Key Takeaways 85% of REG's centers are grocery-anchored, drawing dependable traffic from top national tenants.The $357M portfolio buyout, the$518M pipeline and steady dividends highlight Regency's growth push.E-commerce shift, $4.8B debt load and heavy California/Florida exposure pressure REG's outlook.Regency Centers Corp. (REG) is well-positioned to gain from its strategically located portfolio of premium shopping centers, concentrated in affluent suburban areas and near urban trade areas where consumers ...