2	%
INCOME BEFORE OTHER INCOME AND EXPENSE, TAX AND DISCONTINUED OPERATIONS		24,225			24,033						70,635			70,329
OTHER INCOME AND EXPENSE:
Investment income		39			6,772						687			10,035
Equity in loss in unconsolidated joint ventures		(64	)		(9	)					(147	)		(37	)
Other income		49			325						205			1,409
Interest expense		(19,117	)		(17,733	)					(58,360	)		(55,425	)
Amortization of deferred financing fees		(479	)		(369	)					(1,379	)		(1,135	)
Loss on sale of real estate		(186	)		-						(186	)		-
Gain on extinguishment of debt		-			160						63			12,395
Gain on acquisition of controlling interest in subsidiary		-			-						-			26,866
Other expense		(34	)		-						(34	)		-
INCOME FROM CONTINUING OPERATIONS BEFORE TAX AND DISCONTINUED OPERATIONS		4,433			13,179						11,484			64,437
Income tax benefit of taxable REIT subsidiaries		690			774						2,684			2,263
INCOME FROM CONTINUING OPERATIONS		5,123			13,953			-63.3	%		14,168			66,700			-78.8	%
DISCONTINUED OPERATIONS:
Operations of income producing properties sold or held for sale		-			215						81			885
Gain on disposal of income producing properties		-			580						1,898			5,373
INCOME FROM DISCONTINUED OPERATIONS		-			795						1,979			6,258
NET INCOME		5,123			14,748			-65.3	%		16,147			72,958			-77.9	%
Net loss attributable to noncontrolling interest		10			570						657			1,553
NET INCOME ATTRIBUTABLE TO EQUITY ONE, INC.	$	5,133		$	15,318					$	16,804		$	74,511
EARNINGS PER COMMON SHARE - BASIC:
Continuing operations	$	0.05		$	0.17					$	0.16		$	0.82
Discontinued operations		-			0.01						0.02			0.08
NET INCOME	$	0.05		$	0.18			-72.2	%	$	0.18		$	0.90			-80.0	%
EARNINGS PER COMMON SHARE - DILUTED:
Continuing operations	$	0.05		$	0.16					$	0.16		$	0.81
Discontinued operations		-			0.01						0.02			0.07
NET INCOME	$	0.05		$	0.17			-70.6	%	$	0.18		$	0.89			-79.8	%
Weighted average shares outstanding
Basic		92,180			85,960						90,695			82,375
Diluted		92,330			86,649						90,898			83,019
Note: Diluted EPS for the nine months ended September 30, 2009 does not foot due to the rounding of the individual calculations.

Page 10

EQUITY ONE, INC.
PRO FORMA FINANCIAL INFORMATION FOR DISCONTINUED OPERATIONS
For the three and nine months ended September 30, 2010 (unaudited)
(in thousands)
	Three months ended								Nine months ended
	September 30, 2010								September 30, 2010
	As			Disc.		Pre Disc.			As			Disc.			Pre Disc.
	Reported			Ops		Ops			Reported			Ops			Ops
REVENUE:
Minimum rent	$	55,261		$	-	$	55,261		$	163,909		$	70		$	163,979
Expense recoveries		15,690			-		15,690			46,313			3			46,316
Percentage rent		176			-		176			1,534			-			1,534
Management and leasing services		354			-		354			1,125			-			1,125
Total revenue		71,481			-		71,481			212,881			73			212,954
COSTS AND EXPENSES:
Property operating		20,601			-		20,601			60,647			(23	)		60,624
Rental property depreciation and amortization		16,906			-		16,906			50,022			15			50,037
General and administrative		9,749			-		9,749			31,577			-			31,577
Total costs and expenses		47,256			-		47,256			142,246			(8	)		142,238
INCOME BEFORE OTHER INCOME AND EXPENSE, TAX AND DISCONTINUED OPERATIONS		24,225			-		24,225			70,635			81			70,716
OTHER INCOME AND EXPENSE:
Investment income		39			-		39			687			-			687
Equity in loss in unconsolidated joint ventures		(64	)		-		(64	)		(147	)		-			(147	)
Other income		49			-		49			205			-			205
Interest expense		(19,117	)		-		(19,117	)		(58,360	)		-			(58,360	)
Loss on sale of real estate		(186	)		-		(186	)		(186	)		1,898			1,712
Gain on extinguishment of debt		-			-		-			63			-			63
Gain on acquisition of controlling interest in subsidiary		-			-		-			-			-			-
Amortization of deferred financing fees		(479	)		-		(479	)		(1,379	)		-			(1,379	)
Other expense		(34	)		-		(34	)		(34	)		-			(34	)
INCOME FROM CONTINUING OPERATIONS BEFORE TAX AND DISCONTINUED OPERATIONS		4,433			-		4,433			11,484			1,979			13,463
Income tax benefit of taxable REIT subsidiaries		690			-		690			2,684			-			2,684
INCOME FROM CONTINUING OPERATIONS		5,123			-		5,123			14,168			1,979			16,147
DISCONTINUED OPERATIONS:
Operations of income producing properties sold or held for sale		-			-		-			81			(81	)		-
Gain on disposal of income producing properties		-			-		-			1,898			(1,898	)		-
Income from discontinued operations		-			-		-			1,979			(1,979	)		-
Net loss attributable to noncontrolling interest		10			-		10			657			-			657
NET INCOME ATTRIBUTABLE TO EQUITY ONE, INC.	$	5,133		$	-	$	5,133		$	16,804		$	-		$	16,804

Page 11

EQUITY ONE, INC.
PRO FORMA FINANCIAL INFORMATION FOR DISCONTINUED OPERATIONS
For the three and nine months ended September 30, 2009 (unaudited)
(in thousands)
	Three months ended									Nine months ended
	September 30, 2009									September 30, 2009
	As			Disc.			Pre Disc.			As			Disc.			Pre Disc.
	Reported			Ops			Ops			Reported			Ops			Ops
REVENUE:
Minimum rent	$	51,772		$	157		$	51,929		$	156,834		$	901		$	157,735
Expense recoveries		14,510			17			14,527			43,346			100			43,446
Percentage rent		126			-			126			1,516			-			1,516
Management and leasing services		322			-			322			1,316			-			1,316
Total revenue		66,730			174			66,904			203,012			1,001			204,013
COSTS AND EXPENSES:
Property operating		19,500			(57	)		19,443			58,103			41			58,144
Rental property depreciation and amortization		15,425			16			15,441			45,559			75			45,634
General and administrative		7,772			-			7,772			29,021			-			29,021
Total costs and expenses		42,697			(41	)		42,656			132,683			116			132,799
INCOME BEFORE OTHER INCOME AND EXPENSE, TAX AND DISCONTINUED OPERATIONS		24,033			215			24,248			70,329			885			71,214
OTHER INCOME AND EXPENSE:
Investment income		6,772			-			6,772			10,035			-			10,035
Equity in loss in unconsolidated joint ventures		(9	)		-			(9	)		(37	)		-			(37	)
Other income		325			-			325			1,409			-			1,409
Interest expense		(17,733	)		-			(17,733	)		(55,425	)		-			(55,425	)
Gain on sale of real estate		-			580			580			-			5,373			5,373
Gain on extinguishment of debt		160			-			160			12,395			-			12,395
Gain on acquisition of controlling interest in subsidiary		-			-			-			26,866			-			26,866
Amortization of deferred financing fees		(369	)		-			(369	)		(1,135	)		-			(1,135	)
INCOME FROM CONTINUING OPERATIONS BEFORE TAX AND DISCONTINUED OPERATIONS		13,179			795			13,974			64,437			6,258			70,695
Income tax benefit of taxable REIT subsidiaries		774			-			774			2,263			-			2,263
INCOME FROM CONTINUING OPERATIONS		13,953			795			14,748			66,700			6,258			72,958
DISCONTINUED OPERATIONS:
Operations of income producing properties sold or held for sale		215			(215	)		-			885			(885	)		-
Gain on disposal of income producing properties		580			(580	)		-			5,373			(5,373	)		-
Income from discontinued operations		795			(795	)		-			6,258			(6,258	)		-
Net loss attributable to noncontrolling interest		570			-			570			1,553			-			1,553
NET INCOME ATTRIBUTABLE TO EQUITY ONE, INC.	$	15,318		$	-		$	15,318		$	74,511		$	-		$	74,511

Page 12

EQUITY ONE, INC.
NET OPERATING INCOME
For the three and nine months ended September 30, 2010 and 2009 (unaudited)
(in thousands)
	Three months ended						Percent			Nine months ended						Percent
	Sept 30, 2010			Sept 30, 2009			Change			Sept 30, 2010			Sept 30, 2009			Change
Total net operating income (1)
Total rental revenue	$	71,127		$	66,582			6.8	%	$	211,829		$	202,697			4.5	%
Property operating expenses		20,601			19,443			6.0	%		60,624			58,144			4.3	%
Net operating income	$	50,526		$	47,139			7.2	%	$	151,205		$	144,553			4.6	%
NOI margin (NOI / Total rental revenue)		71.0	%		70.8	%					71.4	%		71.3	%
Same-property NOI (2)
Total rental revenue	$	53,190		$	53,897			(1.3	%)	$	159,679		$	163,767			(2.5	%)
Property operating expenses (3)		17,375			17,872			(2.8	%)		50,860			53,149			(4.3	%)
Net operating income	$	35,815		$	36,025			(0.6	%)	$	108,819		$	110,618			(1.6	%)
Growth in same property NOI		(0.6	%)								(1.6	%)
Number of properties included in analysis		145									145
(1)Amounts included in discontinued operations have been included for purposes of this presentation of net operating income.
(2)Retail centers only. Excludes the effects of straight-line rent, above/below market rents, lease termination fees, and prior year expense recovery adjustments, if any.
(3)Property operating expenses include intercompany management fee expense.

