Broad Street Realty, Inc. - Quarter Report: 2021 September (Form 10-Q)

Large accelerated filer

Accelerated filer

Non-accelerated filer

Smaller reporting company

Emerging growth company

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, DC 20549

FORM 10-Q

(Mark One)

☒	QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended September 30, 2021

☐	TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from to

Commission File Number: 001-09043

BROAD STREET REALTY, INC.

(Exact Name of Registrant as Specified in its Charter)

Delaware	36-3361229
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)
7250 Woodmont Ave, Suite 350 Bethesda, Maryland	20814
(Address of principal executive offices)	(Zip Code)

Registrant’s telephone number, including area code: (301) 828-1200

Securities registered pursuant to Section 12(b) of the Act:

Title of each class

Trading

Symbol(s)

Name of each exchange on which registered

None

N/A

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

As of November 5, 2021, the registrant had 31,884,411 shares of common stock outstanding.

BROAD STREET REALTY, INC. AND SUBSIDIARIES

Table of Contents

		Page
PART I.	FINANCIAL INFORMATION
Item 1.	Financial Statements (Unaudited)	3
	Consolidated Balance Sheets	3
	Consolidated Statements of Operations	4
	Consolidated Statements of Equity	5
	Consolidated Statements of Cash Flows	6
	Notes to Interim Consolidated Financial Statements	8
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	23
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	35
Item 4.	Controls and Procedures	35
PART II.	OTHER INFORMATION
Item 1.	Legal Proceedings	36
Item 1A.	Risk Factors	36
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	36
Item 3.	Defaults Upon Senior Securities	36
Item 4.	Mine Safety Disclosures	36
Item 5.	Other Information	36
Item 6.	Exhibits	37
Signatures		38

PART I. FINANCIAL INFORMATION

Item 1. Financial Statements

BROAD STREET REALTY, INC. AND SUBSIDIARIES

Consolidated Balance Sheets

(in thousands, except share and per share amounts)

	September 30, 2021			December 31, 2020
	(unaudited)
Assets
Real estate properties
Land	$	46,164		$	38,458
Building and improvements		149,246			122,988
Intangible lease assets		29,637			20,619
Construction in progress		638			2,951
Less accumulated depreciation and amortization		(19,369	)		(10,535	)
Total real estate properties, net		206,316			174,481

Cash and cash equivalents		2,388			4,105
Restricted cash		8,626			5,878
Accounts receivable, net of allowance of $52 and $523, respectively		2,014			2,224
Other assets, net		4,522			4,738
Total Assets	$	223,866		$	191,426

Liabilities and Equity
Liabilities
Mortgage and other indebtedness, net	$	157,361		$	122,060
Accounts payable and accrued liabilities		10,292			10,486
Unamortized intangible lease liabilities, net		2,579			2,381
Payables due to related parties		4			660
Deferred tax liabilities		8,627			11,853
Deferred revenue		571			502
Total liabilities		179,434			147,942

Commitments and contingencies

Equity
Preferred Stock, $0.01 par value, 20,000 shares authorized, 500 shares outstanding at September 30, 2021 and December 31, 2020		-			-
Common stock, $0.01 par value. Authorized 50,000,000 shares; 29,039,222 and 22,624,679 issued and outstanding at September 30, 2021 and December 31, 2020, respectively		290			225
Additional paid in capital		62,618			54,622
Accumulated deficit		(16,262	)		(10,035	)
Total Broad Street Realty, Inc. stockholders' equity		46,646			44,812
Noncontrolling interest		(2,214	)		(1,328	)
Total equity		44,432			43,484
Total Liabilities and Equity	$	223,866		$	191,426

See accompanying notes to interim consolidated financial statements.

BROAD STREET REALTY, INC. AND SUBSIDIARIES

Consolidated Statements of Operations

(in thousands, except share and per share amounts)

(Unaudited)

	Three Months Ended September 30,						Nine Months Ended September 30,
	2021			2020			2021			2020
Revenues
Rental income	$	5,875		$	4,291		$	14,629		$	12,082
Commissions		854			570			2,060			1,404
Management and other fees		278			371			934			1,055
Total revenues		7,007			5,232			17,623			14,541
Operating Expenses
Cost of services		557			379			1,346			968
Depreciation and amortization		3,426			2,497			8,415			7,478
Property operating		1,426			936			3,873			2,794
Bad debt expense (recoveries)		(31	)		45			15			210
General and administrative		2,781			2,201			7,844			6,356
Total operating expenses		8,159			6,058			21,493			17,806
Operating loss		(1,152	)		(826	)		(3,870	)		(3,265	)

Other income (expense)
Interest and other income		1			2			8			50
Derivative fair value adjustment		50			3			261			(701	)
Interest expense		(2,387	)		(1,722	)		(7,346	)		(4,913	)
Gain on extinguishment of debt		773			-			1,530			-
Other expense		-			-			(12	)		(186	)
Total other income (expense)		(1,563	)		(1,717	)		(5,559	)		(5,750	)

Income tax benefit		673			641			2,316			2,194
Net loss	$	(2,042	)	$	(1,902	)	$	(7,113	)	$	(6,821	)
Plus: Net loss attributable to noncontrolling interest		222			272			886			1,002
Net loss attributable to common stockholders	$	(1,820	)	$	(1,630	)	$	(6,227	)	$	(5,819	)

Net loss attributable to common stockholders per share
Basic and diluted	$	(0.06	)	$	(0.07	)	$	(0.25	)	$	(0.27	)

Weighted average shares outstanding		28,825,677			22,461,869			25,399,433			21,880,975
Basic and diluted

See accompanying notes to interim consolidated financial statements.

BROAD STREET REALTY, INC. AND SUBSIDIARIES

Consolidated Statements of Equity

(in thousands, except share amounts)

(Unaudited)

	Preferred Stock				Common Stock
	Shares		Par Value		Shares		Par Value		Additional Paid-In Capital		Accumulated Deficit			Non- controlling Interest			Total Equity
Balance at December 31, 2019		500	$	-		21,587,336	$	216	$	53,059	$	(1,890	)	$	51		$	51,436
Net loss		-		-		-		-		-		(2,075	)		(361	)		(2,436	)
Balance at March 31, 2020		500		-		21,587,336		216		53,059		(3,965	)		(310	)		49,000
Net loss		-		-		-		-		-		(2,114	)		(369	)		(2,483	)
Balance at June 30, 2020		500		-		21,587,336		216		53,059		(6,079	)		(679	)		46,517
Issuance of common stock		-		-		884,143		9		1,563		-			-			1,572
Net loss		-		-		-		-		-		(1,630	)		(272	)		(1,902	)
Balance at September 30, 2020		500	$	-		22,471,479	$	225	$	54,622	$	(7,709	)	$	(951	)	$	46,187

	Preferred Stock				Common Stock
	Shares		Par Value		Shares			Par Value		Additional Paid-In Capital			Accumulated Deficit			Non- controlling Interest			Total Equity
Balance at December 31, 2020		500	$	-		22,624,679		$	225	$	54,622		$	(10,035	)	$	(1,328	)	$	43,484
Stock-based compensation		-		-		-			-		21			-			-			21
Tax effect of change in ownership percentage of OP		-		-		-			-		(16	)		-			-			(16	)
Net loss		-		-		-			-		-			(1,677	)		(265	)		(1,942	)
Balance at March 31, 2021		500		-		22,624,679			225		54,627			(11,712	)		(1,593	)		41,547
Issuance of common stock		-		-		6,331,162			63		7,797			-			-			7,860
Grants of restricted stock		-		-		90,517			-		-			-			-			-
Shares surrendered for taxes upon vesting		-		-		(7,136	)		-		(21	)		-			-			(21	)
Issuance of warrants		-		-		-			-		22			-			-			22
Stock-based compensation		-		-		-			2		121			-			-			123
Tax effect of change in ownership percentage of OP		-		-		-			-		(4	)		-			-			(4	)
Net loss		-		-		-			-		-			(2,730	)		(399	)		(3,129	)
Balance at June 30, 2021		500		-		29,039,222			290		62,542			(14,442	)		(1,992	)		46,398
Stock-based compensation		-		-		-			-		76			-			-			76
Net loss		-		-		-			-		-			(1,820	)		(222	)		(2,042	)
Balance at September 30, 2021		500	$	-		29,039,222		$	290	$	62,618		$	(16,262	)	$	(2,214	)	$	44,432

See accompanying notes to interim consolidated financial statements.

BROAD STREET REALTY, INC. AND SUBSIDIARIES

Consolidated Statements of Cash Flows

(in thousands)

(Unaudited)

	Nine Months Ended September 30,
	2021			2020
Cash flows from operating activities
Net loss	$	(7,113	)	$	(6,821	)
Adjustments to reconcile net loss to net cash used in operating activities
Income tax benefit		(2,316	)		(2,194	)
Depreciation and amortization		9,006			7,850
Minimum return on preferred interests		45			(735	)
Gain on extinguishment of debt		(1,530	)		—
Straight-line rent receivable		(291	)		(859	)
Straight-line rent liability		(22	)		14
Stock-based compensation		220			—
Change in fair value of derivatives		(261	)		701
Bad debt expense		15			210
Write-off of pre-acquisition costs		-			150
Changes in operating assets and liabilities, net of acquisitions
Accounts receivable		479			(1,087	)
Other assets		(110	)		131
Receivables due from related parties		(19	)		14
Accounts payable and accrued liabilities		(1,871	)		(1,035	)
Payables due to related parties		(6	)		(12	)
Deferred revenues		(220	)		(102	)
Net cash used in operating activities		(3,994	)		(3,775	)
Cash flows from investing activities
Acquisitions of real estate, net of cash and restricted cash received		2,470			(2,044	)
Capitalized pre-acquisition costs, net of refunds		-			120
Capital expenditures for real estate		(2,067	)		(2,357	)
Net cash provided by (used in) investing activities		403			(4,281	)
Cash flows from financing activities
Borrowings under debt agreements		17,960			5,966
Repayments under debt agreements		(12,734	)		(3,087	)
Offering costs		-			(1	)
Taxes remitted upon vesting of restricted stock		(21	)		—
Debt origination and discount fees		(731	)		(95	)
Proceeds from related parties		671			1,139
Payments to related parties		(523	)		(1,223	)
Net cash provided by financing activities		4,622			2,699
Increase (decrease) in cash, cash equivalents, and restricted cash		1,031			(5,357	)
Cash, cash equivalents and restricted cash at beginning of period		9,983			11,595
Cash, cash equivalents and restricted cash at end of period	$	11,014		$	6,238

See accompanying notes to interim consolidated financial statements.

BROAD STREET REALTY, INC. AND SUBSIDIARIES

Consolidated Statements of Cash Flows (Continued)

(in thousands)

(Unaudited)

Supplemental Cash Flow Information
Interest paid	$	6,029		$	4,290
Taxes paid, net of refunds		(171	)		322
Accrued acquisition costs		560			-
Accrued offering costs		457			457
Accrued capital expenditures for real estate		346			-
Accrued pre-acquisition costs		91			108

Supplemental disclosure of non-cash investing and financing activities
Acquisition of real estate and other net assets		(39,552	)		(4,101	)
Common shares issued in mergers		8,038			1,583
Debt assumed in mergers		31,514			2,518
Forgiveness of Paycheck Protection Program loan		1,530			-

Reconciliation of cash and cash equivalents and restricted cash:
Cash and cash equivalents	$	2,388		$	3,405
Restricted cash		8,626			2,833
Cash, cash equivalents and restricted cash at end of period	$	11,014		$	6,238

See accompanying notes to interim consolidated financial statements.

BROAD STREET REALTY, INC. AND SUBSIDIARIES

Notes to Interim Consolidated Financial Statements

Unaudited

September 30, 2021

Note 1 - Organization and Nature of Business

Broad Street Realty, Inc. (the “Company”) is a fully integrated real estate company that owns, operates, develops and redevelops primarily grocery-anchored shopping centers, street retail-based properties and mixed-use assets in the Mid-Atlantic and Denver, Colorado markets. As of September 30, 2021, the Company had real estate assets of $225.7 million, gross, in 14 real estate properties. In addition, the Company provides commercial real estate brokerage services for its own portfolio and third-party office, industrial and retail operators and tenants.

The Company is structured as an “Up-C” corporation with substantially all of its operations conducted through Broad Street Operating Partnership, LP (the “Operating Partnership”) and its direct and indirect subsidiaries. As of September 30, 2021, the Company owned 91.1% of the units of limited partnership interest in its Operating Partnership (“OP units”) and is the sole member of the sole general partner of the Operating Partnership. The Company began operating in its current structure on December 27, 2019, upon the completion of the Initial Mergers (as defined below).

Merger with MedAmerica Properties Inc.

On May 28, 2019, MedAmerica Properties Inc. and certain of its subsidiaries (“MedAmerica”) entered into 19 separate agreements and plans of merger (collectively, the “Merger Agreements”) with each of Broad Street Realty, LLC (“BSR”), Broad Street Ventures, LLC (“BSV”) and each of the 17 separate entities that owned the properties acquired by the Company in the Initial Mergers (as defined below) and to be acquired in the additional Mergers (as defined below) (the “Broad Street Entities”). The Merger Agreements relate to a series of 19 mergers (“Mergers”) whereby BSR, BSV and each Broad Street Entity has or will become subsidiaries of the Company.

On December 27, 2019, the Company completed 11 of the Mergers (the “Initial Mergers”), including the Mergers with BSR and BSV and the Mergers with nine Broad Street Entities. Upon completion of the Initial Mergers, MedAmerica’s name was changed to “Broad Street Realty, Inc.”

On December 31, 2019, the Company completed one additional Merger whereby it acquired Brookhill Azalea Shopping Center. On July 2, 2020, the Company closed one Merger whereby it acquired Lamar Station Plaza East. The Company closed three additional Mergers whereby it acquired the Highlandtown Village Shopping Center, Cromwell Field Shopping Center and Spotswood Valley Square Shopping Center on May 21, 2021, May 26, 2021, and June 4, 2021, respectively. On October 6, 2021, the Company closed on one Merger whereby it acquired The Shops at Greenwood Village.

As consideration for the Mergers that have closed as of the date of the issuance of these financial statements, the Company has issued an aggregate 28,744,641 shares of common stock and 2,827,904 OP units to prior investors in the Broad Street Entities party to the Mergers. In addition, certain prior investors in the Broad Street Entities received an aggregate of approximately $1.9 million in cash as a portion of the consideration for the Mergers.

As of the date of the issuance of these financial statements, there are two Mergers that have not been completed. The Company expects to issue an aggregate of 1,317,055 shares of common stock and 573,529 OP units as consideration for the additional Mergers as agreed to in the Merger Agreements. Until the closing of the remaining Mergers, the Company will continue to manage these two properties and receive management fees.

