0001654595--12-312025FYfalsetrueMedalist Diversified REIT, Inc.true1345260111000010.10.1http://fasb.org/us-gaap/2025#SecuredOvernightFinancingRateSofrMemberhttp://fasb.org/us-gaap/2025#SecuredOvernightFinancingRateSofrMemberP5Y0.03http://fasb.org/us-gaap/2025#SecuredOvernightFinancingRateSofrOvernightIndexSwapRateMember0.10.10.110001654595mdrr:CapitalizedTenantImprovementsIncurredSubsequentToAcquisitionMember2025-12-310001654595mdrr:CapitalizedTenantImprovementsAcquisitionCostAllocationMember2025-12-310001654595mdrr:CapitalizedTenantImprovementsIncurredSubsequentToAcquisitionMember2024-12-310001654595mdrr:CapitalizedTenantImprovementsConsideredToBeLeaseIncentivesMember2024-12-310001654595mdrr:CapitalizedTenantImprovementsAcquisitionCostAllocationMember2024-12-310001654595mdrr:CommonStockRepurchasePlanMember2025-01-012025-12-310001654595mdrr:CommonStockRepurchasePlanMember2024-01-012024-12-310001654595srt:ChiefFinancialOfficerMembermdrr:TwoThousandEighteenEquityIncentivePlanMember2025-01-152025-01-150001654595mdrr:PresidentAndChiefExecutiveOfficerMembermdrr:TwoThousandEighteenEquityIncentivePlanMember2025-01-152025-01-150001654595us-gaap:RelatedPartyMember2024-12-132024-12-1300016545952024-12-132024-12-130001654595mdrr:ReverseStockSplit2024Member2024-07-022024-07-020001654595mdrr:ForwardStockSplitMember2024-07-022024-07-020001654595mdrr:ForwardStockSplitMember2023-07-022023-07-020001654595mdrr:ParkwayPropertyMemberus-gaap:NoncontrollingInterestMember2025-12-310001654595mdrr:OperatingPartnershipMemberus-gaap:NoncontrollingInterestMember2025-12-310001654595us-gaap:RetainedEarningsMember2025-12-310001654595us-gaap:ParentMember2025-12-310001654595us-gaap:AdditionalPaidInCapitalMember2025-12-310001654595mdrr:OfferingCostsMember2025-12-310001654595mdrr:ParkwayPropertyMemberus-gaap:NoncontrollingInterestMember2024-12-310001654595mdrr:OperatingPartnershipMemberus-gaap:NoncontrollingInterestMember2024-12-310001654595us-gaap:RetainedEarningsMember2024-12-310001654595us-gaap:ParentMember2024-12-310001654595us-gaap:AdditionalPaidInCapitalMember2024-12-310001654595mdrr:OfferingCostsMember2024-12-310001654595mdrr:ParkwayPropertyMemberus-gaap:NoncontrollingInterestMember2023-12-310001654595mdrr:OperatingPartnershipMemberus-gaap:NoncontrollingInterestMember2023-12-310001654595mdrr:HanoverSquarePropertyMemberus-gaap:NoncontrollingInterestMember2023-12-310001654595us-gaap:RetainedEarningsMember2023-12-310001654595us-gaap:ParentMember2023-12-310001654595us-gaap:AdditionalPaidInCapitalMember2023-12-310001654595mdrr:OfferingCostsMember2023-12-310001654595us-gaap:CommonStockMember2025-12-310001654595us-gaap:CommonStockMember2024-12-310001654595us-gaap:CommonStockMember2023-12-310001654595mdrr:MarcCarlsonMembermdrr:IndependentDirectorMemberus-gaap:RelatedPartyMember2024-12-130001654595mdrr:KoryKramerMembermdrr:IndependentDirectorMemberus-gaap:RelatedPartyMember2024-12-130001654595srt:ChiefFinancialOfficerMemberus-gaap:RelatedPartyMember2024-12-1300016545952024-12-130001654595us-gaap:ShareBasedPaymentArrangementEmployeeMembermdrr:TwoThousandEighteenEquityIncentivePlanMember2025-01-150001654595mdrr:TwoThousandEighteenEquityIncentivePlanMember2025-01-010001654595srt:MinimumMembermdrr:TwoThousandEighteenEquityIncentivePlanMember2018-08-230001654595mdrr:CitibankPropertyMember2025-01-012025-12-310001654595mdrr:AssetAcquisitions2025Member2025-01-012025-12-310001654595mdrr:AssetAcquisitions2024Member2025-01-012025-12-310001654595mdrr:SingleTenantNetLeaseMembermdrr:HanoverSquarePropertyMember2025-01-012025-12-310001654595mdrr:MaintenanceAndLeasingCostReserveMembermdrr:BrookfieldCenterPropertyMember2025-12-310001654595mdrr:MaintenanceAndLeasingCostReserveMembermdrr:AshleyPlazaPropertyMember2025-12-310001654595mdrr:LeasingCostsMembermdrr:FranklinSquarePropertyMember2025-12-310001654595mdrr:MaintenanceAndLeasingCostReserveMembermdrr:BrookfieldCenterPropertyMember2024-12-310001654595mdrr:MaintenanceAndLeasingCostReserveMembermdrr:AshleyPlazaPropertyMember2024-12-310001654595mdrr:LeasingCostsMembermdrr:FranklinSquarePropertyMember2024-12-310001654595mdrr:ParkwayPropertyMembermdrr:MortgagesPayableMemberus-gaap:SubsequentEventMember2026-02-272026-02-270001654595mdrr:WellsFargoMortgageFacilityMembermdrr:MortgagesPayableMemberus-gaap:SubsequentEventMember2026-02-132026-02-130001654595mdrr:FarmerSLineOfCreditMember2025-12-302025-12-300001654595mdrr:FarmerSLineOfCreditMember2025-12-012025-12-290001654595mdrr:FarmerSLineOfCreditMember2025-11-082025-11-300001654595mdrr:FarmerSLineOfCreditMember2025-11-072025-11-070001654595mdrr:WellsFargoMortgageFacilityMember2025-10-232025-10-230001654595mdrr:CitibankPropertyMember2024-01-012024-12-310001654595us-gaap:LandMember2025-12-310001654595us-gaap:BuildingImprovementsMember2025-12-310001654595us-gaap:BuildingAndBuildingImprovementsMember2025-12-310001654595us-gaap:LandMember2024-12-310001654595us-gaap:BuildingImprovementsMember2024-12-310001654595us-gaap:BuildingAndBuildingImprovementsMember2024-12-310001654595mdrr:HanoverSquarePropertyMember2024-12-310001654595srt:RetailSiteMembermdrr:LancerCenterShoppingCenterMemberstpr:SCus-gaap:LandAndLandImprovementsMember2025-12-310001654595srt:RetailSiteMembermdrr:LancerCenterShoppingCenterMemberstpr:SCus-gaap:BuildingMember2025-12-310001654595srt:RetailSiteMembermdrr:FranklinSquarePropertyMembercountry:NCus-gaap:LandAndLandImprovementsMember2025-12-310001654595srt:RetailSiteMembermdrr:FranklinSquarePropertyMembercountry:NCus-gaap:BuildingMember2025-12-310001654595srt:RetailSiteMembermdrr:AshleyPlazaPropertyMembercountry:NCus-gaap:LandAndLandImprovementsMember2025-12-310001654595srt:RetailSiteMembermdrr:AshleyPlazaPropertyMembercountry:NCus-gaap:BuildingMember2025-12-310001654595mdrr:SingleTenantNetLeasePropertyMembermdrr:CitibankPropertyMembermdrr:ChicagoIllinoisPropertyMemberus-gaap:LandAndLandImprovementsMember2025-12-310001654595mdrr:SingleTenantNetLeasePropertyMembermdrr:CitibankPropertyMembermdrr:ChicagoIllinoisPropertyMemberus-gaap:BuildingMember2025-12-310001654595mdrr:InvestmentPropertiesAndAssetsHeldForSaleMembermdrr:ParkwayCenterMembercountry:VAus-gaap:LandAndLandImprovementsMember2025-12-310001654595mdrr:InvestmentPropertiesAndAssetsHeldForSaleMembermdrr:ParkwayCenterMembercountry:VAus-gaap:BuildingMember2025-12-310001654595mdrr:InvestmentPropertiesAndAssetsHeldForSaleMembermdrr:GreenbrierBusinessCenterPropertyMembercountry:VAus-gaap:LandAndLandImprovementsMember2025-12-310001654595mdrr:InvestmentPropertiesAndAssetsHeldForSaleMembermdrr:GreenbrierBusinessCenterPropertyMembercountry:VAus-gaap:BuildingMember2025-12-310001654595mdrr:InvestmentPropertiesAndAssetsHeldForSaleMembermdrr:BrookfieldCenterPropertyMemberstpr:SCus-gaap:LandAndLandImprovementsMember2025-12-310001654595mdrr:InvestmentPropertiesAndAssetsHeldForSaleMembermdrr:BrookfieldCenterPropertyMemberstpr:SCus-gaap:BuildingMember2025-12-310001654595srt:RetailSiteMembermdrr:HanoverSquarePropertyMembercountry:VA2025-12-310001654595mdrr:SingleTenantNetLeasePropertyMembermdrr:CitibankPropertyMembermdrr:ChicagoIllinoisPropertyMember2025-12-310001654595mdrr:LancerCenterShoppingCenterMember2025-12-310001654595mdrr:CitibankPropertyMember2025-12-310001654595mdrr:SalisburyMember2024-12-310001654595mdrr:LancerCenterShoppingCenterMember2024-12-310001654595mdrr:GreenbrierBusinessCenterPropertyMember2024-12-310001654595mdrr:CitibankPropertyMember2024-12-310001654595mdrr:SalisburyMember2023-12-310001654595mdrr:ParkwayCenterMember2023-12-310001654595mdrr:LancerCenterShoppingCenterMember2023-12-310001654595mdrr:HanoverSquarePropertyMember2023-12-310001654595mdrr:GreenbrierBusinessCenterPropertyMember2023-12-310001654595mdrr:FranklinSquarePropertyMember2023-12-310001654595mdrr:BrookfieldCenterPropertyMember2023-12-310001654595mdrr:AshleyPlazaPropertyMember2023-12-310001654595srt:MinimumMemberus-gaap:BuildingAndBuildingImprovementsMember2025-12-310001654595srt:MaximumMemberus-gaap:BuildingAndBuildingImprovementsMember2025-12-310001654595mdrr:ParkwayPropertyMemberus-gaap:NoncontrollingInterestMember2025-01-012025-12-310001654595mdrr:OperatingPartnershipMember2025-01-012025-12-310001654595mdrr:ParkwayPropertyMemberus-gaap:NoncontrollingInterestMember2024-01-012024-12-310001654595mdrr:HanoverSquarePropertyMemberus-gaap:NoncontrollingInterestMember2024-01-012024-12-310001654595mdrr:OperatingPartnershipMember2024-01-012024-12-310001654595mdrr:ParkwayPropertyMemberus-gaap:SubsequentEventMember2026-02-272026-02-270001654595mdrr:GreenbrierBusinessCenterPropertyMemberus-gaap:SubsequentEventMember2026-02-132026-02-130001654595mdrr:SalisburyMarketplacePropertyMember2025-10-232025-10-230001654595mdrr:MarcCarlsonMembermdrr:IndependentDirectorMemberus-gaap:RelatedPartyMember2024-12-132024-12-130001654595mdrr:KoryKramerMembermdrr:IndependentDirectorMemberus-gaap:RelatedPartyMember2024-12-132024-12-130001654595srt:ChiefFinancialOfficerMemberus-gaap:RelatedPartyMember2024-12-132024-12-130001654595us-gaap:MandatorilyRedeemablePreferredStockMember2020-02-190001654595mdrr:OperatingPartnershipMemberus-gaap:RelatedPartyMember2017-01-012017-12-310001654595us-gaap:GeneralPartnerMember2025-12-310001654595us-gaap:GeneralPartnerMember2024-12-310001654595us-gaap:RelatedPartyMember2024-10-112024-10-1100016545952024-10-112024-10-110001654595mdrr:SingleTenantNetLeaseMember2025-12-310001654595mdrr:RetailCenterPropertiesMember2025-12-310001654595mdrr:PropertyrevenuesMember2025-12-310001654595mdrr:ParkwayPropertyMember2025-01-012025-12-310001654595mdrr:ParkwayPropertyMember2024-01-012024-12-310001654595mdrr:HanoverSquarePropertyMember2024-01-012024-12-310001654595mdrr:OperatingPartnershipMemberus-gaap:GeneralPartnerMember2025-12-310001654595mdrr:OperatingPartnershipMemberus-gaap:GeneralPartnerMember2024-12-310001654595mdrr:ParkwayPropertyMembermdrr:ParkwayPropertyMembermdrr:PropertyrevenuesMember2025-12-310001654595mdrr:MedalistFundManagerIncOneOfOwnersMembermdrr:ShockoePropertiesLlcMemberus-gaap:RelatedPartyMember2025-12-310001654595mdrr:ParkwayPropertyMember2025-12-310001654595mdrr:HanoverSquarePropertyMember2025-12-310001654595mdrr:ParkwayPropertyMember2024-12-310001654595mdrr:HanoverSquarePropertyMember2024-12-310001654595mdrr:HanoverSquarePropertyMembermdrr:HanoverSquarePropertyMembermdrr:RetailCenterPropertiesMember2024-03-130001654595mdrr:ParkwayPropertyMember2025-01-012025-12-310001654595mdrr:OperatingPartnershipUnitHoldersMember2025-01-012025-12-310001654595mdrr:ParkwayPropertyMember2024-01-012024-12-310001654595mdrr:OperatingPartnershipUnitHoldersMember2024-01-012024-12-310001654595mdrr:HanoverSquarePropertyMember2024-01-012024-12-310001654595mdrr:WellFargoLineOfCreditMember2024-10-010001654595mdrr:WellFargoLineOfCreditMember2022-06-130001654595mdrr:FarmerSLineOfCreditMember2025-12-310001654595mdrr:FarmerSLineOfCreditMember2025-11-070001654595mdrr:FarmerSLineOfCreditMember2024-12-310001654595mdrr:WellFargoLineOfCreditMember2024-10-020001654595mdrr:ParkwayCenterMember2025-12-310001654595mdrr:TeslaPensacolaPropertyMembermdrr:FarmerSLineOfCreditMember2025-01-012025-12-310001654595mdrr:WellFargoLineOfCreditMember2025-01-012025-12-310001654595mdrr:OtherInterestPayableMember2025-01-012025-12-310001654595mdrr:WellsFargoFacilityMember2024-01-012024-12-310001654595mdrr:OtherInterestPayableMember2024-01-012024-12-310001654595srt:SubsidiariesMember2025-01-012025-12-310001654595mdrr:TeslaPensacolaPropertyMember2025-07-182025-07-180001654595mdrr:UnitedRentalsPropertyMember2025-12-302025-12-300001654595mdrr:BuffaloWildWingsPropertyMember2025-12-302025-12-300001654595mdrr:HanoverSquarePropertyMember2024-03-132024-03-130001654595mdrr:WellsFargoFacilityMember2025-01-012025-12-310001654595mdrr:FarmerSLineOfCreditMember2025-01-012025-12-310001654595us-gaap:LeasesAcquiredInPlaceMembermdrr:SalisburyMarketplacePropertyMember2025-12-310001654595us-gaap:AboveMarketLeasesMembermdrr:SalisburyMarketplacePropertyMember2025-12-310001654595mdrr:LegalAndMarketingCostsMembermdrr:SalisburyMarketplacePropertyMember2025-12-310001654595mdrr:LeasingCommissionsMembermdrr:SalisburyMarketplacePropertyMember2025-12-310001654595us-gaap:LeasesAcquiredInPlaceMember2024-12-310001654595us-gaap:AboveMarketLeasesMember2024-12-310001654595mdrr:LegalAndMarketingCostsMember2024-12-310001654595mdrr:LeasingCommissionsMember2024-12-310001654595us-gaap:AboveMarketLeasesMember2025-12-310001654595us-gaap:LeasesAcquiredInPlaceMember2025-12-310001654595mdrr:LegalAndMarketingCostsMember2025-12-310001654595mdrr:LeasingCommissionsMember2025-12-310001654595us-gaap:MandatorilyRedeemablePreferredStockMember2025-01-100001654595us-gaap:MandatorilyRedeemablePreferredStockMember2024-11-250001654595mdrr:ParkwayPropertyMemberus-gaap:InterestRateCapMember2025-12-310001654595us-gaap:InterestRateSwapMember2025-12-310001654595mdrr:ParkwayPropertyMemberus-gaap:InterestRateCapMember2024-12-310001654595us-gaap:InterestRateSwapMember2024-12-310001654595mdrr:ParkwayPropertyMemberus-gaap:InterestRateCapMemberus-gaap:SecuredOvernightFinancingRateSofrMember2023-12-310001654595mdrr:ParkwayPropertyMemberus-gaap:InterestRateCapMembermdrr:IntercontinentalExchangeLondonInterbankOfferedRateIceLiborMember2023-06-300001654595mdrr:MdrrXxvDst1Membermdrr:TeslaDstMortgageLoanMemberus-gaap:InterestRateSwapMember2025-11-070001654595mdrr:HanoverSquarePropertyMember2025-01-012025-12-310001654595mdrr:HanoverSquarePropertyCenterMember2024-01-012024-12-310001654595mdrr:MortgagesPayableMember2024-12-310001654595mdrr:MdrrXxvDst1Member2025-11-072025-11-070001654595mdrr:FranklinSquarePropertyMembermdrr:MonthlyPaymentsAfterSpecifiedDateMembermdrr:MortgagesPayableMember2025-01-012025-12-310001654595mdrr:ParkwayPropertyMembermdrr:MortgagesPayableMember2025-01-012025-12-310001654595mdrr:ParkwayPropertyMembermdrr:MortgagesAssociatedWithAssetsHeldForSaleMember2025-01-012025-12-310001654595mdrr:WellsFargoMortgageFacilityMembermdrr:MortgagesPayableMember2025-01-012025-12-310001654595mdrr:ParkwayPropertyMember2025-01-012025-12-310001654595mdrr:WellsFargoMortgageFacilityMembermdrr:MortgagesPayableMember2024-01-012024-12-310001654595mdrr:FranklinSquarePropertyMembermdrr:MortgagesPayableMember2024-01-012024-12-310001654595mdrr:BrookfieldCenterPropertyMembermdrr:MortgagesPayableMember2024-01-012024-12-310001654595mdrr:AshleyPlazaPropertyMembermdrr:MortgagesPayableMember2024-01-012024-12-310001654595mdrr:ParkwayPropertyMember2024-01-012024-12-310001654595mdrr:FranklinSquarePropertyMembermdrr:MonthlyPaymentsTillSpecifiedDateMembermdrr:MortgagesPayableMember2025-12-310001654595mdrr:WellsFargoMortgageFacilityMembermdrr:MortgagesPayableMember2025-12-310001654595mdrr:WellsFargoMortgageFacilityMembermdrr:MortgagesAssociatedWithAssetsHeldForSaleMember2025-01-012025-12-310001654595mdrr:WellsFargoMortgageFacilityMembermdrr:WellFargoLineOfCreditMember2024-10-022024-10-020001654595mdrr:ParkwayPropertyMembermdrr:MortgagesPayableMember2024-01-012024-12-310001654595mdrr:FarmerSLineOfCreditMember2025-07-180001654595mdrr:WellsFargoMortgageFacilityMembermdrr:MortgagesPayableMember2022-06-130001654595mdrr:ParkwayPropertyMemberus-gaap:InterestRateCapMembermdrr:IntercontinentalExchangeLondonInterbankOfferedRateIceLiborMember2025-01-012025-12-310001654595mdrr:ParkwayPropertyMemberus-gaap:InterestRateCapMember2021-10-282021-10-280001654595mdrr:MortgagesPayableMember2025-12-310001654595mdrr:MortgagesPayableAssociatedWithAssetsHeldForSaleMember2025-12-310001654595mdrr:MdrrXxvDst1Membermdrr:TeslaDstMortgageLoanMember2025-11-072025-11-070001654595mdrr:TeslaDstMortgageLoanMember2025-01-012025-12-310001654595mdrr:WellFargoLineOfCreditMember2024-10-022024-10-020001654595mdrr:WellFargoLineOfCreditMember2024-06-052024-06-050001654595mdrr:ParkwayPropertyMembermdrr:MortgagesPayableMemberus-gaap:SecuredOvernightFinancingRateSofrMember2023-06-012023-06-300001654595mdrr:StockSplitsMember2024-07-020001654595mdrr:ForwardStockSplitMember2024-07-0200016545952024-07-020001654595mdrr:ReverseStockSplit2024Member2024-07-010001654595mdrr:ForwardStockSplitMember2024-07-0100016545952024-07-010001654595us-gaap:SubsequentEventMember2026-01-132026-01-1300016545952025-04-222025-04-2200016545952025-01-232025-01-2300016545952024-10-252024-10-2500016545952024-07-262024-07-2600016545952024-04-252024-04-2500016545952024-02-062024-02-060001654595mdrr:FederalDepositInsuranceCompanyMembercountry:US2025-12-3100016545952023-12-310001654595mdrr:SalisburyMarketplacePropertyMember2025-12-310001654595mdrr:HanoverSquareOutparcelMember2025-12-310001654595us-gaap:OperatingSegmentsMembermdrr:SingleTenantNetLeaseMember2025-12-310001654595us-gaap:OperatingSegmentsMembermdrr:RetailCenterPropertiesMember2025-12-310001654595us-gaap:OperatingSegmentsMembermdrr:PropertyrevenuesMember2025-12-310001654595us-gaap:OperatingSegmentsMember2025-12-310001654595us-gaap:OperatingSegmentsMembermdrr:SingleTenantNetLeaseMember2024-12-310001654595us-gaap:OperatingSegmentsMembermdrr:RetailCenterPropertiesMember2024-12-310001654595us-gaap:OperatingSegmentsMembermdrr:PropertyrevenuesMember2024-12-310001654595us-gaap:OperatingSegmentsMember2024-12-310001654595mdrr:LancerOutparcelMembermdrr:SingleTenantNetLeaseMember2025-12-310001654595mdrr:HanoverSquareOutparcelMembermdrr:RetailCenterPropertiesMember2024-03-130001654595us-gaap:LeasesAcquiredInPlaceMember2025-01-012025-12-310001654595us-gaap:AboveMarketLeasesMember2025-01-012025-12-310001654595mdrr:LegalAndMarketingCostsMember2025-01-012025-12-310001654595mdrr:LeasingCommissionsMember2025-01-012025-12-310001654595us-gaap:LeasesAcquiredInPlaceMember2024-01-012024-12-310001654595us-gaap:AboveMarketLeasesMember2024-01-012024-12-310001654595mdrr:LegalAndMarketingCostsMember2024-01-012024-12-310001654595mdrr:LeasingCommissionsMember2024-01-012024-12-310001654595us-gaap:MandatorilyRedeemablePreferredStockMember2025-01-012025-12-310001654595mdrr:WellsFargoMortgageFacilityMember2025-01-012025-12-310001654595us-gaap:MandatorilyRedeemablePreferredStockMember2024-01-012024-12-310001654595mdrr:WellsFargoMortgageFacilityMember2024-01-012024-12-310001654595us-gaap:MandatorilyRedeemablePreferredStockMember2024-12-310001654595mdrr:ParkwayCenterMember2024-12-310001654595mdrr:CommonStockRepurchasePlanMember2024-03-310001654595mdrr:CommonStockRepurchasePlanMember2023-10-310001654595mdrr:CommonStockRepurchasePlanMember2021-12-310001654595srt:RetailSiteMembermdrr:LancerCenterShoppingCenterMemberstpr:SC2025-12-310001654595srt:RetailSiteMembermdrr:FranklinSquarePropertyMembercountry:NC2025-12-310001654595srt:RetailSiteMembermdrr:AshleyPlazaPropertyMembercountry:NC2025-12-310001654595mdrr:SingleTenantNetLeasePropertyMembermdrr:TeslaPensacolaPropertyMemberstpr:FL2025-12-310001654595mdrr:FlexCenterPropertyMembermdrr:ParkwayCenterMembercountry:VA2025-12-310001654595mdrr:FlexCenterPropertyMembermdrr:GreenbrierBusinessCenterPropertyMembercountry:VA2025-12-310001654595mdrr:FlexCenterPropertyMembermdrr:BrookfieldCenterPropertyMemberstpr:SC2025-12-310001654595srt:RetailSiteMember2025-12-310001654595mdrr:SingleTenantNetLeasePropertyMember2025-12-310001654595mdrr:InvestmentPropertiesMember2025-12-310001654595mdrr:FlexCenterPropertyMember2025-12-310001654595mdrr:CommonStockRepurchasePlanMember2024-03-012024-03-310001654595mdrr:CommonStockRepurchasePlanMember2021-01-012021-12-310001654595mdrr:OfferingCostsMember2025-01-012025-12-310001654595mdrr:OfferingCostsMember2024-01-012024-12-310001654595us-gaap:AdditionalPaidInCapitalMember2025-01-012025-12-310001654595mdrr:UnitedRentalsPropertyMember2025-01-012025-12-310001654595mdrr:HanoverSquarePropertyMember2024-01-012024-12-310001654595mdrr:SalisburyMarketplacePropertyMember2025-01-012025-12-310001654595mdrr:HanoverSquarePropertyMember2024-03-130001654595us-gaap:AdditionalPaidInCapitalMember2024-01-012024-12-3100016545952024-07-022024-07-020001654595us-gaap:LimitedPartnerMember2024-05-302024-05-300001654595us-gaap:LimitedPartnerMember2024-02-162024-02-160001654595mdrr:BrookfieldCenterPropertyMember2024-01-012024-12-310001654595srt:RetailSiteMembermdrr:LancerCenterShoppingCenterMemberstpr:SC2025-01-012025-12-310001654595srt:RetailSiteMembermdrr:FranklinSquarePropertyMembercountry:NC2025-01-012025-12-310001654595srt:RetailSiteMembermdrr:AshleyPlazaPropertyMembercountry:NC2025-01-012025-12-310001654595mdrr:FlexCenterPropertyMembermdrr:ParkwayCenterMembercountry:VA2025-01-012025-12-310001654595mdrr:FlexCenterPropertyMembermdrr:GreenbrierBusinessCenterPropertyMembercountry:VA2025-01-012025-12-310001654595mdrr:FlexCenterPropertyMembermdrr:BrookfieldCenterPropertyMemberstpr:SC2025-01-012025-12-310001654595srt:RetailSiteMember2025-01-012025-12-310001654595mdrr:InvestmentPropertiesMember2025-01-012025-12-310001654595mdrr:FlexCenterPropertyMember2025-01-012025-12-310001654595mdrr:SalisburyMember2025-01-012025-12-310001654595mdrr:GreenbrierBusinessCenterPropertyMember2025-01-012025-12-310001654595mdrr:BuffaloWildWingsPropertyMember2025-01-012025-12-310001654595mdrr:AshleyPlazaPropertyMember2025-01-012025-12-310001654595mdrr:SalisburyMember2024-01-012024-12-310001654595mdrr:LancerCenterShoppingCenterMember2024-01-012024-12-310001654595mdrr:GreenbrierBusinessCenterPropertyMember2024-01-012024-12-310001654595mdrr:FranklinSquarePropertyMember2024-01-012024-12-310001654595mdrr:AshleyPlazaPropertyMember2024-01-012024-12-310001654595mdrr:WilliamR.ElliottMembermdrr:PropertyManagementFeesMemberus-gaap:RelatedPartyMember2025-12-310001654595mdrr:ShockoePropertiesLlcMembermdrr:PropertyManagementFeesMemberus-gaap:RelatedPartyMember2025-01-012025-12-310001654595mdrr:ShockoePropertiesLlcMembermdrr:PropertyManagementFeesMemberus-gaap:RelatedPartyMember2024-01-012024-12-310001654595us-gaap:MandatorilyRedeemablePreferredStockMember2020-02-192020-02-1900016545952025-07-182025-07-180001654595mdrr:TeslaPensacolaPropertyMember2025-07-012025-09-300001654595mdrr:HanoverSquareOutparcelMember2025-01-012025-12-310001654595us-gaap:MandatorilyRedeemablePreferredStockMember2025-01-102025-01-100001654595us-gaap:RelatedPartyMember2024-10-1100016545952024-10-110001654595mdrr:ShareBasedPaymentArrangement2025CompensationMemberus-gaap:ShareBasedPaymentArrangementEmployeeMembermdrr:TwoThousandEighteenEquityIncentivePlanMember2025-01-152025-01-150001654595mdrr:PresidentAndChiefExecutiveOfficerMemberus-gaap:ShareBasedPaymentArrangementEmployeeMembermdrr:TwoThousandEighteenEquityIncentivePlanMember2025-01-152025-01-150001654595mdrr:PresidentAndChiefExecutiveOfficerMembermdrr:TwoThousandEighteenEquityIncentivePlanMember2024-01-182024-01-180001654595mdrr:RetailCenterPropertiesMembermdrr:HanoverSquarePropertyMember2025-01-012025-12-310001654595mdrr:SingleTenantNetLeaseMember2025-01-012025-12-310001654595mdrr:SingleTenantNetLeaseMember2025-01-012025-12-310001654595mdrr:RetailCenterPropertiesMember2025-01-012025-12-310001654595mdrr:RetailCenterPropertiesMember2025-01-012025-12-310001654595mdrr:PropertyrevenuesMember2025-01-012025-12-310001654595mdrr:PropertyrevenuesMember2025-01-012025-12-310001654595mdrr:RetailCenterPropertiesMembermdrr:HanoverSquarePropertyCenterMember2024-01-012024-12-310001654595mdrr:SingleTenantNetLeaseMember2024-01-012024-12-310001654595mdrr:SingleTenantNetLeaseMember2024-01-012024-12-310001654595mdrr:RetailCenterPropertiesMember2024-01-012024-12-310001654595mdrr:RetailCenterPropertiesMember2024-01-012024-12-310001654595mdrr:PropertyrevenuesMember2024-01-012024-12-310001654595mdrr:PropertyrevenuesMember2024-01-012024-12-310001654595mdrr:UndevelopedRealEstatePropertiesMember2025-12-310001654595us-gaap:ShareBasedPaymentArrangementEmployeeMembermdrr:TwoThousandEighteenEquityIncentivePlanMember2025-01-152025-01-150001654595us-gaap:ShareBasedPaymentArrangementNonemployeeMembermdrr:TwoThousandEighteenEquityIncentivePlanMember2025-01-152025-01-150001654595us-gaap:ShareBasedPaymentArrangementNonemployeeMembermdrr:TwoThousandEighteenEquityIncentivePlanMember2024-01-182024-01-180001654595mdrr:ConsultantsMembermdrr:TwoThousandEighteenEquityIncentivePlanMember2024-01-182024-01-1800016545952020-08-312020-08-3100016545952017-01-012017-12-3100016545952024-01-182024-01-180001654595us-gaap:SubsequentEventMember2026-03-022026-03-020001654595us-gaap:OperatingSegmentsMembermdrr:SingleTenantNetLeaseMember2025-01-012025-12-310001654595us-gaap:OperatingSegmentsMembermdrr:RetailCenterPropertiesMember2025-01-012025-12-310001654595us-gaap:OperatingSegmentsMembermdrr:PropertyrevenuesMember2025-01-012025-12-310001654595us-gaap:OperatingSegmentsMember2025-01-012025-12-310001654595us-gaap:OperatingSegmentsMembermdrr:SingleTenantNetLeaseMember2024-01-012024-12-310001654595us-gaap:OperatingSegmentsMembermdrr:RetailCenterPropertiesMember2024-01-012024-12-310001654595us-gaap:OperatingSegmentsMembermdrr:PropertyrevenuesMember2024-01-012024-12-310001654595us-gaap:OperatingSegmentsMember2024-01-012024-12-310001654595mdrr:TeslaDstPropertyMember2025-12-310001654595mdrr:ParkwayPropertyMember2025-12-310001654595mdrr:WellsFargoMortgageFacilityMember2025-12-310001654595mdrr:FranklinSquarePropertyMember2025-12-310001654595mdrr:BrookfieldCenterPropertyMember2025-12-310001654595mdrr:AshleyPlazaPropertyMember2025-12-310001654595mdrr:WellsFargoMortgageFacilityMember2024-12-310001654595mdrr:ParkwayPropertyMember2024-12-310001654595mdrr:FranklinSquarePropertyMember2024-12-310001654595mdrr:BrookfieldCenterPropertyMember2024-12-310001654595mdrr:AshleyPlazaPropertyMember2024-12-310001654595mdrr:WellsFargoMortgageFacilityMembermdrr:MortgagesAssociatedWithAssetsHeldForSaleMember2025-12-310001654595mdrr:TeslaDstPropertyMembermdrr:MortgagesAssociatedWithAssetsHeldForSaleMember2025-12-310001654595mdrr:ParkwayPropertyMembermdrr:MortgagesAssociatedWithAssetsHeldForSaleMember2025-12-310001654595mdrr:MortgagesAssociatedWithAssetsHeldForSaleMember2025-12-310001654595mdrr:PresidentAndChiefExecutiveOfficerMemberus-gaap:RelatedPartyMember2025-11-142025-11-140001654595mdrr:PresidentAndChiefExecutiveOfficerMember2025-11-142025-11-140001654595mdrr:PresidentAndChiefExecutiveOfficerMemberus-gaap:RelatedPartyMember2025-08-082025-08-080001654595mdrr:PresidentAndChiefExecutiveOfficerMember2025-08-082025-08-0800016545952020-01-012020-01-010001654595mdrr:FranklinSquarePropertyMember2025-01-012025-12-310001654595mdrr:BrookfieldCenterPropertyMember2025-01-012025-12-310001654595mdrr:UnitedRentalsPropertyMember2025-12-310001654595mdrr:TeslaPensacolaPropertyMembermdrr:TeslaDstMortgageLoanMember2025-01-012025-12-310001654595mdrr:ParkwayCenterMember2025-01-012025-12-310001654595mdrr:ParkwayCenterMember2024-01-012024-12-310001654595mdrr:LancerCenterShoppingCenterMember2025-01-012025-12-310001654595mdrr:TwoThousandEighteenEquityIncentivePlanMember2018-08-232018-08-230001654595us-gaap:CorporateNonSegmentMember2025-01-012025-12-310001654595us-gaap:MandatorilyRedeemablePreferredStockMember2024-11-252024-11-250001654595us-gaap:CorporateNonSegmentMember2024-01-012024-12-310001654595mdrr:TwoThousandEighteenEquityIncentivePlanMember2025-01-152025-01-150001654595mdrr:TwoThousandEighteenEquityIncentivePlanMember2024-01-182024-01-180001654595mdrr:PresidentAndChiefExecutiveOfficerMemberus-gaap:RelatedPartyMember2025-08-080001654595mdrr:PresidentAndChiefExecutiveOfficerMember2025-08-080001654595mdrr:ParkwayPropertyMemberus-gaap:NoncontrollingInterestMember2025-01-012025-12-310001654595mdrr:OperatingPartnershipMemberus-gaap:NoncontrollingInterestMember2025-01-012025-12-310001654595us-gaap:RetainedEarningsMember2025-01-012025-12-310001654595us-gaap:ParentMember2025-01-012025-12-310001654595mdrr:ParkwayPropertyMemberus-gaap:NoncontrollingInterestMember2024-01-012024-12-310001654595mdrr:OperatingPartnershipMemberus-gaap:NoncontrollingInterestMember2024-01-012024-12-310001654595mdrr:HanoverSquarePropertyMemberus-gaap:NoncontrollingInterestMember2024-01-012024-12-310001654595us-gaap:RetainedEarningsMember2024-01-012024-12-310001654595us-gaap:ParentMember2024-01-012024-12-310001654595mdrr:UnitedRentalsPropertyMember2025-12-310001654595mdrr:TeslaPensacolaPropertyMember2025-12-310001654595mdrr:HanoverSquarePropertyMember2025-12-310001654595mdrr:GreenbrierBusinessCenterPropertyMember2025-12-310001654595mdrr:BuffaloWildWingsPropertyMember2025-12-310001654595mdrr:TeslaPensacolaPropertyMember2025-01-012025-12-310001654595mdrr:CapitalizedTenantImprovementsIncurredSubsequentToAcquisitionMember2025-01-012025-12-310001654595mdrr:CapitalizedTenantImprovementsAcquisitionCostAllocationMember2025-01-012025-12-310001654595mdrr:CapitalizedTenantImprovementsIncurredSubsequentToAcquisitionMember2024-01-012024-12-310001654595mdrr:CapitalizedTenantImprovementsAcquisitionCostAllocationMember2024-01-012024-12-310001654595mdrr:WellsFargoMortgageFacilityMember2024-10-022024-10-020001654595mdrr:MdrrXxvDst1Membermdrr:TeslaDstMortgageLoanMember2025-12-310001654595mdrr:MdrrXxvDst1Membermdrr:TeslaDstMortgageLoanMember2024-12-310001654595mdrr:FranklinSquarePropertyMembermdrr:MortgagesPayableMember2025-12-310001654595mdrr:BrookfieldCenterPropertyMembermdrr:MortgagesPayableMember2025-12-310001654595mdrr:AshleyPlazaPropertyMembermdrr:MortgagesPayableMember2025-12-310001654595mdrr:WellsFargoMortgageFacilityMembermdrr:MortgagesPayableMember2024-10-020001654595mdrr:MdrrXxvDst1Membermdrr:TeslaDstMortgageLoanMember2025-11-070001654595mdrr:ParkwayPropertyMembermdrr:MortgagesPayableMember2025-01-012025-12-310001654595mdrr:FranklinSquarePropertyMembermdrr:MortgagesPayableMember2025-01-012025-12-310001654595mdrr:BrookfieldCenterPropertyMembermdrr:MortgagesPayableMember2025-01-012025-12-310001654595mdrr:AshleyPlazaPropertyMembermdrr:MortgagesPayableMember2025-01-012025-12-310001654595mdrr:WellsFargoMortgageFacilityMembermdrr:MortgagesPayableMember2024-10-022024-10-020001654595mdrr:OperatingPartnershipMember2025-12-310001654595us-gaap:LimitedPartnerMember2025-12-310001654595us-gaap:LimitedPartnerMember2024-12-310001654595mdrr:ReverseStockSplit2024Member2024-07-020001654595mdrr:TwoThousandEighteenEquityIncentivePlanMember2025-12-3100016545952024-12-3100016545952025-12-310001654595mdrr:TeslaPensacolaPropertyMember2025-12-310001654595mdrr:CitibankPropertyMember2025-12-310001654595mdrr:BuffaloWildWingsPropertyMember2025-12-310001654595mdrr:AssetAcquisitions2025Member2025-12-310001654595mdrr:AssetAcquisitions2024Member2025-12-3100016545952025-04-232025-04-2300016545952025-03-192025-03-1900016545952025-02-102025-02-1000016545952025-02-032025-02-030001654595us-gaap:CommonStockMember2025-01-012025-12-3100016545952024-08-062024-08-060001654595us-gaap:CommonStockMember2024-01-012024-12-310001654595mdrr:CommonStockRepurchasePlanMember2022-01-012022-01-310001654595us-gaap:MaterialReconcilingItemsMember2025-12-310001654595us-gaap:MaterialReconcilingItemsMember2024-12-3100016545952025-11-072025-11-070001654595mdrr:CitibankPropertyMember2024-03-280001654595mdrr:TeslaPensacolaPropertyMember2025-01-012025-12-310001654595mdrr:CitibankPropertyMember2025-01-012025-12-310001654595mdrr:AssetAcquisitions2024Member2025-01-012025-12-310001654595mdrr:UnitedRentalsPropertyMember2025-02-212025-02-210001654595mdrr:BuffaloWildWingsPropertyMember2025-01-242025-01-240001654595mdrr:CitibankPropertyMember2024-03-282024-03-280001654595mdrr:CitibankPropertyMember2024-03-272024-03-270001654595mdrr:UnitedRentalsPropertyMember2025-01-012025-12-310001654595mdrr:BuffaloWildWingsPropertyMember2025-01-012025-12-310001654595mdrr:AssetAcquisitions2025Member2025-01-012025-12-310001654595mdrr:TMobilePropertyMembermdrr:SingleTenantNetLeaseMember2025-12-310001654595mdrr:TeslaPensacolaPropertyMembermdrr:SingleTenantNetLeaseMember2025-12-310001654595mdrr:ParkwayPropertyMembermdrr:PropertyrevenuesMember2025-12-310001654595mdrr:LancerCenterShoppingCenterMembermdrr:RetailCenterPropertiesMember2025-12-310001654595mdrr:GreenbrierBusinessCenterPropertyMembermdrr:PropertyrevenuesMember2025-12-310001654595mdrr:FranklinSquarePropertyMembermdrr:RetailCenterPropertiesMember2025-12-310001654595mdrr:EastCoastWingsPropertyMembermdrr:SingleTenantNetLeaseMember2025-12-310001654595mdrr:CitibankPropertyMembermdrr:SingleTenantNetLeaseMember2025-12-310001654595mdrr:BrookfieldCenterMembermdrr:PropertyrevenuesMember2025-12-310001654595mdrr:AshleyPlazaPropertyMembermdrr:RetailCenterPropertiesMember2025-12-3100016545952025-07-180001654595mdrr:UnitedRentalsPropertyMember2025-02-210001654595mdrr:BuffaloWildWingsPropertyMember2025-01-2400016545952024-03-280001654595mdrr:HanoverSquarePropertyMembermdrr:RetailCenterPropertiesMember2024-03-130001654595us-gaap:MandatorilyRedeemablePreferredStockMember2025-01-012025-12-310001654595us-gaap:MandatorilyRedeemablePreferredStockMember2024-01-012024-12-310001654595mdrr:CitibankPropertyMembermdrr:CapitalizedTenantImprovementsAcquisitionCostAllocationMember2025-01-012025-12-310001654595mdrr:BuffaloWildWingsPropertyAndUnitedRentalsPropertyMembermdrr:CapitalizedTenantImprovementsAcquisitionCostAllocationMember2025-01-012025-12-310001654595mdrr:HanoverSquareOutparcelMembermdrr:RetailCenterPropertiesMember2024-03-262024-03-260001654595mdrr:HanoverSquareOutparcelMembermdrr:RetailCenterPropertiesMember2024-03-252024-03-250001654595mdrr:HanoverSquareOutparcelMember2024-03-252024-03-250001654595mdrr:SalisburyMarketplacePropertyMember2025-01-012025-12-310001654595mdrr:SalisburyMarketplacePropertyMember2024-01-012024-12-3100016545952024-01-012024-12-310001654595us-gaap:MandatorilyRedeemablePreferredStockMember2025-12-310001654595us-gaap:MandatorilyRedeemablePreferredStockMember2024-12-3100016545952025-10-012025-12-3100016545952025-06-3000016545952026-03-0200016545952025-01-012025-12-31mdrr:propertyutr:acrexbrli:sharesiso4217:USDxbrli:pureutr:sqftiso4217:USDxbrli:sharesmdrr:itemmdrr:directormdrr:employeemdrr:tenant