Page 13

EQUITY ONE, INC.
EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION and AMORTIZATION (EBITDA)
For the three and nine months ended September 30, 2010 and 2009 (unaudited)
(in thousands)
	Three months ended						Nine months ended
	Sept 30, 2010			Sept 30, 2009			Sept 30, 2010			Sept 30, 2009
Net income attributable to Equity One, Inc.	$	5,133		$	15,318		$	16,804		$	74,511
Rental property depreciation and amortization*		16,906			15,441			50,037			45,634
Other depreciation and amortization		145			204			498			626
Interest expense*		19,117			17,733			58,360			55,425
Amortization of deferred financing fees*		479			369			1,379			1,135
Gain on extinguishment of debt		-			(160	)		(63	)		(12,395	)
Acquisition costs(1)		2,120			-			7,117			1,447
Other expense		34			-			34			-
Loss on sale of depreciable income producing real estate		-			1,758			-			1,758
Income tax benefit of taxable REIT subsidiaries		(690	)		(774	)		(2,684	)		(2,263	)
Gain on acquisition of controlling interest in subsidiary		-			-			-			(26,866	)
Gain on sale of investment in equity securities		-			(6,284	)		-			(6,284	)
Equity in loss in unconsolidated joint ventures		64			9			147			37
Adjusted EBITDA(2)	$	43,308		$	43,614		$	131,629		$	132,765
Interest expense*	$	19,117		$	17,733		$	58,360		$	55,425
Adjusted EBITDA to interest expense*		2.3			2.5			2.3			2.4
Fixed charges
Interest expense*	$	19,117		$	17,733		$	58,360		$	55,425
Scheduled principal amortization (3)		3,191			3,791			10,307			10,292
Total fixed charges	$	22,308		$	21,524		$	68,667		$	65,717
Adjusted EBITDA to fixed charges*		1.9			2.0			1.9			2.0
Net debt to Adjusted EBITDA (4)		7.3			6.1			7.2			6.0
Total market capitalization (see page 7)	$	2,826,141		$	2,419,421		$	2,826,141		$	2,419,421
* The indicated line item includes amounts reported in discontinued operations.
(1) Amounts include external costs associated with acquired properties and acquisition related expenses during the period.
(2) Adjusted EBITDA: excludes gains/losses on property sales, debt extinguishment, impairments, and other non-recurring items.
(3) Excludes balloon payments upon maturity.
(4) Adjusted EBITDA for the period has been annualized.

Page 14

EQUITY ONE, INC.
CONSOLIDATED STATEMENTS OF FUNDS FROM OPERATIONS
For the three and nine months ended September 30, 2010 and 2009 (unaudited)
(in thousands, except per share data)
	Three months ended			Nine months ended
	Sept 30, 2010		Sept 30, 2009	Sept 30, 2010		Sept 30, 2009
Net income attributable to Equity One, Inc.	$	5,133	15,318	$	16,804	$	74,511
Adjustments:
Rental property depreciation and amortization, including discontinued operations, net of noncontrolling interest		16,811	13,903		48,482		41,078
Loss on disposal of income producing properties		-	1,758		-		1,758
Pro rata share of real estate depreciation from unconsolidated JV's		292	359		899		1,059
Funds from operations	$	22,236	31,338	$	66,185	$	118,406
Earnings per diluted share attributable to Equity One, Inc.	$	0.05	0.17	$	0.18	$	0.89
Adjustments:
Rental property depreciation and amortization, including discontinued operations, net of noncontrolling interest		0.18	0.16		0.53		0.49
Loss on disposal of income producing properties		-	0.02		-		0.02
Pro rata share of real estate depreciation from unconsolidated JV's		-	-		0.01		0.01
Net adjustment for unvested shares and noncontrolling interest(1)		0.01	0.01		0.01		0.02
Funds from operations per diluted share	$	0.24	0.36	$	0.73	$	1.43
Weighted average diluted shares		92,330	86,649		90,898		83,019
(1) Includes net effect of : (a) an adjustment for unvested awards of share-based payments with rights to receive dividends or dividend equivalents; (b) an adjustment related to the share issuance in the first quarter of 2010 pursuant to the DIM exchange agreement; and (c) an adjustment to compensate for rounding of the individual calculations.

Page 15

EQUITY ONE, INC.
ADDITIONAL DISCLOSURES
For the three and nine months ended September 30, 2010 and 2009 (unaudited)
(in thousands)
	Three months ended						Nine months ended
	Sept 30, 2010			Sept 30, 2009			Sept 30, 2010			Sept 30, 2009
Certain non-cash items:
Amortization of deferred financing fees	$	479		$	369		$	1,379		$	1,135
Accretion of below market lease intangibles		(1,675	)		(1,552	)		(5,580	)		(4,632	)
Share-based compensation expense		1,649			1,511			4,826			6,212
Straight line rent		(578	)		(512	)		(1,594	)		(1,552	)
Capitalized interest		(607	)		(317	)		(1,668	)		(1,004	)
Amortization of  discount on notes payable, net		758			530			2,161			1,638
Total certain non-cash items	$	26		$	29		$	(476	)	$	1,797
Certain capital expenditures:
Tenant improvements	$	(2,608	)	$	(2,021	)	$	(7,103	)	$	(8,797	)
Leasing commissions and costs		(1,493	)		(2,100	)		(3,392	)		(4,252	)
Total tenant improvements and leasing costs	$	(4,101	)	$	(4,121	)	$	(10,495	)	$	(13,049	)
	Sept 30, 2010			December 31, 2009
Other assets and liabilities:
Lease intangibles, net	$	59,118		$	53,526
Lease commissions, net		21,920			19,619
Straight-line rent receivable, net		16,547			15,034
Deposits and mortgage escrow		14,324			10,642
Prepaid expenses		3,336			1,125
Deferred financing costs, net		6,552			6,963
Furniture and fixtures, net		1,288			1,689
Total other assets	$	123,085		$	108,598
Above/below market rents, net	$	92,270			49,922
Prepaid rent and deferred income		2,679			4,315
Accounts payable and other		58,496			42,431
Total accounts payable and other liabilities	$	153,445		$	96,668
Liquidity as of 9/30/10:
Cash and Cash Equivalents	$	747
Marketable Securities		-
Available under Lines of Credit		203,539
Total Available Funds	$	204,286

Page 16

EQUITY ONE, INC.
TENANT CONCENTRATION SCHEDULE - TOP TWENTY TENANTS
CONSOLIDATED PROPERTIES
As of September 30, 2010 (unaudited)
Tenant	Number of stores		Credit Rating S&P/Moody's (1)		Square feet		% of total square feet			Annualized minimum rent		% of total annualized minimum rent			Average annual minimum rent per square foot
Top twenty tenants
Publix		67	NA			2,946,030		15.1	%	$	24,329,631		11.4	%	$	8.26
Supervalu		6	BB- / Ba3			398,625		2.1	%		8,088,636		3.8	%		20.29
Kroger		15	BBB / Baa2			845,602		4.3	%		6,707,076		3.1	%		7.93
TJ Maxx Companies		11		A / A3		347,401		1.8	%		4,182,888		2.0	%		12.04
Bed Bath & Beyond		8	BBB / NA			267,761		1.4	%		3,207,713		1.5	%		11.98
L.A. Fitness		4	NA			196,235		1.0	%		3,087,362		1.4	%		15.73
Costco		1		A+ / A2		148,295		0.8	%		3,000,921		1.4	%		20.24
Winn Dixie		9	NA			398,128		2.0	%		2,937,815		1.4	%		7.38
Office Depot		10		B / B2		243,625		1.3	%		2,722,145		1.3	%		11.17
Dollar Tree		24	NA			262,441		1.3	%		2,285,759		1.1	%		8.71
CVS Pharmacy		14	BBB+ / Baa2			153,982		0.8	%		2,279,151		1.1	%		14.80
WalMart		3	AA / Aa2			230,217		1.2	%		2,150,075		1.0	%		9.34
Kmart		5	BB- / Ba2			439,558		2.3	%		1,939,705		0.9	%		4.41
Kohl's		3	BBB+ / Baa1			296,710		1.5	%		1,933,000		0.9	%		6.51
Blockbuster		18	D / NA			89,113		0.5	%		1,885,193		0.9	%		21.16
Food Lion		6	NA			241,934		1.2	%		1,850,161		0.9	%		7.65
Walgreens		6		A / A2		96,562		0.5	%		1,824,815		0.8	%		18.90
Whole Foods		2	BB / Ba3			85,907		0.4	%		1,746,911		0.8	%		20.33
Goodwill		14	NA			135,227		0.7	%		1,704,167		0.8	%		12.60
Stop & Shop		1	NA			59,015		0.3	%		1,685,484		0.8	%		28.56
Sub-total top twenty tenants		227				7,882,368		40.5	%	$	79,548,608		37.3	%	$	10.09
Remaining tenants		2,486				9,624,348		49.4	%		134,012,260		62.7	%		13.92
Sub-total all tenants		2,713				17,506,716		89.9	%	$	213,560,868		100.0	%	$	12.34
Vacant		800				1,968,085		10.1	%	NA		NA			NA
Total including vacant		3,513				19,474,801		100.0	%	$	213,560,868		100.0	%	NA
Note: Excludes developments/redevelopments, non-retail properties, and JV properties. Includes DIM properties and sub-tenants, if any.
(1) Ratings as of September 30, 2010. Source: CreditRiskMonitor.

Page 17

EQUITY ONE, INC.
RECENT LEASING ACTIVITY
For the three months ended September 30, 2010 (unaudited)
Category	Total Leases		Total Sq. Ft.		Same Space Sq. Ft.		Prior Rent PSF		New Rent PSF		Rent Spread			Same Space TIs PSF
New Leases (1)		55		125,604		116,007	$	14.45	$	14.28		-1.2	%	$	12.63
Renewals & Options		90		244,046		244,046		15.78		15.26		-3.3	%		0.21
Total New, Renewals & Options		145		369,650		360,053	$	15.35	$	14.94		-2.7	%	$	4.21
Note: Prior rent and new rent are presented on a "cash basis", not on a straight-line basis. Excludes JV properties, non-retail properties, and developments/redevelopments.
(1) Rent spreads for new leases reflect same-space leasing where amount of rent paid by prior tenant is available.