Liquidity and Management’s Plan

The Company’s properties are located in areas that have been subject to shelter-in-place orders and restrictions on the types of businesses that may operate due to the COVID-19 pandemic. The Company’s rental revenue and operating results depend significantly on the occupancy levels at its properties and the ability of its tenants to meet their rent and other obligations to the Company, and the government-imposed measures have resulted in significant disruptions to the Company and its tenants’ businesses. The Company has observed the impact of COVID-19 manifest in the form of limited operations among its tenants, which has resulted, and may in the future result in, a decline in on-time rental payments and increased requests from tenants for temporary rental relief. Throughout the COVID-19 pandemic, the Company put into place actions to improve its financial position and maximize liquidity, as described further in “Note 1—Liquidity and Management’s Plan” to the Company’s financial statements included in its 2020 Annual Report on Form 10-K filed with the Securities and Exchange Commission (the “SEC”) on April 15, 2021. The Company’s contractual rent collections have generally returned to pre-COVID results, and the Company continues to maintain ongoing communications and work with its tenants to collect prior deferred rent and to monitor any additional disruptions to their business. The Company’s projected operating model reflects sufficient cash flow to cover its obligations over the next twelve months, except as noted below.

The Company’s financing is generally comprised of mortgages secured by the Company’s properties that typically mature within three to five years of origination. The Company is currently in contact with lenders and brokers in the marketplace to restructure its debt.

Specifically, the Company has two mortgage loans and a mezzanine loan on two properties with a combined principal balance outstanding of approximately $17.2 million that mature during the next twelve months. The Company does not project that it will have sufficient cash flow available to pay off the mortgage and mezzanine loans upon maturity and will seek to refinance the loans prior to maturity in July 2022 and November 2022. There can be no assurances that the Company will be successful in the refinance of the mortgage and mezzanine loans on favorable terms or at all. If the Company is unable to refinance the mortgage and mezzanine loans, the lenders have the right to place the loans in default and ultimately foreclose on the properties. Under this circumstance, the Company would not have any further financial obligation to the lenders as the value of the properties are in excess of the outstanding loan balances.

Based on the scenario described above, the Company believes that it is probable that it will be able to generate sufficient liquidity to satisfy its obligations over the next twelve months.

Note 2 - Accounting Policies and Related Matters

The accompanying unaudited consolidated financial statements of the Company have been prepared in accordance with U.S. generally accepted accounting principles (“GAAP”) for interim financial statements and the rules and regulations of the SEC applicable to interim reports. In the opinion of management, the accompanying unaudited consolidated financial statements reflect all adjustments consisting of normal recurring adjustments necessary for a fair presentation of its financial position and results of operations. Interim results of operations are not necessarily indicative of the results that may be achieved for a full year. The unaudited consolidated financial statements and related notes do not include all information and footnotes required by GAAP for annual reports. These interim consolidated financial statements should be read in conjunction with the Company’s audited consolidated financial statements and notes thereto as of and for the year ended December 31, 2020, included in the Company’s 2020 Annual Report on Form 10-K filed with the SEC on April 15, 2021.

The interim consolidated financial statements include the accounts of the Company’s wholly owned subsidiaries and subsidiaries in which the Company has a controlling interest. All material intercompany transactions and balances have been eliminated in consolidation.

For information about significant accounting policies, refer to the Company’s audited consolidated financial statements and notes thereto for the year ended December 31, 2020, included in the Company’s 2020 Annual Report on Form 10-K filed with the SEC on April 15, 2021. During the nine months ended September 30, 2021, there were no material changes to these policies except as noted below.

Recent Accounting Pronouncements

In June 2016, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) No. 2016-13, Financial Instruments - Credit Losses (Topic 326), which requires entities to measure all expected credit losses for financial assets held at the reporting date based on historical experience, current conditions, and reasonable and supportable forecasts. The standard also requires additional disclosures related to significant estimates and judgments used in estimating credit losses, as well as the credit quality and underwriting standards of an entity’s portfolio. Operating lease receivables are excluded from the scope of this guidance. The amended guidance is effective for the Company for fiscal years, and interim periods within those years, beginning January 1, 2023. The Company is evaluating the impact of adopting this new accounting standard on the Company’s consolidated financial statements and related disclosures.

In December 2019, the FASB issued ASU 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes. ASU 2019-12 simplifies the accounting for income taxes by removing certain exceptions to the general principals in Topic 740. The ASU also clarifies and amends existing guidance to improve consistent application. The Company adopted this guidance on January 1, 2021. Adoption of this standard did not have a material impact on the Company’s consolidated financial statements.

In March 2020, the FASB issued ASU 2020-04, Reference Rate Reform (Topic 848). ASU 2020-04 contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives, and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. The Company continues to evaluate the impact of the guidance and may apply elections as applicable as changes in the market occur.

In August 2020, the FASB issued ASU 2020-06, Debt — Debt with Conversion and Other Options (Subtopic 740-20) and Derivatives and Hedging — Contracts in Entity’s Own Equity (Subtopic 815-40): Accounting for Convertible Instruments and Contracts in an Entity’s Own Equity, that simplifies the accounting for convertible instruments and simplifies the settlement assessment that entities are required to perform to determine whether a contract qualifies for equity classification. The guidance also provides clarifications to improve the consistency of earnings per share calculations and requires new disclosures regarding convertible instruments. The Company early adopted this guidance on January 1, 2021. Adoption of this standard did not have a material impact on the Company’s consolidated financial statements.

Note 3 – Real Estate

2021 Real Estate Acquisitions

On May 21, 2021, the Company completed the Merger to acquire Highlandtown Village Shopping Center. Total consideration for the property included the issuance of 1,749,008 shares of common stock and approximately $0.2 million of transaction costs that were capitalized since the transaction was accounted for as an asset acquisition. The Company assumed approximately $5.5 million of indebtedness secured by the property.

On May 26, 2021, the Company completed the Merger to acquire Cromwell Field Shopping Center. Total consideration for the property included the issuance of 2,092,657 shares of common stock, the payment of approximately $0.5 million in cash to the prior investors, and approximately $0.4 million of transaction costs that were capitalized since the transaction was accounted for as an asset acquisition. The Company assumed approximately $13.65 million of indebtedness secured by the property. The Company previously acquired the fee-simple interest in the land that the Cromwell Field Shopping Center is located on under a leasehold interest and terminated the ground lease upon completion of the Merger.

On June 4, 2021, the Company completed the Merger to acquire Spotswood Valley Square Shopping Center. Total consideration for the property included the issuance of 2,489,497 shares of common stock, the payment of approximately $0.4 million in cash to the prior investors, and approximately $0.3 million of transaction costs that were capitalized since the transaction was accounted for as an asset acquisition. The Company assumed approximately $12.4 million of mortgage secured by the property.

The following table provides additional information regarding the total consideration paid for the three properties acquired during the second quarter of 2021 (dollars in thousands).

Cash paid to prior owners	$	840
Value of common shares issued		8,038
Prior owner debt and preferred equity paid off at closing		400
Settlement of notes payable owed to properties		(700	)
Transaction costs		905
Cash acquired in acquisitions		(1,334	)
Total Cost of Acquisitions	$	8,149

The following table reflects the relative fair value of assets acquired and liabilities assumed related to the three properties acquired by the Company during the second quarter of 2021 (dollars in thousands).

Land	$	7,707
Building		15,162
Building and site improvements		6,381
Intangible lease assets		9,018
Total real estate assets acquired		38,268
Other assets		3,074
Deferred tax assets		1,117
Total assets acquired		42,459
Accounts payable and accrued expenses		(1,813	)
Intangible lease liabilities		(983	)
Assumed mortgage indebtedness		(31,514	)
Total liabilities assumed		(34,310	)
Assets acquired net of liabilities assumed	$	8,149

On October 6, 2021, the Company completed the Merger to acquire The Shops at Greenwood Village. Total consideration for the property included the issuance of 2,752,568 shares of common stock, the payoff of approximately $20.2 million of the prior owner’s debt and preferred equity, the payment of approximately $0.1 million in cash to the prior investors and approximately $0.4 million of transaction costs that were capitalized since the transaction was accounted for as an asset acquisition. In connection with the closing, the Company entered into a $23.5 million mortgage loan secured by the property, which is discussed further in Note 6 under the heading “—Mortgage Indebtedness”.

Concentrations of Credit Risks

The following table contains information regarding the geographic concentration of the properties in the Company’s portfolio as of September 30, 2021, which includes rental income for the nine months ended September 30, 2021 and 2020 (dollars in thousands).

							Rental income for the nine months ended September 30,
Location	Number of Properties	Gross Real Estate Assets at September 30, 2021		Percentage of Total Real Estate Assets at September 30, 2021			2021		2020
Maryland⁽¹⁾	6	$	101,455		45.0	%	$	7,342	$	6,072
Virginia	5		82,764		36.7	%		4,456		3,631
Pennsylvania	1		26,972		11.9	%		1,909		1,753
Washington D.C.	1		8,393		3.7	%		423		514
Colorado	1		6,101		2.7	%		499		112
	14	$	225,685		100.0	%	$	14,629	$	12,082

⁽¹⁾

Rental income for the nine months ended September 30, 2021 and 2020 includes less than $0.1 million and approximately $0.1 million, respectively, of ground rental revenue under the ground lease for the parcel of land acquired in January 2020. The ground lease was terminated upon the completion of the Cromwell Field Shopping Center Merger on May 26, 2021.

Note 4 – Intangibles

The following is a summary of the carrying amount of the Company’s intangible assets and liabilities as of September 30, 2021 and December 31, 2020 (dollars in thousands).

	September 30, 2021			December 31, 2020
Assets:
Above-market leases	$	4,065		$	2,661
Above-market leases accumulated amortization		(970	)		(504	)
In-place leases		25,572			17,958
In-place leases accumulated amortization		(8,475	)		(4,841	)
Total net real estate intangible assets	$	20,192		$	15,274

Liabilities
Below-market leases		4,273			3,290
Below-market leases accumulated amortization		(1,694	)		(909	)
Total net real estate intangible liabilities	$	2,579		$	2,381

For the three and nine months ended September 30, 2021, the Company’s net amortization related to intangibles was approximately $1.5 million and $3.3 million, respectively. For the three and nine months ended September 30, 2020, the Company’s net amortization related to intangibles was approximately $1.1 million and $3.3 million, respectively.

The following table represents expected amortization of existing real estate intangible assets and liabilities as of September 30, 2021 (dollars in thousands):

	Amortization of in-place leases		Amortization of above-market leases		Amortization of below-market leases			Total amortization, net
Remainder of 2021	$	1,548	$	197	$	(330	)	$	1,415
2022		5,515		763		(1,171	)		5,107
2023		3,609		660		(542	)		3,727
2024		2,263		465		(316	)		2,412
2025		1,393		347		(111	)		1,629
2026		999		223		(41	)		1,181
Thereafter		1,770		440		(68	)		2,142
Total	$	17,097	$	3,095	$	(2,579	)	$	17,613

The Company amortizes the value of in-place leases to amortization expense, the value of above-market leases as a reduction of rental income and the value of below-market leases as an increase to rental income over the initial term of the respective leases.

Note 5 - Other Assets

Items included in other assets, net on the Company’s consolidated balance sheets as of September 30, 2021 and December 31, 2020 are detailed in the table below (dollars in thousands):

	September 30, 2021		December 31, 2020
Prepaid assets and deposits	$	1,799	$	1,662
Straight-line rent receivable		1,177		885
Right-of-use assets, net		945		1,287
Pre-acquisition costs		293		519
Other receivables, net of allowance of $78 and $82		181		59
Corporate property, net		76		107
Receivables due from related parties		42		206
Lease incentives		8		12
Interest rate cap asset		1		1
	$	4,522	$	4,738

Receivables due from related parties as of September 30, 2021 and December 31, 2020 are described further in Note 13 “Related Party Transactions”.

Note 6 – Mortgage and Other Indebtedness

The table below details the Company’s debt balance at September 30, 2021 and December 31, 2020 (dollars in thousands):

	Maturity Date	Rate Type	Interest Rate ⁽¹⁾	September 30, 2021			December 31, 2020
Basis Term Loan (net of discount of $466 and $745, respectively)	January 1, 2023	Floating ⁽²⁾	6.125%	$	66,718		$	66,439
Basis Preferred Interest (net of discount of $94 and $150, respectively) ⁽³⁾	January 1, 2023 ⁽⁴⁾	Fixed	14.00% ⁽⁵⁾		9,741			11,434
MVB Term Loan	December 27, 2022	Fixed	6.75%		4,022			4,277
MVB Revolver	December 27, 2022	Floating ⁽⁶⁾	6.75%		1,439			2,000
Hollinswood Loan	December 1, 2024	LIBOR + 2.25% ⁽⁷⁾	4.06%		13,146			11,670
Avondale Shops Loan	June 1, 2025	Fixed	4.00%		3,125			3,205
Vista Shops at Golden Mile Loan (net of discount of $45 and $0, respectively) ⁽⁸⁾	June 24, 2023	Fixed	3.83%		11,655			8,902
Brookhill Azalea Shopping Center Loan	January 31, 2025	LIBOR + 2.75%	2.83%		9,136			9,432
Lamar Station Plaza East Loan (net of discount of $12 and $7, respectively)	July 17, 2022 ⁽⁹⁾	LIBOR + 3.00% ⁽¹⁰⁾	4.00%		3,504			3,446
Cromwell Land Loan (net of discount of $0 and $10, respectively) ⁽¹¹⁾	January 10, 2023	Fixed	6.75%		-			1,415
First Paycheck Protection Program Loan	April 20, 2022 ⁽¹²⁾	Fixed	1.00%		-			757
Second Paycheck Protection Program Loan	March 18, 2026 ⁽¹³⁾	Fixed	1.00%		-			-
Lamont Street Preferred Interest (net of discount of $76) ⁽¹⁴⁾	September 30, 2023	Fixed	13.50%		4,621			-
Highlandtown Village Shopping Center Loan (net of discount of $54)	May 6, 2023	Fixed	4.13%		5,393			-
Cromwell Field Shopping Center Loan (net of discount of $185)	November 15, 2022	LIBOR + 5.40% ⁽¹⁵⁾	5.90%		12,208			-
Cromwell Field Shopping Center Mezzanine Loan (net of discount of $23)	November 15, 2022	Fixed	10.00%		1,507			-
Spotswood Valley Square Shopping Center Loan (net of discount of $110)	July 6, 2023	Fixed	4.82%		12,161			-
				$	158,376		$	122,977
Unamortized deferred financing costs					(1,015	)		(917	)
Total Mortgage and Other Indebtedness				$	157,361		$	122,060

⁽¹⁾

For floating rate loans tied to LIBOR, based on the one-month LIBOR rate of 0.08%, as of September 30, 2021.

⁽²⁾

The interest rate for the Basis Term Loan is the greater of (i) LIBOR plus 3.850% per annum and (ii) 6.125% per annum. The Company has entered into an interest rate cap that caps the LIBOR rate on this loan at 3.5%.

⁽³⁾

The outstanding balance includes approximately $1.0 million and $1.8 million of indebtedness as of September 30, 2021 and December 31, 2020, respectively, related to the Multiple Minimum Amount owed to the Preferred Investor as described below under the heading “—Basis Preferred Interest”.

⁽⁴⁾

If the Basis Term Loan is paid in full earlier than its maturity date, the Basis Preferred Interest in the Sub-OP (as defined below) will mature at that time.

⁽⁵⁾

In June 2020, the Preferred Investor made additional capital contributions of approximately $2.9 million as described below under the heading “—Basis Preferred Interest” of which approximately $1.9 million was outstanding at September 30, 2021. The Preferred Investor is entitled to a cumulative annual return of 13.0% on the additional contributions.