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 10-K

(Mark One)


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

	For the fiscal year ended December 31, 2025

	OR

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

For the transition period from to

Commission file no: 001-38719

MEDALIST DIVERSIFIED, INC.

Maryland

47-5201540

(State or other jurisdiction

of incorporation)

(IRS Employer

Identification No.)

P.O. Box 8436

Richmond, VA 23226

(Address of principal executive offices) (Zip Code)

Registrant’s telephone number, including area code: (804) 338-7708

Medalist Diversified REIT, Inc.

(Former name or former address, if changed since last report.)

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


Title of Each Class	Trading Symbol(s)	Name of each Exchange on Which Registered
Common Stock, $0.01 par value per share	MDRR	The Nasdaq Capital Market

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes ☐ No ☒

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or 15(d) of the Act. Yes ☐ No ☒

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.


Large accelerated filer	◻	Accelerated filer	◻

Non-accelerated filer	☒	Smaller reporting company	☒

		Emerging growth company	☐

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 has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over financial reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report. ◻

If securities are registered pursuant to Section 12(b) of the Act, indicate by check mark whether the financial statements of the registrant included in the filing reflect the correction of an error to previously issued financial statements. ☐

Indicate by check mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation received by any of the registrant’s executive officers during the relevant recovery period pursuant to §240.10D-1(b). ☐

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 June 30, 2025 the last business day of the registrant’s most recently completed second fiscal quarter, the aggregate market value of the registrant’s common stock held by non-affiliates of the registrant was $6,923,881, based on the closing sales price of $10.44 per share as reported on the Nasdaq Capital Market.

The number of shares of Common Stock, $0.01 par value per share, of the registrant outstanding at March 2, 2026 was 1,428,500.

Documents Incorporated by Reference

Portions of the registrant’s Definitive Proxy Statement for the 2026 Annual Meeting of Shareholders (to be filed with the Securities and Exchange Commission no later than 120 days after the end of the registrant’s fiscal year end) are incorporated by reference in this Annual Report on Form 10-K in response to Part II, Item 5 and Part III, Items 10, 11, 12, 13 and 14.

Table of Contents

Medalist Diversified, Inc.

Annual Report on Form 10-K

For the Fiscal Year Ended December 31, 2025

Table of Contents

w
CAUTIONARY STATEMENT REGARDING FORWARD-LOOKING STATEMENTS		3

PART I		5

ITEM 1.	BUSINESS	5
ITEM 1A.	RISK FACTORS	8
ITEM 1B.	UNRESOLVED STAFF COMMENTS	35
ITEM 1C.	CYBERSECURITY	35
ITEM 2.	PROPERTIES	36
ITEM 3.	LEGAL PROCEEDINGS	47
ITEM 4.	MINE SAFETY DISCLOSURES	47

PART II		48

ITEM 5.	MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES	48
ITEM 6.	[RESERVED]	48
ITEM 7.	MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS	48
ITEM 7A.	QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK	67
ITEM 8.	FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA	67
ITEM 9.	CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE	67
ITEM 9A.	CONTROLS AND PROCEDURES	67
ITEM 9B.	OTHER INFORMATION	68

PART III		69

ITEM 10.	DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE	69
ITEM 11.	EXECUTIVE AND DIRECTOR COMPENSATION	69
ITEM 12.	SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS	69
ITEM 13.	CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE	69
ITEM 14.	PRINCIPAL ACCOUNTANT FEES AND SERVICES	69

PART IV		70

ITEM 15.	EXHIBITS AND FINANCIAL STATEMENT SCHEDULES	70

Table of Contents

CAUTIONARY STATEMENT REGARDING FORWARD-LOOKING STATEMENTS

The U.S. Private Securities Litigation Reform Act of 1995 (the “1995 Act”) provides a “safe harbor” for forward-looking statements. This Annual Report on Form 10-K (this “Annual Report”) contains forward-looking statements that we intend to be covered by the safe harbor provisions of the 1995 Act. We have used the words “approximately,” “anticipate,” “assume,” “believe,” “budget,” “contemplate,” “continue,” “could,” “estimate,” “expect,” “future,” “intend,” “may,” “outlook,” “plan,” “potential,” “predict,” “project,” “seek,” “should,” “target,” “will” and similar terms and phrases, including references to strategy, plans or intentions, to identify forward-looking statements in this Annual Report.

The forward-looking statements included herein are based upon our current expectations, plans, estimates, assumptions and beliefs that involve numerous risks and uncertainties. Assumptions relating to the foregoing involve judgments with respect to, among other things, future economic, competitive and market conditions and future business decisions, all of which are difficult or impossible to predict accurately and many of which are beyond our control. Although we believe that the expectations reflected in such forward-looking statements are based on reasonable assumptions, our actual results and performance could differ materially from those set forth in the forward-looking statements. Factors which could have a material adverse effect on our operations and future prospects include, but are not limited to:

●

the competitive environment in which we operate;

●

local, regional, national and international economic and geopolitical conditions;

●

our ability to pivot our investment strategy and reposition our portfolio;

●

capital expenditures;

●

the availability, terms and deployment of capital;

●

financing risks;

●

inflation;

●

the general level of interest rates;

●

changes in our business or strategy;

●

fluctuations in interest rates and increased operating costs;

●

our incurrence of impairment charges;

●

the degree and nature of our competition;

●

our dependence upon our key personnel;

●

defaults on or non-renewal of leases by tenants;

●

decreased rental rates or increased vacancy rates;

●

our ability to make distributions on shares of our common stock;

●

difficulties in identifying properties to acquire and completing acquisitions;

●

our ability to operate as a public company;

Table of Contents

●

potential natural disasters such as hurricanes;

●

the impact of epidemics, pandemics, or other outbreaks of illness, disease or virus;

●

whether revoking our real estate investment trust, or REIT, election, effective January 1, 2026, and our revised strategy can be implemented in a manner that provides the expected benefits;

●

our ability to have met and maintained our qualification as a REIT for U.S. federal income tax purposes for the years we elected REIT status;

●

our ability to maintain an active trading market for our common stock on The Nasdaq Capital Market (“Nasdaq”) and maintain continued listing on Nasdaq and the likelihood that a delisting of our common stock from Nasdaq could result in significantly lower trading volumes and reduced liquidity for investors seeking to buy or sell our common stock;

●

potential changes in the law or governmental regulations that affect us and interpretations of those laws and regulations, including changes in real estate and zoning or tax laws, and potential increases in real property tax rates;

●

potential disruption to or compromise of our information technology networks or data, or those of third parties upon which we rely; and

●

related industry developments, including trends affecting our business, financial condition and results of operations.

The forward-looking statements contained in this Annual Report are based on historical performance and management’s current plans, estimates and expectations in light of information currently available to us and are subject to uncertainty and changes in circumstances. There can be no assurance that future developments affecting us will be those that we have anticipated. Actual results may differ materially from these expectations due to the factors, risks and uncertainties described above, changes in global, regional or local political, economic, business, competitive, market, regulatory and other factors, many of which are beyond our control. Should one or more of these risks or uncertainties materialize, or should any of our assumptions prove to be incorrect, our actual results may vary in material respects from what we may have expressed or implied by these forward-looking statements. We caution that you should not place undue reliance on any of our forward-looking statements. Any forward-looking statement made by us in this Annual Report speaks only as of the date of this Annual Report. Factors or events that could cause our actual results to differ may emerge from time to time, and it is not possible for us to predict all of them. We undertake no obligation to publicly update any forward-looking statement, whether as a result of new information, future developments or otherwise, except as may be required by applicable securities laws.

Table of Contents

PART I

ITEM 1.BUSINESS

As used in this Annual Report, unless the context otherwise requires, references to “we,” “our,” “us,” and “our company” refer to Medalist Diversified, Inc., a Maryland corporation, together with our consolidated subsidiaries, including Medalist Diversified Holdings, LP, a Delaware limited partnership of which we are the sole general partner, except where it is clear from the context that the term only means Medalist Diversified, Inc.

Overview

Medalist Diversified, Inc. was formed in 2015 as a Maryland corporation, to acquire, reposition, renovate, lease and manage income-producing properties. We own our investment properties and other investments through our operating partnership, Medalist Diversified Holdings, L.P., a Delaware limited partnership (the “Operating Partnership”) which was formed on September 29, 2015. Medalist Diversified, Inc. serves as the general partner of Medalist Diversified Holdings, LP. Beginning with our taxable year ended December 31, 2017, through our taxable year ended December 31, 2025, we elected to be taxed as a real estate investment trust (“REIT”) for federal income tax purposes, and we believe that we operated in a manner qualifying us as a REIT for those taxable years. We revoked our REIT election effective January 1, 2026. On March 2, 2026, we changed our name from Medalist Diversified REIT, Inc. to Medalist Diversified, Inc. in connection with our revocation of our REIT status.

During 2025, we initiated a DST sponsorship platform to raise capital, through our Operating Partnership, through private placement offerings exempt from registration under the Securities Act of 1933, as amended (the “Securities Act”), by selling beneficial interests (the “DST Interests”) in specific DSTs holding real properties (the “DST Program”). On July 18, 2025, we closed on the acquisition of a Tesla sales, service and delivery facility consisting of a 45,461 square foot, single story building on 3.498 acres of land located at 312 E. 9 Mile Road, Pensacola, Florida (the “Tesla Pensacola Property”) from an unrelated party. On November 7, 2025, we completed the contribution of the Tesla Pensacola Property to MDRR XXV DST 1 (“XXV DST”), a wholly-owned subsidiary of our company. Following the contribution, we initiated efforts to sell the DST Interests in the XXV DST which, as of March 2, 2026, are ongoing.

Our Strategy

During 2025, we initiated a strategic repositioning. Effective January 1, 2026, we revoked our REIT status and are transitioning our primary focus to build our DST Program to generate fee income and increase assets under management. We continue to evaluate direct and indirect real estate investments that support our DST Program, including opportunities within our existing portfolio, which may include selective dispositions of properties from our legacy portfolio to generate capital for our DST Program.

Our efforts to scale our DST Program will be focused on identifying real estate investments suitable for DST vehicles that offer competitive, risk-adjusted returns. We plan to focus on net lease assets with nationally recognized tenants or those with investment grade credit ratings, in larger metropolitan areas experiencing high levels of growth in the southeast, mountain states, and California. Industry focuses will include, but not be limited to, retail, medical, and single tenant industrial and warehouse uses.

We may also pursue, in an opportunistic manner, non-real estate-related investments, including, among other things, equity or other ownership interests in entities that are the direct or indirect owners of real property, indirect investments in real property, such as those that may be obtained in a joint venture, and ownership of crypto assets, other equity investments, including marketable securities, short-duration U.S. treasuries, and other investment-grade marketable securities.

Our Board of Directors (the “Board”) and management believe that our company’s current focus on unlocking its potential value and increasing assets under management and fee income through our DST Program provides an attractive balance of risk and returns and aligns with a measured approach to raising growth capital. We may revise these investment strategies without the approval of our stockholders.

There is, however, no assurance that our company’s strategy, including unlocking its potential value, achieving its objectives related to the DST Program, or its other investment strategies, will be successful.

Table of Contents

Management

We are managed internally as directed by the Board. Our stockholders are not involved in our day-to-day affairs.

Our principal address is Post Office Box 8436, Richmond, Virginia 23226.

Our Portfolio

As of December 31, 2025, we owned ten investment properties comprised of three retail properties, three flex/industrial properties and four STNL properties, including the Tesla Pensacola Property, which we beneficially own through the XXV DST. We own 100% of the interests in our real estate investments, except for one flex/industrial property of which we own an 82% tenant in common interest in the property. We intend to sell 100% of the beneficial interests in the XXV DST. For further information on our real estate investments and our tenant base, see “Item 2-Properties.” In addition, as of December 31, 2025, we owned crypto assets consisting of 3.36 bitcoin.

Reporting Segments

We establish operating segments at the property level and aggregate individual properties into reportable segments based on product types in which we have real estate investments. As of December 31, 2025, we had three reportable segments, consisting of retail center properties, flex center properties and STNL properties.

Competition

We are subject to significant competition in seeking real estate investments for our DST Program and for other potential non-real estate investments. We compete with many third parties engaged in real estate investment activities including REITs, DST sponsors, specialty finance companies, savings and loan associations, banks, mortgage bankers, insurance companies, mutual funds, institutional investors, investment banking firms, lenders, hedge funds, governmental bodies and other entities. We also face competition from other real estate investment programs and DST sponsors for potential investors in our DST offerings. Many of our competitors have substantially greater financial and other resources than we have and may have substantially more operating and DST sponsorship experience than us. They also may enjoy significant competitive advantages that result from, among other things, a lower cost of capital.

Environmental Matters

As the owner of the buildings on our properties, we could face liability for the presence of hazardous materials (e.g., asbestos or lead) or other adverse conditions (e.g., poor indoor air quality) in our buildings. Environmental laws govern the presence, maintenance, and removal of hazardous materials in buildings, and if we do not comply with such laws, we could face fines for such noncompliance. Also, we could be liable to third parties (e.g., occupants of the buildings) for damages related to exposure to hazardous materials or adverse conditions in our buildings, and we could incur material expenses with respect to abatement or remediation of hazardous materials or other adverse conditions in our buildings. In addition, some of our tenants routinely handle and use hazardous or regulated substances and wastes as part of their operations at our properties, which are subject to regulation. Such environmental and health and safety laws and regulations could subject us or our tenants to liability resulting from these activities. Environmental liabilities could affect a tenant’s ability to make rental payments to us, and changes in laws could increase the potential liability for noncompliance. This may result in significant unanticipated expenditures or may otherwise materially and adversely affect our operations. We are not aware of any material contingent liabilities, regulatory matters or environmental matters that may exist.

Staffing

We do not have any employees and our President and Chief Executive Officer, Chief Financial Officer and non-executive staff are employed by Gunston Consulting, LLC (the “Consultant”) under a staffing agreement dated November 13, 2023 (the “Staffing Agreement”). Our properties are managed by third party property management companies with whom we contract.

Available Information

We electronically file annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and all amendments to those reports with the SEC. Copies of our filings with the SEC may be obtained from the SEC’s website at www.sec.gov,

Table of Contents

or downloaded from our website at www.medalistdiv.com, as soon as reasonably practicable after such material has been filed with, or furnished to, the SEC. Access to these filings is free of charge.

Table of Contents

ITEM 1A.RISK FACTORS

Summary Risk Factors

The following is a summary of the principal risks that make an investment in our common stock speculative or risky. This summary does not address all of the risks that we face and is qualified in its entirety by reference to the more detailed descriptions included in Part I, Item 1A “Risk Factors”. This summary should be read together with those more detailed descriptions, along with our other SEC filings before making an investment decision.

Risks Related to our Strategic Transition and Termination of our REIT Status

●

We may not successfully execute our strategic repositioning.

●

We are seeking to maximize stockholder value by exploring strategic alternatives. There can be no assurance that we will be successful in executing a strategic transaction.

●

Our efforts to dispose of certain of our legacy real estate assets is subject to factors beyond our control.

●

Our obligations to pay income taxes may increase beginning in 2026, which will result in a reduction to our earnings, and could have negative consequences to us.

●

We may fail to realize the anticipated benefits of revoking our REIT election and becoming a taxable corporation effective January 1, 2026, or those benefits may take longer to realize than expected, if at all, or may not offset the costs of revoking our REIT election and becoming a taxable corporation.

●

Our strategic transition could impact market perception of our publicly traded common stock.

Risks Related to our Capital Allocation and Investment Strategy

●

We may be unable to execute our strategic framework, which contemplates the potential acquisition of assets that we believe may enhance stockholder value.

●

We may experience market risk associated with our treasury and investment portfolio.

●

You will not have the opportunity to evaluate our investments before we make them.

●

Our investments will include marketable securities which are subject to market, interest and credit risk that may reduce its value. Our future growth will depend upon our ability to raise additional capital and make investments consistent with our investment goals in a competitive environment.

●

Our investments will include marketable securities which are subject to market, interest and credit risk that may reduce its value.

Risks Related to our Delaware Statutory Trust (DST) Program

●

The DST Program could subject us to liabilities from litigation or otherwise.

●

DST Properties may be less liquid than other assets, which could impair our ability to utilize cash proceeds from sales of such DST Properties for other purposes such as paying down debt, distributions or additional investments.

Risks Related to the Real Estate Industry and Real Estate Held in our Legacy Portfolio and through our DST Program

●

Real estate investments are not as liquid as other types of assets, which may reduce economic returns to our stockholders.

●

Investments in real estate-related assets can be speculative.

●

We expect to lease a significant portion of our real estate to middle-market businesses, which may be more susceptible to adverse market conditions.

●

We may be adversely affected by unfavorable economic changes in the specific geographic areas where our real estate investments are concentrated.

●

We may not be able to re-lease or renew leases at the real estate investments held by us on terms favorable to us or at all.

●

Some of our leases are below-market, have long terms, or have unfavorable below-market renewal options, all of which may limit our ability to increase rental revenues and increase the value of our properties.

●

Net leases may require us to pay property-related expenses that are not the obligations of our tenants.

●

Restrictions in a tenants in common agreement related to the Parkway Property may adversely impact our investment in that property.

Table of Contents

Risks Associated with Debt Financing

●

We have used and may continue to use mortgage and other debt financing to acquire properties or interests in properties, either for our own portfolio or for our DST Program offerings, and otherwise incur other indebtedness, which increases our expenses, may limit our financial flexibility in the future, and could subject us to the risk of losing properties in foreclosure if our cash flow is insufficient to make loan payments.

●

The use of debt may limit our financial flexibility in the future.

●

The use of leverage to make real estate investments exposes our investment to additional risk.

●

High levels of debt or increases in interest rates could increase the amount of our loan payments, which could reduce returns on our DST Program offerings, fee income from our DST Program, and the cash available for distribution to stockholders.

Risks Related to our REIT Status Through December 31, 2025

●

Our obligations to pay income taxes may increase beginning in 2026, which will result in a reduction to our earnings, and could have negative consequences to us.

●

We may fail to realize the anticipated benefits of revoking our REIT election and becoming a taxable C Corporation effective January 1, 2026, or those benefits may take longer to realize than expected, if at all, or may not offset the costs of revoking our REIT election and becoming a taxable C Corporation.

●

If we failed to remain qualified as a REIT for those years we elected REIT status, we would be subject to higher taxes and have reduced cash available for stockholders.