Page 18

EQUITY ONE, INC.
SHOPPING CENTER LEASE EXPIRATION SCHEDULE
CONSOLIDATED PROPERTIES
As of September 30, 2010 (unaudited)
ALL TENANTS
Date	Number of leases		Square feet		Percent of total square feet			Annualized minimum rent at expiration		Percent of total annualized minimum rent			Average annual minimum rent per square foot
M-T-M		150		310,898		1.6	%	$	4,645,170		2.1	%	$	14.94
2010		110		293,255		1.5	%		4,509,421		2.0	%		15.38
2011		538		2,146,891		11.0	%		28,276,460		12.4	%		13.17
2012		550		2,371,658		12.2	%		29,404,611		12.9	%		12.40
2013		476		1,976,953		10.1	%		27,624,267		12.2	%		13.97
2014		325		2,062,971		10.6	%		26,822,668		11.8	%		13.00
2015		235		1,638,276		8.4	%		17,816,234		7.8	%		10.87
2016		92		1,587,711		8.2	%		22,233,877		9.8	%		14.00
2017		42		741,373		3.8	%		9,289,492		4.1	%		12.53
2018		36		569,492		2.9	%		7,079,065		3.1	%		12.43
2019		24		519,725		2.7	%		8,203,216		3.6	%		15.78
Thereafter		135		3,287,513		16.9	%		41,389,507		18.2	%		12.59
Sub-total / average		2,713		17,506,716		89.9	%	$	227,293,988		100.0	%	$	12.98
									.
Vacant		800		1,968,085		10.1	%	NA		NA			NA
Total / average		3,513		19,474,801		100.0	%	$	227,293,988		100.0	%	NA
Note: Excludes developments/redevelopments, non-retail properties, and JV properties. Includes DIM properties.

Page 19

EQUITY ONE, INC.
SHOPPING CENTER LEASE EXPIRATION SCHEDULE
CONSOLIDATED PROPERTIES
As of September 30, 2010 (unaudited)
ANCHOR TENANTS (SF >= 10,000)
Date	Number of leases		Square feet		Percent of total square feet			Annualized minimum rent at expiration		Percent of total annualized minimum rent			Average annual minimum rent per square foot
M-T-M		2		50,539		0.4	%	$	406,641		0.3	%	$	8.05
2010		3		44,456		0.4	%		435,102		0.3	%		9.79
2011		38		1,146,673		9.0	%		9,032,676		7.4	%		7.88
2012		43		1,315,577		10.4	%		9,413,581		7.7	%		8.41
2013		32		1,014,550		8.0	%		8,444,770		6.9	%		8.32
2014		40		1,382,523		10.9	%		12,881,076		10.5	%		9.32
2015		39		1,167,324		9.2	%		8,100,059		6.6	%		6.94
2016		35		1,429,737		11.3	%		18,812,311		15.3	%		13.16
2017		15		629,836		5.0	%		6,693,960		5.5	%		10.63
2018		15		499,947		3.9	%		5,339,125		4.3	%		10.68
2019		11		476,024		3.8	%		7,064,566		5.8	%		14.84
Thereafter		78		3,109,466		24.5	%		36,045,361		29.4	%		11.59
Sub-total / average		351		12,266,652		96.8	%	$	122,669,228		100.0	%	$	10.00
Vacant		17		410,200		3.2	%	NA		NA			NA
Total / average		368		12,676,852		100.0	%	$	122,669,228		100.0	%	NA
Note: Excludes developments/redevelopments, non-retail properties, and JV properties. Includes DIM properties.

Page 20

EQUITY ONE, INC.
SHOPPING CENTER LEASE EXPIRATION SCHEDULE
CONSOLIDATED PROPERTIES
As of September 30, 2010 (unaudited)
SHOP TENANTS (SF < 10,000)
Date	Number of leases		Square feet		Percent of total square feet			Annualized minimum rent at expiration		Percent of total annualized minimum rent			Average annual minimum rent per square foot
M-T-M		148		260,359		3.8	%		4,238,529		4.0	%		16.28
2010		107		248,799		3.7	%		4,074,319		3.9	%		16.38
2011		500		1,000,218		14.7	%		19,243,784		18.4	%		19.24
2012		507		1,056,081		15.5	%		19,991,030		19.1	%		18.93
2013		444		962,403		14.2	%		19,179,497		18.3	%		19.93
2014		285		680,448		10.0	%		13,941,592		13.3	%		20.49
2015		196		470,952		6.9	%		9,716,175		9.3	%		20.63
2016		57		157,974		2.3	%		3,421,566		3.3	%		21.66
2017		27		111,537		1.7	%		2,595,532		2.5	%		23.27
2018		21		69,545		1.0	%		1,739,940		1.7	%		25.02
2019		13		43,701		0.7	%		1,138,650		1.1	%		26.06
Thereafter		57		178,047		2.6	%		5,344,146		5.1	%		30.02
Sub-total / average		2,362		5,240,064		77.1	%	$	104,624,760		100.0	%	$	19.97
Vacant		783		1,557,885		22.9	%	NA		NA			NA
Total / average		3,145		6,797,949		100.0	%	$	104,624,760		100.0	%	NA
Note: Excludes developments/redevelopments, non-retail properties, and JV properties. Includes DIM properties.

Page 21

EQUITY ONE, INC.

SHOPPING CENTER LEASE EXPIRATION GRAPH

CONSOLIDATED PROPERTIES

As of September 30, 2010 (unaudited)

Note:  Excludes developments/redevelopments, non-retail properties, and JV properties. Includes DIM properties.

Page 22

EQUITY ONE, INC.

ANNUAL MINIMUM RENT OF OPERATING PROPERTIES BY METRO/REGION

As of September 30, 2010 (unaudited)

Metro or Region	# Properties		Total SF		AMR		% of AMR
Broward County		15		2,104,096		26,683,728		12.5	%
Dade County		15		1,613,151		23,248,883		10.9	%
Palm Beach County		9		988,978		10,964,188		5.1	%
Treasure Coast, Florida		8		711,278		7,528,570		3.5	%
South Florida		47		5,417,503		68,425,369		32.0	%
Boston		7		600,879		10,176,884		4.8	%
New York		2		423,952		9,484,084		4.4	%
Connecticut		2		397,802		4,685,473		2.2	%
Northeast		11		1,422,633		24,346,441		11.4	%
Atlanta		25		2,401,361		27,083,352		12.7	%
Orlando		11		1,287,612		14,888,392		7.0	%
Tampa/St. Petersburg		16		1,533,602		13,778,324		6.4	%
Jacksonville/North Florida		10		1,210,706		12,002,729		5.6	%
Other		14		1,221,505		10,999,765		5.2	%
Charlotte/Raleigh/Durham		5		1,160,568		10,939,003		5.1	%
Louisiana		13		1,574,856		10,741,046		5.0	%
Central/South Georgia		9		1,050,883		8,196,299		3.8	%
West Coast, Florida		6		633,889		7,360,650		3.4	%
South Carolina		7		559,683		4,799,498		2.2	%
Total		174		19,474,801		213,560,868		100	%

Page 23

EQUITY ONE, INC.

PROPERTY STATUS REPORT

As of September 30, 2010 (unaudited)

		Year	Total		Number		Supermarket anchor			Other	Average base rent per
		Built /	Sq. Ft.	Percent	of tenants		Owned		Expiration	anchor	leased
Property	City	Renovated	Owned	Leased	Leased	Vacant	sq. ft.	Name	Date	tenants	SF
ALABAMA (3)
Madison Centre	Madison	1997	64,837	97.5%	12	1	37,912	Publix	06/01/17	Rite Aid	$ 9.92
The Shops at Lake Tuscaloosa	Tuscaloosa	2003 / 2005	70,242	88.9%	10	6	44,271	Publix	12/31/23		12.22
Winchester Plaza	Huntsville	2006	75,700	88.5%	13	6	45,600	Publix	08/31/26		11.77
TOTAL SHOPPING CENTERS ALABAMA (3)			210,779	91.4%	35	13	127,783				$ 11.31
CONNECTICUT (2)
Brookside Plaza**	Enfield	1985 / 2006	213,274	89.7%	21	5	59,648	Wakefern Food	08/31/15	Bed Bath & Beyond / Walgreens / Staples /Petsmart	$ 11.82
Copps Hill	Ridgefield	1979/2002	184,528	100.0%	9	-	59,015	Stop & Shop	12/31/24	Kohl's / Rite Aid	13.14
TOTAL SHOPPING CENTERS CONNECTICUT (2)			397,802	94.5%	30	5	118,663				$ 12.47
FLORIDA (90)
Orlando / Central Florida (11)
Alafaya Commons	Orlando	1987	126,333	88.9%	24	6	54,230	Publix	11/30/13		$ 14.52
Alafaya Village	Orlando	1986	38,118	96.3%	15	1					18.26
Conway Crossing	Orlando	2002	76,321	85.5%	14	4	44,271	Publix	04/30/22		11.22
Eastwood, Shoppes of	Orlando	1997	69,037	100.0%	13	-	51,512	Publix	11/01/17		12.65
Eustis Village	Eustis	2002	156,927	95.1%	16	4	44,271	Publix	10/31/22	Beall's Department Store	11.24
Hunter's Creek	Orlando	1998	73,204	98.2%	9	1				Office Depot / Lifestyle Family Fitness	13.57
Kirkman Shoppes	Orlando	1973	88,820	92.3%	26	5				Party America	19.13
Lake Mary Centre	Orlando	1988 / 2001	340,434	96.4%	57	10	63,139	Albertsons	06/30/12	Kmart / Lifestyle Fitness Center / Office Depot	13.34
Park Promenade	Orlando	1987 / 2000	128,848	70.0%	14	9				Beauty Depot / Dollar General	7.07
Town & Country	Kissimmee	1993	72,043	95.6%	12	2	52,883	Albertsons*(Ross Dress For Less)	10/31/18		8.80
Unigold Shopping Center	Winter Park	1987	117,527	81.9%	18	7	52,500	Winn-Dixie	04/30/12		11.85
Jacksonville / North Florida (10)
Atlantic Village	Atlantic Beach, FL	1984	100,559	88.8%	19	6	39,795	Publix	10/31/13	Jo-Ann Fabric & Crafts	10.21
Beauclerc Village	Jacksonville	1962 / 1988	68,846	90.1%	7	4				Big Lots / Goodwill / Bealls Outlet	8.48
Forest Village	Tallahassee	2000	71,526	86.7%	13	3	37,866	Publix	04/30/20		11.03
Ft. Caroline	Jacksonville	1985 / 1995	71,816	86.8%	7	6	45,500	Winn-Dixie	05/31/15	Citi Trends	6.93
Mandarin Landing	Jacksonville	1976	139,580	75.7%	15	12	50,000	Whole Foods	12/31/23	Office Depot / Aveda Institute	17.21

Page 24

EQUITY ONE, INC.