⁽⁶⁾

The interest rate on the MVB Revolver is the greater of (i) prime rate plus 1.5% and (ii) 6.75%.

⁽⁷⁾

The Company has entered into an interest rate swap which fixes the interest rate of the loan at 4.06%.

⁽⁸⁾

The Company completed the refinance of this loan in March 2021 as described below under the heading “—Mortgage Indebtedness”. The prior loan matured on January 25, 2021 and carried an interest rate of LIBOR plus 2.5% per annum.

⁽⁹⁾

In July 2021, the Company entered into a modification to the Lamar Station Plaza East loan to extend the maturity date to July 2022 as described below under the heading “—Mortgage Indebtedness”.

⁽¹⁰⁾

The interest rate on the Lamar Station Plaza East loan is LIBOR plus 3.00% per annum with a minimum LIBOR rate of 1.00%.

⁽¹¹⁾

The Company paid off the remaining principal balance of the Cromwell land loan during the second quarter of 2021.

⁽¹²⁾

During the first quarter of 2021, the Company received forgiveness for its PPP Loan (as defined below) as described below under the heading “—PPP Loans”.

⁽¹³⁾

During the third quarter of 2021, the Company received forgiveness for its Second PPP Loan (as defined below) as described below under the heading “—PPP Loans”.

⁽¹⁴⁾

The outstanding balance includes approximately $0.8 million of indebtedness as of September 30, 2021 related to the Lamont Street Minimum Multiple Amount owed to Lamont Street as described below under the heading “—Lamont Street Preferred Interest”.

⁽¹⁵⁾

The interest rate on the Cromwell Field Shopping Center Loan is LIBOR plus 5.40% per annum with a minimum LIBOR rate of 0.50%.

Basis Term Loan

In December 2019, six of the Company’s subsidiaries, as borrowers (collectively, the “Borrowers”), and Big Real Estate Finance I, LLC, a subsidiary of a real estate fund managed by Basis Management Group, LLC, as lender (the “Basis Lender”), entered into a loan agreement (the “Basis Loan Agreement”) pursuant to which the Basis Lender made a senior secured term loan of up to $66.9 million (the “Basis Term Loan”) to the Borrowers. Pursuant to the Basis Loan Agreement, the Basis Term Loan is secured by mortgages on the following properties: Coral Hills, Crestview, Dekalb, Midtown Colonial, Midtown Lamonticello and West Broad. The Basis Term Loan matures on January 1, 2023, subject to two one-year extension options, subject to certain conditions. The Basis Term Loan bears interest at a rate equal to the greater of (i) LIBOR plus 3.850% per annum and (ii) 6.125% per annum. The Borrowers have entered into an interest rate cap that effectively caps LIBOR at 3.50% per annum. As of September 30, 2021, the interest rate of the Basis Term Loan was 6.125% and the outstanding balance was $66.9 million.

The Basis Loan Agreement includes a debt service coverage calculation based on the trailing twelve months results which includes an adjustment for tenants that are more than one-month delinquent in paying rent. A debt service coverage ratio below 1.10x is a Cash Trap Trigger Event, which gives the Basis Lender the right to institute a cash management period until the trigger is cured. A debt service coverage ratio below 1.05x for two consecutive calendar quarters gives the Basis Lender the right to remove the Company as manager of the properties. The Company was in compliance with debt service coverage calculation for the twelve months ended September 30, 2021.

Basis Preferred Interest

In December 2019, the Operating Partnership and Big BSP Investments, LLC, a subsidiary of a real estate fund managed by Basis Management Group, LLC (the “Preferred Investor”), entered into an amended and restated operating agreement (the “Sub-OP Operating Agreement”) of the Broad Street Big First OP LLC (the “Sub-OP”), a subsidiary of the Operating Partnership. Pursuant to the Sub-OP Operating Agreement, among other things, the Preferred Investor committed to make an investment of up to $10.7 million in the Sub-OP, of which $6.9 million had been funded as of September 30, 2021, in exchange for a 1.0% membership interest in the Sub-OP designated as Class A units.

certain conditions, including the payment of a fee equal to 0.25% of the Preferred Investor’s net invested capital for the first extension option and a fee of 0.50% of the Preferred Investor’s net invested capital for the second extension option. If the redemption price is paid on or before the Redemption Date, then the redemption price will be equal to (a) all unreturned capital contributions made by the Preferred Investor, (b) all accrued but unpaid Class A Return, (c) all accrued but unpaid Enhanced Class A Return and (d) all costs and other expenses incurred by the Preferred Investor in connection with the enforcement of its rights under the Sub-OP Operating Agreement. Additionally, at the Redemption Date, the Preferred Investor is entitled to an amount equal to (a) the product of (i) the aggregate amount of capital contributions made and (ii) 0.4, less (b) the aggregate amount of Class A return payments made to the Preferred Investor (the “Minimum Multiple Amount”). As of September 30, 2021 and December 31, 2020, the Minimum Multiple Amount was approximately $1.0 million and $1.8 million, respectively, which is included as indebtedness on the consolidated balance sheet.

On June 16, 2020, the Preferred Investor made two additional capital contributions available to the Sub-OP in the aggregate amount of approximately $2.9 million, which is classified as debt. The two capital contributions consisted of: (i) a $2.4 million capital contribution to the Sub-OP that the Sub-OP contributed to the Borrowers for purposes of making debt service payments under the Basis Loan Agreement and (ii) a $0.5 million capital contribution to the Sub-OP that the Sub-OP contributed to certain of its other property owning subsidiaries for purposes of making debt service payments on mortgage debt secured by the properties owned by such subsidiaries and making payments of the Class A return due to the Preferred Investor pursuant to the Sub-OP Operating Agreement. The Preferred Investor is entitled to a cumulative annual return of 13.0% on the additional capital contributions. As described below under the heading “—Mortgage Indebtedness,” the Company repaid approximately $0.75 million of these funds with the proceeds from the Vista mortgage refinance. Additionally, approximately $0.3 million of availability under the capital contributions was returned to the Preferred Investor and is no longer available to the Company. On October 1, 2021, approximately $1.0 million of availability under the capital contributions was returned to the Preferred Investor and is no longer available to the Company. As of the date of these consolidated financial statements, there is no remaining availability to the Company from these capital contributions.

MVB Loan

In December 2019, the Company, the Operating Partnership and BSR entered into a loan agreement (the “MVB Loan Agreement”) with MVB Bank, Inc. (“MVB”) with respect to a $6.5 million loan consisting of a $4.5 million term loan (the “MVB Term Loan”) and a $2.0 million revolving credit facility (the “MVB Revolver”). The MVB Term Loan matures on December 27, 2022 and the MVB Revolver had an original maturity date of December 27, 2020, which has been extended to December 27, 2022 under the terms described below. The MVB Term Loan has a fixed interest rate of 6.75% per annum. The MVB Revolver carries an interest rate of the greater of (i) prime rate plus 1.5% and (ii) 6.75%.

The Company has no additional availability under the MVB Term Loan and the MVB Revolver as of September 30, 2021.

The MVB Loan Agreement contains certain customary representations and warranties and affirmative and negative covenants. The MVB Loan Agreement also requires the Company to maintain (as such terms are defined in the MVB Loan Agreement) (i) a debt service coverage ratio of at least 1.30 to 1.00, (ii) an EBITDA to consolidated funded debt ratio of at least 8.0%, (iii) an aggregate minimum unencumbered cash, including funds available under other lines of credit, of greater than $5.0 million (the “Minimum Liquidity Requirement”), and (iv) one or more deposit accounts with MVB with an aggregate minimum balance of $3.0 million (the “Deposit Requirement”). The failure to comply with the Deposit Requirement is not a default under the MVB Loan Agreement but will increase the interest rate under the MVB Term Loan and MVB Revolver by 1.0% until the Deposit Requirement has been satisfied.

In December 2020, the Company entered into an amendment to the MVB Loan Agreement, which extended the maturity date of the MVB Revolver to December 27, 2021, and in March 2021, the Company entered into another amendment to the MVB Loan Agreement which extended the maturity date of the MVB Revolver to December 27, 2022. The amendments also eliminate the revolving nature of the facility, require monthly principal payments as calculated over a 10-year amortization schedule, and require the repayment of $250,000 on each of the following dates (a) the earlier of March 31, 2021 or the closing of the Company’s then-pending mergers of the Highlandtown and Spotswood properties, (b) the earlier of September 30, 2021 or the closing of the Company’s then-pending merger of the Greenwood property, (c) March 31, 2022, and (d) September 30, 2022. The $250,000 payments owed by March 31, 2021 and September 30, 2021 have been paid. Additionally, the amendments (i) deferred testing for covenants related to the Deposit Requirement, Minimum Liquidity Requirement and debt service coverage ratio covenant until June 30, 2021, (ii) deferred testing for the covenant related to the Company’s EBITDA to consolidated funded debt ratio until December 31, 2021, (iii) modified the debt service coverage ratio to 1.00 to 1 and (iv) modified the Minimum Liquidity Requirement to $3.0 million. These amendments were treated as modifications under applicable accounting standards.

Lamont Street Preferred Interest

In connection with the closing of the Highlandtown and Spotswood Mergers on May 21, 2021 and June 4, 2021, Lamont Street Partners LLC (“Lamont Street”) contributed an aggregate of $3.9 million in exchange for a 1.0% preferred membership interest in BSV Highlandtown Investors LLC (“BSV Highlandtown”) and BSV Spotswood Investors LLC (“BSV Spotswood”) designated as Class A units.

Redemption Date”). The Lamont Street Redemption Date may be extended to September 30, 2024 and September 30, 2025, in each case subject to certain conditions, including the payment of a fee equal to 0.25% of Lamont Street’s net invested capital for the first extension option and a fee of 0.50% of Lamont Street’s net invested capital for the second extension option. If the redemption price is paid on or before the Lamont Street Redemption Date, then the redemption price will be equal to (a) all unreturned capital contributions made by Lamont Street, (b) all accrued but unpaid Lamont Street Class A Return, and (c) all costs and other expenses incurred by Lamont Street in connection with the enforcement of its rights under the agreements. Additionally, at the Lamont Street Redemption Date, Lamont Street is entitled to (i) a redemption fee of 0.50% of the capital contributions returned and (ii) an amount equal to (a) the product of (i) the aggregate amount of capital contributions made and (ii) 0.26, less (b) the aggregate amount of Lamont Street Class A Return payments made to Lamont Street (the “Lamont Street Minimum Multiple Amount”). The Lamont Street Minimum Multiple Amount of approximately $1.0 million was recorded as interest expense in the consolidated statement of operations during the second quarter of 2021. As of September 30, 2021, the remaining Lamont Street Minimum Multiple Amount was approximately $0.8 million, which is included in indebtedness on the consolidated balance sheet.

The Operating Partnership serves as the managing member of BSV Highlandtown and BSV Spotswood. However, Lamont Street has approval rights over certain major decisions, including, but not limited to (i) the incurrence of new indebtedness or modification of existing indebtedness by BSV Highlandtown and BSV Spotswood, or their direct or indirect subsidiaries, (ii) capital expenditures over $100,000, (iii) any proposed change to a property directly or indirectly owned by BSV Highlandtown and BSV Spotswood, (iv) direct or indirect acquisitions of new properties by BSV Highlandtown or BSV Spotswood, (v) the sale or other disposition of any property directly or indirectly owned by BSV Highlandtown and BSV Spotswood, (vi) the issuance of additional membership interests in BSV Highlandtown and BSV Spotswood, (vii) any amendment to an existing material lease related to the properties and (viii) decisions regarding the dissolution, winding up or liquidation of BSV Highlandtown or BSV Spotswood or the filing of any bankruptcy petition by BSV Highlandtown and BSV Spotswood or their subsidiaries.

Under certain circumstances, including an event whereby Lamont Street’s interests are not redeemed on or prior to the Lamont Street Redemption Date (as it may be extended), Lamont Street may remove the Operating Partnership as the manager of BSV Highlandtown and BSV Spotswood.

Mortgage Indebtedness

In addition to the indebtedness described above, as of September 30, 2021 and December 31, 2020, the Company had approximately $71.8 million and $38.1 million, respectively, of outstanding mortgage indebtedness secured by individual properties. The Hollinswood mortgage, Vista mortgage, Brookhill mortgage, Highlandtown mortgage, Cromwell mortgage, and Spotswood mortgage require the Company to maintain a debt service coverage ratio (as such terms are defined in the respective loan agreements) of at least 1.40 to 1.00, 1.50 to 1.00, 1.35 to 1.00, 1.30 to 1.00, 1.00 to 1.00 and 1.15 to 1.00, respectively. The debt service coverage ratio required for the Lamar Station Plaza East mortgage was modified with the loan amendment and is described below.

In March 2021, the Company completed the refinance of the Vista Shops mortgage loan. The new loan has a principal balance of $11.7 million, matures in June 2023, and carries an interest rate of 3.83% per annum. The Company deposited approximately $1.9 million of the proceeds from the refinance with the Basis Lender, which was applied as follows during the second quarter of 2021: (i) repaid approximately $0.75 million of the outstanding principal balance on the capital contributions, which are treated as debt, provided to the Company in June 2020 under the Basis Preferred Interest as described above under the heading “—Basis Preferred Interest”, (ii) paid approximately $46,000 in accrued interest on these funds and (iii) contributed approximately $1.1 million into an escrow account with the Basis Lender which will be used to pay down the outstanding principal balance of the capital contributions upon satisfaction of certain conditions.

In July 2021, the Company entered into a modification of the Lamar Station Plaza East mortgage loan, which extended the maturity date of the loan to July 2022. The amendment also waived the debt service coverage ratio test for the period ending June 30, 2021 and requires a debt service coverage ratio of (i) 1.05 to 1.0 for the three months ended September 30, 2021; (ii) 1.15 to 1.0 for the six months ended December 31, 2021; and (ii) 1.25 to 1.0 for the twelve months ended March 31, 2022.

In connection with the closing of the Merger whereby the Company acquired The Shops at Greenwood Village as described in Note 3 under the heading “—2021 Real Estate Acquisitions”, on October 6, 2021, the Company entered into a $23.5 million mortgage loan secured by the property, which bears interest at prime rate minus 0.35% per annum and matures on October 10, 2028. The Company has entered into an interest rate swap which fixes the interest rate of the loan at 4.082%.

PPP Loans

On April 20, 2020, a wholly owned subsidiary of the Company entered into a promissory note (the “PPP Note”) with MVB with respect to an unsecured loan of approximately $0.8 million (the “PPP Loan”) pursuant to the Paycheck Protection Program (the “PPP”), which was established under the Coronavirus Aid, Relief, and Economic Security Act (the “CARES Act”) and is administered by the U.S. Small Business Administration (the “SBA”). During the first quarter of 2021, the Company received forgiveness for its entire balance of the PPP Loan from the SBA, which is recognized as a gain on debt extinguishment in the Company’s statement of operations.

quarter of 2021, the Company received forgiveness for its entire balance of the Second PPP Loan from the SBA, which is recognized as a gain on debt extinguishment in the Company’s statement of operations.