●

Our revocation of our REIT election will change the tax treatment of our dividends.

●

The prohibited transactions tax may subject us to tax on our gain from sales of property during those years we elected REIT status.

●

We may be subject to adverse legislative or regulatory tax changes that could reduce the market price of our common stock.

●

If our Operating Partnership failed to qualify as a partnership for federal income tax purposes, we would cease to qualify as a REIT for those years that we elected REIT status and suffer other adverse consequences.

Risks Related to our Operations and Internal Controls

●

We are dependent on information systems and third parties, and systems failures, including as a result of cybersecurity threats, could significantly disrupt our business, which may, in turn, negatively affect the market price of our common stock and our ability to make distributions to our stockholders.

●

If we are unable to maintain effective internal control over financial reporting in the future, our ability to produce accurate financial statements could be impaired, investors may lose confidence in the accuracy and completeness of our financial reports and the market price of our common stock may decline.

Risks Related to our Financial Condition

●

We have experienced losses in the past, and we may experience similar losses in the future.

●

We do not have guaranteed cash flow.

Risks Related to our Public Company Status and the Ownership of our Common Stock

●

The market price of our common stock may be volatile, which could result in substantial losses for investors who purchase our shares; and the volatility in the stock prices of other companies may contribute to volatility in our stock price.

●

An increase in market interest rates may have an adverse effect on the market price of our common stock and our ability to make distributions to its stockholders.

●

We may not be able to satisfy listing requirements of the Nasdaq Capital Market to maintain a listing of our common stock.

Risks Related to our Organization and Structure

●

Our charter permits our Board to issue stock with terms that may subordinate the rights of our common stockholders or discourage a third party from acquiring us in a manner that could result in a premium price to our stockholders.

●

We may change our investment strategy and operational policies without stockholder consent.

Table of Contents

RISK FACTORS

Investing in our common stock involves a high degree of risk. You should carefully consider the risks described below, as well as the other information in this Annual Report, including our consolidated financial statements and the related notes and “Management’s Discussion and Analysis of Financial Condition and Results of Operations,” before deciding whether to invest in our common stock. We have listed below (not necessarily in order of importance or probability of occurrence) what we believe to be the most significant risk factors applicable to us. The occurrence of any of the events or developments described below could materially and adversely affect our business, financial condition, results of operations and prospects. In such an event, the market price of our common stock could decline and you may lose all or part of your investment. Additional risks and uncertainties not presently known to us or that we currently deem immaterial may also impair our business operations. Some of the statements in the following risk factors constitute forward-looking statements. Please see the section titled “Cautionary Statement Regarding Forward-Looking Statements.”

Risks Related to our Strategic Transition and Termination of our REIT Status

We may not successfully execute our strategic repositioning.

We are in the process of repositioning our business from a traditional equity REIT model toward our DST Program and a more capital allocation–focused structure, which includes monetizing certain legacy real estate assets, developing fee-based business lines, managing an investment portfolio, and evaluating potential strategic transactions. The successful execution of this repositioning depends on a number of factors, many of which are outside of our control, including market conditions, access to capital, regulatory considerations, and the availability of attractive investment opportunities.

Our repositioning strategy may require significant management attention and operational focus, and we may encounter unforeseen challenges, delays, or costs in implementing our plans. There can be no assurance that our strategic initiatives will generate anticipated returns, enhance stockholder value, or improve our financial performance. If we are unable to successfully execute our repositioning strategy, our business, financial condition, results of operations, and the market price of our common stock could be adversely affected.

We are seeking to maximize stockholder value by exploring strategic alternatives. There can be no assurance that we will be successful in executing a strategic transaction.

We are actively considering strategic alternatives in an effort to unlock and maximize stockholder value. We may not be able to identify or consummate a suitable transaction and do not currently have any commitments relating to any transactions. We may not be able to successfully implement a strategic transaction we pursue, and even if we determine to pursue one or more strategic transactions, we may be unable to do so on acceptable financial terms and any such transaction may not improve the market price of our common stock. Pursuing a strategic opportunity is subject to risks, including those outlined herein, and if we are unsuccessful in consummating a strategic transaction, our business could be materially adversely affected.

Our ability to dispose of certain of our legacy real estate assets on favorable terms is subject to real estate market conditions, capital markets availability, buyer demand, interest rate levels, and other factors beyond our control.

As part of our strategic repositioning, we intend to continue monetizing certain legacy real estate assets. Our ability to dispose of these properties on favorable terms is subject to real estate market conditions, capital markets availability, buyer demand, interest rate levels, and other factors beyond our control.

We may be unable to sell properties at or above their carrying values, which could result in impairment charges or realized losses. In addition, the timing of dispositions may be delayed due to market conditions or transaction complexities, which could reduce our ability to redeploy capital in a timely manner. During the disposition process, properties may experience leasing challenges, increased operating costs, or deferred capital expenditures, which could adversely affect their value.

Furthermore, as properties are sold, we will reduce or eliminate the recurring rental income associated with those assets. If we are unable to replace that income with earnings from treasury investments, fee-based activities, or other strategic initiatives on a timely basis, our revenues and cash flows may decline during the transition period.

Table of Contents

We intend to remain a publicly traded company following our strategic transition, which requires us to continue to incur substantial general and administrative expenses

We intend to remain a publicly traded company following our strategic transition, which requires us to continue to incur substantial general and administrative expenses, including costs associated with SEC reporting, internal controls, audit and legal fees, NASDAQ listing requirements, director and officer insurance, and other governance-related expenses.

As we monetize real estate assets and reposition our business, our recurring rental revenues may decline before new income streams from treasury investments, fee-based businesses, or strategic transactions are fully developed. During this transition period, our fixed public company costs may represent a higher percentage of revenue, which could result in operating losses or reduced profitability. If we are unable to align our cost structure with our evolving revenue base, our financial condition and results of operations could be adversely affected.

Our obligations to pay income taxes may increase beginning in 2026, which will result in a reduction to our earnings, and could have negative consequences to us.

We revoked our REIT election and become a taxable corporation effective January 1, 2026, which will result in a higher provision for federal and state income taxes, which could impair our ability to satisfy our financial obligations and negatively impact the price of our securities. Further, federal and state income tax rates could increase in the future, exacerbating these risks. We can provide no assurance that federal or state income tax rates will not increase in the future.

We believe that revoking our REIT election and becoming a taxable corporation will, among other things, provide us with greater flexibility to invest in non-real estate assets, have concentrated ownership, and use our free cash flows as we will no longer be required to operate under the REIT rules. However, we may not find non-real estate assets worth investing in or the amount of our free cash flows may not meet our expectations, which may reduce, or eliminate, the anticipated benefits of the transition from a REIT to a taxable corporation. Our failure to achieve the anticipated benefits of the transition from a REIT to a taxable corporation at all, or in a timely manner, or a failure of any benefits realized to offset its costs, could negatively affect our business, financial condition, results of operations or the market price of our common stock.

Our revocation of our REIT election will change the tax treatment of our dividends.

Distributions by a REIT are generally taxable to stockholders as ordinary income (subject to certain deductions available to non-corporate taxpayers), whereas distributions by a C-corporation are generally treated as dividends taxable at applicable qualified dividend rates to the extent of current or accumulated earnings and profits. In addition, we will become subject to corporate-level federal and state income taxes on our taxable income, which may reduce the amount of cash available for reinvestment or distribution.

The change in tax status may affect the after-tax return profile of an investment in our common stock for certain stockholders, including those that previously invested in us specifically for REIT-related tax characteristics. The transition may also result in taxable events to stockholders depending on their individual circumstances. Any such changes could influence investor demand for our shares and affect the trading price of our common stock. Stockholders should consult their own tax advisors regarding the consequences of the revocation of our REIT election.

We may not be able to fully utilize our NOL and NCL carryforwards, which could adversely affect our results of operations.

We record an asset for the future tax benefits from unused U.S. federal and state net operating losses (“NOLs”) and net capital losses (“NCLs”). Federal and state taxing bodies often place limitations on NOL and NCL carryforward benefits. As a result, we may not be able to utilize our NOLs or NCLs.

In general, under Sections 382 and 383 of the Code, a corporation that undergoes an ownership change is subject to limitations on its ability to utilize its pre-change NOLs and NCLs to offset future taxable income and net capital gain income. An “ownership change” occurs if 5% shareholders increase their collective ownership of the aggregate amount of the outstanding shares of our company

Table of Contents

by more than 50 percentage points looking back over the relevant testing period. The determination of whether an ownership change has occurred or will occur is complicated and depends on changes in percentage stock ownership among shareholders. Based on our knowledge of our stock ownership, we do not believe that an ownership change has occurred since our losses were generated. Future changes in our stock ownership, some of which are outside of our control, could result in an ownership change under Sections 382 and 383 of the Code. As a result, no assurance can be provided as to whether an ownership change has occurred or will occur in the future.

In addition, there is also a risk that a future statutory or regulatory changes could limit our ability to offset future income tax liabilities with NOLs or NCLs. For these reasons, we may not be able to utilize a material portion of our NOLs and NCLs, which could potentially result in increased future tax liabilities to us and could adversely affect our results of operations.

Preserving the ability to use our NOLs and NCLs may cause us to forgo otherwise attractive opportunities.

Limitations imposed by Sections 382 and 383 of the Internal Revenue Code may discourage us from, among other things, repurchasing our stock or issuing additional stock to raise capital or to acquire businesses or assets. Accordingly, our desire to preserve our NOLs and NCLs may cause us to forgo otherwise attractive opportunities.

Our strategic transition could impact market perception of our publicly traded stock.

Our transition from an equity REIT to a DST Program and capital allocation–focused public company represents a significant shift in our business model and investment profile. Investors may have difficulty evaluating our company during this transition period, particularly as we monetize legacy real estate assets, deploy capital into treasury and other short-duration investments, develop fee-based businesses such as our DST platform, and evaluate potential strategic transactions. Our financial results during this period may be less predictable and may not be comparable to our historical operating results as a REIT.

In addition, certain investors that focus on REITs or income-oriented investments may choose to reduce or eliminate their holdings following our revocation of REIT status. Changes in our stockholder base, uncertainty regarding the timing and execution of our strategic initiatives, or differing views regarding our long-term capital allocation strategy could result in increased volatility in the trading price of our common stock. If the market does not perceive our strategic transition as value-enhancing, our stock price and access to capital could be adversely affected.

Risks Related to our Capital Allocation and Investment Strategy

We may be unable to execute our strategic framework, which contemplates the potential acquisition of operating businesses, investment platforms, or other assets that we believe may enhance stockholder value.

The success of our acquisition strategy that contemplates the potential acquisition of operating businesses or other assets depends on our ability to identify suitable targets, negotiate favorable terms, complete transactions efficiently, and integrate acquired operations effectively.

We may be unable to identify attractive acquisition opportunities, particularly in competitive markets. If we do pursue acquisitions, we may face risks of overpaying for assets, misjudging growth prospects, underestimating liabilities, or failing to realize anticipated synergies or returns. Acquisitions may also require the issuance of equity or the use of cash resources, which could dilute existing stockholders or reduce our liquidity.

In addition, we may seek to enter industries or business lines outside of our historical real estate operating experience. Expansion into new sectors may expose us to unfamiliar regulatory environments, operational risks, competitive dynamics, and market cycles. We may lack the expertise necessary to manage such businesses effectively, which could result in underperformance or losses.

Integration of acquired businesses may require substantial management attention and may involve the consolidation of systems, controls, personnel, and corporate cultures. If we are unable to successfully integrate acquired operations or if anticipated benefits do not materialize, our business, financial condition, and results of operations could be adversely affected.

Table of Contents

We may experience market risk associated with our treasury and investment portfolio.

As part of our strategic repositioning, we may allocate a portion of our capital to U.S. Treasury securities, short-duration fixed-income instruments, and other investment-grade securities in order to preserve liquidity and generate income. These investments are subject to market risks, including interest rate risk, reinvestment risk, and market value fluctuations.

Although short-duration securities are generally less sensitive to interest rate changes than longer-term instruments, increases in interest rates may reduce the market value of our fixed-income holdings. Conversely, if interest rates decline, the income generated from maturing securities may be reinvested at lower yields, which could reduce future interest income. In addition, credit spread movements and changes in overall market conditions may affect the market value and liquidity of investment-grade securities.

Fluctuations in the fair value of our investment portfolio could impact our reported financial results, particularly if such investments are classified as available-for-sale or otherwise marked to market. While we intend to manage our investment portfolio conservatively, there can be no assurance that our treasury strategy will achieve its intended objectives or protect us from market volatility.

We may not be able to deploy our cash balances effectively, and holding significant cash reserves may adversely affect our financial performance and stockholder returns.

During our strategic transition, we may hold significant amounts of cash, cash equivalents, or short-term investments while evaluating strategic opportunities. While this approach is intended to preserve flexibility and maintain balance sheet strength, it may reduce our overall returns if suitable acquisition or investment opportunities are not identified or executed in a timely manner.

Holding substantial liquid assets may result in lower yields compared to alternative investments, particularly in periods of declining interest rates. In addition, a conservative capital posture may create opportunity costs if market conditions present attractive investment opportunities that we are unable or unwilling to pursue. If we are unable to deploy capital in a manner that generates returns exceeding our cost of capital and operating expenses, our financial performance and stockholder returns may be adversely affected.

Our success is dependent on our ability to make investments consistent with our investment goals.

We cannot provide prospective investors with any specific information as to the types, identification, location, operating histories, lease terms or other relevant economic and financial data regarding any investments that we may make in the future. Our success is dependent on our ability to make investments consistent with our investment goals, and a failure to do so is likely to materially and adversely affect returns to our stockholders.

You will not have the opportunity to evaluate our investments before we make them.

Our investment strategies are broad and unrestrictive. Our Board has absolute discretion in implementing these policies and strategies, subject to the restrictions on investment objectives and policies set forth in our articles of incorporation. Because you cannot evaluate our investments, an investment in our common stock may entail more risk than other types of companies. This additional risk may hinder your ability to achieve your own personal investment objectives related to portfolio diversification, risk-adjusted investment returns and other objectives.

Our future growth will depend upon our ability to raise additional capital and make investments in a competitive environment.

Our future growth will depend, in large part, upon our ability to raise additional capital and make investments that generate a return that is higher than our cost of capital. In order to grow we need to continue to sell non-core properties and acquire and finance properties suitable for our DST Program. We face significant competition with respect to our acquisition of assets from many other companies, including other REITs, insurance companies, private investment funds, hedge funds, specialty finance companies and other investors. Some competitors may have a lower cost of funds and access to funding sources that are not available to us. In addition, some of our competitors may have higher risk tolerances or different risk assessments, which could allow them to consider a wider variety of investments and establish more relationships than us. Some of our competitors may have greater financial and operational resources, larger customer bases, and more established relationships with their customers and suppliers than we do. The competitive pressures we face, if not effectively managed, may have a material adverse effect on our business, financial condition, liquidity and results of operations.

Table of Contents

Also, as a result of this competition, we may not be able to take advantage of attractive origination and investment opportunities, and therefore may not be able to identify and pursue opportunities that are consistent with our objectives. Competition may limit the number of suitable investment opportunities offered to us. It may also result in higher prices, lower yields and a narrower spread of yields over our borrowing costs, making it more difficult for us to acquire new investments on attractive terms. In addition, competition for desirable investments could delay our investment in desirable assets, which may in turn reduce our earnings per share and negatively affect our ability to declare and make distributions to our stockholders.

Our investments will include marketable securities which are subject to market, interest and credit risk that may reduce its value.

Our new strategy includes holding investments in marketable securities. These investments could consist of U.S. treasuries and other equity and debt instruments. We currently do not use derivative financial instruments to adjust our investment portfolio risk or income profile. These investments, as well as any cash deposited in bank accounts, are subject to general credit, liquidity, market and interest rate risks, which may be exacerbated by unusual events, such as the COVID-19 pandemic and the U.S. debt ceiling crisis, which affected various sectors of the financial markets and led to global credit and liquidity issues. If the global credit market experiences volatility or deteriorates, our investment portfolio may be impacted and some or all of our investments may experience other-than-temporary impairment, which could adversely impact our operating results and position.

We may not be successful in identifying and consummating suitable investment opportunities.

Our investment strategy requires us to identify suitable investment opportunities compatible with our investment criteria. We may not be successful in identifying suitable opportunities that meet our criteria or in consummating investments, including those identified as part of our investment pipeline, on satisfactory terms or at all. Our ability to make investments on favorable terms may be constrained by several factors including, but not limited to, competition from other investors with significant capital, including publicly-traded REITs and institutional investment funds, which may significantly increase investment costs; and/or the inability to finance an investment on favorable terms or at all. The failure to identify or consummate investments on satisfactory terms, or at all, may impede our growth and negatively affect our cash available for distribution to our stockholders.

We plan to continue to operate our business so that we are not required to register as an investment company under the Investment Company Act.

We have not and do not intend to register as an investment company under the Investment Company Act. Our new investment strategy could result in changes that would require us register as an investment company under the Investment Company Act, and we would have to comply with substantial regulation under the Investment Company Act which could restrict the manner in which we operate and finance our business and could materially and adversely affect our business operations and results.

Our investment in bitcoin is subject to market volatility and regulatory uncertainty.

We have made, and may make additional, investments in bitcoin. The price of bitcoin has been highly volatile and may continue to be volatile in the future, due to market factors, regulatory developments and other risks that are outside of our control. The prevalence of bitcoin is a relatively recent trend, and the long-term adoption of bitcoin by investors, consumers, and businesses remains uncertain. Market participants lack sufficient data to predict the future trend of bitcoins with precision. Bitcoin’s lack of a physical form and its reliance on technology may subject its integrity to the threat of malicious attacks and technological obsolescence. To the extent the market value of our bitcoin investment decreases, our financial condition may be adversely impacted.

We may never reach sufficient size to achieve diversity in our portfolio.

We are presently a comparatively small company with a modest number of investments, resulting in an investment portfolio that lacks diversity. While we intend to endeavor to grow and diversify our portfolio and sources of income through our DST Program, additional investments and real estate acquisitions, we may never reach a significant size to achieve true portfolio diversity.

Lack of diversification in number of investments increases our dependence on individual investments.

If we acquire other property interests for either our DST Program or as a general investment that are similarly large in relation to our overall size, our portfolio could become even more concentrated, increasing the risk of loss to stockholders if a default or other

Table of Contents

problem arises. Alternatively, property sales may reduce the aggregate amount of our property investment portfolio in value or number. As a result, our portfolio could become concentrated in larger assets, thereby reducing the benefits of diversification by geography, property type, tenancy or other measures.

Risks Related to our Delaware Statutory Trust (DST) Program

The DST Program could subject us to liabilities from litigation or otherwise.

We have initiated a DST Program to issue and sell beneficial interests (“DST Interests”) in specific Delaware statutory trusts (“DSTs”) holding one or more real properties (each, a “DST Property” and, collectively, the “DST Properties”). These DST Interests will be sold in private placements exempt from registration under the Securities Act to “accredited investors” in specific DSTs holding one or more DST Properties. We expect that the DST Program will give us the opportunity to expand and diversify our capital-raising strategies by offering what we believe to be an attractive investment product for investors that may be seeking like-kind replacement properties to complete tax-deferred exchange transactions under Section 1031 of the Code. However, there is no guarantee that the DST Program will provide the tax benefits expected by investors. Investors who acquire DST Interests through such private placements may be seeking certain tax benefits that depend on the interpretation of, and compliance with, federal and state income tax laws and regulations. We may become subject to liability, from litigation or otherwise, as a result of the DST Program.

The DST Program will not shield us from risks related to the performance of the DST Properties held through such structures.

Under the DST Program, certain of our existing real properties and real properties acquired from third parties may be placed into DSTs, the DST Interests of which will be sold to investors. Due to tax-related restrictions on a DST’s leasing activities, unless a DST Property is long-term absolute net leased to a credit tenant, we, through a wholly owned subsidiary, will hold a long-term leasehold interest in each DST Property under a master lease, which may be guaranteed by our Operating Partnership. Under each master lease, we, through such subsidiary or applicable master tenant, will be responsible for subleasing the applicable DST Property to occupying tenants until the earlier of the expiration of the master lease or our Operating Partnership’s exercise of the FMV Option, as defined below, which means that we bear the risk that the underlying cash flows from a DST Property may be less than the master lease payments. Therefore, even though we will no longer own such applicable DST Property, because of the fixed terms of the master lease, which may be guaranteed by our Operating Partnership, negative operating performance by a DST Property could affect cash available for distributions to our stockholders and would likely have an adverse effect on our results of operations.