PROPERTY STATUS REPORT

As of September 30, 2010 (unaudited)

		Year	Total		Number		Supermarket anchor			Other	Average base rent per
		Built /	Sq. Ft.	Percent	of tenants		Owned		Expiration	anchor	leased
Property	City	Renovated	Owned	Leased	Leased	Vacant	sq. ft.	Name	Date	tenants	SF
Medical & Merchants	Jacksonville	1993	156,153	86.2%	10	7	55,999	Publix	02/10/13	Memorial Hospital	$ 13.14
Middle Beach Shopping Center	Panama City Beach	1994	69,277	83.5%	3	6	56,077	Publix*	09/30/14		8.68
Pablo Plaza	Jacksonville	1974 / 1998 / 2001 / 2008	151,238	87.9%	22	9	34,400	Publix	11/30/13	Marshalls / HomeGoods	11.65
Oak Hill	Jacksonville	1985 / 1997	78,492	77.6%	16	4	39,795	Publix	03/11/15		7.91
South Beach**	Jacksonville Beach	1990 / 1991	303,219	87.8%	37	14				Ross / Bed Bath & Beyond / Home Depot / Stein Mart / Staples	12.50
Miami-Dade / Broward / Palm Beach (39)
Bird Ludlum	Miami	1988 / 1998	192,274	99.2%	41	1	44,400	Winn-Dixie	12/31/12	CVS Pharmacy / Bird Executive / Goodwill	16.80
Boynton Plaza	Boynton Beach	1978 / 1999	99,324	91.1%	20	7	37,664	Publix	08/31/13	CVS Pharmacy	13.21
Bluffs Square	Jupiter	1986	123,917	77.2%	20	10	39,795	Publix	10/22/11	Walgreens	12.76
Chapel Trail	Pembroke Pines	2007	56,378	100.0%	4	-				LA Fitness	21.50
Coral Reef Shopping Center	Palmetto Bay	1968 / 1990	76,632	96.2%	15	2				Office Depot / Walgreen's	24.86
Countryside Shops	Cooper City	1986 / 1988 / 1991	179,561	92.5%	36	10	39,795	Publix	12/04/15	CVS Pharmacy / Stein Mart	13.45
Country Walk	Miami	1985 / 2006 / 2008	100,686	96.5%	27	2	39,795	Publix	10/23/15	CVS Pharmacy	18.55
Crossroads Square	Pembroke Pines	1973	84,387	80.6%	17	10				CVS Pharmacy / Goodwill	17.17
CVS Plaza	Miami	2004	18,214	71.5%	4	3					23.66
El Novillo	Miami Beach	1970 / 2000	10,000	100.0%	1	-				Jumbo Buffet	24.31
Gateway Plaza	Aventura	1991	29,800	100.0%	1	-				Babies R Us	14.31
Greenwood	Palm Springs	1982 / 1994	132,325	89.3%	33	5	50,032	Publix	12/05/14	Bealls Outlet	12.91
Hammocks Town Center	Miami	1987 / 1993	172,810	88.5%	33	8	39,795	Publix	06/24/12	Metro Dade Library / CVS Pharmacy / Porky's Gym	13.86
Jonathan's Landing	Jupiter	1997	26,820	41.2%	7	5					23.56
Lago Mar	Miami	1995	82,613	88.6%	17	5	42,323	Publix	09/13/15		14.93
Lantana Village	Lantana	1976 / 1999	181,780	96.6%	21	4	39,473	Winn-Dixie	02/15/11	Kmart / Rite Aid* (Family Dollar)	7.46
Magnolia Shoppes	Fort Lauderdale	1998	114,118	88.2%	11	7				Regal Cinemas / Deal$	10.76
Meadows	Miami	1997	75,524	95.8%	17	3	47,955	Publix	07/09/17		13.70
Oakbrook Square	Palm Beach Gardens	1974 / 2000 / 2003	199,633	97.1%	25	5	44,400	Publix	11/30/20	Stein Mart / Home Goods / CVS / Basset Furniture / Duffy's	13.91
Oaktree Plaza	North Palm Beach	1985	23,745	72.9%	13	7					16.46

Page 25

EQUITY ONE, INC.

PROPERTY STATUS REPORT

As of September 30, 2010 (unaudited)

		Year	Total		Number		Supermarket anchor			Other	Average base rent per
		Built /	Sq. Ft.	Percent	of tenants		Owned		Expiration	anchor	leased
Property	City	Renovated	Owned	Leased	Leased	Vacant	sq. ft.	Name	Date	tenants	SF
Pine Island	Davie	1983 / 1999	254,907	89.0%	35	12	39,943	Publix	11/30/13	Home Depot Expo* / Staples	$ 11.87
Plaza Alegre	Miami	2003	88,411	92.4%	16	4	44,271	Publix	03/14/23	Goodwill	15.57
Point Royale	Miami	1970 / 2000	216,760	98.2%	21	3	45,350	Winn-Dixie	02/15/15	Best Buy / Pasteur Medical	7.70
Prosperity Centre	Palm Beach Gardens	1993	122,014	85.3%	6	4				Office Depot / CVS / Bed Bath & Beyond / TJ Maxx	16.37
Ridge Plaza	Davie	1984 / 1999	155,204	94.9%	21	7				Ridge Theater / Kabooms / Wachovia* (United Collection) / Round Up / Goodwill	11.01
Riverside Square	Coral Springs	1987	104,241	81.8%	25	9	39,795	Publix	02/18/12		12.79
Sawgrass Promenade	Deerfield Beach	1982 / 1998	107,092	92.5%	22	7	36,464	Publix	12/15/14	Walgreens	11.36
Sheridan Plaza	Hollywood	1973 / 1991	508,455	98.6%	60	5	65,537	Publix	10/09/11	Kohl's / Ross / Bed Bath & Beyond / Office Depot / LA Fitness / USA Baby & Child Space / Assoc. in Neurology	14.92
Shoppes of Andros Isles	West Palm Beach	2000	79,420	84.1%	10	7	51,420	Publix	02/29/20		11.51
Shoppes of Silverlakes	Pembroke Pines	1995 / 1997	126,789	85.7%	30	10	47,813	Publix	06/14/15		16.81
Shops at Skylake	North Miami Beach	1999 / 2005 / 2006	287,816	95.4%	46	5	51,420	Publix	07/31/19	TJMaxx / LA Fitness / Goodwill	17.61
Sunrise Town Center	Fort Lauderdale	1989	128,124	82.3%	14	10				L.A. Fitness / Office Depot	11.08
Tamarac Town Square	Tamarac	1987	124,585	76.0%	23	16	37,764	Publix	12/15/14	Dollar Tree	10.49
Veranda Shoppes	Plantation	2007	44,888		9	-	28,800	Publix	04/30/27		24.99
Waterstone	Homestead	2005	61,000	100.0%	10	-	45,600	Publix	07/31/25		14.66
West Bird	Miami	1977 / 2000	99,864	94.2%	25	3	37,949	Publix	08/31/20	CVS Pharmacy	13.31
West Lakes Plaza	Miami	1984 / 2000	100,747	100.0%	27	-	46,216	Winn-Dixie	05/22/16	Navarro Pharmacy	13.28
Westport Plaza	Davie	2002	49,533	100.0%	8	-	27,887	Publix	11/30/22		17.38
Young Circle	Hollywood	1962 / 1997	65,834	98.1%	9	1	23,124	Publix	11/30/16	Walgreens	15.54
Florida Treasure / Northeast Coast (8)
Cashmere Corners	Port St. Lucie	2001	92,734	87.8%	12	6	59,448	Albertsons	04/30/25		8.34
New Smyrna Beach	New Smyrna Beach	1987	118,451	100.0%	34	-	42,112	Publix	09/30/12	Bealls Outlet	12.01
Old King Commons	Palm Coast	1988	84,759	91.5%	15	4				Wal-Mart	8.29
Ryanwood	Vero Beach	1987	114,925	90.9%	27	5	39,795	Publix	03/23/17	Bealls Outlet / Books-A-Million	11.17
Salerno Village	Stuart	1987	82,477	88.6%	13	7	45,802	Winn-Dixie	03/23/24	CVS Pharmacy	10.60
Shops at St. Lucie	Port St. Lucie	2006	19,361	91.0%	9	1					20.99
South Point Center	Vero Beach	2003	64,790	88.1%	10	6	44,840	Publix	11/30/23		15.53

Page 26

EQUITY ONE, INC.

PROPERTY STATUS REPORT

As of September 30, 2010 (unaudited)

		Year	Total		Number		Supermarket anchor			Other	Average base rent per
		Built /	Sq. Ft.	Percent	of tenants		Owned		Expiration	anchor	leased
Property	City	Renovated	Owned	Leased	Leased	Vacant	sq. ft.	Name	Date	tenants	SF
Treasure Coast	Vero Beach	1983	133,781	97.4%	22	2	59,450	Publix	07/31/26	TJ Maxx	$ 12.17
Tampa / St. Petersburg / Venice / Cape Coral / Naples (22)
Bay Pointe Plaza	St. Petersburg	1984 / 2002	103,986	95.0%	19	4	52,610	Publix	11/30/21	Bealls Outlet	10.16
Carrollwood	Tampa	1970 / 2002	94,203	92.3%	30	7	27,887	Publix	11/30/22	Golf Locker	13.43
Charlotte Square	Port Charlotte	1980	96,188	71.7%	11	14	44,024	Publix* (American Signature Furniture)	01/31/11	Seafood Buffet	6.66
Chelsea Place	New Port Richey	1992	81,144	96.5%	16	2	48,890	Publix	05/27/12		11.84
Dolphin Village	St. Petersburg	1967/1990	136,224	78.6%	26	19	33,238	Publix	11/07/13	Dollar Tree, CVS	13.25
Glengary Shoppes	Sarasota	1995	99,182	100.0%	7	-				Best Buy / Barnes & Noble	18.04
Lake St. Charles	Tampa	1999	57,015	100.0%	8	-	46,295	Sweet Bay	06/30/19		10.41
Lutz Lake	Lutz	2002	64,985	90.0%	10	5	44,270	Publix	05/31/22		12.84
Marco Town Center	Marco Island	2001	109,830	89.1%	34	8	27,887	Publix	01/31/18		16.77
Mariners Crossing	Spring Hill	1989 / 1999	97,812	89.9%	15	3	48,315	Sweet Bay	08/15/20		10.53
Midpoint Center	Cape Coral	2002	75,386	100.0%	10	-	60,667	Publix	10/31/22		12.35
Pavilion	Naples	1982	167,745	89.0%	30	10	50,795	Publix	12/31/10	Pavilion 6 Theatre / Anthony's	11.80
Regency Crossing	Port Richey	1986 / 2001	85,864	79.7%	12	13	44,270	Publix	02/28/21		11.05
Ross Plaza	Tampa	1984 / 1996	91,566	94.6%	20	3				Ross Dress for Less / Deals	12.47
Seven Hills	Spring Hill	1991	72,590	87.8%	12	6	48,890	Publix	09/25/11		10.45
Shoppes of North Port	North Port	1991	84,705	93.3%	18	3	48,890	Publix	12/11/11	Bealls Outlet	10.27
Summerlin Square	Fort Myers	1986 / 1998	109,156	54.6%	6	22	45,500	Winn-Dixie	06/04/11		9.60
Sunlake	Tampa	2008	89,516	86.2%	15	9	45,600	Publix	12/31/28		15.85
Sunpoint Shopping Center	Ruskin	1984	132,374	66.4%	16	8				Goodwill / Ozzie's Buffet / Big Lots / Chapter 13 Trustee	8.65
Venice Plaza	Venice	1971 / 1979 / 1999	132,345	98.8%	15	1	42,582	Sweet Bay	09/30/18	TJ Maxx	6.38
Venice Shopping Center	Venice	1968 / 2000	109,801	81.5%	11	3	44,271	Publix	12/31/26	Beall's Outlet	5.35
Walden Woods	Plant City	1985 / 1998 / 2003	75,874	93.1%	12	4				Dollar Tree / Aaron Rents / Dollar General	8.34
TOTAL SHOPPING CENTERS FLORIDA (90)			10,083,312	89.5%	1,642	492	2,953,346				$ 12.84