Deferred Financing Costs and Debt Discounts

The total amount of deferred financing costs associated with the Company’s debt as of September 30, 2021 and December 31, 2020 was $1.9 million, gross ($1.0 million, net) and $1.4 million, gross ($0.9 million, net), respectively. Debt discounts associated with the Company’s debt as of September 30, 2021 and December 31, 2020 were $2.0 million, gross ($1.1 million, net) and $1.4 million, gross ($0.9 million, net), respectively. Deferred financing costs and debt discounts are netted against the debt balance outstanding on the Company’s consolidated balance sheets and will be amortized to interest expense through the maturity date of the related debt.

The Company recognized amortization expense of deferred financing costs and debt discounts, included in interest expense in the consolidated statement of operations, of approximately $0.4 million and $0.9 million for the three and nine months ended September 30, 2021, respectively. The Company recognized amortization expense of deferred financing costs and debt discounts of approximately $0.2 million and $0.7 million for the three and nine months ended September 30, 2020, respectively.

Debt Maturities

The following table details the Company’s scheduled principal repayments and maturities during each of the next five years and thereafter as of September 30, 2021 (dollars in thousands):

Year	Amount Due
Remainder of 2021	$	520
2022		24,268
2023		111,172
2024		13,004
2025		10,477
2026		-
Thereafter		-
		159,441
Unamortized debt discounts and issuance costs, net		(2,080	)
Total	$	157,361

Interest Rate Cap and Interest Rate Swap Agreements

To mitigate exposure to interest rate risk, the Company entered into an interest rate cap agreement, effective December 27, 2019, on the full $66.9 million Basis Term Loan to cap the variable LIBOR interest rate at 3.5%. The Basis Term Loan bears interest at a rate equal to the greater of (i) LIBOR plus 3.850% per annum and (ii) 6.125% per annum. As of September 30, 2021, the interest rate of the Basis Term Loan was 6.125%. The Company also entered into two interest rate swap agreements on the Hollinswood Loan to fix the interest rate at 4.06%. The swap agreements are effective as of December 27, 2019 on the outstanding balance of $10.2 million and on July 1, 2021 for the additional availability of $3.0 million under the Hollinswood Loan.

The Company recognizes all derivative instruments as assets or liabilities at their fair value in the consolidated balance sheets. The changes in the fair value of the Company’s derivatives, which do not qualify for hedge accounting, are recognized in earnings. For the three and nine months ended September 30, 2021, the Company recognized less than $0.1 million and approximately $0.3 million, respectively, in income related to fair value adjustments on derivatives. For the three and nine months ended September 30, 2020, the Company recognized less than $0.1 million in income and approximately $0.7 million in expense, respectively, related to the fair value adjustments on derivatives.

The fair value of the Company’s derivative financial instruments as of September 30, 2021 and December 31, 2020 was an interest rate cap asset of less than $0.1 million for each period and an interest rate swap liability of approximately $0.5 million and $0.7 million, respectively. The interest rate cap asset is included in Other assets, net and the interest rate swap liability is included in Accounts payable and accrued expenses on the consolidated balance sheet, respectively.

Covenants

The Company’s loan agreements contain customary financial and operating covenants including debt service coverage ratios and aggregate minimum unencumbered cash covenants. As described above under the heading “—MVB Loan”, the lender under the MVB

Loan Agreement deferred covenant tests until June 30, 2021 and December 31, 2021. As of September 30, 2021, the Company was in compliance with all covenants under its debt agreements.

Note 7 - Commitments and Contingencies

Commitments

As detailed in Note 1 under the heading “—Merger with MedAmerica Properties Inc.”, there are two Mergers that have not been completed. The Company expects to issue an aggregate of 1,317,055 shares of common stock and 573,529 OP units as consideration for the additional Mergers. Until the closing of the remaining Mergers, the Company will continue to manage these two properties and earn management fees.

Contingencies

Impact of COVID-19

The Company continues to monitor the impact of the COVID-19 pandemic on all aspects of its business, including the impact on its tenants and rental revenue. The Company has observed the impact of COVID-19 manifest in the form of limited operations among its tenants, which has resulted, and may in the future result in, a decline in on-time rental payments and requests from tenants for temporary rental relief. In some cases, the Company may have to restructure tenants’ long-term rent obligations and may not be able to do so on terms that are as favorable to the Company as those currently in place. The extent of the COVID-19 pandemic’s effect on the Company’s future operational and financial performance, financial condition and liquidity will depend on future developments, including the duration and intensity of the pandemic, the effectiveness, including the deployment, of COVID-19 vaccines and treatments, the duration of government measures to mitigate the pandemic and how quickly and to what extent normal economic and operating conditions can resume, all of which are uncertain and difficult to predict. Given this uncertainty, the Company cannot accurately predict the effect on future periods.

Beginning in April 2020 and through the date of these financial statements, the Company has entered into lease modifications that deferred approximately $0.5 million of contractual revenue and waived approximately $0.3 million of contractual revenue. Approximately $0.3 million of the total deferred rent remains outstanding as of the date of these financial statements and has a weighted average payback period of approximately 29 months. Rent deferrals to date may not be indicative of rent deferrals in any future period.

Litigation

From time to time, the Company or its properties may be subject to claims and suits in the ordinary course of business. The Company’s lessees and borrowers have indemnified, and are obligated to continue to indemnify, the Company against all liabilities arising from the operations of the properties and are further obligated to indemnify it against environmental or title problems affecting the real estate underlying such facilities. The Company is not aware of any pending or threatened litigation that, if resolved against the Company, would have a material adverse effect on its consolidated financial condition, results of operations or cash flows.

Note 8 - Equity

Noncontrolling Interest

As of September 30, 2021, the Company owned a 91.1% interest in the Operating Partnership and investors in the Broad Street Entities receiving OP units as consideration for the Initial Mergers collectively owned an 8.9% interest in the Operating Partnership. Commencing on the 12-month anniversary of the date on which the OP units were issued, each limited partner of the Operating Partnership (other than the Company) has the right, subject to certain terms and conditions, to require the Operating Partnership to redeem all or a portion of the OP units held by such limited partner in exchange for cash based on the market price of the Company’s common stock or, at the Company’s option and sole discretion, for shares of the Company’s common stock on a one-for-one basis. As of September 30, 2021, no OP units have been redeemed.

Amended and Restated 2020 Equity Incentive Plan

On September 15, 2021, the Company’s board of directors approved the Company’s Amended and Restated 2020 Equity Incentive Plan (the “Plan”), which increased the number of shares of the Company’s common stock reserved for issuance under the Plan by 1,500,000 shares, from 3,620,000 shares to 5,120,000 shares. The Plan provides for the grant of stock options, share awards (including restricted stock and restricted stock units), share appreciation rights, dividend equivalent rights, performance awards, annual cash incentive awards and other equity-based awards, including LTIP units, which are convertible on a one-for-one basis into OP units. As of September 30, 2021, there were 4,876,283 shares available for future issuance under the Plan, subject to certain adjustments set forth in the Plan. Each share subject to an award granted under the Plan will reduce the available shares under the Plan on a one-for-one basis. The Plan is administered by the compensation committee of the Company’s board of directors.

Restricted Stock

Awards of restricted stock are awards of the Company’s common stock that are subject to restrictions on transferability and other restrictions as established by the Company’s compensation committee on the date of grant that are generally subject to forfeiture if

employment (or service as a director) terminates prior to vesting. Upon vesting, all restrictions would lapse. Except to the extent restricted under the award agreement, a participant awarded restricted stock will have all the rights of a stockholder as to those shares, including, without limitation, the right to vote and the right to receive dividends on the shares. The value of the awards is determined based on the market value of the Company’s common stock on the date of grant. The Company expenses the cost of restricted stock ratably over the vesting period.

The following table summarizes the stock-based award activity under the Plan for the nine months ended September 30, 2021. There was no activity during the nine months ended September 30, 2020.

	Restricted Stock Awards			Weighted-Average Grant Date Fair Value Per Restricted Stock Award
Outstanding as of December 31, 2020		153,200		$	0.55
Granted		90,517			2.95
Vested		(30,172	)		2.95
Outstanding as of September 30, 2021		213,545		$	1.23

Of the restricted shares that vested during the nine months ended September 30, 2021, 7,136 shares were surrendered by certain employees to satisfy their tax obligations.

Compensation expense related to these share-based payments for the three and nine months ended September 30, 2021 was approximately $0.1 million and approximately $0.2 million, respectively, and was included in general and administrative expenses on the consolidated statement of operations. The remaining unrecognized costs from stock-based awards as of September 30, 2021 was approximately $0.1 million and will be recognized over a weighted-average period of 0.4 years.

On October 1, 2021, the Company granted 58,140 restricted shares of common stock to executives, which will vest ratably on January 1, 2022, January 1, 2023, and January 1, 2024, subject to continued service through such dates. The total value of these awards is calculated to be approximately $0.1 million.

Restricted Stock Units

The Company’s restricted stock unit (“RSU”) awards represent the right to receive unrestricted shares of common stock based on the achievement of Company performance objectives as determined by the Company’s compensation committee. Grants of RSUs generally entitle recipients to shares of common stock equal to 0% up to 300% of the number of units granted at the vesting date. RSUs are not eligible to vote or to receive dividends prior to vesting. Dividend equivalents are credited to the recipient and are paid only to the extent the RSUs vest based on the achievement of the applicable performance objectives.

On October 1, 2021, the Company granted executives RSUs with an aggregate target number of 1,220,930 RSUs, of which 0% to 300% will vest based on the Company’s Implied Equity Market Capitalization (as defined in the performance award of stock units agreements pursuant to which the RSUs were granted) at the end of the performance period ending on December 31, 2024, subject to the executive’s continued service on such date. If, however, the maximum amount of the award is not earned as of December 31, 2024, the remaining RSUs may be earned based on the Company’s Implied Equity Market Capitalization as of December 31, 2025.

Option Awards

In connection with the completion of the Initial Mergers, the Company assumed option awards previously issued to directors and officers of MedAmerica. Details of these options for the nine months ended September 30, 2021 and 2020 are presented in the tables below.

	Number of Shares Underlying Options		Weighted Average Exercise Price Per Share		Weighted Average Fair Value at Grant Date		Weighted Average Remaining Contractual Life		Intrinsic Value
Balance at December 31, 2020		70,000	$	7.71	$	-		1.76	$	-
Options granted		-		-		-		-		-
Options exercised		-		-		-		-		-
Options expired		-		-		-		-		-
Balance at September 30, 2021		70,000	$	7.71	$	-		1.01	$	-

	Number of Shares Underlying Options		Weighted Average Exercise Price Per Share		Weighted Average Fair Value at Grant Date		Weighted Average Remaining Contractual Life		Intrinsic Value
Balance at December 31, 2019		70,000	$	7.71	$	-		2.76	$	-
Options granted		-		-		-		-		-
Options exercised		-		-		-		-		-
Options expired		-		-		-		-		-
Balance at September 30, 2020		70,000	$	7.71	$	-		2.01	$	-

The fair values of stock options are estimated using the Black-Scholes method, which takes into account variables such as estimated volatility, expected holding period, dividend yield, and the risk-free interest rate. The risk-free interest rate is the five-year treasury rate at the date of grant. The expected life is based on the contractual life of the options at the date of grant. All 70,000 outstanding options were fully vested at grant date. The exercise price of the outstanding options exceeded the closing price of the Company’s common stock at September 30, 2021. The intrinsic value is not material.

Warrants

On June 4, 2021, the Company issued to Lamont Street warrants to purchase 200,000 shares of the Company’s common stock at an exercise price of $2.50 per share (the “Warrants”). The Warrants were issued in connection with Lamont Street’s contribution of the Lamont Street Preferred Investment described in Note 6 under the heading “—Lamont Street Preferred Interest.”

Note 9 – Revenues

Disaggregated Revenue

The following tables represents a disaggregation of revenues from contracts with customers for the three and nine months ended September 30, 2021 and 2020 by type of service (dollars in thousands):

	Topic 606	Three Months Ended September 30,				Nine Months Ended September 30,
	Revenue Recognition	2021		2020		2021		2020
Topic 606 Revenues
Leasing commissions	Point in time	$	668	$	534	$	1,734	$	1,349
Property and asset management fees	Over time		144		188		490		530
Sales commissions	Point in time		186		36		326		55
Development fees	Over time		70		92		247		273
Engineering services	Over time		64		83		197		224
Equity fees	Point in time		-		-		-		4
Topic 606 Revenue			1,132		933		2,994		2,435
Out of Scope of Topic 606 revenue
Rental income		$	5,875	$	4,291	$	14,629	$	12,082
Sublease income			-		8		-		24
Total Out of Scope of Topic 606 revenue			5,875		4,299		14,629		12,106
Total Revenue		$	7,007	$	5,232	$	17,623	$	14,541

Leasing Operations

Minimum cash rental payments due to the Company in future periods under executed non-cancelable operating leases in place for the Company’s properties as of September 30, 2021 are as follows (dollars in thousands):

Remainder of 2021	$	4,264
2022		16,857
2023		15,416
2024		12,535
2025		10,301
2026		7,919
Thereafter		20,243
Total	$	87,535

Note 10 - Earnings per Share

Basic earnings per share is calculated based on the weighted average number of common shares outstanding during the period. Diluted earnings per share is determined based on the weighted average number of shares outstanding during the period combined with the incremental average shares that would have been outstanding assuming the conversion of all potentially dilutive common shares into common shares as of the earliest date possible. Potentially dilutive securities include stock options, convertible preferred stock, restricted stock, warrants and OP units, which, subject to certain terms and conditions, may be tendered for redemption by the holder thereof for cash based on the market price of the Company’s common stock or, at the Company’s option and sole discretion, for shares of the Company’s common stock on a one-for-one basis. Stock options, convertible preferred stock, restricted stock, warrants and OP units have been omitted from the Company’s denominator for the purpose of computing diluted earnings per share since the effect of including these amounts in the denominator would have no dilutive impact due to the net loss position.

The following table sets forth the computation of earnings per common share for the three and nine months ended September 30, 2021 and 2020 (amounts in thousands, except per share amounts):

	Three Months Ended September 30,						Nine Months Ended September 30,
Numerator:	2021			2020			2021			2020
Net loss	$	(2,042	)	$	(1,902	)	$	(7,113	)	$	(6,821	)
Plus: Net loss attributable to noncontrolling interest		222			272			886			1,002
Net loss attributable to common stockholders	$	(1,820	)	$	(1,630	)	$	(6,227	)	$	(5,819	)
Denominator
Basic weighted-average common shares		28,826			22,462			25,399			21,881
Dilutive potential common shares		-			-			-			-
Diluted weighted-average common shares		28,826			22,462			25,399			21,881

Net loss per common share- basic and diluted	$	(0.06	)	$	(0.07	)	$	(0.25	)	$	(0.27	)

Note 11 - Fair Value of Financial Instruments

Financial Assets and Liabilities Measured at Fair Value

The Company’s financial assets and liabilities measured at fair value on a recurring basis currently include derivative financial instruments. These derivative financial instruments are valued in the market using discounted cash flow techniques. These techniques incorporate Level 1 and Level 2 inputs. The market inputs are utilized in the discounted cash flow calculation considering the instrument’s term, notional amount, discount rate and credit risk. Significant inputs to the derivative valuation model for interest rate caps and interest rate swaps are observable in active markets and are classified as Level 2 in the hierarchy. The fair value of the Company’s interest rate cap, which is included in Other assets, net on the consolidated balance sheets was less than $0.1 million at both September 30, 2021 and December 31, 2020. The fair value of the Company’s interest rate swap liabilities, which are included in Accounts payable and accrued liabilities on the consolidated balance sheets, was approximately $0.5 million and $0.7 million at September 30, 2021 and December 31, 2020, respectively. See Note 6 “—Interest Rate Cap and Interest Rate Swap Agreements” for further discussion regarding the Company’s interest rate cap and interest rate swap agreements.