We may later reacquire DST Properties through our Operating Partnership’s exercise of a contractual right to acquire a DST Property from the DST at its fair market value (the “FMV Option”). In such cases, the investors who elect to receive units in our Operating Partnership (such units, the “OP Units”) pursuant to the FMV Option and become limited partners inour Operating Partnership will generally still be tied to the applicable DST Property in terms of basis and built-in-gain. As a result, if a DST Property is subsequently sold, unless we effectuate a like-kind exchange under Section 1031 of the Code, then tax will be triggered on the investors’ built-in-gain. Any replacement property acquired in connection with a 1031 exchange will similarly be tied to such investors with similar considerations if such replacement property ever is sold. We also may enter into tax protection agreements with investors who elect to receive OP Units in connection with the exercise of a FMV Option pursuant to which we will agree to indemnify such investors from their tax liabilities generated from a taxable disposition of a DST Property during a protected period of time. As a result of these factors, placing real properties into the DST Program may limit our ability to access liquidity from such real properties or replacement properties through sale without triggering taxes due to the built-in-gain tied to investors in the DST Program. Such reduced liquidity could impair our ability to utilize cash proceeds from sales for other purposes such as paying down debt, paying distributions, funding repurchases or making additional investments.

If we cannot obtain additional capital, our ability to make acquisitions for our DST Program will be limited. We are subject to risks associated with debt and capital stock issuances and private placements of interests in our DST offerings, and such issuances may have consequences to holders of shares of our common stock.

Our ability to make acquisitions for our DST Program will depend, in large part, upon our ability to raise additional capital. If we were to raise additional capital through the issuance of equity securities, we could dilute the interests of holders of shares of our

Table of Contents

common stock. Our Board may authorize the issuance of classes or series of preferred stock which may have rights that could dilute, or otherwise adversely affect, the interest of holders of shares our common stock.

Further, we may incur additional indebtedness in the future. Such indebtedness could also have other important consequences to holders of the notes and holders of our common stock, including subjecting us to covenants restricting our operating flexibility, increasing our vulnerability to general adverse economic and industry conditions, limiting our ability to obtain additional financing to fund future working capital, capital expenditures and other general corporate requirements, requiring the use of a portion of our cash flow from operations for the payment of principal and interest on our indebtedness, thereby reducing our ability to use our cash flow to fund working capital, acquisitions, capital expenditures and general corporate requirements, and limiting our flexibility in planning for, or reacting to, changes in our business and our industry.

The market for real estate investments for our DST Program is highly competitive.

Identifying attractive real estate investment opportunities for our DST Program is difficult and involves a high degree of uncertainty. Furthermore, the historical performance of a particular property or market is not a guarantee or prediction of the property’s or market’s future performance. There can be no assurance that we will be able to locate suitable acquisition opportunities or achieve our investment goals and objectives.

Because of the recent growth in demand for real estate investments, there may be increased competition among investors to invest in the same asset classes as our company. This competition may lead to an increase in the investment prices or otherwise less favorable investment terms. If this situation occurs with a particular real estate investment, our return on that real estate investment is likely to be less than the return it could have achieved if it had invested at a time of less investor competition for the real estate investment. For this and other reasons, we are under no restrictions concerning the timing of real estate investments.

Competition for investors in Delaware Statutory Trust offerings may adversely affect our DST sponsorship business.

Our DST sponsorship platform depends on our ability to attract investors seeking to complete Section 1031 like-kind exchanges and allocate capital to Delaware Statutory Trust offerings. We operate in a competitive market that includes other DST sponsors, real estate syndicators, private equity firms, real estate investment platforms, and alternative investment sponsors, many of which have greater financial resources, longer operating histories, broader distribution networks, and more established relationships with broker-dealers and registered investment advisors.

Competition for 1031 exchange capital may increase during periods of heightened transaction activity and may intensify if capital markets conditions or tax considerations make DST structures more attractive to investors. Competing sponsors may offer properties perceived as higher quality, provide more favorable fee structures, or maintain stronger distribution relationships. In addition, broker-dealers and other intermediaries may prioritize sponsors with whom they have established track records or economic arrangements.

If we are unable to differentiate our offerings, maintain strong relationships with distribution partners, or provide competitive risk-adjusted returns, we may experience reduced capital raising success, lower fee income, or increased marketing and structuring costs. Increased competition could also pressure sponsor fees or require more investor-friendly terms, which could adversely affect the profitability and growth of our DST business.

Risks Related to the Real Estate Industry and Real Estate Held in our Legacy Portfolio and through our DST Program

Real estate investments are subject to risks particular to real property.

Real estate investments are subject to risks particular to real property. These risks could impact our legacy portfolio, properties owned through our DST Program and our ability to sell interests in our DST offerings, and include:


	·	adverse changes in national and local economic and market conditions, including the credit and securitization markets;
	·	changes in governmental laws and regulations, fiscal policies and zoning ordinances and the related costs of compliance with laws and regulations, fiscal policies and ordinances;
	·	takings by condemnation or eminent domain;
	·	real estate conditions, such as an oversupply of or a reduction in demand for real estate space in the area;

Table of Contents

	·	the perceptions of tenants and prospective tenants of the convenience, attractiveness and safety of our properties;
	·	competition from comparable properties;
	·	the occupancy rate of our properties;
	·	the ability to collect all rent from tenants on a timely basis;
	·	the effects of any bankruptcies or insolvencies of major tenants;
	·	the expense of re-leasing space;
	·	changes in interest rates and in the availability, cost and terms of mortgage funding;
	·	the impact of present or future environmental legislation and compliance with environmental laws;
	·	acts of war or terrorism, including the consequences of terrorist attacks;
	·	acts of God, including earthquakes, floods and other natural disasters, which may result in uninsured losses; and
	·	cost of compliance with the Americans with Disabilities Act.

If any of these or similar events occur, it may reduce the return from an affected property or investment, negatively impact our ability to sell interests in the DST that holds such a real estate investment, and reduce or eliminate our ability to make distributions to stockholders.

Real estate investments are not as liquid as other types of assets, which may reduce economic returns to our stockholders.

Real estate investments are not as liquid as other types of investments. In addition, the instruments that we purchase in connection with privately negotiated transactions are not registered under applicable securities laws, resulting in a prohibition against their transfer, sale, pledge or other disposition except in a transaction that is exempt from the registration requirements of, or is otherwise in accordance with, those laws. As a result, our ability to sell under-performing assets in our portfolio or respond to changes in economic and other conditions may be relatively limited.

Investments in real estate-related assets can be speculative.

Investments in real estate-related assets can involve speculative risks and always involve substantial risks. No assurance can be given that we will be able to execute our investment strategy or that stockholders in our company will realize their investment objectives. No assurance can be given that our stockholders will realize a substantial return (if any) on their investment or that they will not lose their entire investment in our company. All such persons or entities should consult with their attorney or business advisor prior to making an investment.

Liability relating to environmental matters may impact the value of the properties that we may acquire or underlying our investments.

Under various U.S. federal, state and local laws, an owner or operator of real property may become liable for the costs of removal of certain hazardous substances released on its property. These laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release of such hazardous substances. If we fail to disclose environmental issues, we could also be liable to a buyer or lessee of a property.

There may be environmental problems associated with our properties which we were unaware of at the time of acquisition. The presence of hazardous substances may adversely affect our ability to sell real estate, including the affected property, or borrow using real estate as collateral. The presence of hazardous substances, if any, on our properties may cause us to incur substantial remediation costs, thus harming our financial condition. In addition, although our leases will generally require our tenants to operate in compliance with all applicable laws and to indemnify us against any environmental liabilities arising from a tenant’s activities on the property, we nonetheless would be subject to strict liability by virtue of our ownership interest for environmental liabilities created by such tenants, and we cannot ensure the stockholders that any tenants we might have would satisfy their indemnification obligations under the applicable sales agreement or lease. The discovery of material environmental liabilities attached to such properties could have a material adverse effect on our results of operations and financial condition and our ability to make distributions to our stockholders.

Discovery of previously undetected environmentally hazardous conditions, including mold or asbestos, may lead to liability for adverse health effects and costs of remediating the problem could adversely affect our operating results.

Under various U.S. federal, state and local environmental laws, ordinances and regulations, a current or previous owner or operator of real property may be liable for the cost of removal or remediation of hazardous or toxic substances on, under or in such property. The costs of removal or remediation could be substantial. Such laws often impose liability whether or not the owner or operator

Table of Contents

knew of, or was responsible for, the presence of such hazardous or toxic substances. Environmental laws also may impose restrictions on the manner in which property may be used or businesses may be operated, and these restrictions may require substantial expenditures. Environmental laws provide for sanctions in the event of noncompliance and may be enforced by governmental agencies or, in certain circumstances, by private parties. Certain environmental laws and common law principles could be used to impose liability for release of and exposure to hazardous substances, including asbestos-containing materials into the air, and third parties may seek recovery from owners or operators of real properties for personal injury or property damage associated with exposure to released hazardous substances. The cost of defending against claims of liability, of compliance with environmental regulatory requirements, of remediating any contaminated property, or of paying personal injury claims related to any contaminated property could materially adversely affect our business, assets or results of operations and, consequently, amounts available for distribution to our security holders.

We may invest in real estate-related investments, including joint ventures and co-investment arrangements.

We expect to primarily invest in properties as sole owner. However, we may, in our sole discretion, invest as a joint venture partner or co-investor in a real estate investment. In such event, we generally anticipate owning a controlling interest in the joint venture or co-investment vehicle. However, our joint venture partner or co-investor may have a consent or similar right with respect to certain major decisions with respect to a real estate investment, including a refinancing, sale or other disposition. Additionally, we may rely on our joint venture partner or co-investor to act as the property manager or developer, and, thus, our returns will be subject to the performance of our joint venture partner or co-investor. While we do not intend for these types of real estate investments to be a primary focus of our company, we may make such real estate investments in our sole discretion.

We expect to lease a significant portion of our real estate to middle-market businesses, which may be more susceptible to adverse market conditions.

We expect that a substantial number of our properties will be leased to middle-market businesses that generally have less financial and other resources than larger businesses. Middle-market companies are more likely to be adversely affected by a downturn in their respective businesses or in the regional, national or international economy. As such, negative market conditions affecting existing or potential middle-market tenants, or the industries in which they operate, could materially adversely affect our financial condition and results of operations.

Adverse economic conditions may negatively affect our results of operations and, as a result, our ability to make distributions to our stockholders or to realize appreciation in the value of our real estate investments.

Our operating results may be adversely affected by market and economic challenges, which may negatively affect our returns and profitability and, as a result, our ability to make distributions to our stockholders or to realize appreciation in the value of our real estate investments. These market and economic challenges include, but are not limited to, the following:


	·	any future downturn in the U.S. economy and the related reduction in spending, reduced home prices and high unemployment could result in tenant defaults under leases, vacancies at our office, industrial, retail or multifamily properties, and concessions or reduced rental rates under new leases due to reduced demand;
	·	the rate of household formation or population growth in our target markets or a continued or exacerbated economic slow-down experienced by the local economies where our properties are located or by the real estate industry generally may result in changes in supply of or demand for apartment units in our target markets; and
	·	the failure of the real estate market to attract the same level of capital investment in the future that it attracts at the time of our purchases or a reduction in the number of companies seeking to acquire properties may result in the value of our investments not appreciating or decreasing significantly below the amount we pay for these investments.

The length and severity of any economic slow-down or downturn cannot be predicted. Our operations and, as a result, our ability to make distributions to our stockholders and/or our ability to realize appreciation in the value of our properties could be materially and adversely affected to the extent that an economic slow-down or downturn is prolonged or becomes severe.

We may be adversely affected by unfavorable economic changes in the specific geographic areas where our real estate investments are concentrated.

Adverse conditions (including business layoffs or downsizing, industry slowdowns, changing demographics and other factors) in the areas where our real estate investments are located and/or concentrated, and local real estate conditions (such as oversupply of, or

Table of Contents

reduced demand for, office, industrial, retail or multifamily properties) may have an adverse effect on the value of our real estate investments. A material decline in the demand or the ability of tenants to pay rent for office, industrial or retail space in these geographic areas may result in a material decline in our cash available for distribution to our stockholders.

We may not be able to re-lease or renew leases at the real estate investments held by us on terms favorable to us or at all.

We are subject to risks that upon expiration or earlier termination of the leases for space located at our real estate investments the space may not be re-leased or, if re-leased, the terms of the renewal or re-leasing (including the costs of required renovations or concessions to tenants) may be less favorable than current lease terms. Any of these situations may result in extended periods where there is a significant decline in revenues or no revenues generated by a real estate investment. If we are unable to re-lease or renew leases for all or substantially all of the spaces at these real estate investments, if the rental rates upon such renewal or re-leasing are significantly lower than expected, if our reserves for these purposes prove inadequate, or if we are required to make significant renovations or concessions to tenants as part of the renewal or re-leasing process, we will experience a reduction in net income and may be required to reduce or eliminate distributions to our stockholders.

Some of our leases are below-market, have long terms, or have unfavorable, below- market renewal options, all of which may limit our ability to increase rental revenues and increase the value of our properties.

Some of our leases are below-market, have long terms, and include unfavorable, below-market renewal options, which may limit our ability to increase rental revenues and enhance the value of our properties. These leases may restrict our capacity to adjust rental rates in response to market conditions, potentially leading to reduced income and adversely affecting our financial performance. Additionally, the presence of such leases may diminish the overall value of our real estate portfolio, as property valuations often reflect the income-generating potential based on existing lease terms.

The bankruptcy, insolvency or diminished creditworthiness of our tenants under their leases or delays by our tenants in making rental payments could seriously harm our operating results and financial condition.

We lease our properties to tenants, and we receive rents from our tenants during the terms of their respective leases. A tenant’s ability to pay rent is often initially determined by the creditworthiness of the tenant. However, if a tenant’s credit deteriorates, the tenant may default on its obligations under its lease and the tenant may also become bankrupt. The bankruptcy or insolvency of our tenants or other failure to pay is likely to adversely affect the income produced by our real estate investments. Any bankruptcy filings by or relating to one of our tenants could bar us from collecting pre-bankruptcy debts from that tenant or its property, unless we receive an order permitting us to do so from the bankruptcy court. A tenant bankruptcy could delay our efforts to collect past due balances under the relevant leases and could ultimately preclude full collection of these sums. If a tenant files for bankruptcy, we may not be able to evict the tenant solely because of such bankruptcy or failure to pay. A court, however, may authorize a tenant to reject and terminate its lease with us. In such a case, our claim against the tenant for unpaid, future rent would be subject to a statutory cap that might be substantially less than the remaining rent owed under the lease. In addition, certain amounts paid to us within 90 days prior to the tenant’s bankruptcy filing could be required to be returned to the tenant’s bankruptcy estate. In any event, it is highly unlikely that a bankrupt or insolvent tenant would pay in full amounts it owes us under its lease. In other circumstances, where a tenant’s financial condition has become impaired, we may agree to partially or wholly terminate the lease in advance of the termination date in consideration for a lease termination fee that is likely less than the agreed rental amount. If a lease is rejected by a tenant in bankruptcy, we would have only a general unsecured claim for damages. Any unsecured claim we hold against a bankrupt entity may be paid only to the extent that funds are available and only in the same percentage as is paid to all other holders of unsecured claims. We may recover substantially less than the full value of any unsecured claims, which would harm our financial condition.

Lease defaults or terminations or landlord-tenant disputes may adversely reduce our income from leased properties.

Lease defaults or terminations by one or more of our significant tenants may reduce our revenues unless a default is cured or a suitable replacement tenant is found promptly. In addition, disputes may arise between the landlord and tenant that result in the tenant withholding rent payments, possibly for an extended period. These disputes may lead to litigation or other legal procedures to secure payment of the rent withheld or to evict the tenant. In other circumstances, a tenant may have a contractual right to abate or suspend rent payments. Even without such right, a tenant might determine to do so. Any of these situations may result in extended periods during which there is a significant decline in revenues or no revenues generated by the property. If this were to occur, it could adversely affect our results of operations.

Table of Contents

Our leases that are net leases may require us to pay property-related expenses that are not the obligations of our tenants.

Under the terms of our net leases, in addition to satisfying their rent obligations, tenants are responsible for the reimbursement of real estate taxes, insurance and ordinary maintenance and repairs. However, pursuant to other of our leases or leases we may assume or enter into in the future, we are or may be required to pay certain expenses, such as the costs of environmental liabilities, roof and structural repairs, real estate taxes, insurance, certain non-structural repairs and maintenance and other costs and expenses for which tenant reimbursements or other means of recovery are not available. If one or more of our properties incur significant expenses under the terms of the leases, such property, our business, financial condition and results of operations will be adversely affected and the amount of cash available to meet expenses and to make distributions to our stockholders may be reduced.

Net leases may not result in fair market lease rates over time, which could negatively impact our income and reduce the amount of funds available to make distributions to our stockholders.

A significant portion of our rental income is expected to come from net leases, which generally provide the tenant greater discretion in using the leased property than ordinary property leases, such as the right to freely sublease the property, to make alterations in the leased premises and to terminate the lease prior to its expiration under specified circumstances. Furthermore, net leases typically have longer lease terms and, thus, there is an increased risk that contractual rental increases in future years will fail to result in fair market rental rates during those years. As a result, our income and distributions to our stockholders could be lower than they would otherwise be if we did not engage in net leases.

Some of our leases are gross leases, which could expose us to increased operating expenses and reduce the amount of funds available to make distributions to our stockholders.

Under the terms of certain of our leases, the tenants are not responsible for the payment of real estate taxes, insurance and ordinary maintenance and repairs, and the tenant’s proportionate share of these expenses are our responsibility. If one or more of our properties incur significant expenses for which we cannot, under the terms of the leases, obtain reimbursement from our tenants, such property, our business, financial condition and results of operations will be adversely affected and the amount of cash available to meet expenses and to make distributions to our stockholders may be reduced.

We could be adversely affected by various facts and events related to our real estate investments over which we have limited or no control.

We could be adversely affected by various facts and events over which we have limited or no control, such as (i) oversupply of space and changes in market rental rates; (ii) economic or physical decline of the areas where the real estate investments are located; and (iii) deterioration of the physical condition of our real estate investments. Negative market conditions or adverse events affecting our existing or potential tenants, or the industries in which they operate, could have an adverse impact on our ability to attract new tenants, re-lease space, collect rent or renew leases, any of which could adversely affect our financial condition.

We may be required to reimburse tenants for overpayments of estimated operating expenses.

Under certain of our leases, tenants pay us as additional rent their proportionate share of the costs we incur to manage, operate and maintain the buildings and properties where they rent space. These leases often limit the types and amounts of expenses we can pass through to our tenants and allow the tenants to audit and contest our determination of the operating expenses they are required to pay. Given the complexity of certain additional rent calculations, tenant audit rights under large portfolio leases can remain unresolved for several years. If as a result of a tenant audit it is determined that we have collected more additional rent than we are permitted to collect under a lease, we must refund the excess amount back to the tenant and, sometimes, also reimburse the tenant for its audit costs. Such unexpected reimbursement payments could materially adversely affect our financial condition and results of operations.

An uninsured loss or a loss that exceeds the policies on our real estate investments could subject us to lost capital or revenue on those properties.

Under the terms and conditions of the leases expected to be in force on our real estate investments, tenants are generally expected to be required to indemnify and hold us harmless from liabilities resulting from injury to persons, air, water, land or property, on or off the premises, due to activities conducted on the real estate investments, except for claims arising from the negligence or intentional misconduct of us or our agents. Additionally, tenants are generally expected to be required, at the tenants’ expense, to obtain

Table of Contents

and keep in full force during the term of the lease, liability and property damage insurance policies. Insurance policies for property damage are generally expected to be in amounts not less than the full replacement cost of the improvements less slab, foundations, supports and other customarily excluded improvements and insure against all perils of fire, extended coverage, vandalism, malicious mischief and special extended perils (“all risk,” as that term is used in the insurance industry). Insurance policies are generally expected to be obtained by the tenant providing general liability coverage in varying amounts depending on the facts and circumstances surrounding the tenant and the industry in which it operates. These policies may include liability coverage for bodily injury and property damage arising out of the ownership, use, occupancy or maintenance of the properties and all of their appurtenant areas. To the extent that losses are uninsured or underinsured, we could be subject to lost capital and revenue on those real estate investments.

Acquired real estate investments may not meet projected occupancy.