Page 27

EQUITY ONE, INC.

PROPERTY STATUS REPORT

As of September 30, 2010 (unaudited)

		Year	Total		Number		Supermarket anchor			Other	Average base rent per
		Built /	Sq. Ft.	Percent	of tenants		Owned		Expiration	anchor	leased
Property	City	Renovated	Owned	Leased	Leased	Vacant	sq. ft.	Name	Date	tenants	SF
GEORGIA (34)
Atlanta (25)
BridgeMill	Canton	2000	89,102	86.4%	23	7	37,888	Publix	01/31/20		$ 15.77
Buckhead Station	Atlanta	1996	233,739	100.0%	15	1				Bed Bath & Beyond / TJ Maxx / Old Navy / Toys R Us / DSW / Ulta 3 / Nordstrom Rack	20.41
Butler Creek	Acworth	1990	95,597	87.4%	16	4	59,997	Kroger	01/31/18		10.39
Chastain Square	Atlanta	1981 / 2001	91,637	98.1%	26	2	37,366	Publix	05/31/24		16.80
Commerce Crossing	Commerce	1988	100,668	26.5%	5	6				Fred's Store	5.33
Douglas Commons	Douglasville	1988	97,027	98.9%	17	1	59,431	Kroger	08/31/13		10.85
Fairview Oaks	Ellenwood	1997	77,052	89.4%	12	2	54,498	Kroger	09/30/16		10.80
Freehome Village	Canton	2003	74,340	72.2%	6	11	44,840	Publix	12/31/23		11.80
Golden Park Village	Buford	2000	68,738	78.7%	7	6	44,270	Publix	02/29/20		10.81
Governors Town Square	Acworth	2005	68,658	100.0%	14	-	44,840	Publix	02/28/25		16.18
Grassland Crossing	Alpharetta	1996	90,906	93.2%	11	3	70,086	Kroger	06/30/16		11.74
Hairston Center	Decatur	2000	13,000	38.5%	3	6					11.28
Hamilton Ridge	Buford	2002	90,996	83.2%	13	8	54,166	Kroger	11/30/22		11.38
Keith Bridge Commons	Atlanta	2002	94,886	85.9%	14	7	54,139	Kroger	08/10/22		12.68
Mableton Crossing	Mableton	1997	86,819	96.4%	15	2	63,419	Kroger	08/31/17		10.55
Macland Pointe	Marietta	1992-93	79,699	98.5%	16	1	55,999	Publix	12/29/12		10.25
Market Place	Norcross	1976	77,706	94.4%	21	3				Galaxy Cinema	12.21
Paulding Commons	Hiram	1991	192,391	95.6%	26	4	49,700	Kroger	02/28/11	Kmart	7.87
Piedmont Peachtree Crossing	Buckhead	1978 / 1998	152,239	97.2%	25	3	55,520	Kroger	02/28/15	Cost Plus Store / Binders Art Supplies	17.61
Powers Ferry Plaza	Marietta	1979 / 1987 / 1998	86,473	85.2%	17	8				Micro Center	9.85
Salem Road Station	Atlanta	2000	67,270	90.3%	11	5	44,270	Publix	09/30/20		12.11
Shops of Huntcrest	Lawrenceville	2003	97,040	86.2%	19	7	54,340	Publix	01/31/23		13.43
Shops of Westridge	McDonough	2006	66,297	74.7%	9	9	38,997	Publix	04/30/26		13.52
Wesley Chapel	Decatur	1989	164,153	87.7%	20	8				Corinthian College / Little Giant/ Deal$ / Planet Fitness	6.61
Williamsburg @ Dunwoody	Dunwoody	1983	44,928	68.7%	20	7					21.92

Page 28

EQUITY ONE, INC.

PROPERTY STATUS REPORT

As of September 30, 2010 (unaudited)

		Year	Total		Number		Supermarket anchor			Other	Average base rent per
		Built /	Sq. Ft.	Percent	of tenants		Owned		Expiration	anchor	leased
Property	City	Renovated	Owned	Leased	Leased	Vacant	sq. ft.	Name	Date	tenants	SF
Central / South Georgia (9)
Daniel Village	Augusta	1956 / 1997	171,932	85.0%	28	11	45,971	Bi-Lo	03/25/22	St. Joseph Home Health Care	$ 8.83
Dublin Village	Dublin	2005	98,540	92.5%	12	5	70,225	Kroger	08/03/25		6.68
Grayson Village	Loganville	2002	83,155	77.1%	13	10	44,271	Publix	01/31/22		11.48
Loganville Town Center	Loganville	1997	77,661	92.4%	12	3	51,420	Publix	08/01/17		12.14
McAlpin Square	Savannah	1979	173,952	97.7%	22	2	43,600	Kroger	08/31/15	Big Lots / Post Office / Habitat for Humanity	7.36
Spalding Village	Griffin	1989	235,318	63.5%	18	10	59,431	Kroger	05/31/14	Fred's Store / Goodwill	7.65
The Vineyards at Chateau Elan	Braselton	2002	79,047	97.4%	19	1	44,271	Publix	01/31/23		14.41
Walton Plaza	Augusta	1990	43,460	91.7%	5	3	32,960	Harris Teeter* (Omni Fitness)	04/01/11		10.41
Wilmington Island Shopping Center	Wilmington Island	1985 / 1998 / 2003	87,818	69.6%	12	11	42,156	Kroger	09/16/18		12.64
TOTAL SHOPPING CENTERS GEORGIA (34)			3,452,244	86.3%	522	177	1,358,071				$ 11.84
LOUISIANA (13)
Ambassador Row	Lafayette	1980 / 1991	193,978	79.0%	21	5				Conn's Appliances / Big Lots / Chuck E Cheese / Planet Fitness	$ 10.40
Ambassador Row Courtyard	Lafayette	1986 / 1991 / 2005	146,697	100.0%	23	-				Bed Bath & Beyond / Marshall's / Hancock Fabrics / Unitech Training Academy / Tuesday Morning	10.21
Bluebonnet Village	Baton Rouge	1983	101,623	91.3%	20	6	33,387	Matherne's	11/30/15	Office Depot	11.37
Boulevard	Lafayette	1976 / 1994	68,012	89.8%	11	3				Piccadilly / Harbor Freight Tools / Golfballs.com	8.81
Country Club Plaza	Slidell	1982 / 1994	64,686	92.1%	8	2	33,387	Winn-Dixie	01/31/13		6.50
Crossing	Slidell	1988 / 1993	114,806	97.4%	15	1	58,432	Save A Center	09/28/39	A-1 Home Appliance / Piccadilly	5.83
Elmwood Oaks	Harahan	1989	130,284	100.0%	10	-				Academy Sports / Dollar Tree / Home Décor	9.90
Grand Marche (ground lease)	Lafayette	1969	200,585	100.0%	1	-					NA
Plaza Acadienne	Eunice	1980	105,419	56.4%	7	1	28,092	Super 1 Store	06/30/15	Fred's Store	4.34
Sherwood South	Baton Rouge	1972 / 1988 / 1992	77,107	86.0%	8	1				Burke's Outlet / Harbor Freight Tools / Fred's Store	6.31
Siegen Village	Baton Rouge	1988	170,416	99.2%	19	1				Office Depot / Big Lots / Dollar Tree / Stage / Party City	9.30
Tarpon Heights	Galliano	1982	56,605	84.3%	8	1				Stage / Dollar General	5.30
Village at Northshore	Slidell	1988	144,638	96.7%	13	2				Marshalls / Dollar Tree / Kirschman's* / Bed Bath & Beyond / Office Depot	$ 8.54
TOTAL SHOPPING CENTERS LOUISIANA (13)			1,574,856	91.3%	164	23	153,298				8.65
MARYLAND (1)

Page 29

EQUITY ONE, INC.