Financial Assets and Liabilities Not Carried at Fair Value

The carrying amounts of cash and cash equivalents, restricted cash, receivables and payables are reasonable estimates of their fair value as of September 30, 2021 and December 31, 2020, respectively, due to the short-term nature of these instruments (Level 1).

At September 30, 2021 and December 31, 2020, the Company’s indebtedness was comprised of borrowings that bear interest at LIBOR plus a margin and borrowings at fixed rates. The fair value of the Company’s $106.2 million and $101.9 million in borrowings under variable rates at September 30, 2021 and December 31, 2020, respectively, approximate their carrying values as the debt is at variable rates currently available and resets on a monthly basis.

The fair value of the Company’s fixed rate debt as of September 30, 2021 and December 31, 2020 is estimated by using Level 2 inputs such as discounting the estimated future cash flows using current market rates for similar loans that would be made to borrowers with similar credit ratings and for the same remaining maturities. As of September 30, 2021, the fair value of the Company’s $52.2 million fixed rate debt was estimated to be approximately $52.4 million. As of December 31, 2020, the fair value of the Company’s $21.1 million fixed rate debt was estimated to be approximately $21.6 million.

Fair value estimates are made at a specific point in time, are subjective in nature and involve uncertainties and matters of significant judgment. Settlement at such fair value amounts may not be possible.

Note 12 – Taxes

The provision for income taxes for the three and nine months ended September 30, 2021 reflects an income tax benefit of approximately $0.7 million and $2.3 million, respectively, at an effective tax rate of 24.6% for each period. The provision for income taxes for the three and nine months ended September 30, 2020 reflects an income tax benefit of approximately $0.6 million and $2.2 million, respectively, at an effective tax rate of 24% for each period. The difference between the Company’s effective tax rate and the federal statutory rate is primarily due to the loss attributable to the partnership not subject to tax and state income taxes.

Note 13 – Related Party Transactions

Receivables and Payables

As of September 30, 2021, the Company had less than $0.1 million in receivables due from related parties, included in Other assets, net on the consolidated balance sheet, which relates to receivables due from properties managed by the Company which were provided to the properties for working capital. Additionally, the Company had less than $0.1 million in payables due to properties managed by the Company related to amounts borrowed by the Company for working capital, which are reflected in Payables due to related parties on the consolidated balance sheet.

As of December 31, 2020, the Company had $0.2 million in receivables due from related parties, included in Other assets, net on the consolidated balance sheet, which relates to receivables due from properties managed by the Company which were provided to the properties for working capital. Additionally, the Company had $0.7 million in payables due to properties managed by the Company related to amounts borrowed by the Company for working capital, which are reflected in Payables due to related parties on the consolidated balance sheet.

Approximately $0.3 million and $1.1 million of the Company’s total revenue for the three and nine months ended September 30, 2021, respectively, was generated from related parties. Approximately $0.4 million and $1.2 million of the Company’s total revenue for the three and nine months ended September 30, 2020, respectively, was generated from related parties. Additionally, approximately $0.3 million and $0.5 million of the Company’s accounts receivable, net balance at September 30, 2021 and December 31, 2020, respectively, was owed from related parties.

During 2019, the Company agreed to pay $1.5 million of consideration to Mr. Yockey in exchange for repurchasing a portion of his ownership interest in BSR prior to the Mergers. Approximately $1.0 million of this consideration was paid to Mr. Yockey in January 2020 and the remaining $0.5 million was paid to Mr. Yockey in the second quarter of 2021.

The Mergers

As consideration in the Mergers that have closed as of the date of these financial statements, as a result of their interests in the Broad Street Entities party to such Mergers, (i) Mr. Jacoby received 2,533,650 shares of the Company’s common stock and 856,805 OP units, (ii) Mr. Yockey received 2,533,650 shares of the Company’s common stock and 420,523 OP units, (iii) Alexander Topchy, the Company’s Chief Financial Officer, received an aggregate of 137,345 shares of the Company’s common stock and 48,320 OP units, (iv) Daniel J.W. Neal, a member of the Company’s Board of Directors, received, directly or indirectly, 878,170 shares of the Company’s common stock, and (v) Samuel M. Spiritos, a director of the Company, indirectly received 13,827 shares of the Company’s common stock. As consideration in the remaining two Mergers as a result of their interests in the remaining Broad Street Entities, (i) Mr. Jacoby will receive an aggregate of approximately 17,985 shares of the Company’s common stock and 136,213 OP units, (ii) Mr. Yockey will receive an aggregate of approximately 17,985 shares of the Company’s common stock and 136,213 OP units, (iii) Mr. Topchy will receive 1,934 shares of the Company’s common stock and 14,338 OP units and (iv) Mr. Neal will receive, directly or indirectly, an aggregate of approximately 16,450 shares of the Company’s common stock.

Management Fees

The Company provides management services for the two properties to be acquired as of September 30, 2021 in the remaining Mergers. For each property, the Company receives a management fee ranging from 3.0% to 4.0% of such property’s gross income. As described above, Messrs. Jacoby, Yockey, Topchy and Neal have interests in some or all of the Broad Street Entities that own the two properties.

Messrs. Jacoby and Yockey, along with Mr. Topchy, Jeffrey H. Foster, a member of the Company’s Board of Directors, and Aras Holden, the Company’s vice president of asset management and acquisitions, own an interest in BBL Current Investors LLC (“BBL”). BBL redeveloped a property adjacent to the Company’s Midtown Colonial property into a mixed-use facility with retail on the ground floor and multi-family above. The Company will manage the retail portion of the property and will receive management fees from BBL beginning in the fourth quarter of 2021. However, the Company will have no ownership interest in the property.

Ground Lease

The Company owns the fee-simple interest in the land that the Cromwell Field Shopping Center, a property previously managed by the Company, is located on under a leasehold interest. The Company leased the land to the owner of the Cromwell Field Shopping Center pursuant to a ground lease and recognized less than $0.1 million of revenue under the ground lease for the nine months ended

September 30, 2021. The ground lease was terminated upon the acquisition of Cromwell Field Shopping Center as described in Note 3 “—2021 Real Estate Acquisitions”. The Company recognized less than $0.1 million and approximately $0.1 million of revenue, respectively, under the ground lease for the three and nine months ended September 30, 2020.

Tax Protection Agreements

On December 27, 2019, pursuant to the Merger Agreements, the Company and the Operating Partnership entered into tax protection agreements (the “Tax Protection Agreements”) with each of the prior investors in BSV Colonial Investor LLC, BSV Lamonticello Investors LLC and BSV Patrick Street Member LLC, including Mr. Jacoby, Mr. Yockey and Mr. Topchy, in connection with their receipt of OP units in certain of the Initial Mergers. Pursuant to the Tax Protection Agreements, until the seventh anniversary of the completion of the Initial Mergers, the Company and the Operating Partnership may be required to indemnify the other parties thereto for their tax liabilities related to built-in gain that exists with respect to the properties known as Midtown Colonial, Midtown Lamonticello and Vista Shops at Golden Mile (the “Protected Properties”). Furthermore, until the seventh anniversary of the completion of the Initial Mergers, the Company and the Operating Partnership will be required to use commercially reasonable efforts to avoid any event, including a sale of the Protected Properties, that triggers built-in gain to the other parties to the Tax Protection Agreements, subject to certain exceptions, including like-kind exchanges under Section 1031 of the Internal Revenue Code of 1986, as amended.

Guarantees

The Company’s subsidiaries’ obligations under the Basis Term Loan Agreement, the Sub-OP Operating Agreement, the Brookhill mortgage loan, and the Spotswood mortgage loan are guaranteed by Mr. Jacoby and Mr. Yockey. We have agreed to indemnify Mr. Yockey for any losses he incurs as a result of his guarantee of the Basis Term Loan, the Sub-OP Operating Agreement, and the Brookhill mortgage loan. Mr. Jacoby is also a guarantor under the MVB Loan Agreement, the Lamont Street Preferred Interest, the Highlandtown mortgage loan and the Cromwell mortgage loan.

Consulting Agreement

The Company has engaged Timbergate Ventures, LLC, an entity wholly owned by Mr. Yockey, as a consultant for a two-year term beginning December 27, 2019. Pursuant to this arrangement, the Company pays Timbergate Ventures, LLC a consulting fee of $0.2 million per year. During each of the three months ended September 30, 2021 and 2020, approximately $50,000 was recorded in general and administrative expenses related to this consulting agreement. During each of the nine months ended September 30, 2021 and 2020, approximately $150,000 was recorded in general and administrative expenses related to this consulting agreement.

Legal Fees

Samuel M. Spiritos, a member of the Company’s Board of Directors, is the managing partner of Shulman Rogers LLP, which represents the Company in certain real estate matters, including with matters related to the Mergers. During the three and nine months ended September 30, 2021, the Company paid less than $0.1 million and $0.3 million, respectively, in legal fees to Shulman Rogers LLP. During each of the three and nine months ended September 30, 2020, the Company paid less than $0.1 million in legal fees to Shulman Rogers LLP.

Note 14 – Subsequent Events

Real Estate Acquisitions

As described in Note 3 under the heading “—2021 Real Estate Acquisitions”, on October 6, 2021, the Company closed on the Merger whereby it acquired The Shops at Greenwood Village.

Debt Agreements

As described in Note 6 under the heading “—Mortgage Indebtedness”, in conjunction with the acquisition of The Shops at Greenwood Village the Company entered into a $23.5 million mortgage on the property.

Equity Incentive Plan Grants

As described in Note 8 under the heading “—Amended and Restated 2020 Equity Incentive Plan”, the Company granted restricted shares of common stock and RSUs to executives on October 1, 2021.

Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

The following discussion should be read together with the consolidated financial statements and notes thereto appearing elsewhere is this report. References to “we,” “our,” “us,” and “Company” refer to Broad Street Realty, Inc., together with its consolidated subsidiaries.

Forward-Looking Statements

We make statements in this report that are forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 (set forth in Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”)). These forward-looking statements include, without limitation, statements about our estimates, expectations, predictions and forecasts of our future business plans and financial and operating performance and/or results, as well as statements of management’s goals and objectives and other similar expressions concerning matters that are not historical facts. When we use the words “may,” “should,” “could,” “would,” “predicts,” “potential,” “continue,” “expects,” “anticipates,” “future,” “intends,” “plans,” “believes,” “estimates” or similar expressions or their negatives, as well as statements in future tense, we intend to identify forward-looking statements. Although we believe that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, beliefs and expectations, such forward-looking statements are not predictions of future events or guarantees of future performance, and our actual financial and operating results could differ materially from those set forth in the forward-looking statements. You are cautioned to not place undue reliance on forward-looking statements. Except as otherwise may be required by law, we undertake no obligation to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or actual operating results. Factors that may impact forward-looking statements include, among others, the following:

•

uncertainties related to the COVID-19 pandemic, including the unknown duration and economic, operational and financial impacts of the COVID-19 pandemic and the actions taken or contemplated by U.S. and local governmental authorities or others in response to the pandemic on the Company’s business, employees and tenants;

•

our limited access to capital and our ability to repay, refinance, restructure and/or extend our indebtedness as it becomes due;

•

risks associated with our ability to consummate the pending merger transactions (described further herein), the timing and closing of such transactions and unexpected costs or unexpected liabilities that may arise from the transactions, whether or not consummated;

•

risks related to disruption of management’s attention from its ongoing business operations due to the pending merger transactions;

•

our ability to recognize the benefits of the completed and pending mergers;

•

our success in implementing our business strategy and our ability to identify, underwrite, finance, consummate and integrate acquisitions or investments;

•

adverse economic or real estate developments, either nationally or in the markets in which the Company’s properties are located;

•

changes in financial markets and interest rates, or to our business or financial condition;

•

the nature and extent of our competition;

•

other factors affecting the retail industry or the real estate industry generally;

•

availability of financing and capital;

•

the performance of our portfolio; and

•

the impact of any financial, accounting, legal or regulatory issues or litigation, including any legal proceedings, regulatory matters or enforcement matters that have been or in the future may be instituted relating to the merger transactions or that may affect us.

See Item 1A. Risk Factors in our Annual Report on Form 10-K for the year ended December 31, 2020 for further discussion of these and other risks, as well as the risks, uncertainties and other factors discussed in this report and identified in other documents we file with the Securities and Exchange Commission (the “SEC”) from time to time. You should carefully consider these risks before making any investment decisions in the Company. New risks and uncertainties may also emerge from time to time that could materially and adversely affect us.

Overview

We are a fully integrated real estate company that owns, operates, develops and redevelops primarily grocery-anchored shopping centers, street retail-based properties and mixed-use assets in the Mid-Atlantic and Denver, Colorado markets. As of September 30, 2021, we owned 14 properties with an additional three properties under contract to be acquired. The properties in our portfolio and the properties we have under contract are dispersed in sub-markets that we believe generally have high population densities, high traffic counts, good visibility and accessibility, which provide our tenants with attractive locations to serve the necessity-based needs of the surrounding communities. We intend to focus on acquiring additional strategically positioned properties in established and developing neighborhoods primarily leased to necessity-based tenants that meet the needs of the surrounding communities in our existing markets, as well as acquiring properties in new markets that meet our investment criteria, including the Southeastern United States and major university communities. In addition, we provide commercial real estate brokerage services for our own portfolio and third-party office, industrial and retail operators and tenants.

We are structured as an “Up-C” corporation with substantially all of our operations conducted through Broad Street Operating Partnership, LP (the “Operating Partnership”) and its direct and indirect subsidiaries. As of September 30, 2021, we owned 91.1% of the units of limited partnership interest (“OP units”) in our Operating Partnership, and we are the sole member of the sole general partner of our Operating Partnership.

Mergers with MedAmerica Properties Inc.

On December 27, 2019 (the “Merger Date”), subsidiaries of MedAmerica Properties Inc. (“MedAmerica”) completed 11 mergers (the “Initial Mergers”), including the mergers with Broad Street Realty, LLC (“BSR”) and Broad Street Ventures, LLC (“BSV”) and mergers with nine Broad Street Entities (as defined below). Prior to the Initial Mergers, BSR was a real estate management and brokerage company, which was 50% owned by Michael Z. Jacoby, the Company’s chairman and chief executive officer, and 50% owned by Thomas M. Yockey, one of the Company’s directors. BSR provided property management services for a substantial majority of the properties in the Company’s current portfolio and the additional properties to be acquired by the Company upon the completion of the additional Mergers. BSR also provided real estate brokerage services for the properties acquired or to be acquired by the Company as well as for third party clients. BSR owned no real property, so all of its revenues were derived from its property management and brokerage businesses. The properties acquired by the Company in the Initial Mergers and to be acquired in the additional Mergers were or are owned by entities (the “Broad Street Entities”) for which Broad Street Ventures, LLC (“BSV”) served or serves, directly or indirectly and either alone or with other co-managers or co-managing members as the manager or managing member.