If the tenants in a real estate investment do not renew or extend their leases or if tenants terminate their leases, the operating results of the real estate investment could be substantially and adversely affected by the loss of revenue and possible increase in operating expenses not reimbursed by the tenants. There can be no assurance that the real estate investments will be substantially occupied at projected rents. We will anticipate a minimum occupancy rate for each Investment, but there can be no assurance that the real estate investments will maintain the minimum occupancy rate or meet our anticipated lease-up schedule. In addition, lease-up of the unoccupied space may be achievable only at rental rates less than those we anticipate.

We could be exposed to environmental liabilities with respect to real estate investments to which we take title.

In the course of our business, and taking title to properties, we could be subject to environmental liabilities with respect to such properties. In such a circumstance, we may be held liable to a governmental entity or to third parties for property damage, personal injury, investigation and clean-up costs incurred by these parties in connection with environmental contamination, or we may be required to investigate or clean up hazardous or toxic substances or chemical releases at a property. The costs associated with investigation or remediation activities could be substantial. If we become subject to significant environmental liabilities, our business, financial condition, liquidity and results of operations could be materially and adversely affected.

Properties may contain toxic and hazardous materials.

Federal, state and local laws impose liability on a landowner for releases or the otherwise improper presence on the premises of hazardous substances. This liability is without regard to fault for, or knowledge of, the presence of such substances. A landowner may be held liable for hazardous materials brought onto the property before it acquired title and for hazardous materials that are not discovered until after it sells the property. Similar liability may occur under applicable state law. If any hazardous materials are found within a real estate investment that are in violation of law at any time, we may be liable for all cleanup costs, fines, penalties and other costs. This potential liability will continue after we sell the real estate investment and may apply to hazardous materials present within the real estate investment before we acquired such real estate investment. If losses arise from hazardous substance contamination which cannot be recovered from a responsible party, the financial viability of that property may be substantially affected. It is possible that we will acquire a real estate investment with known or unknown environmental problems which may adversely affect us.

Properties may contain mold.

Mold contamination has been linked to a number of health problems, resulting in recent litigation by tenants seeking various remedies, including damages and ability to terminate their leases. Originally occurring in residential property, mold claims have recently begun to appear in commercial properties as well. Several insurance companies have reported a substantial increase in mold-related claims, causing a growing concern that real estate owners might be subject to increasing lawsuits regarding mold contamination. No assurance can be given that a mold condition will not exist at one or more of our real estate investments, with the risk of substantial damages, legal fees and possibly loss of tenants. It is unclear whether such mold claims would be covered by the customary insurance policies to be obtained for us.

Significant restrictions on transfer and encumbrance of real estate investments are expected.

The terms of any debt financing for a real estate investment are expected to prohibit the transfer or further encumbrance of that real estate investment or any interest in that real estate investment except with the lender’s prior consent, which consent each lender is expected to be able to withhold. The relative illiquidity of the real estate investments may prevent or substantially impair our ability to dispose of a real estate investment at times when it may be otherwise advantageous for us to do so. If we were forced to immediately

Table of Contents

liquidate some or all of our real estate investments, the proceeds are likely to result in a significant loss, if such a liquidation is possible at all.

We may be subject to the risk of liability and casualty loss as the owner of a real estate investment.

It is expected that we will maintain or cause to be maintained insurance against certain liabilities and other losses for a real estate investment, but the insurance obtained may not cover all amounts or types of loss. There is no assurance that any liability that may occur will be insured or that, if insured, the insurance proceeds will be sufficient to cover the loss. There are certain categories of loss that may be or may become uninsurable or not economically insurable, such as earthquakes, floods and hazardous waste.

Further, if losses arise from hazardous substance contamination that cannot be recovered from a responsible party, the financial viability of the affected real estate investment may be substantially impaired. It is likely that lenders will require a Phase I environmental site assessment to determine the existence of hazardous materials and other environmental problems prior to making a Loan secured by a real estate investment. However, a Phase I environmental site assessment generally does not involve invasive testing but instead is limited to a physical walk through or inspection of a real estate investment and a review of governmental records. It is possible that we will acquire a real estate investment with known or unknown environmental problems that may adversely affect our real estate investments.

Restrictions in a tenant in common agreement related to the Parkway Property may adversely impact our investment in that property.

We own one of our properties, the Parkway Property, with a tenant in common. In connection with our acquisition of the Parkway Property, we entered into the Parkway TIC Agreement. Among other approvals, under the Parkway TIC Agreement, the consent of both tenants in common is required to approve (i) any lease, sublease, deed restriction, or grant of easement of/on all or any portion of the Parkway Property, (ii) any sale or exchange of the Parkway Property, or (iii) any indebtedness or loan, and any negotiation or refinancing thereof, secured by a lien on the Parkway Property. As a result, we may be unable to sell or refinance the property when it would be advantageous to us. While the Parkway TIC Agreement provides that a tenant in common may purchase the undivided interest of the other tenant in common subject to certain rights contained in the Parkway Property TIC Agreement in the event the tenants in common are unable to agree on a decision which requires the consent of both tenants in common, there is no guaranty that we will be able to buyout our tenant in common in a timely manner or at all.

Risks Associated with Debt Financing

We may acquire real properties and other real estate-related investments, including entity acquisitions, by assuming either existing financing secured by the asset or by borrowing new funds. In addition, we may incur or increase our mortgage debt by obtaining loans secured by some or all of our assets to obtain funds to acquire additional investments or to pay distributions to our stockholders.

There is no limit on the amount we may invest in any single property or other asset or on the amount we can borrow to purchase any individual property or other investment. If we mortgage a property and have insufficient cash flow to service the debt, we risk an event of default which may result in our lenders foreclosing on the properties securing the mortgage.

If we cannot repay or refinance loans incurred to purchase our properties or interests therein, then we may lose our interests in the properties secured by the loans we are unable to repay or refinance.

The use of debt may limit our financial flexibility in the future.

Our use of leverage is pursuant to loan agreements with various financial institutions. These loan agreements contain financial covenants that restrict our operations. These financial covenants, as well as any future financial covenants we may enter into through further loan agreements, could inhibit our financial flexibility in the future and prevent distributions to stockholders.

Table of Contents

The use of leverage to make real estate investments exposes our investment to additional risk.

As a result of the use of leverage, a decrease in revenues of a leveraged real estate investment may materially and adversely affect that real estate investment’s cash flow and, in turn, our ability to make distributions. No assurance can be given that future cash flow of a particular real estate investment will be sufficient to make the debt service payments on any borrowed funds for that real estate investment and also cover operating expenses. If the real estate investment’s revenues are insufficient to pay debt service and operating expenses, we would be required to use net income from other real estate investments, working capital or reserves, or seek additional funds. There can be no assurance that additional funds will be available, if needed, or, if such funds are available, that they will be available on terms acceptable to us.

Leveraging a real estate investment allows a lender to foreclose on that real estate investment.

Lenders to a real estate investment, even non-recourse lenders, are expected in all instances to retain the right to foreclose on that real estate investment if there is a default in the loan terms. If this were to occur, we would likely lose our entire investment in that Investment.

Our policies do not limit us from incurring debt. For purposes of calculating our leverage, we assume full consolidation of all of our real estate investments, whether or not they would be consolidated under GAAP, include assets we have classified as held for sale, and include any joint venture level indebtedness in our total indebtedness.

High debt levels will cause us to incur higher interest charges, resulting in higher debt service payments, and may be accompanied by restrictive covenants. Interest we pay reduces returns to investors in our DST Program offerings, making such offerings less competitive with other investment opportunities and, in turn, cash available for distribution to stockholders. Additionally, with respect to our variable rate debt, increases in interest rates increase our interest costs, which reduces our cash flow and our ability to make distributions to you. In addition, if we need to repay existing debt during periods of rising interest rates, we could be required to liquidate one or more of our investments in properties at times which may not permit realization of the maximum return on such investments and could result in a loss. In addition, if we are unable to service our debt payments, our lenders may foreclose on our interests in the real property that secures the loans we have entered into.

High mortgage rates may make it difficult for us to finance or refinance properties, which could reduce the number of properties we can acquire, our cash flow from operations and the amount of cash distributions we can make.

Our ability to acquire properties or to make capital improvements to or remodel properties may depend on our ability to obtain debt or equity financing from third parties or the sellers of properties. If mortgage debt is unavailable at reasonable rates, we may not be able to finance the purchase of properties. If we place mortgage debt on properties, we run the risk of being unable to refinance the properties when the debt becomes due or of being unable to refinance on favorable terms. If interest rates are higher when we refinance the properties, our income could be reduced. We may be unable to refinance properties. If any of these events occur, our cash flow would be reduced. This, in turn, would reduce cash available for distribution to you and may hinder our ability to raise capital by issuing more stock or borrowing more money.

Lenders may require us to enter into restrictive covenants relating to our operations, which could limit our ability to make distributions to you.

When providing financing, a lender may impose restrictions on us that affect our distribution and operating policies and our ability to incur additional debt. Loan documents we enter into may contain covenants that limit our ability to further mortgage the property or discontinue insurance coverage. These or other limitations may limit our flexibility and prevent us from achieving our operating plans.

Table of Contents

Failure to maintain certain financial thresholds could trigger cash management controls and adversely affect our liquidity.

Our property-level mortgage loans may contain provisions requiring our Company to maintain minimum financial thresholds, and failure to satisfy these requirements may constitute a “Trigger Event” under the applicable loan documents. Upon the occurrence of a Trigger Event, the lender may require the establishment of a cash management account into which all rents and other property revenues are deposited and subject to lender control until the Trigger Event is cured, which could restrict our access to cash flow from the property, reduce our operating flexibility, and adversely affect our liquidity. If the underlying condition is not timely remedied, the lender may exercise additional rights and remedies, including the potential declaration of an event of default, which could result in foreclosure or other adverse consequences that could materially affect our financial condition and results of operations.

Our ability to obtain financing on reasonable terms would be impacted by negative capital market conditions.

Domestic and international financial markets continue to have volatility and uncertainty. Although this condition occurred initially within the “subprime” single-family mortgage lending sector of the credit market, liquidity has tightened in overall financial markets, including the investment grade debt and equity capital markets. Consequently, there is greater uncertainty regarding our ability to access the credit market in order to attract financing on reasonable terms. Investment returns on our assets and our ability to make acquisitions could be adversely affected by our inability to secure financing on reasonable terms, if at all.

Some of our mortgage loans may have “due on sale” provisions, which may impact the manner in which we acquire, sell and/or finance our properties.

In purchasing properties subject to financing, we may obtain financing with “due-on-sale” and/or “due-on-encumbrance” clauses. Due-on-sale clauses in mortgages allow a mortgage lender to demand full repayment of the mortgage loan if the borrower sells the mortgaged property. Similarly, due-on-encumbrance clauses allow a mortgage lender to demand full repayment if the borrower uses the real estate securing the mortgage loan as security for another loan. In such event, we may be required to sell our properties on an all-cash basis, which may make it more difficult to sell the property or reduce the selling price.

Lenders may be able to recover against our other real estate investments under our mortgage loans.

In financing our acquisitions, we will seek to obtain secured nonrecourse loans. However, only recourse financing may be available, in which event, in addition to the real estate investment securing the loan, the lender would have the ability to look to our other assets for satisfaction of the debt if the proceeds from the sale or other disposition of the real estate investment securing the loan are insufficient to fully repay it. Also, in order to facilitate the sale of a real estate investment, we may allow the buyer to purchase the real estate investment subject to an existing loan whereby we remain responsible for the debt.

If we are required to make payments under any “bad boy” carve-out guaranties that we may provide in connection with certain mortgages and related loans, our business and financial results could be materially adversely affected.

In obtaining certain nonrecourse loans, including for loans encumbered by properties held through our DST Program, we may provide standard carve-out guaranties. These guaranties are only applicable if and when the borrower directly, or indirectly through agreement with an affiliate, joint venture partner or other third party, voluntarily files a bankruptcy or similar liquidation or reorganization action or takes other actions that are fraudulent or improper (commonly referred to as “bad boy” guaranties). Although we believe that “bad boy” carve-out guaranties are not guaranties of payment in the event of foreclosure or other actions of the foreclosing lender that are beyond the borrower’s control, some lenders in the real estate industry have recently sought to make claims for payment under such guaranties. In the event such a claim were made against us under a “bad boy” carve-out guaranty following foreclosure on mortgages or related loan, and such claim were successful, our business and financial results could be materially adversely affected.

Interest-only indebtedness may increase our risk of default and ultimately may reduce our funds available for distribution to our stockholders.

We may finance our property acquisitions using interest-only mortgage indebtedness. During the interest-only period, the amount of each scheduled payment will be less than that of a traditional amortizing mortgage loan. The principal balance of the mortgage loan will not be reduced (except in the case of prepayments) because there are no scheduled monthly payments of principal during this period. After the interest-only period, we will be required either to make scheduled payments of amortized principal and interest or to

Table of Contents

make a lump-sum or “balloon” payment at maturity. These required principal or balloon payments will increase the amount of our scheduled payments and may increase our risk of default under the related mortgage loan. If the mortgage loan has an adjustable interest rate, the amount of our scheduled payments also may increase at a time of rising interest rates. Increased payments and substantial principal or balloon maturity payments will reduce the funds available for distribution to our stockholders because cash otherwise available for distribution will be required to pay principal and interest associated with these mortgage loans.

We may enter into derivative or hedging contracts that could expose us to contingent liabilities and certain risks and costs in the future.

Part of our investment strategy may involve entering into derivative or hedging contracts that could require us to fund cash payments in the future under certain circumstances, such as the early termination of the derivative agreement caused by an event of default or other early termination event, or the decision by a counterparty to request margin securities it is contractually owed under the terms of the derivative contract. The amount due would be equal to the unrealized loss of the open swap positions with the respective counterparty and could also include other fees and charges. These economic losses would be reflected in our financial results of operations, and our ability to fund these obligations will depend on the liquidity of our assets and access to capital at the time, and the need to fund these obligations could adversely impact our financial condition and results of operations.

Further, the cost of using derivative or hedging instruments increases as the period covered by the instrument increases and during periods of rising and volatile interest rates. We may increase our derivative or hedging activity and thus increase our related costs during periods when interest rates are volatile or rising and hedging costs have increased.

In addition, hedging instruments involve risk since they often are not traded on regulated exchanges, guaranteed by an exchange or its clearing house, or regulated by any U.S. or foreign governmental authorities. Consequently, in many cases, there are no requirements with respect to record keeping, financial responsibility or segregation of customer funds and positions. Furthermore, the enforceability of agreements underlying derivative transactions may depend on compliance with applicable statutory and commodity and other regulatory requirements and, depending on the identity of the counterparty, applicable international requirements. The business failure of a hedging counterparty with whom we enter into a hedging transaction will most likely result in a default. Default by a party with whom we enter into a hedging transaction may result in the loss of unrealized profits and force us to cover our resale commitments, if any, at the then current market price. Although generally we will seek to reserve the right to terminate our hedging positions, it may not always be possible to dispose of or close out a hedging position without the consent of the hedging counterparty, and we may not be able to enter into an offsetting contract in order to cover our risk. We cannot be assured that a liquid secondary market will exist for hedging instruments purchased or sold, and we may be required to maintain a position until exercise or expiration, which could result in losses.

Interest rates might increase, which may impact our borrowing activities.

As of December 31, 2025, the interest-rate environment remains elevated and uncertain. The Federal Reserve has signaled a higher-for-longer stance to continue addressing inflation, and policy guidance suggests higher rates could persist longer than pre-pandemic norms. This environment increases the cost of debt financing for the Company, affecting property acquisitions, developments, and refinancing of maturing debt. Higher borrowing costs may constrain growth and the pace of new investments for our DST Program. Elevations in cap rates in many markets can pressure asset valuations and, by extension, net asset value (NAV) calculations. Ongoing rate volatility may impact investor sentiment and capital flows, influencing access to capital and overall market confidence in the Company. The ongoing interest rate uncertainty may affect investor sentiment towards the Company and its DST Program, potentially leading to difficulties attracting capital to our DST Program offerings, and capital outflows as investors seek alternative investment opportunities with better risk-adjusted returns.

We are exposed to the impact of interest rate changes primarily through our borrowing activities. To limit this exposure, we attempt to obtain mortgage financing on a long-term, fixed-rate basis. However, from time to time, we may obtain variable-rate mortgage loans and, as a result, may enter into interest rate cap agreements that limit the effective borrowing rate of variable-rate debt obligations while allowing participants to share in downward shifts in interest rates. These interest rate caps are derivative instruments designated as cash flow hedges on the forecasted interest payments on the debt obligation. Our objective in using interest rate caps is to limit our exposure to interest rate movements.

Table of Contents

We may use floating rate, interest-only or short-term loans to acquire real estate investments.

We have the right, in our sole discretion, to negotiate any debt financing, including obtaining (i) interest-only, (ii) floating rate and/or (iii) short-term loans to acquire real estate investments. If we obtain floating rate loans, the interest rate would not be fixed but would float with an established index (probably at higher interest rates in the future). No principal would be repaid on interest-only loans. Finally, we would be required to refinance short-term loans at the end of a relatively short period. No assurance can be given that we would be able to refinance with fixed-rate permanent loans in the future, on favorable terms or at all, to refinance the short-term loans. In addition, no assurance can be given that the terms of such future loans to refinance the short-term loans would be favorable to our company.

Lenders may have approval rights with respect to an encumbered real estate investment.

A lender to a real estate investment will likely have numerous other rights, which may include the right to approve any change in the property manager for a particular real estate investment.

Availability of financing and market conditions will affect the success of our company.

Market fluctuations in real estate financing may affect the availability and cost of funds needed in the future for real estate investments. In addition, credit availability has been restricted in the past and may become restricted again in the future. Restrictions upon the availability of real estate financing or high interest rates for real estate loans could adversely affect real estate investments and our ability to execute our investment goals.

Risks Related to our REIT Status Through December 31, 2025

If we failed to remain qualified as a REIT for those years we elected REIT status, we would be subject to higher taxes and have reduced cash available for stockholders.

We elected to be taxed as a REIT for federal income tax purposes beginning with our taxable year ended December 31, 2017 through our taxable year ended December 31 2025. We believe that we have operated in a manner qualifying us as a REIT for such taxable years. However, we cannot assure you that we successfully qualified as a REIT for such taxable years.

If we failed to qualify as a REIT in any such taxable year, we will face serious tax consequences that will substantially reduce the funds available for distributions to our stockholders because:


	·	we would not be able to deduct dividends paid to stockholders in computing our taxable income and would be subject to U.S. federal income tax at regular corporate rates; and
	·	we could be subject to possible increased state and local taxes.

As a result of all these factors, our failure to have qualified as a REIT could impair our ability to expand our business and raise capital, and it would adversely affect the value of our common stock.

The prohibited transactions tax may subject us to tax on our gain from sales of property during those years we elected REIT status.

A REIT’s net income from prohibited transactions is subject to a 100% tax. In general, prohibited transactions are sales or other dispositions of property other than foreclosure property, held primarily for sale to customers in the ordinary course of business. Although we believe we acquired and held all of our assets as investments and not for sale to customers in the ordinary course of business, the IRS may assert that we are subject to the prohibited transaction tax equal to 100% of net gain upon a disposition of real property that we made in a year that we elected REIT status. Although a safe harbor to the characterization of the sale of real property by a REIT as a prohibited transaction is available, not all of our prior property dispositions qualified for the safe harbor or we cannot guarantee that we have avoided owning property that may be characterized as held primarily for sale to customers in the ordinary course of business.

We may be subject to adverse legislative or regulatory tax changes that could reduce the market price of our common stock.

At any time, the U.S. federal income tax laws governing corporations or the administrative interpretations of those laws may be amended. We cannot predict when or if any new U.S. federal income tax law, regulation or administrative interpretation, or any

Table of Contents

amendment to any existing U.S. federal income tax law, regulation or administrative interpretation, will be adopted, promulgated or become effective and any such law, regulation, or interpretation may take effect retroactively. We and our stockholders could be adversely affected by any such change in the U.S. federal income tax laws, regulations or administrative interpretations.

Additionally, our properties are generally subject to real property and personal property taxes. These taxes may increase as tax rates change and as the properties are assessed or reassessed by taxing authorities. Any increase in property taxes on our properties could have a material adverse effect on our revenues and results of operations.