PROPERTY STATUS REPORT

As of September 30, 2010 (unaudited)

		Year	Total		Number		Supermarket anchor			Other	Average base rent per
		Built /	Sq. Ft.	Percent	of tenants		Owned		Expiration	anchor	leased
Property	City	Renovated	Owned	Leased	Leased	Vacant	sq. ft.	Name	Date	tenants	SF
South Plaza Shopping Center	St. Mary's County	2005	92,335	100.0%	9	-				Ross Dress For Less / Best Buy / Old Navy /Petco	$ 16.62
TOTAL SHOPPING CENTERS MARYLAND (1)			92,335	100.0%	9	-	-	-	-	-	$ 16.62
MASSACHUSETTS (7)
Cambridge Star Market	Cambridge	1953 / 1997	66,108	100.0%	1	-	66,108	Star Market	01/02/16		$ 26.89
Medford Shaw's Supermarket	Medford	1995	62,656	100.0%	2	-	60,356	Shaw's	01/01/16		23.94
Plymouth Shaw's Supermarket	Plymouth	1993	59,726	100.0%	1	-	59,726	Shaw's	01/01/16		17.77
Quincy Star Market	Quincy	1965 / 1995	100,741	100.0%	1	-	100,741	Star Market	01/02/16		17.36
Swampscott Whole Foods	Swampscott	1967 / 2005	35,907	100.0%	1	-	35,907	Whole Foods	01/01/26		22.89
Webster Plaza	Webster	1963 / 1998	199,425	100.0%	14	-	56,766	Shaw's	02/28/23	K Mart	8.17
��
West Roxbury Shaw's Plaza	West Roxbury	1973 / 1995/ 2006	76,316	92.9%	9	4	54,928	Shaw's	01/02/16		23.11
TOTAL SHOPPING CENTERS MASSACHUSETTS (7)			600,879	99.1%	29	4	434,532				$ 17.09
MISSISSIPPI (1)
Shipyard Plaza	Pascagoula	1987	66,857	100.0%	8	-				Big Lots / Buffalo Wild Wings	$ 7.24
TOTAL SHOPPING CENTERS MISSISSIPPI (1)			66,857	100.0%	8	-	-				$ 7.24
NEW YORK (2)
Westbury Plaza	Long Island	1993	398,602	100.0%	8	-				Marshalls / Sports Authority / Walmart / Olive Garden / Borders / Costco /	$ 21.14
1175 Third Avenue	Manhattan	1995	25,350	100.0%	1	-	25,350	Food Emporium	01/31/19		$ 41.66
TOTAL SHOPPING CENTERS NEW YORK (2)			423,952	100.0%	9	-	25,350				$ 22.37
NORTH CAROLINA (12)
Brawley Commons	Charlotte	1997 / 1998	119,189	75.7%	21	15	42,142	Lowe's Foods	05/13/17	Rite Aid	$ 12.38
Carolina Pavilion	Charlotte	1996	731,678	96.9%	23	3				AMC Theatres / American Signature / Old Navy / Ross Dress For Less / Sports Authority / Babies 'R Us / Michaels Crafts / Sears Retail Outlet Store / DSW Shoe Warehouse / Cost Plus World Market / OfficeMax/Gregg Appliances / Petco / Dollar Tree / Dress Barn / Bed Bath & Beyond / Kohl's / Buy Buy Baby / Nordstrom Rack	$ 10.64
Centre Pointe Plaza	Smithfield	1989	163,642	96.4%	22	2				Belk's / Dollar Tree / Aaron Rents / Burkes Outlet Stores	5.95
Chestnut Square	Brevard	1985 / 2008	34,260	90.7%	6	2				Walgreens	15.45

Page 30

EQUITY ONE, INC.

PROPERTY STATUS REPORT

As of September 30, 2010 (unaudited)

		Year	Total		Number		Supermarket anchor			Other	Average base rent per
		Built /	Sq. Ft.	Percent	of tenants		Owned		Expiration	anchor	leased
Property	City	Renovated	Owned	Leased	Leased	Vacant	sq. ft.	Name	Date	tenants	SF
Galleria	Wrightsville Beach	1986 / 1990	92,114	81.6%	28	8	28,000	Harris Teeter*	04/05/11		$ 9.83
Parkwest Crossing	Durham	1990	85,602	93.2%	15	2	38,052	Food Lion	12/14/15		10.62
Riverview Shopping Center	Durham	1973 / 1995	128,498	95.4%	12	4	53,538	Kroger	12/31/14	Upchurch Drugs / Riverview Galleries	7.82
Salisbury Marketplace	Salisbury	1987	79,732	77.8%	13	7	31,762	Food Lion	02/12/23		10.91
Stanley Market Place	Stanley	2007	53,228	93.4%	5	2	34,928	Food Lion	05/15/27	Family Dollar	9.81
Thomasville Commons	Thomasville	1991	148,754	90.8%	8	6	32,000	Ingles	09/29/12	Kmart	5.48
Willowdaile Shopping Center	Durham	1986	95,601	44.8%	14	11				Hall of Fitness	10.95
Whitaker Square	Winston-Salem	1996	82,760	100.0%	13	-	51,890	Harris Teeter	02/11/16	Rugged Wearhouse	12.43
TOTAL SHOPPING CENTERS NORTH CAROLINA (12)			1,815,058	90.3%	180	62	312,312				$ 9.79
SOUTH CAROLINA (7)
Belfair Towne Village	Bluffton	2000 / 2003 / 2006	166,639	91.2%	29	5	55,696	Kroger	10/31/19	Stein Mart	$ 13.46
Lancaster Plaza	Lancaster	1971 / 1990	77,400	57.1%	2	3	19,200	Bi-Lo	09/30/15	Tractor Supply	3.56
Lancaster Shopping Center	Lancaster	1963 / 1987	29,047	17.2%	1	1					6.36
Milestone Plaza	Greenville	1995	89,721	97.4%	9	1	59,039	Bi-Lo	03/31/30		14.81
North Village Center	North Myrtle Beach	1984	60,356	29.2%	5	8				Dollar General	9.06
Windy Hill	North Myrtle Beach	1968 / 1988 / 2006	68,465	96.5%	3	2				Rose's Store / Family Dollar Store	5.96
Woodruff	Greenville	1995	68,055	98.7%	9	1	47,955	Publix	08/06/15		10.66
TOTAL SHOPPING CENTERS SOUTH CAROLINA (7)			559,683	78.5%	58	21	181,890				$ 10.92
TENNESSEE (1)
Greensboro Village Shopping Center	Gallatin	2005	70,203	95.6%	14	2	45,600	Publix	11/30/25		$ 14.17
TOTAL SHOPPING CENTERS TENNESSEE (1)			70,203	95.6%	14	2	45,600				$ 14.17
VIRGINIA (1)
Smyth Valley Crossing	Marion	1989	126,841	98.9%	13	1	32,000	Ingles	09/25/15	Wal-Mart	$ 6.05
TOTAL SHOPPING CENTERS VIRGINIA (1)			126,841	98.9%	13	1	32,000				$ 6.05
TOTAL CORE SHOPPING CENTER PORTFOLIO (174)			19,474,801	89.9%	2,713	800	5,742,845				$ 12.34

Page 31

EQUITY ONE, INC.

PROPERTY STATUS REPORT

As of September 30, 2010 (unaudited)

		Year	Total		Number		Supermarket anchor			Other	Average base rent per
		Built /	Sq. Ft.	Percent	of tenants		Owned		Expiration	anchor	leased
Property	City	Renovated	Owned	Leased	Leased	Vacant	sq. ft.	Name	Date	tenants	SF
			19,474,801	89.9%	2,713	800	5,742,845
OTHER PROPERTIES (6)
4101 South I-85 Industrial	Charlotte, NC	1956 / 1963	188,513	38.0%	2	7
Banco Popular Office Building	Miami, FL	1971	32,737	82.9%	15	4
Laurel Walk Apartments	Charlotte, NC	1985	106,480	91.8%	94	4
Mandarin Mini-Storage	Jacksonville, FL	1982	52,300	61.5%	313	231
Prosperity Office Building	Palm Beach Gdns, FL	1972	3,200	0.0%	-	1
Providence Square	Charlotte, NC	1973	85,930	22.6%	9	16
TOTAL OTHER PROPERTIES (6)			469,160	52.9%	433	263	-
TOTAL EXCLUDING DEVELOPMENTS, REDEVELOPMENTS & LAND (180)			19,943,961	89.0%	3,146	1,063	5,742,845
DEVELOPMENTS, REDEVELOPMENTS & LAND (9)
Developments (2)	Various - See Schedule on Page 34.
Redevelopments (2)	Various - See Schedule on Page 34.
Land Held for Development (5)	Various
TOTAL CONSOLIDATED - 189 Properties

Total square footage does not include shadow anchor square footage that is not owned by Equity One.

* Indicates a tenant which continues to pay rent, but has closed its store and ceased operations. The subtenant, if any, is shown in ( ).

** Future contractual lease obligations included.

Page 32

EQUITY ONE, INC.

REAL ESTATE ACQUISITIONS AND DISPOSITIONS

For the nine months ended September 30, 2010 (unaudited)

(in thousands)

2010 Acquisition Activity
Date Purchased	Property Name	City	State	Square Feet / Acres		Purchase Price		Mortgage Assumed
September 22, 2010	1175 Third Avenue	New  York	NY		25,350	$	21,000	$	7,475
September 2, 2010	Country Walk Plaza	Miami	FL		100,686		27,750		13,500
August 31, 2010	Pablo Plaza	Jacksonville	FL		151,238		19,338		7,515
August 31, 2010	Westbird Plaza	Miami	FL		99,864		17,550		8,455
April 15, 2010	Veranda Shoppes	Plantation	FL		44,888		11,675		-
March 31, 2010	Copps Hill Plaza	Ridgefield	CT		184,528		33,400		19,797
March 19, 2010	Gateway Plaza at Aventura	Aventura	FL		29,800		8,000		-
March 15, 2010	Coral Reef - Outparcel	Palmetto Bay	FL		0.58		1,000		-
February 24, 2010	Ryanwood - Ryanwood Outparcel	Vero Beach	FL		0.63		325		-
Total						$	140,038	$	56,742

2010 Disposition Activity
Date Sold	Property Name	City	State	Square Feet / Acres		Gross Sales Price		Gain (loss) on Sale
Outparcels sold
July 6, 2010	Sunlake land parcel	Miami	FL		4.83	$	1,240	$	(186	)
June 30, 2010	Plaza Alegre	Miami	FL		3,200		1,360		1,045
May 25, 2010	Town and Country	Kissimmee	FL		1.15		612		423
May 21, 2010	Tamarac Town Square	Tamarac	FL		3,050		566		430
Total Sold						$	3,778	$	1,712

Page 33

EQUITY ONE, INC.