Upon completion of the Initial Mergers and in accordance with the applicable merger agreements, Mr. Jacoby was appointed as the chairman and chief executive officer of the Company, Alexander Topchy was appointed as the chief financial officer of the Company, and each of the employees of BSR became employees of the Company. In addition, upon completion of the Initial Mergers, MedAmerica’s name was changed to “Broad Street Realty, Inc.”

On December 31, 2019, the Company completed one additional merger whereby it acquired the Brookhill Azalea Shopping Center. On July 2, 2020, the Company closed one merger whereby it acquired Lamar Station Plaza East. The Company closed on three additional Mergers whereby it acquired the Highlandtown Village Shopping Center, Cromwell Field Shopping Center and Spotswood Valley Square Shopping Center on May 21, 2021, May 26, 2021, and June 4, 2021, respectively. On October 6, 2021, the Company closed on one Merger whereby it acquired The Shops at Greenwood Village.

As consideration for the mergers with the Broad Street Entities that have closed as of the date of this report, the Company has issued an aggregate of 28,744,641 shares of common stock and 2,827,904 OP units to prior investors in the Broad Street Entities party to the mergers. In addition, certain prior investors in the Broad Street Entities received an aggregate of approximately $1.9 million in cash as a portion of the consideration for the mergers.

As of the date of this report, there are two mergers that have not been completed. The Company expects to issue an aggregate of 1,317,055 shares of common stock and 573,529 OP units as consideration for the additional mergers. Until the closing of the remaining mergers, the Company will continue to manage these two properties and receive management fees.

Impact of COVID-19

We continue to monitor and address risks related to the COVID-19 pandemic. Since March 2020 when the World Health Organization declared COVID-19 a pandemic and the United States declared a national emergency with respect to COVID-19, we have been impacted by COVID-19 and the actions taken by federal, state, and local authorities, including restrictions on freedom of movement and business operations, such as travel bans, border closings, business closures, quarantines and shelter-in-place or similar orders. The extent of the COVID-19 pandemic’s effect on our future operational and financial performance, financial condition and liquidity will depend on future developments, including the duration and intensity of the pandemic, the effectiveness, including the deployment, of COVID-19 vaccines and treatments, the duration of government measures to mitigate the pandemic and how quickly and to what extent normal economic and operating conditions can resume, all of which are uncertain and difficult to predict. Given this uncertainty, we cannot accurately predict the effect on future periods.

All of our properties are located in areas that have been subject to shelter-in-place orders and restrictions on the types of businesses that operate. Our rental revenue and operating results depend significantly on the occupancy levels at our properties and the ability of our tenants to meet their rent and other obligations to us, and the government-imposed measures have resulted in significant disruptions to our and our tenants’ businesses. We have observed the impact of COVID-19 manifest in the form of limited operations among our tenants, which has resulted, and may in the future result in, a decline in on-time rental payments and increased requests from tenants for temporary rental relief.

As of November 5, 2021, we have collected approximately 94.1% of contractual rent for the three months ended September 30, 2021. Throughout the COVID-19 pandemic, we have entered into lease modifications that deferred approximately $0.5 million and waived approximately $0.3 million of contractual rent. Approximately $0.3 million of the total deferred rent remains outstanding and has a weighted average payback period of approximately 29 months

Collections and rent deferrals to date may not be indicative of collections or rent deferrals in any future period. Even as governmental restrictions are lifted, our tenants may continue to be impacted by economic conditions resulting from COVID-19 or public perception of the risk of COVID-19, which could adversely affect foot traffic to our tenants’ businesses and our tenants’ ability to adequately staff their businesses. If the impacts of the pandemic continue, we expect that certain tenants will experience greater financial distress, which could result in additional tenants being unable to pay contractual rent (including deferred rent) on a timely basis, or at all, additional requests for rental relief, early lease terminations, tenant bankruptcies, decreases in occupancy, reductions in rent, or increases in rent concessions or other accommodations. In some cases, we may have to restructure tenants’ long-term rent obligations and may not be able to do so on terms that are as favorable to us as those currently in place. These factors also may adversely affect the value of our properties. The extent of such impacts will depend on future developments, which are highly uncertain and cannot be predicted.

We believe that the actions we have taken to improve our financial position and maximize our liquidity, as described further in the “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our 2020 Annual Report on Form 10-K will continue to mitigate the impact to our cash flow caused by tenants not timely paying contractual rent. We will continue to actively monitor the implications of the COVID-19 pandemic on our and our tenants’ businesses and may take further actions to alter our business practices if we determine that such changes are in the best interests of our employees, tenants and stockholders, or as required by federal, state, or local authorities.

Portfolio Summary

As of September 30, 2021, our portfolio was comprised of 14 retail properties consisting of 1,537,057 total square feet of gross leasable area (“GLA”). The following table provides additional information about the properties in our portfolio (dollars in thousands).

Property Name	City/State	GLA		Percent Leased⁽¹⁾			Gross Real Estate Assets
Avondale Shops	Washington, D.C.		28,044		80.5	%	$	8,393
Brookhill Azalea Shopping Center	Richmond, VA		163,363		82.6	%		17,268
Coral Hills Shopping Center	Capitol Heights, MD		85,928		100.0	%		16,682
Cromwell Field Shopping Center	Glen Burnie, MD		233,486		63.3	%		18,498
Crestview Square	Landover Hills, MD		74,694		98.7	%		18,592
Dekalb Plaza	East Norriton, PA		178,356		81.7	%		26,972
Highlandtown Village Shopping Center	Baltimore, MD		57,513		95.7	%		7,383
Hollinswood Shopping Center	Baltimore, MD		112,698		91.9	%		25,388
Lamar Station Plaza East	Lakewood, CO		42,700		59.8	%		6,101
Midtown Colonial	Williamsburg, VA		98,043		73.9	%		14,855
Midtown Lamonticello	Williamsburg, VA		63,173		90.6	%		16,166
Spotswood Valley Square	Harrisonburg, VA		190,650		99.3	%		14,650
Vista Shops at Golden Mile	Frederick, MD		98,858		96.8	%		14,912
West Broad Commons	Richmond, VA		109,551		80.2	%		19,825
Total			1,537,057		84.4	%	$	225,685

⁽¹⁾	Percent leased is calculated as (a) GLA under commenced leases as of September 30, 2021, divided by (b) total GLA, expressed as a percentage.

Geographic Concentration

The following table contains information regarding the geographic concentration of the properties in our portfolio as of September 30, 2021, which includes rental income for the nine months ended September 30, 2021 and 2020 (dollars in thousands).

							Rental income for the nine months ended September 30,
Location	Number of Properties	Gross Real Estate Assets at September 30, 2021		Percentage of Total Real Estate Assets at September 30, 2021			2021		2020
Maryland⁽¹⁾	6	$	101,455		45.0	%	$	7,342	$	6,072
Virginia	5		82,764		36.7	%		4,456		3,631
Pennsylvania	1		26,972		11.9	%		1,909		1,753
Washington D.C.	1		8,393		3.7	%		423		514
Colorado	1		6,101		2.7	%		499		112
	14	$	225,685		100.0	%	$	14,629	$	12,082

⁽¹⁾

Critical Accounting Policies

Refer to our audited consolidated financial statements and notes thereto for the year ended December 31, 2020 for a discussion of our accounting policies, including the critical accounting policies of revenue recognition, real estate investments, asset impairment, income taxes, and our accounting policy on consolidation, which are included in our 2020 Annual Report on Form 10-K, which was filed with the SEC on April 15, 2021. During the nine months ended September 30, 2021, there were no material changes to these policies. See Note 2 “—Recent Accounting Pronouncements” to our consolidated financial statements in Item 1 of this Quarterly Report on Form 10-Q for recently-adopted accounting pronouncements.

Factors that May Impact Future Results of Operations

Rental Income

Growth in rental income will depend on our ability to acquire additional properties that meet our investment criteria and on filling vacancies and increasing rents on the properties in our portfolio. The amount of rental income generated by the properties in our portfolio depends on our ability to renew expiring leases or re-lease space upon the scheduled or unscheduled termination of leases, lease currently available space and maintain or increase rental rates at our properties. In addition to the factors regarding the COVID-19 pandemic described above, our rental income in future periods could be adversely affected by local, regional, or national economic conditions, an oversupply of or a reduction in demand for retail space, changes in market rental rates, our ability to provide adequate services and maintenance at our properties, and fluctuations in interest rates. In addition, economic downturns affecting our markets or downturns in our tenants’ businesses that impair our ability to renew or re-lease space and the ability of our tenants to fulfill their lease commitments to us, including as a result of the COVID-19 pandemic, could adversely affect our ability to maintain or increase rent and occupancy.

Scheduled Lease Expirations

Our ability to re-lease expiring space at rental rates equal to or greater than that of current rental rates will impact our results of operations. Our properties are marketed to smaller tenants that generally desire shorter-term leases. As of September 30, 2021, approximately 38.0% of our portfolio (based on GLA) was leased to tenants occupying less than 10,000 square feet. In addition, as of September 30, 2021, approximately 15.6% of our GLA was vacant and approximately 0.7% of our leases (based on GLA) were month-to-month or scheduled to expire on or before December 31, 2021. Although we maintain ongoing dialogue with our tenants, we generally raise the issue of renewal at least 12 months prior to lease renewal often providing concessions for early renewal. If our current tenants do not renew their leases or terminate their leases early, we may be unable to re-lease the space to new tenants on favorable terms or at all, including as a result of the COVID-19 pandemic and related government measures described above. Our vacancy trends will be impacted by new properties that we acquire, which may include properties with higher vacancy where we identified opportunities to increase occupancy.

Acquisitions

Over the long-term, we intend to grow our portfolio through the acquisition of additional strategically positioned properties in established and developing neighborhoods primarily leased to necessity-based tenants that meet the needs of the surrounding communities in our existing markets, as well as acquiring properties in new markets that meet our investment criteria, including the Southeastern United States and major university communities. We have established relationships with a wide variety of market participants, including tenants, leasing agents, investment sales brokers, property owners and lenders, in our target markets and beyond, and, over the long-term, we believe that we will have opportunities to acquire properties that meet our investment criteria at attractive prices.

General and Administrative Expenses

General and administrative expenses include employee compensation costs, professional fees, consulting, and other general administrative expenses. We expect an increase in general and administrative expenses in the future related to stock issuances to employees. We expect that our general and administrative expenses will rise in some measure as our portfolio grows but that such expenses as a percentage of our revenue will decrease over time due to efficiencies and economies of scale.

Capital Expenditures

We incur capital expenditures at our properties that vary in amount and frequency based on each property’s specific needs. We expect our capital expenditures will be for recurring maintenance to ensure our properties are in good working condition, including parking and roof repairs, façade maintenance and general upkeep. We also will incur capital expenditures related to repositioning and refurbishing properties where we have identified opportunities to improve our properties to increase occupancy, and we may incur capital expenditures related to redevelopment or development consistent with our business and growth strategies.

Results of Operations

Comparison of the three months ended September 30, 2021 to the three months ended September 30, 2020 (dollars in thousands)

	For the Three Months Ended						Change
	September 30, 2021			September 30, 2020			$			%
Revenues
Rental income	$	5,875		$	4,291		$	1,584			37	%
Commissions		854			570			284			50	%
Management and other fees		278			371			(93	)		(25	%)
Total revenues		7,007			5,232			1,775			34	%
Expenses
Cost of services		557			379			178			47	%
Depreciation and amortization		3,426			2,497			929			37	%
Property operating		1,426			936			490			52	%
Bad debt expense (recoveries)		(31	)		45			(76	)		(169	%)
General and administrative		2,781			2,201			580			26	%
Total operating expenses		8,159			6,058			2,101			35	%
Operating loss		(1,152	)		(826	)		(326	)		39	%

Other income (expense)
Interest and other income		1			2			(1	)		(50	%)
Derivative fair value adjustment		50			3			47			1,567	%
Interest expense		(2,387	)		(1,722	)		(665	)		39	%
Gain on extinguishment of debt		773			-			773		-
Total other income (expense)		(1,563	)		(1,717	)		154			(9	%)

Income tax benefit		673			641			32			5	%
Net loss	$	(2,042	)	$	(1,902	)	$	(140	)		7	%
Plus: Net loss attributable to noncontrolling interest		222			272			(50	)		(18	%)
Net loss attributable to common stockholders	$	(1,820	)	$	(1,630	)	$	(190	)		12	%

Revenues for the three months ended September 30, 2021 increased approximately $1.8 million, or 34%, from the prior year period as a result of an approximately $1.6 million increase in rental income and an approximately $0.3 million increase in commissions. The increase in rental income is mainly attributable to the acquisition of three properties in the second quarter of 2021. The increase in commissions is mainly attributable to a larger transaction volume due to transactions delayed in 2020 related to COVID-19.

Total operating expenses for the three months ended September 30, 2021 increased approximately $2.1 million, or 35%, over the prior period primarily from: (i) an increase in depreciation and amortization expense of approximately $0.9 million, which is comprised of an increase in depreciation and amortization expense of approximately $1.2 million related to the three properties acquired in the second quarter of 2021, partially offset by a decrease of approximately $0.4 million related to a decrease in amortization of in-place lease intangibles that were fully amortized during 2020; (ii) an increase in general and administrative expenses of approximately $0.6 million mainly attributable to higher payroll and related expenses of approximately $0.3 million, an increase in professional service fees, including legal, audit and tax fees of approximately $0.1 million and an increase in stock compensation expense of approximately $0.1 million; (iii) an increase in property operating expense of approximately $0.5 million which is mainly attributable to the three

properties acquired in the second quarter of 2021; and (iv) an increase in cost of services of approximately $0.2 million related to a larger transaction volume due to transactions delayed in 2020 related to COVID-19.

Interest expense for the three months ended September 30, 2021 increased approximately $0.7 million over the prior year period. This increase is mainly attributable to additional net borrowings of approximately $38.9 million. The gain on extinguishment of debt of approximately $0.8 million for the three months ended September 30, 2021 is related to the forgiveness of the Second PPP Loan described below under the heading “Liquidity and Capital Resources—Consolidated Indebtedness and Preferred Equity —PPP Loans”.

Net loss attributable to noncontrolling interest decreased approximately $0.1 million over the prior year period. The net loss attributable to noncontrolling interest reflects the proportionate share of the OP units held by outside investors in the operating results of the Operating Partnership from the completion of the Mergers on December 27, 2019, described above under the heading “—Mergers with MedAmerica Properties Inc.”.