We believe that our Operating Partnership will be treated as a partnership for federal income tax purposes. As a partnership, our Operating Partnership will not be subject to federal income tax on its income. Instead, each of its partners, including us, will be allocated, and may be required to pay tax with respect to, its share of our Operating Partnership’s income. We cannot assure you, however, that the IRS will not challenge the status of our Operating Partnership or any other subsidiary partnership in which we own an interest as a partnership for federal income tax purposes, or that a court would not sustain such a challenge. If the IRS were successful in treating our Operating Partnership or any such other subsidiary partnership as an entity taxable as a corporation for federal income tax purposes, we would fail to meet the gross income tests and certain of the asset tests applicable to REITs and, accordingly, we would likely fail to qualify as a REIT for those taxable years where we elected to be taxed as a REIT. Also, the failure of our Operating Partnership or any subsidiary partnerships to qualify as a partnership could cause it to become subject to federal and state corporate income tax, which would reduce significantly the amount of cash available for debt service and for distribution to its partners, including us.

Risks Related to our Organization, Operations and Internal Controls

We may incur losses as a result of ineffective risk management processes and strategies.

We seek to monitor and control our risk exposure through a risk and control framework encompassing a variety of separate but complementary financial, credit, operational, compliance and legal reporting systems, internal controls, management review processes and other mechanisms. While we employ a broad and diversified set of risk monitoring and risk mitigation techniques, those techniques and the judgments that accompany their application cannot anticipate every economic and financial outcome or the specifics and timing of such outcomes. Thus, we may, in the course of our activities, incur losses due to these risks.

Our business is dependent on communications and information systems, some of which are provided by third parties. Any failure or interruption of our systems, including as a result of cybersecurity threats, could cause delays or other problems, which could have a material adverse effect on our operating results and negatively affect the market price of our common stock and our ability to make distributions to our stockholders.

As of December 31, 2025, we are not aware of any risks from cybersecurity threats, including as a result of any cybersecurity incidents, which have materially affected or are reasonably likely to materially affect our company, including our business strategy, results of operations, or financial condition, but we cannot provide assurance that they will not be materially affected in the future by such risks or any future material incidents. Attacks are increasingly sophisticated and increasing in volume, and attackers respond rapidly to changes in defensive measures. Accordingly, risks related to a cybersecurity event, including litigation and enforcement risks, are elevated due to the dynamic nature and sophistication and frequency of these threats. For further information on our cybersecurity, see “Item 1C-Cybersecurity.”

Table of Contents

We are subject to the information and reporting requirements of the Securities Exchange Act of 1934 (the “Exchange Act”), as amended, and file periodic reports (Annual Reports on Form 10-K, Quarterly Reports on Form 10-Q and Current Reports on Form 8-K), proxy statements and other information with the Securities and Exchange Commission. As a publicly reporting company, we are required to maintain internal control over financial reporting and to report any material weaknesses in such internal control. We are also required to establish and maintain effective disclosure controls. In addition, we are required to furnish a report by management on the effectiveness of our internal control over financial reporting pursuant to Section 404 of the Sarbanes-Oxley Act. If we identify material weaknesses in our internal control over financial reporting, if we are unable to comply with the requirements of Section 404 in a timely manner or assert that our internal control over financial reporting is effective, or if our independent registered public accounting firm is unable to express an opinion as to the effectiveness of our internal control over financial reporting, investors may lose confidence in the accuracy and completeness of our financial reports and the market price of our common stock could be negatively affected, and we could become subject to investigations by the stock exchange on which our securities are listed, the SEC or other regulatory authorities, which could require additional financial and management resources.

We may discover deficiencies with our internal controls that require improvements, and we will be exposed to potential risks from legislation requiring companies to evaluate controls under Section 404 of the Sarbanes-Oxley Act of 2002.

It may be time consuming, difficult and costly for us to implement and maintain the additional internal controls, processes and reporting procedures required by the Sarbanes-Oxley Act. Currently, as a small company, we maintain our internal controls through a segregation of duties between our executive officers. Our current officers and directors have limited experience in management of a publicly reporting company. This may be inadequate to have internal controls as we will rely heavily on direct management oversight of transactions, along with the use of external legal and accounting professionals. We may need to hire additional financial reporting, internal auditing and other finance staff in order to implement and maintain appropriate additional internal controls, processes and reporting procedures.

If we fail to comply in a timely manner with the requirements of Section 404 of the Sarbanes-Oxley Act regarding internal control over financial reporting or to remedy any material weaknesses in our internal controls that we may identify, such failure could result in material misstatements in our financial statements, cause investors to lose confidence in our reported financial information and have a negative effect on the trading price of our common stock.

Pursuant to Section 404 of the Sarbanes-Oxley Act and current SEC regulations, we are required to prepare assessments regarding internal controls over financial reporting and, furnish a report by our management on our internal control over financial reporting. We are not required to obtain the auditor attestation of management’s evaluation of internal controls over financial reporting because we are a smaller reporting company.

This process of internal control evaluation and testing is likely to result in increased general and administrative expenses and may shift management time and attention from revenue-generating activities to compliance activities. While our management expects to expend significant resources in an effort to complete this important project, there can be no assurance that we will be able to achieve our objective on a timely basis. If it is determined that we are not in compliance with Section 404, we may be required to implement new internal control procedures and re-evaluate our financial reporting. Failure to maintain an effective internal control environment or complete our Section 404 certifications could have a material adverse effect on our ability to comply with our periodic reporting obligations under the Exchange Act and on our stock price.

In addition, in connection with our on-going assessment of the effectiveness of our internal control over financial reporting, we may discover a “material weaknesses” in our internal controls as defined in standards established by the Public Company Accounting Oversight Board (the “PCAOB”). A material weakness is a significant deficiency, or combination of significant deficiencies, that results in more than a remote likelihood that a material misstatement of the annual or interim financial statements will not be prevented or detected on a timely basis. The PCAOB defines “significant deficiency” as a deficiency that results in more than a remote likelihood that a misstatement of the financial statements that is more than inconsequential will not be prevented or detected.

In the event that a material weakness is identified, we would be required to adopt and implement policies and procedures to address such material weaknesses. We may also need to employ additional qualified personnel to assist us in these efforts. The process

Table of Contents

of designing and implementing effective internal controls is a continuous effort that requires us to anticipate and react to changes in our business and the economic and regulatory environments and to expend significant resources to maintain a system of internal controls that is adequate to satisfy our reporting obligations as a public company. We cannot assure you that the measures we will take will remediate any material weaknesses that we may identify or that we will implement and maintain adequate controls over our financial process and reporting in the future.

We are required to make a number of judgments in applying accounting policies, and different estimates and assumptions in the application of these policies could result in changes to our reporting of financial condition and results of operations.

Various estimates are used in the preparation of our financial statements, including estimates related to asset and liability valuations (or potential impairments) and various receivables. Often these estimates require the use of market data values that may be difficult to assess, as well as estimates of future performance or receivables collectability that may be difficult to accurately predict. While we have identified those accounting policies that are considered critical and have procedures in place to facilitate the associated judgments, different assumptions in the application of these policies could result in material changes to our financial condition and results of operations.

Maryland law may limit the ability of a third party to acquire control of us.

The Maryland General Corporation Law (the “MGCL”) provides protection for Maryland corporations against unsolicited takeovers by limiting, among other things, the duties of the directors in unsolicited takeover situations. The duties of directors of Maryland corporations do not require them to:

●

accept, recommend or respond to any proposal by a person seeking to acquire control of the corporation;

●

authorize the corporation to redeem any rights under, or modify or render inapplicable, any stockholder rights plan;

●

make a determination under the Maryland Business Combination Act; or

●

act or fail to act solely because of the effect the act or failure to act may have on an acquisition or potential acquisition of control of the corporation or the amount or type of consideration that may be offered or paid to the stockholders in an acquisition.

Moreover, under the MGCL, the act of a director of a Maryland corporation relating to or affecting an acquisition or potential acquisition of control is not subject to any higher duty or greater scrutiny than is applied to any other act of a director. The MGCL also contains a statutory presumption that an act of a director of a Maryland corporation satisfies the applicable standards of conduct for directors under the MGCL.

The MGCL also provides that unless exempted, certain Maryland corporations may not engage in business combinations, including mergers, dispositions of 10% or more of its assets, certain issuances of shares of stock and other specified transactions, with an “interested stockholder” or an affiliate of an interested stockholder for five years after the most recent date on which the interested stockholder became an interested stockholder, and thereafter unless specified criteria are met. An interested stockholder is generally a person owning or controlling, directly or indirectly, 10% or more of the voting power of the outstanding stock of the Maryland corporation, unless the stock had been obtained in a transaction approved by its board of directors. These and other provisions of the MGCL could have the effect of delaying, deferring or preventing a proxy contest, tender offer, merger or other change in control, which may have a material adverse effect on our business, financial condition and results of operations.

We may utilize artificial intelligence, which could expose us to liability and affect our business.

We use, or may in the future use, artificial intelligence, generative artificial intelligence, machine learning and similar tools and technologies (collectively, “AI”) in connection with our business. The use of AI is still a relatively new and emerging technology, and the introduction and incorporation of AI may exposes us to additional risks, such as damage to our reputation, competitive position, and business, legal and regulatory risks and additional costs. For example, AI algorithms and machine learning methods may contain flaws, raising ethical and legal concerns, such as unintentional bias in credit decisions. Additionally, the complexity and fast-paced evolution of AI present significant challenges, especially as we compete with other companies in this space. We may not always succeed in

Table of Contents

identifying or resolving problems before they emerge. AI-related challenges, including potential government regulations, flaws, or other deficiencies, could further complicate our efforts and adversely affect our business.

Our use of social media presents risks.

Our use of social media could cause us to suffer brand damage or unintended information disclosure. Negative posts or communications about us on a social networking website could damage our reputation. Further, employees or others may disclose non-public information regarding us or our business or otherwise make negative comments regarding us on social networking or other websites, which could adversely affect our business and results of operations. As social media evolves, we will be presented with new risks and challenges.

Risks Related to our Financial Condition

We have experienced losses in the past, and we may experience similar losses in the future.

From inception of our company through December 31, 2025, we had a cumulative net loss of $32,389,118. Our losses can be attributed, in part, to our initial start-up costs, our high corporate general and administrative expenses relative to the size of our portfolio, impairment of assets held for sale, and management restructuring expenses. In addition, acquisition costs, depreciation and amortization expenses and impairment losses substantially reduced our income. We cannot assure you that, in the future, we will be profitable or that we will realize growth in the value of our assets.

Rates of distribution to you will not necessarily be indicative of our operating results. If we make distributions from sources other than our cash flows from operations or earnings, we will have fewer funds available for the acquisition of properties and your overall return may be reduced.

Our organizational documents permit us to make distributions from any source, including offerings of our securities. We may fund distributions with borrowings and the sale of assets to the extent distributions exceed our earnings or cash flows from operations. Our policy is generally to pay distributions from cash flow from operations; however, to the extent we fund distributions from sources other than cash flow from operations, such distributions may constitute a return of capital and we will have fewer funds available for the acquisition of properties and your overall return may be reduced. Further, to the extent distributions exceed our earnings and profits, a stockholder’s basis in our stock will be reduced and, to the extent distributions exceed a stockholder’s basis, the stockholder will be required to recognize capital gain.

The availability and timing of cash distributions is uncertain.

Our Board will determine the amount and timing of any distributions. In making such determinations, our directors will consider all relevant factors, including the amount of cash available for distribution, capital expenditures, general operational requirements and applicable law.

We intend over time to make regular quarterly distributions to holders of shares of our common stock. However, we bear all expenses incurred by our operations, and the funds generated by operations, after deducting these expenses, may not be sufficient to cover desired levels of distributions to stockholders. In addition, our Board, in its discretion, may retain any portion of such cash for working capital. We cannot predict the amount of distributions we may make, maintain or increase over time.

There are many factors that can affect the availability and timing of cash distributions to stockholders. Because we may receive rents and income from our properties at various times during our fiscal year, distributions paid may not reflect our income earned in that particular distribution period. The amount of cash available for distribution will be affected by many factors, including without limitation, the amount of income we will earn from investments in target assets, the amount of its operating expenses and many other variables. Actual cash available for distribution may vary substantially from our expectations.

While we intend to fund the payment of quarterly distributions to holders of shares of our common stock entirely from distributable cash flows, we may fund quarterly distributions to its stockholders from a combination of available net cash flows, equity capital and proceeds from borrowings. In the event we are unable to consistently fund future quarterly distributions to stockholders entirely from distributable cash flows, the value of our common stock may be negatively impacted.

Table of Contents

We do not have guaranteed cash flow.

There can be no assurance that cash flow or profits will be generated by our real estate investments. If our real estate investments do not generate the anticipated amount of cash flow, we may not be able to pay the anticipated distributions to our stockholders without making such distributions from reserves.

Risks Related to our Public Company Status and Ownership of our Common Stock

Future sales of shares of our common stock in the public market or the issuance of other equity may adversely affect the market price of our common stock.

Sales of a substantial number of shares of our common stock or other equity-related securities in the public market could depress the market price of our common stock and impair our ability to raise capital through the sale of additional equity securities. We cannot predict the effect that future sales of our common stock or other equity-related securities would have on the market price of our common stock.

Our common stock has experienced price and volume fluctuations and may continue to experience volatility in the future. You may not be able to sell your shares quickly or at the latest market price if trading in our stock is not active or the volume is low. Some of the factors that may cause the market price of our common stock to fluctuate include:


	·	regulatory or legal developments;
	·	the recruitment or departure of key personnel;
	·	the level of expenses related to our business or to comply with changing laws, including in relation to environmental laws;
	·	actual or anticipated changes in estimates as to financial results or recommendations by securities analysts;
	·	announcement or expectation of additional financing efforts;
	·	sales of our common stock by us, our insiders, or other stockholders;
	·	variations in our financial results or those of companies that are perceived to be similar to us;
	·	changes in estimates or recommendations by securities analysts, if any, that cover our stock; and
	·	general economic, industry, and market conditions.

In recent years, the stock market has experienced significant price and volume fluctuations and depressions that have often been unrelated or disproportionate to changes in the operating performance of the companies whose stock is experiencing those price and volume fluctuations. Broad market and industry factors may seriously affect the market price of our common stock regardless of our actual operating performance. Following periods of such volatility in the market price of a company’s securities, securities class action litigation has often been brought against that company. Because of the potential volatility of our stock price, we may become the target of securities litigation in the future. Securities litigation could result in substantial costs and divert management’s attention and resources from our business.

Compliance with changing regulation of corporate governance and public disclosure may result in additional expenses.

Changing laws, regulations and standards relating to corporate governance and public disclosure, including the Sarbanes-Oxley Act of 2002 (the “Sarbanes-Oxley Act”), the Dodd-Frank Wall Street Reform and Consumer Protection Act, new Securities and Exchange Commission (“SEC”) regulations and stock exchange rules and state blue sky laws, regulations and filing requirements, are creating uncertainty for companies such as ours. These new or changed laws, regulations, and standards are subject to varying interpretations, in many cases due to their lack of specificity. As a result, their application in practice may evolve over time as new guidance is provided by regulatory and governing bodies, which could result in continuing uncertainty regarding compliance matters and higher costs necessitated by ongoing revisions to disclosure and governance practices. We are committed to maintaining high standards of corporate governance and public disclosure. As a result, our efforts to comply with evolving laws, regulations, and standards have resulted in, and are likely to continue to result in, increased general and administrative expenses and a diversion of management time and attention from revenue-generating activities to compliance activities.

Table of Contents

We will continue to incur costs as a result of operating as a public company and our management is required to devote substantial time to new compliance initiatives and corporate governance practices.

As a public company, we incur significant legal, accounting and other expenses. The Sarbanes-Oxley Act, the Dodd-Frank Wall Street Reform and Consumer Protection Act, the listing requirements of the Nasdaq Capital Market and other applicable securities rules and regulations impose various requirements on public companies. Our management and other personnel devote a substantial amount of time to comply with these requirements. Moreover, new rules and regulations will increase our legal and financial compliance costs and will make some activities more time-consuming and costly. For example, we expect that any new rules and regulations may make it more difficult and more expensive for us to obtain directors’ and officers’ liability insurance, which could make it more difficult for us to attract and retain qualified members of our Board. We cannot predict or estimate the amount of additional costs we may incur as a public company in the future or the timing of such costs.

An increase in market interest rates may have an adverse effect on the market price of our common stock and our ability to make distributions to its stockholders.

One of the factors that investors may consider in deciding whether to buy or sell shares of our common stock is our distribution rate as a percentage of our share price, relative to market interest rates. If market interest rates increase, prospective investors may demand a higher distribution rate on shares of common stock or seek alternative investments paying higher distributions or interest. As a result, interest rate fluctuations and capital market conditions can affect the market price of shares of our common stock. For instance, if interest rates rise without an increase in our distribution rate, the market price of shares of our common stock could decrease because potential investors may require a higher distribution yield on shares of our common stock as market rates on interest-bearing instruments such as bonds rise. In addition, to the extent we have variable rate debt, rising interest rates would result in increased interest expense on our variable rate debt, thereby adversely affecting our cash flow and its ability to service our indebtedness and make distributions to our stockholders.

We may not be able to satisfy listing requirements of the Nasdaq Capital Market to maintain a listing of our common stock.

We must meet certain financial and liquidity criteria to maintain the listing of our common stock on the Nasdaq Capital Market. If we fail to comply with any of the continued listing standards of the Nasdaq Capital Market, our common stock may be subject to delisting. In addition, our board may determine that the cost of maintaining our listing on a national securities exchange outweighs the benefits of such listing. A delisting of our common stock from the Nasdaq Capital Market may materially impair our stockholders’ ability to buy and sell our common stock and could have an adverse effect on the market price of, and the efficiency of the trading market for, our common stock. In addition, the delisting of our common stock could significantly impair our ability to raise capital.

If securities or industry analysts do not publish research or publish inaccurate or unfavorable research about our business, our stock price and trading volume could decline.

The trading market for our common stock will depend in part on the research and reports that securities or industry analysts publish about us and our business. If few analysts commence coverage of us, or if analysts cease coverage of us, the trading price for our common stock would be negatively affected. If one or more of the analysts who cover us downgrade our common stock or publish inaccurate or unfavorable research about our business, the price for our common stock would likely decline. If one or more of these analysts cease coverage of us or fail to publish reports on us regularly, demand for our common stock could decrease, which might cause the price and trading volume for our common stock to decline.

A possible “short squeeze” due to a sudden increase in demand of our common stock that largely exceeds supply may lead to further price volatility in our common stock.

Investors may purchase our common stock to hedge existing exposure in our common stock or to speculate on the price of our common stock. Speculation on the price of our common stock may involve long and short exposures. To the extent aggregate short exposure exceeds the number of shares of our common stock available for purchase in the open market, investors with short exposure may have to pay a premium to repurchase our common stock for delivery to lenders of our common stock. Those repurchases may in turn, dramatically increase the price of our common stock until investors with short exposure are able to purchase additional common shares to cover their short position. This is often referred to as a “short squeeze.” A short squeeze could lead to volatile price movements in our common stock that are not directly correlated to the performance or prospects of our company and once investors purchase the shares of common stock necessary to cover their short position the price of our common stock may decline.

Table of Contents

Risks Related to our Organization and Structure

Our Board may amend our charter from time to time to increase or decrease the aggregate number of shares of stock or the number of shares of stock of any class or series that we have authority to issue and may classify or reclassify any unissued common stock or preferred stock into other classes or series of stock and establish the preferences, conversion or other rights, voting powers, restrictions, limitations as to dividends or other distributions, qualifications and terms or conditions of redemption of any such stock. Our Board could also authorize the issuance of up to 250,000,000 shares of preferred stock with terms and conditions that could have priority as to distributions and amounts payable upon liquidation over the rights of the holders of our common stock. Such preferred stock could also have the effect of delaying, deferring or preventing a change in control of us, including an extraordinary transaction (such as a merger, tender offer or sale of all or substantially all of our assets) that might provide a premium price to holders of our common stock.

We may change our investment strategy and operational policies without stockholder consent.

We may change our investment and operational policies, including our policies with respect to investments, acquisitions, growth, operations, indebtedness, capitalization and distributions, at any time without the consent of our stockholders, which could result in our making investments that are different from, and possibly riskier than, the types of investments described in this filing. A change in our investment strategy may increase our exposure to interest rate risk, default risk and real estate market fluctuations, all of which could adversely affect our ability to make distributions. For example, our charter provided our Board the ability to authorize us to revoke or otherwise terminate our REIT election, without the approval of our stockholders, if it determined that it was no longer in our best interests to qualify as a REIT. Our Board made that determination and revoked our election to be taxed as a REIT, effective January 1, 2026, without any notice or consent from our stockholders. These (and similar) changes could materially adversely affect our business, financial condition and results of operations and our ability to pay dividends to our stockholders. Any such change may increase our exposure to the risks described herein or expose us to new risks that are not currently contemplated.