REAL ESTATE DEVELOPMENTS AND REDEVELOPMENTS

As of September 30, 2010 (unaudited)

(in thousands, except square footage data)

Project	Location	Project GLA*		Total GLA**		Anchors	Target Stabilization Date		Estimated Gross Cost (1)		Estimated Net Cost (2)		Funded as of 09/30/10		Balance to Complete (Gross Cost)
Developments
Shops at Hampton Oaks (3)	Fairburn, GA (Atlanta)		21,000		21,000	CVS (not owned)		2Q12	$	8,672	$	5,197	$	8,084	$	588
Sunlake (4)(5)	Tampa, FL		123,647		89,516	Publix		4Q11		42,502		30,050		42,404		98
River Green	Canton, GA (Atlanta)		59,997		59,997	CVS (not owned)	TBD			11,905		10,155		3,392		8,513
Subtotal			204,644		170,513				$	63,079	$	45,402	$	53,880	$	9,199
Redevelopment
Boca Village	Boca Raton, FL		25,663		92,267	Publix Greenwise / CVS		4Q12		7,255		7,255		172		7,083
Pine Ridge	Coral Springs, FL		31,780		116,068	Fresh Market / Bed Bath & Beyond		2Q12		3,506		3,506		5		3,501
Subtotal			57,443		208,335				$	10,761	$	10,761	$	177	$	10,584
Total Development Activity			262,087		378,848				$	73,840	$	56,163	$	54,057	$	19,783

Project notes

(1) Includes actual / allocated cost of land.

(2) After sales of outparcels and construction cost reimbursements.

(3) Remaining costs to complete represent small-shop and build-to-suit costs.

(4) Project is being developed in a JV.  Equity One funds all capital on which it receives an 8% preferred return, and receives 60% of the project's residual cash flow.

(5) Anchor opened December 2008, remaining costs to complete represent small-shop lease-up and outparcel construction.

* Project GLA is subject to change based upon changes related to build-to-suit requests and other tenant driven changes.

** Owned GLA (for redevelopments, includes portions of center not subject to redevelopment).

Page 34

EQUITY ONE, INC.

CONSOLIDATED DEBT SUMMARY

As of September 30, 2010 (unaudited)

(in thousands)

	Maturity				Sept 30, 2010		Dec 31, 2009		Percent of overall debt
Debt Instrument	date	Rate *			balance		balance		maturing
Mortgage debt
Bluff's Square	06/01/10		8.740	%	$	-	$	9,460		0.0	%
Kirkman Shoppes	06/01/10		8.740	%		-		8,934		0.0	%
Ross Plaza	06/01/10		8.740	%		-		6,231		0.0	%
Boynton Plaza	07/01/10		8.030	%		-		6,960		0.0	%
Pointe Royale	07/15/10		7.950	%		-		2,698		0.0	%
Shops at Skylake	08/01/10		7.650	%		-		11,973		0.0	%
Parkwest Crossing	09/01/10		8.100	%		-		4,400		0.0	%
Spalding Village	09/01/10		8.194	%		-		8,261		0.0	%
Charlotte Square	02/01/11		9.188	%		-		3,123		0.0	%
Forest Village	04/01/11		7.270	%		4,084		4,140		0.3	%
Boca Village	05/01/11		7.200	%		7,551		7,653		0.6	%
MacLand Pointe	05/01/11		7.250	%		5,336		5,408		0.4	%
Pine Ridge Square	05/01/11		7.020	%		6,669		6,762		0.5	%
Sawgrass Promenade	05/01/11		7.200	%		7,551		7,653		0.6	%
Lake Mary Centre	11/01/11		7.250	%		22,423		22,712		1.8	%
Lake St. Charles	11/01/11		7.130	%		3,533		3,580		0.3	%
Belfair Towne Village	12/01/11		7.320	%		9,730		9,958		0.8	%
Marco Town Center	01/01/12		6.700	%		7,457		7,629		0.6	%
Riverside Square	03/01/12		9.188	%		6,757		6,892		0.5	%
Hammocks Town Center	06/26/12		6.950	%		11,684		11,833		0.9	%
Cashmere Corners	11/01/12		5.880	%		4,414		4,523		0.4	%
Eastwood	11/01/12		5.880	%		5,260		5,390		0.4	%
Meadows Shopping Center	11/01/12		5.870	%		5,526		5,664		0.4	%
Salem Road Station	11/11/12		6.000	%		5,762		5,846		0.5	%
Lutz Lake Crossing	01/01/13		6.280	%		7,254		7,328		0.6	%
Pablo Plaza	04/11/13		5.814	%		7,504		-		0.6	%
Westbird Plaza	04/11/13		5.814	%		8,442		-		0.7	%
Brawley Commons	07/01/13		6.250	%		6,733		6,794		0.5	%
Midpoint Center	07/10/13		5.770	%		6,057		6,200		0.5	%
Buckhead Station	09/01/13		6.880	%		25,740		26,213		2.1	%
Keith Bridge Commons	10/11/13		4.800	%		8,610		8,753		0.7	%
Alafaya Village	11/11/13		5.990	%		3,852		3,904		0.3	%
Summerlin Square	02/01/14		6.750	%		1,616		1,924		0.1	%
Sunrise Town Center	04/30/14		5.690	%		10,138		10,298		0.8	%
South Point	07/10/14		5.720	%		7,454		7,616		0.6	%
The Vineyards at Chateau Elan	07/11/14		5.880	%		9,706		9,833		0.8	%
Grayson Village	01/11/15		5.210	%		7,239		9,820		0.6	%

Page 35

EQUITY ONE, INC.

CONSOLIDATED DEBT SUMMARY

As of September 30, 2010 (unaudited)

(in thousands)

	Maturity				Sept 30, 2010			Dec 31, 2009			Percent of overall debt
Debt Instrument	date	Rate *			balance			balance			maturing
Golden Park Village	01/11/15		5.250	%		9,683			7,341			0.8	%
The Shops at Lake Tuscaloosa	01/11/15		5.450	%		7,043			7,139			0.6	%
Bird Ludlum	02/15/15		7.680	%		5,140			5,853			0.4	%
Treasure Coast Plaza	04/01/15		8.000	%		2,472			2,797			0.2	%
Eustis Village	05/11/15		5.450	%		13,151			13,313			1.1	%
Governors Town Square	06/01/15		5.200	%		10,265			10,407			0.8	%
Shoppes of Silverlakes I	07/01/15		7.750	%		1,466			1,648			0.1	%
Freehome Village	07/11/15		5.150	%		9,753			9,889			0.8	%
Loganville Town Center	08/11/15		4.890	%		9,947			10,090			0.8	%
Country Walk Plaza	11/01/15		5.220	%		13,500			-			1.1	%
Wilmington Island Shopping Center	11/11/15		5.050	%		9,429			9,560			0.8	%
South Plaza Shopping Center	01/11/16		5.420	%		16,591			16,803			1.3	%
Glengary Shoppes	06/11/16		5.750	%		16,632			16,801			1.3	%
Magnolia Shoppes	07/11/16		6.160	%		14,313			14,467			1.2	%
Grassland Crossing	12/01/16		7.870	%		4,638			4,825			0.4	%
Dublin Village	12/11/16		5.780	%		6,726			6,787			0.5	%
Greensboro Village Shopping Center	02/11/17		5.520	%		9,691			9,803			0.8	%
Whitaker Square	12/01/17		6.320	%		9,673			9,750			0.8	%
Mableton Crossing	08/15/18		6.850	%		3,372			3,478			0.3	%
Sheridan Plaza	10/10/18		6.250	%		63,497			64,107			5.1	%
1175 Third Avenue	05/01/19		7.000	%		7,475			-			0.7	%
BridgeMill	05/05/21		7.940	%		8,177			8,369			0.7	%
Westport Plaza	08/24/23		7.490	%		4,229			4,330			0.3	%
Chastain Square	02/28/24		6.500	%		3,126			3,232			0.3	%
Daniel Village	02/28/24		6.500	%		3,417			3,533			0.3	%
Douglas Commons	02/28/24		6.500	%		4,071			4,209			0.3	%
Fairview Oaks	02/28/24		6.500	%		3,853			3,984			0.3	%
Madison Centre	02/28/24		6.500	%		3,126			3,232			0.3	%
Paulding Commons	02/28/24		6.500	%		5,307			5,487			0.4	%
Siegen Village	02/28/24		6.500	%		3,453			3,570			0.3	%
Wesley Chapel Crossing	02/28/24		6.500	%		2,726			2,818			0.2	%
Webster Plaza	08/15/24		8.070	%		7,525			7,659			0.6	%
Copps Hill	01/01/29		6.060	%		19,511			-			1.6	%
Total mortgage debt  (61 loans outstanding)	4.74		6.41	%	$	537,060		$	551,647			43.4	%
Unamortized/unaccreted premium/(discount)	(wtd-avg maturity)	(wtd-avg interest rate)(1)				(19,726	)		(22,754	)		(1.6	%)
Total mortgage debt  (including unamortized/unaccreted premium/(discount))					$	517,334		$	528,893			41.8	%

Page 36

EQUITY ONE, INC.

CONSOLIDATED DEBT SUMMARY

As of September 30, 2010 (unaudited)

(in thousands)

Unsecured senior notes payable
	Maturity					Sept 30, 2010			Dec 31, 2009			Percent of overall debt
Debt Instrument	date		Rate *			balance			balance			maturing
7.84% senior notes	01/23/12			7.840	%	$	10,000		$	10,000			0.8	%
6.25% senior notes	12/15/14			6.250	%		250,000			250,000			20.2	%
5.375% senior notes	10/15/15			5.375	%		107,505			107,505			8.7	%
6.00% senior notes	09/15/16			6.000	%		105,230			105,230			8.5	%
6.25% senior notes	01/15/17			6.250	%		101,403			101,403			8.2	%
6.00% senior notes	09/15/17			6.000	%		116,998			116,998			9.5	%
Total unsecured senior notes payable		5.46		6.06	%	$	691,136		$	691,136			55.8	%
Unamortized/unaccreted premium/(discount)	(wtd-avg maturity)		(wtd-avg interest rate)(1)				(2,853	)		(3,138	)		(0.2	%)
Total unsecured senior notes payable (including unamortized/unaccreted premium/(discount))						$	688,283		$	687,998			55.6	%
Revolving credit facilities
$400MM Wells Fargo Unsecured	10/17/11			2.390	%	$	32,000		$	-			2.6	%
$15MM City National Bank Unsecured	12/10/10			N/A			-			-			0.0	%
Total revolving credit facilities						$	32,000		$	-			2.6	%
Total debt		5.04		5.98	%	$	1,260,196		$	1,242,783			101.8	%
Unamortized/unaccreted premium/(discount)	(wtd-avg maturity)		(wtd-avg interest rate)(1)				(22,579	)		(25,892	)		-1.8	%
Total debt (including net interest premium/discount)						$	1,237,617		$	1,216,891			100.0	%
Senior Unsecured Debt Ratings
Moody's						Baa3 (Stable)			Baa3 (Stable)
S&P						BBB- (Negative)			BBB- (Stable)

Note: Total debt is gross over net due to $23 million of net unamortized/unaccreted discount.