Comparison of the nine months ended September 30, 2021 to the nine months ended September 30, 2020 (dollars in thousands)

	For the Nine Months Ended						Change
	September 30, 2021			September 30, 2020			$			%
Revenues
Rental income	$	14,629		$	12,082		$	2,547			21	%
Commissions		2,060			1,404			656			47	%
Management and other fees		934			1,055			(121	)		(11	%)
Total revenues		17,623			14,541			3,082			21	%
Expenses
Cost of services		1,346			968			378			39	%
Depreciation and amortization		8,415			7,478			937			13	%
Property operating		3,873			2,794			1,079			39	%
Bad debt expense		15			210			(195	)		(93	%)
General and administrative		7,844			6,356			1,488			23	%
Total operating expenses		21,493			17,806			3,687			21	%
Operating loss		(3,870	)		(3,265	)		(605	)		19	%

Other income (expense)
Interest and other income		8			50			(42	)		(84	%)
Derivative fair value adjustment		261			(701	)		962			(137	%)
Interest expense		(7,346	)		(4,913	)		(2,433	)		50	%
Gain on extinguishment of debt		1,530			-			1,530		-
Other expense		(12	)		(186	)		174			(94	%)
Total other income (expense)		(5,559	)		(5,750	)		191			(3	%)

Income tax benefit		2,316			2,194			122			6	%
Net loss	$	(7,113	)	$	(6,821	)	$	(292	)		4	%
Plus: Net loss attributable to noncontrolling interest		886			1,002			(116	)		(12	%)
Net loss attributable to common stockholders	$	(6,227	)	$	(5,819	)	$	(408	)		7	%

Revenues for the nine months ended September 30, 2021 increased approximately $3.1 million, or 21%, from the prior year period as a result of an approximately $2.5 million increase in rental income and an approximately $0.7 million increase in commissions. Rental income increased as a result of the acquisition of one property in July 2020 and three properties in the second quarter of 2021. The increase in commissions is mainly attributable to a larger transaction volume due to transactions delayed in 2020 related to COVID-19.

Total operating expenses for the nine months ended September 30, 2021 increased approximately $3.7 million, or 21%, over the prior period primarily from: (i) an increase in general and administrative expenses of approximately $1.5 million mainly attributable to an increase in professional service fees, including legal, audit, and tax fees of approximately $0.9 million, an increase in stock compensation expense of approximately $0.2 million and higher payroll and related expenses of approximately $0.4 million; (ii) an increase in property operating expense of approximately $1.1 million, of which approximately $0.9 million is related to the four properties acquired since July 2020, and $0.2 million is related to an increase in snow removal expense; (iii) an increase in depreciation and amortization expense of approximately $0.9 million, of which approximately $1.9 million is related to the four properties acquired since July 2020 partially offset by a decrease of $1.1 million related to a decrease in amortization of in-place lease intangibles that have been fully amortized; and (iv) an increase in cost of services of approximately $0.4 million related to a larger transaction volume due to transactions delayed in 2020 related to COVID-19.

Derivative fair value adjustment, related to the interest rate cap and interest rate swaps the Company entered into in December 2019, was approximately $0.3 million of income for the nine months ended September 30, 2021, as compared to approximately $0.7

million of expense for the prior year period. Interest expense for the nine months ended September 30, 2021 increased approximately $2.4 million over the prior year period. This increase is mainly attributable the recognition of approximately $1.0 million of interest expense related to the Lamont Street Minimum Multiple Amount described below under the heading “Liquidity and Capital Resources—Consolidated Indebtedness and Preferred Equity —Lamont Street Preferred Interest”, as well as additional net borrowings of approximately $38.9 million. The gain on extinguishment of debt of approximately $1.5 million for the nine months ended September 30, 2021 is related to the forgiveness of the PPP Loan and Second PPP Loan described below under the heading “Liquidity and Capital Resources—Consolidated Indebtedness and Preferred Equity —PPP Loans”. The approximately $0.2 million decrease in other expense is mainly attributable to a decrease in expensed due diligence costs for acquisitions no longer being pursued by the Company.

Liquidity and Capital Resources

Overview

Liquidity is a measure of our ability to meet potential cash requirements, including ongoing commitments to repay any outstanding borrowings, fund and maintain our assets and operations and other general business needs.

Our short-term liquidity requirements consist primarily of debt service requirements, operating expenses, recurring capital expenditures (such as repairs and maintenance of our properties), and non-recurring capital expenditures (such as capital improvements and tenant improvements). We expect to meet our short-term liquidity requirements through cash on hand and cash reserves. As of September 30, 2021 and November 5, 2021, we had unrestricted cash and cash equivalents of approximately $2.4 million and $3.4 million, respectively, available for current liquidity needs and restricted cash of approximately $8.6 million and $8.1 million, respectively, which is available for debt service shortfall requirements, certain capital expenditures, real estate taxes and insurance. As described further in the “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our 2020 Annual Report on Form 10-K, we have taken a number of proactive measures to maintain the strength of our business and manage the impacts of the COVID-19 pandemic on our operations and liquidity.

As of November 5, 2021, we have collected 94.1% of contractual rent due for the three months ended September 30, 2021. We expect that our rent collections will continue to be below our tenants’ contractual rent obligations for so long as certain businesses limit operations and public perception of the risk of COVID-19 persists, which will adversely impact our cash flows and liquidity. If the impacts of the pandemic continue, we expect that certain tenants will experience greater financial distress, which could result in additional tenants being unable to pay contractual rent (including deferred rent) on a timely basis, or at all, additional requests for rental relief, early lease terminations, tenant bankruptcies, decreases in occupancy, reductions in rent, or increases in rent concessions or other accommodations. In some cases, we may have to restructure tenants’ long-term rent obligations and may not be able to do so on terms that are as favorable to us as those currently in place. The extent of such impacts will depend on future developments, which are highly uncertain and cannot be predicted.

We have two mortgage loans and a mezzanine loan on two properties totaling approximately $17.2 million that mature within the next twelve months. We do not project that we will have sufficient cash available to pay off the mortgage and mezzanine loans upon maturity and will seek to refinance the loans prior to maturity in July 2022 and November 2022. There can be no assurances that we will be successful on the refinance of the mortgage and mezzanine loans on favorable terms or at all. If we are unable to refinance the mortgage and mezzanine loans, the lenders have the right to place the loans in default and ultimately foreclose on the properties. Under this circumstance, we would not have any further financial obligations to the lenders.

Our long-term liquidity requirements are expected to consist primarily of funds necessary for the repayment of debt at or prior to maturity, capital improvements, development and/or redevelopment of properties and property acquisitions. We expect to meet our long-term liquidity requirements through net cash from operations, additional secured and unsecured debt and, subject to market conditions, the issuance of additional shares of common stock, preferred stock, or OP units.

We have encountered difficulties obtaining the necessary capital to service and refinance our existing indebtedness. Our access to capital depends upon a number of factors over which we have little or no control, including general market conditions, the market’s perception of our current and potential future earnings and cash distributions, our current debt levels and the market price of the shares of our common stock. Although our common stock is quoted on the OTC, there is a very limited trading market for our common stock, and if a more active trading market is not developed and sustained, we will be limited in our ability to issue equity to fund our capital needs. The severe economic, market and other disruptions, worldwide, including in the bank lending, capital, and other financial markets, caused by the COVID-19 pandemic and the impact on the retail industry have exacerbated the issues we have encountered obtaining financing. If we cannot obtain capital from third-party sources, we may not be able to acquire or develop properties when strategic opportunities exist, meet the capital and operating needs of our existing properties, satisfy our debt service obligations, or pay dividends to our stockholders. Until we have greater access to capital, we will likely structure future acquisitions through joint ventures or other syndicated structures in which outside investors will contribute a majority of the capital and we will manage the assets.

As described below, under our existing debt agreements, we are subject to continuing covenants. As of September 30, 2021, we were in compliance with all covenants under our debt agreements.

Consolidated Indebtedness and Preferred Equity

Indebtedness Summary

The following table sets forth certain information regarding our outstanding indebtedness as of September 30, 2021 (dollars in thousands):

Maturity Date

Rate Type

Interest Rate ⁽¹⁾

Balance Outstanding at September 30, 2021

Basis Term Loan (net of discount of $466)

January 1, 2023

Floating ⁽²⁾

6.125%

66,718

Basis Preferred Interest (net of discount of $94)⁽³⁾

January 1, 2023 ⁽⁴⁾

Fixed

14.00% ⁽⁵⁾

9,741

MVB Term Loan

December 27, 2022

Fixed

6.75%

4,022

MVB Revolver

December 27, 2022

Floating ⁽⁶⁾

6.75%

1,439

Hollinswood Loan

December 1, 2024

LIBOR + 2.25% ⁽⁷⁾

4.06%

13,146

Avondale Shops Loan

June 1, 2025

Fixed

4.00%

3,125

Vista Shops at Golden Mile Loan (net of discount of $45)

June 24, 2023

Fixed

3.83%

11,655

Brookhill Azalea Shopping Center Loan

January 31, 2025

LIBOR + 2.75%

2.83%

9,136

Lamar Station Plaza East Loan (net of discount of $12)

July 17, 2022 ⁽⁸⁾

LIBOR + 3.00% ⁽⁹⁾

4.00%

3,504

Lamont Street Preferred Interest (net of discount of $76) ⁽¹⁰⁾

September 30, 2023

Fixed

13.50%

4,621

Highlandtown Village Shopping Center Loan (net of discount of $54)

May 6, 2023

Fixed

4.13%

5,393

Cromwell Field Shopping Center Loan (net of discount of $185)

November 15, 2022

LIBOR + 5.40%⁽¹¹⁾

5.90%

12,208

Cromwell Field Shopping Center Mezzanine Loan (net of discount of $23)

November 15, 2022

Fixed

10.0%

1,507

Spotswood Valley Square Shopping Center Loan (net of discount of $110)

July 6, 2023

Fixed

4.82%

12,161

Total

158,376

⁽¹⁾

For floating rate loans tied to LIBOR, based on the one-month LIBOR rate of 0.08%, as of September 30, 2021.

⁽²⁾

⁽³⁾

The outstanding balance includes approximately $1.0 million of indebtedness related to the Multiple Minimum Amount owed to the Preferred Investor as described below under the heading “—Basis Preferred Interest”.

⁽⁴⁾

If the Basis Term Loan is paid in full earlier than its maturity date, the Basis Preferred Interest in the Sub-OP will mature at that time.

⁽⁵⁾

⁽⁶⁾

The interest rate on the MVB Revolver is the greater of (i) prime rate plus 1.5% and (ii) 6.75%.

⁽⁷⁾

We have entered into an interest rate swap which fixes the interest rate of the loan at 4.06%.

⁽⁸⁾

In July 2021, we entered into a modification to the Lamar Station Plaza East loan to extend the maturity date to July 2022 as described below under the heading “—Mortgage Indebtedness”.

⁽⁹⁾

The interest rate on the Lamar Station Plaza East loan is LIBOR plus 3.00% per annum with a minimum LIBOR rate of 1.00%.

⁽¹⁰⁾

⁽¹¹⁾

The interest rate on the Cromwell Field Shopping Center Loan is LIBOR plus 5.40% per annum with a minimum LIBOR rate of 0.50%.

Basis Term Loan

In December 2019, six of our subsidiaries, as borrowers (collectively, the “Borrowers”), and Big Real Estate Finance I, LLC, a subsidiary of a real estate fund managed by Basis Management Group, LLC, as lender (the “Basis Lender”), entered into a loan agreement (the “Basis Loan Agreement”) pursuant to which the Basis Lender made a senior secured term loan of up to $66.9 million (the “Basis Term Loan”) to the Borrowers. Pursuant to the Basis Loan Agreement, the Basis Term Loan is secured by mortgages on the

following properties: Coral Hills, Crestview, Dekalb, Midtown Colonial, Midtown Lamonticello and West Broad. The Basis Term Loan matures on January 1, 2023, subject to two one-year extension options, subject to certain conditions. The Basis Term Loan bears interest at a rate equal to the greater of (i) LIBOR plus 3.850% per annum and (ii) 6.125% per annum. The Borrowers have entered into an interest rate cap that effectively caps LIBOR at 3.50% per annum. As of September 30, 2021, the interest rate of the Basis Term Loan was 6.125% and the outstanding balance was $66.9 million.

The Basis Loan Agreement includes a debt service coverage calculation based on the trailing twelve months results which includes an adjustment for tenants that are more than one-month delinquent in paying rent. A debt service coverage ratio below 1.10x is a Cash Trap Trigger Event (as defined in the loan agreement), which gives the Basis Lender the right to institute a cash management period until the trigger is cured. A debt service coverage ratio below 1.05x for two consecutive calendar quarters gives the Basis Lender the right to remove the Company as manager of the properties. The debt service coverage calculation for the twelve months ended September 30, 2021 was approximately 1.48x.

Basis Preferred Interest

Pursuant to the Sub-OP Operating Agreement, the Preferred Investor is entitled to a cumulative annual return of 14.0% on its initial capital contribution (the “Class A Return”), and the Preferred Investor will be entitled to a 20% return (the “Enhanced Class A Return”) on any capital contribution made to the Sub-OP in excess of the $10.7 million commitment. The Preferred Investor’s interests must be redeemed on or before the earlier of: (i) January 1, 2023 and (ii) the date on which the Basis Term Loan is paid in full (the “Redemption Date”). The Redemption Date may be extended to December 31, 2023 and December 31, 2024, in each case subject to certain conditions, including the payment of a fee equal to 0.25% of the Preferred Investor’s net invested capital for the first extension option and a fee of 0.50% of the Preferred Investor’s net invested capital for the second extension option. If the redemption price is paid on or before the Redemption Date, then the redemption price will be equal to (a) all unreturned capital contributions made by the Preferred Investor, (b) all accrued but unpaid Class A Return, (c) all accrued but unpaid Enhanced Class A Return and (d) all costs and other expenses incurred by the Preferred Investor in connection with the enforcement of its rights under the Sub-OP Operating Agreement. Additionally, at the Redemption Date, the Preferred Investor is entitled to an amount equal to (a) the product of (i) the aggregate amount of capital contributions made and (ii) 0.4, less (b) the aggregate amount of Class A return payments made to the Preferred Investor (the “Minimum Multiple Amount”). As of September 30, 2021 and December 31, 2020, the Minimum Multiple Amount was approximately $1.0 million and $1.8 million, respectively, which is included as indebtedness on the consolidated balance sheet.

On June 16, 2020, the Preferred Investor made two additional capital contributions, which are classified as debt, available to the Sub-OP in the aggregate amount of approximately $2.9 million. The two capital contributions consisted of: (i) a $2.4 million capital contribution to the Sub-OP that the Sub-OP contributed to the Borrowers under the Basis Loan Agreement for purposes of making debt service payments under the Basis Loan Agreement and (ii) a $0.5 million capital contribution to the Sub-OP that the Sub-OP contributed to certain of its other property owning subsidiaries for purposes of making debt service payments on mortgage debt secured by the properties owned by such subsidiaries and making payments of the Class A return due to the Preferred Investor pursuant to the Sub-OP Operating Agreement. As described below under the heading “—Mortgage Indebtedness”, we repaid approximately $0.75 million of these funds with the proceeds from the Vista mortgage refinance. Additionally, approximately $0.3 million of availability under the capital contributions was returned to the Preferred Investor and is no longer available to the Company. On October 1, 2021, approximately $1.0 million of availability under the capital contributions was returned to the Preferred Investor and is no longer available to the Company. As of November 5, 2021, there was no remaining availability to the Company from these capital contributions. The Preferred Investor is entitled to a cumulative annual return of 13.0% on the additional capital contributions.

MVB Loan

The Company has no additional availability under the MVB Term Loan and the MVB Revolver as of September 30, 2021.

The MVB Loan Agreement is secured by certain personal property of the Company, the Operating Partnership and BSR. In addition, Mr. Jacoby has pledged the shares of Common Stock and OP units received as consideration in the Initial Mergers as collateral

under the MVB Loan Agreement. The obligations of the Company and the Operating Partnership under the MVB Loan Agreement are guaranteed by a subsidiary of the Company and Michael Z. Jacoby, in his individual capacity.

