Retail Opportunity Investments Investor Presentation — March 2021

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SUPPLEMENTAL INFORMATION

Retail Opportunity Investments Corp.

11250 El Camino Real, Suite 200

San Diego, CA 92130

Retail Opportunity Investments Corp .(Nasdaq :ROIC), isafully integrated, self-managed realestate investment trust (REIT) thatspecializes intheacquisition,

ownership andmanagement ofgrocery -anchored shopping centers located indensely populated, metropolitan markets across theWest Coast .AsofMarch 31,

2021, ROIC owned 88shopping centers encompassing approximately 10.1million square feet.ROIC isthelargest publicly -traded, grocery -anchored shopping

center REIT focused exclusively ontheWest Coast .ROIC isamember oftheS&P SmallCap 600Index andhasinvestment -grade corporate debt ratings from

Moody's Investor Services, S&P Global Ratings andFitch Ratings, Inc.Additional information isavailable atwww .roireit .net.

Supplemental Information

The enclosed information should beread inconjunction with ROIC's filings with theSecurities andExchange Commission, including butnotlimited to,its

Form 10-Qsfiled quarterly andForm 10-Ksfiled annually .Additionally, theenclosed information does notpurport todisclose allitems under generally

accepted accounting principles (“GAAP”) .

Non-GAAP Disclosures

Funds from operations (“FFO”), isawidely -recognized non-GAAP financial measure forREITs thattheCompany believes when considered with financial

statements presented inaccordance with GAAP, provides additional anduseful means toassess itsfinancial performance. FFO isfrequently used bysecurities