* The rate in effect on September 30, 2010.

(1) Weighted average interest rates are calculated based on term to maturity and include scheduled principal amortization.

Page 37

EQUITY ONE, INC.

UNCONSOLIDATED BALANCE SHEET - GRI-EQY I, LLC

As of September 30, 2010 and December 31, 2009 (unaudited)

	As of			As of
	Sept 30, 2010			December 31, 2009
Assets	(in thousands)			(in thousands)
Properties
Income producing		252,462			252,011
Less: accumulated depreciation		(10,278	)		(7,062	)
Rental property	$	242,184		$	244,949
Cash and cash equivalents		1,240			1,935
Accounts and other receivables, net		3,116			2,297
Other assets		14,983			14,676
Total	$	261,523		$	263,857
Liabilities and joint venture equity
Liabilities
Mortgage notes payable		143,563			140,188
Accounts payable and other liabilities		20,977			20,905
Total liabilities	$	164,540		$	161,093
Joint venture equity		96,983			102,764
Total	$	261,523		$	263,857

Note:  Equity One has a 10% interest in the joint venture.

Page 38

EQUITY ONE, INC.

UNCONSOLIDATED STATEMENT OF INCOME - GRI-EQY I, LLC

For the three and nine months ended September 30, 2010 and 2009 (unaudited)

	Three months ended				Nine months ended
	Sept 30, 2010		Sept 30, 2009		Sept 30, 2010		Sept 30, 2009
	(in thousands)		(in thousands)		(in thousands)		(in thousands)
REVENUES	$	6,071	$	6,489	$	18,016	$	20,233
COSTS AND EXPENSES
Property operating		1,873		1,771		5,578		5,793
Rental property depreciation and amortization		1,609		1,805		4,949		5,649
Interest expense		2,306		2,104		6,496		6,234
Total costs and expenses	$	5,788	$	5,680	$	17,023	$	17,676
NET INCOME	$	283	$	809	$	993	$	2,557

Note:  Equity One has a 10% interest in the joint venture.

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EQUITY ONE, INC.

UNCONSOLIDATED PROPERTY STATUS REPORT - GRI-EQY I, LLC

As of September 30, 2010 (unaudited)

		Year			Number		Supermarket anchor			Other	Average base rent per
		Built /	Total	Percent	of tenant				Expiration	anchor	leased
Property	City	Renovated	Sq. Ft.	Leased	Leased	Vacant	sq. ft.	Name	Date	tenants	SF
Airpark Plaza Shopping Center	Miami	1971 / 1998 / 2004 / 2008	172,093	93.1%	31	6	30,000	Publix	10/31/24	Home Depot Expo* / Office Depot	$  14.04
Concord Shopping Plaza	Miami	1962 / 1992 / 1993	298,142	99.3%	23	1	78,000	Winn-Dixie	09/30/14	Home Depot / Big Lots / Dollar Tree	10.71
Presidential Markets	Snellville	1993 / 2000	396,432	95.9%	34	3	56,146	Publix	12/31/19	Marshall's / TJ Maxx / Bed Bath & Beyond / Carmike Cinemas / Ross Dress For Less / Office Depot / Shoe Carnival / Borders	11.07
Shoppes of Ibis	West Palm Beach	1999	79,420	92.9%	14	4	51,420	Publix	05/31/19		12.40
Shoppes at Quail Roost	Miami	2005	73,550	86.5%	14	6	44,840	Publix	06/30/25		14.49
Shoppes of Sunset	Miami	1979	21,784	82.5%	13	4					22.00
Shoppes of Sunset II	Miami	1980	27,676	57.3%	10	7					19.99
Sparkleberry Square	Columbia	1997 / 2004	154,217	100.0%	10	-				Petsmart / Bed Bath and Beyond / Pier 1 Imports / Ross Dress for Less / Best Buy	10.91
Sparkleberry Kohl's	Columbia	1997 / 2004	85,961	100.0%	1	-				Kohl's	7.74
Sparkleberry Kroger	Columbia	1997 / 2004	98,623	89.5%	11	3	67,943	Kroger	08/31/17		11.69
TOTAL GRI-EQY I, LLC SHOPPING CENTER PORTFOLIO (10)			1,407,898	94.9%	161	34	328,349				$  11.64

* Indicates a tenant which continues to pay rent, but has closed its store and ceased operations. The subtenant, if any, is shown in ( ).

Equity One has a 10% interest in the joint venture.

Page 40

EQUITY ONE, INC.

UNCONSOLIDATED DEBT SUMMARY - GRI-EQY I, LLC

As of September 30, 2010 (unaudited)

(in thousands)

Debt Instrument		Equity One's Ownership			Maturity date		Rate (1)			Sept 30, 2010 balance			Dec 31, 2009 balance
Mortgage debt
Floating rate loan (2)			10	%	07/01/13		LIBOR + 1.95%			$	120,000		$	120,000
Sparkleberry Square (Kohl's)			10	%	11/30/12			6.170	%		5,789			5,907
Sparkleberry Square (Kroger)			10	%	06/30/20			6.750	%		5,882			6,194
Total mortgage debt (3 loans outstanding)						2.85		6.37	%	$	131,671		$	132,101
					(wtd-avg maturity)		(Net effective int rate)
	Net interest premium/(discount)										(507	)		(544	)
Total mortgage debt (including net interest premium/discount)										$	131,164		$	131,557
Interest Rate Swap
Fair value of $120MM floating-to-fixed interest rate swap			10	%	06/01/13			4.400	%	$	12,399		$	8,631
Total debt (including net interest premium/discount)										$	143,563		$	140,188
Equity One's pro-rata share of unconsolidated debt			10	%						$	14,356		$	14,019

(1) The rate in effect on September 30, 2010.

(2) Mortgage encumbers Airpark Plaza,  Concord, IBIS, Presidential Markets, Quail Roost, and Sparkleberry Square. The full balance has been swapped to a fixed rate of 6.35%

Page 41

EQUITY ONE, INC.

UNCONSOLIDATED BALANCE SHEET - G&I VI SOUTH FLORIDA PORTFOLIO SPE LLC

As of September 30, 2010 and December 31, 2009 (unaudited)

	As of			As of
	Sept 30, 2010			December 31, 2009
Assets	(in thousands)			(in thousands)
Properties
Income producing		51,158			50,997
Less: accumulated depreciation		(2,050	)		(1,347	)
Rental property	$	49,108		$	49,650
Cash and cash equivalents		635			945
Accounts and other receivables, net		-			20
Other assets		5,034			5,218
Total	$	54,777		$	55,833
Liabilities and joint ventures' equity
Liabilities
Mortgage notes payable		36,818			37,212
Accounts payable and other liabilities		3,627			3,885
Total liabilities	$	40,445		$	41,097
Joint venture equity		14,332			14,736
Total	$	54,777		$	55,833

Note:  Equity One has a 20% interest in the joint venture.

Page 42

EQUITY ONE, INC.

UNCONSOLIDATED STATEMENT OF OPERATIONS - G&I VI SOUTH FLORIDA PORTFOLIO SPE LLC

For the three and nine months ended September 30, 2010 and 2009 (unaudited)

	Three months ended						Nine months ended
	Sept 30, 2010			Sept 30, 2009			Sept 30, 2010			Sept 30, 2009
	(in thousands)			(in thousands)			(in thousands)			(in thousands)
REVENUES	$	1,584		$	1,644		$	4,823		$	4,889
COSTS AND EXPENSES
Property operating		806			589			2,249			2,055
Rental property depreciation and amortization		654			895			2,018			2,468
Interest expense		604			611			1,810			1,829
Total costs and expenses	$	2,064		$	2,095		$	6,077		$	6,352
NET LOSS	$	(480	)	$	(451	)	$	(1,254	)	$	(1,463	)

Note:  Equity One has a 20% interest in the joint venture.

Page 43

EQUITY ONE, INC.

UNCONSOLIDATED PROPERTY STATUS REPORT - G&I VI SOUTH FLORIDA PORTFOLIO SPE LLC

As of September 30, 2010 (unaudited)

		Year			Number		Supermarket anchor			Other	Average base rent per
		Built /	Total	Percent	of tenant				Expiration	anchor	leased
Property	City	Renovated	Sq. Ft.	Leased	Leased	Vacant	sq. ft.	Name	Date	tenants	SF
1900/2000 Offices	Boca Raton	1979 / 1982 / 1986 / 2007	117,640	65.6%	22	9				RN Network	$16.34
Penn Dutch Plaza	Margate	1989	155,628	68.8%	13	26	70,358	Penn Dutch Food Center	12/31/13	Walgreens	8.08
Plantation Marketplace	Plantation	1963 / 1998	230,330	68.2%	26	13	43,386	Winn-Dixie	11/05/14	Beall's / Just Fit / Big Lots / CVS	10.74
TOTAL G&I VI SHOPPING CENTER PORTFOLIO (3)			503,598	67.8%	61	48	113,744				$  11.17

Equity One has a 20% interest in the joint venture.

Page 44

EQUITY ONE, INC.

UNCONSOLIDATED DEBT SUMMARY - G&I VI South Florida Portfolio SPE LLC

As of September 30, 2010 (unaudited)

(in thousands)

Debt Instrument	Equity One's Ownership			Maturity date		Rate (1)			Sept 30, 2010 balance			Dec 31, 2009 balance
Mortgage debt
Fixed rate loan		20	%	11/11/14			5.560	%	$	37,505		$	38,012
Net interest premium/(discount)		-			-					(687	)		(800	)
Total mortgage debt					4.07		5.56	%	$	36,818		$	37,212
				(wtd-avg maturity)		(Net effective int rate)
Equity One's pro-rata share of unconsolidated debt		20	%						$	7,364		$	7,442

(1) The rate in effect on September 30, 2010.

Page 45