In December 2020, we entered into an amendment to the MVB Loan Agreement, which extended the maturity date of the MVB Revolver to December 27, 2021 and in March 2021, we entered into another amendment to the MVB Loan Agreement which further extended the maturity date of the MVB Revolver to December 27, 2022. The amendments also eliminate the revolving nature of the facility, require monthly principal payments as calculated over a 10-year amortization schedule, and require the repayment of $250,000 on each of the following dates (a) the earlier of March 31, 2021 or the closing date of our then-pending mergers of the Highlandtown and Spotswood properties, (b) the earlier of September 30, 2021 or the closing date of the then-pending merger of the Greenwood property, (c) March 31, 2022, and (d) September 30, 2022. The $250,000 payments owed by March 31, 2021 and September 30, 2021 have been paid. Additionally, the amendments (i) deferred testing for covenants related to the Deposit Requirement, Minimum Liquidity Requirement and the debt service coverage ratio until June 30, 2021, (ii) deferred testing for the covenant related to the Company’s EBITDA to consolidated funded debt ratio until December 31, 2021, (iii) modified the debt service coverage ratio to 1.00 to 1 and (iv) modified the Minimum Liquidity Requirement to $3.0 million.

Lamont Street Preferred Interest

Lamont Street is entitled to a cumulative annual return of 13.5% (the “Lamont Street Class A Return”), of which 10.0% is paid current and 3.5% is accrued. Lamont Street’s interests must be redeemed on or before September 30, 2023 (the “Lamont Street Redemption Date”). The Lamont Street Redemption Date may be extended to September 30, 2024 and September 30, 2025, in each case subject to certain conditions, including the payment of a fee equal to 0.25% of Lamont Street’s net invested capital for the first extension option and a fee of 0.50% of Lamont Street’s net invested capital for the second extension option. If the redemption price is paid on or before the Lamont Street Redemption Date, then the redemption price will be equal to (a) all unreturned capital contributions made by Lamont Street, (b) all accrued but unpaid Lamont Street Class A Return, and (c) all costs and other expenses incurred by Lamont Street in connection with the enforcement of its rights under the agreements. Additionally, at the Lamont Street Redemption Date, Lamont Street is entitled to (i) a redemption fee of 0.50% of the capital contributions returned and (ii) an amount equal to (a) the product of (i) the aggregate amount of capital contributions made and (ii) 0.26, less (b) the aggregate amount of Lamont Street Class A Return payments made to Lamont Street (the “Lamont Street Minimum Multiple Amount”). The Lamont Street Minimum Multiple Amount of approximately $1.0 million was recorded as interest expense in the consolidated statement of operations during the second quarter of 2021. As of September 30, 2021, the remaining Lamont Street Minimum Multiple Amount was approximately $0.8 million, which is included in indebtedness on the consolidated balance sheet.

Under certain circumstances, including in the event that Lamont Street’s interests are not redeemed on or prior to the Lamont Street Redemption Date (as it may be extended), Lamont Street may remove the Operating Partnership as the manager of BSV Highlandtown and BSV Spotswood.

Mortgage Indebtedness

In addition to the indebtedness described above, as of September 30, 2021 and December 31, 2020, we had approximately $71.8 million and $38.1 million, respectively, of outstanding mortgage indebtedness secured by individual properties. The Hollinswood mortgage, Vista mortgage, Brookhill mortgage, Highlandtown mortgage, Cromwell mortgage and Spotswood mortgage require the

Company to maintain a debt service coverage ratio (as such terms are defined in the respective loan agreements) of at least 1.40 to 1.00, 1.50 to 1.00, 1.35 to 1.00, 1.30 to 1.00, 1.00 to 1.00, and 1.15 to 1.00, respectively. The debt service coverage ratio required for the Lamar Station Plaza East mortgage was modified with the loan amendment and is described below.

In March 2021, we completed the refinance of the Vista Shops mortgage loan. The new loan has a principal balance of $11.7 million, matures in June 2023, and carries an interest rate of 3.83%. We deposited approximately $1.9 million of the proceeds from the refinance with the Basis Lender, which was applied as follows during the second quarter of 2021: (i) repaid approximately $0.75 million of the outstanding principal balance on the capital contributions, which are treated as debt, provided to us in June 2020 under the Basis Preferred Interest as described above under the heading “—Basis Preferred Interest”, (ii) paid approximately $46,000 in accrued interest on these funds and (iii) contributed approximately $1.1 million into an escrow account with the Basis Lender which will be used to pay down the outstanding principal balance of the capital contributions upon satisfaction of certain conditions.

In July 2021, we modified the Lamar Station Plaza East mortgage loan, which extended the maturity date of the loan to July 2022. The amendment also waived the debt service coverage ratio test for the period ending June 30, 2021 and requires a debt service coverage ratio of (i) 1.05 to 1.0 for the three months ended September 30, 2021; (ii) 1.15 to 1.0 for the six months ended December 31, 2021; and (ii) 1.25 to 1.0 for the twelve months ended March 31, 2022.

In connection with the closing of the merger whereby the Company acquired The Shops at Greenwood Village on October 6, 2021, we entered into a $23.5 million mortgage loan secured by the property. In connection with the closings of the two remaining Mergers, we expect to incur or assume approximately $24.5 million of additional mortgage indebtedness.

PPP Loans

On April 20, 2020, a wholly owned subsidiary of the Company entered into a promissory note (the “PPP Note”) with MVB with respect to an unsecured loan of approximately $0.8 million (the “PPP Loan”) pursuant to the Paycheck Protection Program (the “PPP”), which was established under the Coronavirus Aid, Relief, and Economic Security Act (the “CARES Act”) and is administered by the U.S. Small Business Administration (the “SBA”). During the first quarter of 2021, the Company received forgiveness for its entire balance of the PPP Loan from the SBA, which was recognized as a gain on debt extinguishment in the Company’s statement of operations.

On March 18, 2021, a wholly owned subsidiary of the Company entered into a promissory note (the “Second PPP Note”) with MVB with respect to an unsecured loan of approximately $0.8 million (the “Second PPP Loan”) pursuant to the PPP. During the third quarter of 2021, the Company received forgiveness for its entire balance of the Second PPP Loan from the SBA, which is recognized as a gain on debt extinguishment in the Company’s statement of operations.

Interest Rate Derivatives

We may use interest rate derivatives from time to time to manage our exposure to interest rate risks. On December 27, 2019, we entered into an interest rate cap agreement on the full $66.9 million Basis Term Loan to cap the variable LIBOR interest rate at 3.5%. We also entered into two interest rate swap agreements on the Hollinswood Loan to fix the interest rate at 4.06%. The swap agreements are effective as of December 27, 2019 on the outstanding balance of $10.2 million and on July 1, 2021 for the additional availability of $3.0 million under the Hollinswood Loan.

Sources and Uses of Cash

The sources and uses of cash reflected in our consolidated statements of cash flows for the nine months ended September 30, 2021 and 2020 are summarized below (dollars in thousands). As described above, our cash flows in future periods may be significantly impacted by the effects of the COVID-19 pandemic.

	For the Nine Months Ended September 30,
	2021			2020			Change
Cash and cash equivalents and restricted cash at beginning of period	$	9,983		$	11,595		$	(1,612	)
Net cash used in operating activities		(3,994	)		(3,775	)		(219	)
Net cash provided by (used in) investing activities		403			(4,281	)		4,684
Net cash provided by financing activities		4,622			2,699			1,923
Cash and cash equivalents and restricted cash at end of period	$	11,014		$	6,238		$	4,776

Operating Activities- Cash used in operating activities increased by approximately $0.2 million during the nine months ended September 30, 2021, compared to the corresponding period in 2020. Operating cash flows were primarily impacted by a decrease in net cash provided by operating activities, before net changes in operating assets and liabilities, of approximately $0.6 million and a net increase in changes in operating assets and liabilities of approximately $0.3 million, which was mainly attributable to the change in accounts receivable and accounts payable and accrued liabilities.

Investing Activities- Cash provided by investing activities during the nine months ended September 30, 2021 was approximately $0.4 million, as compared to cash used in investing activities of approximately $4.3 million during the corresponding period in 2020. During the nine months ended September 30, 2021, the Company closed on three Mergers, which resulted in a net cash inflow of

approximately $2.5 million. During the nine months ended September 30, 2020, the Company completed the acquisition of one property and a parcel of land totaling approximately $2.0 million. Additionally, there was a decrease in capital expenditures for real estate during the nine months ended September 30, 2021 of approximately $0.3 million as compared to the corresponding period in 2020.

Financing Activities- Cash provided by financing activities increased by approximately $1.9 million during the nine months ended September 30, 2021, compared to the corresponding period in 2020. The change resulted primarily from an increase in net borrowings under debt agreements of approximately $2.3 million, which includes (i) a $3.9 million increase related to the Lamont Street Preferred interest as described above under the heading “—Lamont Street Preferred Interest”, (ii) a net increase in the Vista Shops mortgage loan of approximately $2.8 million from the refinance of the loan as described above under the heading “—Mortgage Indebtedness”; (iii) a net decrease of $2.9 million related to the payoff of the approximately $1.4 million Cromwell land loan during 2021, which was originated in January 2020, and (iv) scheduled principal payments on loans of approximately $1.5 million. Additionally, debt origination and discount fees increased by approximately $0.6 million during the nine months ended September 30, 2021, as compared to the prior year period.

Off-Balance Sheet Arrangements

As of September 30, 2021, we had no off-balance sheet arrangements.

Item 3. Quantitative and Qualitative Disclosures about Market Risk

As a “smaller reporting company” as defined in Item 10 of Regulation S-K, the Company is not required to provide this information.

Item 4. Controls and Procedures

Disclosure Controls and Procedures

As initially disclosed in Item 9A of our Annual Report on Form 10-K for the year ended December 31, 2019, management concluded that there were material weaknesses in our internal control over financial reporting. We are in the process of remediating the material weaknesses as of the end of the period covered by this Quarterly Report on Form 10-Q.

Management conducted an evaluation of the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act) as of the end of the period covered by this report. Based on this evaluation, our chief executive officer and chief financial officer concluded that our disclosure controls and procedures were not effective as of the end of the reporting period covered in this Quarterly Report on Form 10-Q, as a result of the materials weaknesses referred to above. Notwithstanding the identified material weaknesses, our management has concluded that the unaudited condensed consolidated financial statements in this Quarterly Report on Form 10-Q fairly present, in all material respects, our financial position, results of operations and cash flows as of and for the periods presented in conformity with U.S. generally accepted accounting principles.

Changes in Internal Control Over Financial Reporting

Ongoing Remediation Plan

Management, under the oversight of the Audit Committee of the Board of Directors, has continued to implement measures designed to improve our internal control over financial reporting to remediate the identified material weaknesses. The Company began remediating the material weaknesses during the first quarter of 2020 and continues to do so through the date of this report. The Company’s remediation efforts have included initial assessments of existing internal control over financial reporting and its internal and external accounting resources. While the Company has completed the initial assessments, it will continue monitoring and assessing on a continuing basis.

As part of the Company’s initial assessment of its existing internal control over financial reporting, the Company identified missing or inadequately designed controls and is in the process of remediating. The Company anticipates that its control improvement efforts will be completed during 2021. Once all appropriately designed controls are in place, they will need to be operating for a sufficient period of time prior to concluding they are operating effectively.

The Company engaged outside consultants to assist with various accounting and financial reporting matters in the first quarter of 2020 and began assessing the need for hiring of additional accounting and financial reporting resources. As of the date of the filing of this report, the Company has hired several internal resources, including a vice president of finance and reporting. The Company will continue assessing its needs for both internal and external resources going forward.

While we believe that these efforts have improved and will continue to improve our internal control over financial reporting, the implementation of these measures is ongoing and will require validation and testing of the design and operating effectiveness of internal controls over a sustained period of financial reporting cycles. We cannot assure you that the measures we have taken to date, or that we may take in the future, will be sufficient to remediate the material weaknesses we have identified or avoid potential future material weaknesses. Accordingly, there could continue to be a reasonable possibility that a material misstatement of our financial statements would not be prevented or detected on a timely basis.

PART II – OTHER INFORMATION

Item 1. Legal Proceedings

From time to time, we may be involved in various claims and legal actions in the ordinary course of business. We are not currently involved in any material legal proceedings outside the ordinary course of our business.

Item 1A. Risk Factors

There have been no material changes to the risk factors that were disclosed in Item 1A. Risk Factors in our Annual Report on Form 10-K for the year ended December 31, 2020.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

None.

Item 3. Defaults Upon Senior Securities

None.

Item 4. Mine Safety Disclosures

Not applicable.

Item 5. Other Information

None.

Item 6. Exhibits

Exhibit Number		Description
3.1		Restated Certificate of Incorporation of MedAmerica Properties Inc. (Incorporated by reference to Exhibit 3.1 to the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2009, filed April 15, 2010)

3.2		Certificate of Amendment of Certificate of Incorporation of B.H.I.T. Inc. (Incorporated by reference to Exhibit 3.1 to the Company’s Current Report on Form 8-K, filed on January 6, 2010)

3.3		Certificate of Correction. (Incorporated by reference to Exhibit 3.1 to the Company’s Current Report on Form 8-K, filed on March 14, 2011)

3.4		Certificate of Amendment of Certificate of Incorporation. (Incorporated by reference to Exhibit 3.1 to the company’s Current Report on Form 8-K, filed on June 19, 2017)

3.5		Certificate of Amendment of Certificate of Incorporation of MedAmerica Properties Inc., filed with the Delaware Secretary of State on December 27, 2019. (Incorporated by reference to Exhibit 3.1 to the Company’s Current Report on Form 8-K, filed on December 27, 2019)

3.6		Amended and Restated Bylaws of Broad Street Realty, Inc. (Incorporated by reference to Exhibit 3.2 to the Company’s Current Report on Form 8-K, filed on December 27, 2019)

10.1		Broad Street Realty, Inc. Amended and Restated 2020 Equity Incentive Plan (Incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K, filed on September 21, 2021)

31.1		Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

31.2		Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

32.1		Certification of Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

101		Inline XBRL (Extensible Business Reporting Language). The following materials from this Quarterly Report on Form 10-Q for the periods ended September 30, 2021, formatted in Inline XBRL: (i) consolidated balance sheets of Broad Street Realty, Inc., (ii) consolidated statements of operations of Broad Street Realty, Inc.., (iii) consolidated statements of comprehensive income/(loss) of Broad Street Realty, Inc., (iv) consolidated statements of changes in equity of Broad Street Realty, Inc., (v) consolidated statements of cash flows of Broad Street Realty, Inc. and (vi) notes to consolidated financial statements of Broad Street Realty, Inc. The instance document does not appear in the interactive data file because its XBRL tags are embedded within the Inline XBRL document

104		Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL document.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

	Broad Street Realty, Inc.

Date: November 15, 2021	By:	/s/ Michael Z. Jacoby
		Michael Z. Jacoby
		Chief Executive Officer
		(principal executive officer)

Date: November 15, 2021	By:	/s/ Alexander Topchy
		Alexander Topchy
		Chief Financial Officer and Secretary
		(principal financial and accounting officer)