If we are unable to retain or obtain key personnel, our ability to implement our investment strategies could be hindered, which could reduce our ability to make distributions and adversely affect the trading price of our common stock.

Our success depends to a significant degree upon the contributions of certain of our officers and our other personnel. If any of our key personnel were to terminate their employment with us, our operating results could suffer. Further, we do not have and do not intend to maintain key person life insurance that would provide us with proceeds in the event of death or disability of any of our key personnel. Moreover, we believe our future success depends upon our ability to hire and retain experienced managerial, operational and marketing personnel. Competition for such personnel is intense, and we cannot assure you that we will be successful in attracting and retaining such personnel or that we will not need to incur additional expense to attract and retain such personnel. If we lose or are unable to obtain the services of key personnel, our ability to implement our investment strategies could be delayed or hindered, and the trading price of our common stock may be adversely affected.

Our Operating Partnership may issue additional OP Units to third parties without the consent of our stockholders, which would reduce our ownership percentage in our Operating Partnership and would have a dilutive effect on the amount of distributions made to us by our Operating Partnership and, therefore, the amount of distributions we can make to our stockholders.

As of the date of this Annual Report on Form 10-K, we are the sole general partner of our Operating Partnership and own, directly or through subsidiaries, approximately 63.8% of the outstanding OP Units. We may, in connection with our acquisition of properties or otherwise, cause our operating partnership to issue additional OP Units to third parties. Such issuances would reduce our ownership percentage in our Operating Partnership and affect the amount of distributions made to us by our Operating Partnership and, therefore, the amount of distributions we can make to our stockholders. Because our stockholders will not directly own any interest in our Operating Partnership, our stockholders will not have any voting rights with respect to any such issuances or other partnership level activities of our Operating Partnership.

Table of Contents

Conflicts of interest may exist or could arise in the future between the interests of our stockholders and the interests of holders of OP Units, which may impede business decisions that could benefit our stockholders.

Conflicts of interest may exist or could arise in the future as a result of the relationships between us and our affiliates, on the one hand, and our Operating Partnership or any partner thereof, on the other. Our directors and officers have duties to our company under Maryland law in connection with their management of our company. At the same time, we, as the general partner of Operating Partnership, have fiduciary duties and obligations to our operating partnership and its limited partners under Delaware law and the partnership agreement of our Operating Partnership in connection with the management of our Operating Partnership. Our fiduciary duties and obligations as the general partner of our Operating Partnership may come into conflict with the duties of our directors and officers to our company.

The partnership agreement provides that, in the event of a conflict between the interests of our Operating Partnership or any partner, on the one hand, and the separate interests of our company or our stockholders, on the other hand, we, in our capacity as the general partner of our Operating Partnership, are under no obligation not to give priority to the separate interests of our company or our stockholders, and that any action or failure to act on our part or on the part of our directors that gives priority to the separate interests of our company or our stockholders that does not result in a violation of the contract rights of the limited partners of our Operating Partnership under its partnership agreement does not violate the duty of loyalty that we, in our capacity as the general partner of our Operating Partnership, owe to the Operating Partnership and its partners.

Additionally, the partnership agreement provides that we will not be liable to our Operating Partnership or any partner for monetary damages for losses sustained, liabilities incurred or benefits not derived by our Operating Partnership or any limited partner, if we acted in good faith.

Risks Related to Macroeconomic and Market Factors

Actual and perceived changes in U.S. trade policies, including changes to existing trade agreements and heightened global trade tensions may have a material adverse effect on our business, results of operations and financial condition.

Changes in international trade policies, including the imposition of tariffs, duties, import taxes, or other trade restrictions by the United States or foreign governments, could adversely impact the operations of our retail tenants. Our tenants could source a substantial portion of their merchandise, raw materials, or manufacturing services from foreign countries. The imposition of new or increased tariffs on these goods, or retaliatory measures from trading partners, and the ensuing economic uncertainty of these measures, could increase costs for these tenants, potentially reducing their profitability and operational flexibility. Increased costs may not be fully passed on to consumers, which could lead to lower sales volumes, compressed margins, and in some cases, store closures or bankruptcy filings. If a significant number of our tenants experience financial distress or reduce their physical retail presence, this could negatively affect our occupancy rates, rental income, and cash flows.

Inflation may adversely affect our financial condition and results of operations.

Our leases generally require our tenants to reimburse us for a substantial portion of our CAM expenses. This significantly reduces our exposure to increases in costs and operating expenses resulting from inflation or other outside factors. Although inflation has not materially impacted our results of operations in the recent past, increased inflation could have a more pronounced negative impact on any variable rate debt we incur in the future and on our results of operations. During times when inflation is greater than increases in rent, the contracted rent increases called for under our leases may be unable to keep pace with the rate of inflation. Likewise, while triple-net leases will generally reduce our exposure to rising property expenses resulting from inflation, substantial inflationary pressures and increased costs may have an adverse impact on our tenants, which may adversely affect the ability of our tenants to pay rent.

Disruptions in the financial markets and uncertain economic conditions could adversely affect market rental rates, commercial real estate values, hotel revenues and our ability to secure debt financing, service future debt obligations, or pay distributions to stockholders.

Volatility in global markets and changing political environments can cause fluctuations in the performance of the U.S. commercial real estate markets. Economic slowdowns of large economies outside the United States are likely to negatively impact growth of the U.S. economy. Political uncertainties both home and abroad may discourage business investment in real estate and other

Table of Contents

capital spending. Possible future declines in rental rates and expectations of future rental concessions, including free rent to renew tenants early, or to retain tenants who are up for renewal or to attract new tenants may result in decreases in our cash flows from our retail and flex properties. Management continuously reviews our investment and debt financing strategies to optimize our portfolio and the cost of our debt exposure.

The debt market remains sensitive to the macro-economic environment, such as Federal Reserve policy, market sentiment or regulatory factors affecting the banking and commercial mortgage-backed securities (“CMBS”) industries. We may experience more stringent lending criteria, which may affect our ability to finance certain property acquisitions or refinance any debt at maturity. Additionally, for properties for which we are able to obtain financing, the interest rates and other terms on such loans may be unacceptable. We expect to manage the current mortgage lending environment by considering alternative lending sources, including but not limited to securitized debt, fixed rate loans, short-term variable rate loans, assumed mortgage loans in connection with property acquisitions, interest rate lock or swap agreements, or any combination of the foregoing.

Disruptions in the financial markets and uncertain economic conditions could adversely affect the values of our investments. Furthermore, declining economic conditions could negatively impact commercial real estate fundamentals and result in lower occupancy, lower rental rates and declining values in our real estate portfolio, which could have a negative effect on the values of our properties and revenues from our properties. Additionally, the significant disruption and volatility in the global capital markets increases the cost of capital and may adversely impact our access to the capital markets.

ITEM 1B.UNRESOLVED STAFF COMMENTS

None

ITEM 1C. CYBERSECURITY

Risk management and strategy

Our accounting and financial reporting platforms and related systems, and those that we, or our third-party service providers, offer to our tenants are necessary for the operation of our business. We use these platforms and systems, among others, to manage our tenant relationships, for accounting and financial reporting, and for other recordkeeping purposes. Our business operations and financial reporting rely on the secure collection, storage, transmission, and other processing of proprietary, confidential, and sensitive data.

We have implemented and maintain various information security processes designed to identify, assess and manage material risks from cybersecurity threats to our critical computer networks, third-party hosted services, hardware and software, and our critical data, including financial information and other confidential information that is proprietary, strategic or competitive in nature, and tenant data (“Information Systems and Data”). Our cybersecurity risk management processes are integrated into our broader enterprise risk management framework. Cybersecurity risks are assessed and managed alongside other material risks, including financial, operational, legal, and strategic risks, to ensure a comprehensive approach to risk oversight.

We rely on our management and third-party service providers, as described further below, to manage any perceived cybersecurity threats and risks. Depending on the environment, we implement and maintain various technical, physical, and organizational measures, processes, standards, and/or policies designed to manage and mitigate material risks from cybersecurity threats to our Information Systems and Data, including incident detection and response, internal controls within our accounting and financial reporting functions, network security controls, access controls, physical security, systems monitoring, and employee training.

We work with third parties from time to time that assist us in identifying, assessing, and managing cybersecurity risks, including professional services firms and information technology consulting and support firms. To operate our business, we utilize certain third-party service providers to perform a significant portion of our critical functions. We seek to engage reliable, reputable service providers that maintain cybersecurity programs. To address risks associated with third-party service providers, we will review and assess the cybersecurity controls of our third-party service providers and make changes to our business processes to manage these risks. This approach is designed to mitigate risks related to data breach or other security incidents originating from third-party service providers.

Table of Contents

such risks or any future material incidents. Attacks are increasingly sophisticated and increasing in volume, and attackers respond rapidly to changes in defensive measures. Accordingly, risks related to a cybersecurity event, including litigation and enforcement risks, are elevated due to the dynamic nature and sophistication and frequency of these threats.

Governance

The Board holds oversight responsibility over our strategy and risk management, including material risks related to cybersecurity threats. This oversight is executed directly by the Board through management. Our management, represented by our Chief Financial Officer, Brent Winn, leads our cybersecurity risk assessment and management processes and oversees their implementation and maintenance. Mr. Winn is an experienced compliance and risk management professional and has served as Chief Financial Officer since 2020. Mr. Winn currently oversees key functions for our company’s accounting, finance, and treasury strategies, including risk management. In addition, Mr. Winn leads our cybersecurity risk oversight and the development and enhancement of internal controls designed to prevent, detect, address, and mitigate the risk of cyber incidents. Our management will report any material cybersecurity incidents to our Board.

Our cybersecurity efforts are managed through third-party service providers and third-party software providers who will notify Mr. Winn of a significant cybersecurity incident report that details the nature of the incident, the measures taken to mitigate its impact, and the steps implemented to remediate the situation. We receive periodic summary reports from our providers that outline emerging threats, trends, and the overall effectiveness of our current cybersecurity controls. These processes ensure that Mr. Winn remains actively informed and engaged in overseeing the prevention, detection, mitigation, and remediation of cybersecurity incidents.

ITEM 2.PROPERTIES

For the year ended December 31, 2025, we established operating segments at the property level and aggregate individual properties into reportable segments based on product types in which we have real estate investments. As of December 31, 2025, we had the following reportable segments: (i) retail center properties, consisting of the Franklin Square Property, the Ashley Plaza Property, and the Lancer Center Property; (ii) flex center properties, consisting of the Brookfield Center Property, the Greenbrier Business Center Property and an undivided 82% tenant in common interest in the Parkway Property; and (iii) STNL properties, consisting of the Citibank Property, the East Coast Wings Property, the T-Mobile Property, and the Tesla Pensacola Property.


Name		Type		Description
Ashley Plaza Property		Retail		156,012 square foot retail property located at 201–221 North Berkeley Boulevard in Goldsboro, North Carolina 27534, built in 1977 and fully renovated in 2018, that is 99% leased as of December 31, 2025, and is anchored by Hobby Lobby, Harbor Freight, Ashley Home Store and Planet Fitness.

Franklin Square Property		Retail		134,239 square foot retail property located at 3940 East Franklin Boulevard in Gastonia, North Carolina 28056, on 10.293 acres, built in 2006 and 2007, that is 98.7% leased as of December 31, 2025 and anchored by Ashley Furniture and Altitude.

Lancer Center Property		Retail		181,590 square foot retail property located at 1256 Highway 9 Bypass West, Lancaster, South Carolina, 29270, built in 1987 and substantially renovated in 2013, that is 61.5% leased as of December 31, 2025, and is anchored by Citi Trends and Big Lots.

Brookfield Center Property		Flex		64,880 square foot flex-industrial property located at 48 Brookfield Center Drive, Greenville, South Carolina 29607, built in 2007, that is 100% leased as of December 31, 2025, and is anchored by Gravitopia Trampoline Park, S&ME, Inc., and ATS Kids.

Greenbrier Business Center Property		Flex		89,280 square foot flex-industrial property located at 1244 Executive Boulevard, Chesapeake, Virginia, 23320, built in 1987 that is 97.9% leased as of December 31, 2025 and is anchored by Bridge Church, TK Elevator and Mechanical Source Solutions.

Parkway Property		Flex		64,109 square foot, two building flex-industrial property located at 2697 International Parkway, Virginia Beach, Virginia 23452, built in 1984 that is 97.3% leased as of December 31, 2025 and is anchored by GBRS Group and First Onsite.

Table of Contents


Citibank Property	Single Tenant Net Lease	4,350 square foot retail bank property located at 3535 N. Central Avenue, Chicago, Illinois 60634, built in 1954 and renovated in 1995, that is 100% leased as of December 31, 2025 and is occupied by Citibank.

East Coast Wings Property	Single Tenant Net Lease	5,000 square foot restaurant property located in Goldsboro, North Carolina, built in 1977 that is 100% leased as of December 31, 2025, formerly reported as part of the Ashley Plaza Property, that is occupied by East Coast Wings.

T-Mobile Property	Single Tenant Net Lease	3,000 square foot retail property located in Goldsboro, North Carolina, built in 1977 that is 100% leased as of December 31, 2025, formerly reported as part of the Ashley Plaza Property, that is occupied by T-Mobile.

Tesla Pensacola Property	Single Tenant Net Lease	45,461 square foot sales, service and distribution property located in Pensacola, Florida, built in 1986 and substantially renovated in 2025, that is 100% leased as of December 31, 2025 and is occupied by Tesla.

Ashley Plaza Property

On August 30, 2019, we purchased from RCG-Goldsboro, LLC, a Georgia limited liability company and unaffiliated seller, Ashley Plaza, a 156,012 square foot retail property located at 201–221 North Berkeley Boulevard in Goldsboro, North Carolina 27534, or the Ashley Plaza Property, for $15,200,000. The Ashley Plaza Property was built in 1977, fully renovated in 2018, was 99% leased as of December 31, 2025, and is anchored by Hobby Lobby, Harbor Freight, Ashley Home Store and Planet Fitness.

The purchase price and closing costs for the Ashley Plaza Property were financed with $3,281,144 in equity, $1,000,000 in funds from a short-term line of credit, and net mortgage loan proceeds of $11,225,700 from a senior mortgage loan made by Bank of America, N.A., or the Ashley Plaza Lender, in the original principal amount of $11,400,000, or the Ashley Plaza Loan.

The Ashley Plaza Loan will mature on September 1, 2029. The Ashley Plaza Loan required monthly interest only payments during the first 12 months of the term. For the remainder of the term, the Ashley Plaza Loan requires monthly payments of $52,795, which includes principal on a 30-year amortization schedule, and interest. The Ashley Plaza Loan bears interest at 3.75%. The Ashley Plaza Loan may not be prepaid until June 1, 2029, subject to certain conditions and limitations contained in the loan documents. The Ashley Plaza Loan is secured by the Ashley Plaza Property.

The purchase of the Ashley Plaza Property included two developed outparcels. The East Coast Wings Property consists of a 5,000 square foot building and the T-Mobile Property consists of a 3,000 square foot building. In prior periods, these two outparcel properties were included in the Ashley Plaza disclosures. However, with the expansion of our investment strategy to include STNL properties, these two developed outparcels are discussed as separate STNL properties, below.

The Ashley Plaza Property consists of a single-story, main retail strip building constructed in 1977. Foundations consist of continuous, concrete spread footers. The floor is a reinforced concrete slab-on-grade. The building superstructure utilizes load bearing concrete masonry units (CMU), interior steel columns supporting steel beams and open web steel joists supporting metal decking. The exterior walls consist of exterior insulation and finishing system, ribbed and painted concrete masonry unit walls. The roof is low-sloped with a portion covered by a single ply thermoplastic polyolefin (TPO) roof membrane and a portion covered by tar and gravel roofing. Parking consists of approximately 481 spaces.

Table of Contents

As of December 31, 2025, tenants occupying 10% or more of the rentable square footage included:

 

Percentage

 

Leased

Rentable

Square

2025

Lease

Renewal

Tenant

Business

Footage

Annual Rent

Expiration

Options

Ashley Home Store

Retail

17,920

11.5

169,344

8/31/2028

8/31/2033 8/31/2038 8/31/2043 8/31/2048

Harbor Freight Tools

Retail

21,416

13.7

159,840

2/28/2034

2/28/2039

Hobby Lobby

Retail

50,000

32.0

259,375

3/31/2029

3/31/2034 3/31/2039 3/31/2044

Planet Fitness

Fitness

20,131

12.9

181,179

4/30/2030

4/30/2033 4/30/2038

Occupancy data for the five preceding years (as of December 31) was as follows:


		2025		2024		2023		2022		2021
Occupancy Rate		99.0	%	100.0	%	98.0	%	100.0	%	100.0	%

Average effective annual rent per square foot for the five preceding years was as follows:


			2025		2024			2023			2022			2021
Average Effective Annual Rent Per Square Foot (1)		$	8.55		$	7.90		$	7.94		$	7.73		$	7.08

(1)

Lease expirations in the next 10 years are as follows:


		2026			2027			2028			2029			2030			2031			2032			2033			2034			2035
Leases Expiring			1			1			3			1			3			1			1			1			1			—

Square Footage			—			1,400			35,870			50,000			24,131			6,564			3,656			11,400			21,416			—

Annual Rent (1)		$	1,200		$	40,575		$	348,827		$	262,500		$	246,179		$	122,747		$	42,333		$	147,675		$	167,832		$	—

Percentage of Aggregate Annual Rent (2)			0.1	%		3.0	%		26.1	%		19.7	%		18.5	%		9.2	%		3.2	%		11.1	%		12.6	%		—	%

(1)

Annual rent is determined by multiplying the monthly rent in effect at the time of the lease expiration by 12 months.

(2)

The percentage of aggregate annual rent is determined by dividing (i) the annual rent (see note 1) related to expiring leases by (ii) the property’s total 2025 rent.

Franklin Square Property

On April 28, 2017, we purchased from Medalist Fund I, LLC, a Virginia limited liability company, which was managed by our former manager, the Franklin Square Property through a wholly-owned subsidiary. The purchase price for the Franklin Square Property was $20,500,000 paid through a combination of cash and assumed, secured debt, or the Original Franklin Square Loan. Our total investment, including acquisition and closing costs, escrows and lease reserves was approximately $22,054,071. The Franklin Square Property, built in 2006 and 2007, was 98.7% leased as of December 31, 2025, is anchored by Ashley Furniture, and Altitude Trampoline Park, and is located in Gastonia, North Carolina.

The Original Franklin Square Loan was made on February 10, 2016 in the principal amount of $14,275,000 and assumed by

Table of Contents

us at acquisition. On November 8, 2021, we refinanced the Original Franklin Square Loan with a new mortgage loan in the principal amount of $13,250,000 (the “Franklin Square Loan”) and cash of $2,292,273.

The Franklin Square Loan matures on December 6, 2031 and bears interest at a fixed rate of 3.808%. The Franklin Square Loan requires monthly interest-only payments during the first three years of the term. For the remainder of the term, the Franklin Square Loan requires monthly payments of $61,800, which includes principal on a 30-year amortization schedule, and interest. The Franklin Square Loan may not be prepaid prior to its maturity, but we have the right to initiate a defeasance according to the terms of the loan agreement. We have guaranteed all amounts due under the Franklin Square Loan. The loan agreement includes a covenant to maintain a debt service coverage ratio of 1.25 to 1.0 for the property.

The Franklin Square Property is an eight building one-floor retail center totaling approximately 134,239 gross leasable area. The building is concrete slab on grade with spread footings. The exterior walls are a combination of insulation and finish system, metal panel siding, brick veneer and textured CMU. Retail storefronts are double-pane glass set in anodized aluminum frames. The roof is flat with fully-adhered, thermoplastic olefin membrane roof system. The parking area comprises approximately 435 spaces.

As of December 31, 2025, tenants occupying 10% or more of the rentable square footage included:

 

Percentage

 

Leased

of Rentable

Square

2025

Lease

Renewal

Tenant

Business

Footage

Annual Rent

Expiration

Options

Ashley Furniture

Retail

34,682

25.8

277,456

12/31/2030

12/31/2035

Altitude Trampoline Park

Entertainment

30,000

22.3

300,000

7/31/2029

7/31/2034 7/31/2039 7/31/2044

Occupancy data for the five preceding years (as of December 31) was as follows:


		2025		2024		2023		2022		2021
Occupancy Rate		98.7	%	100.0	%	98.6	%	93.2	%	81.2	%

Average effective annual rent per square foot for the five preceding years was as follows:


		2025		2024			2023			2022			2021
Average Effective Annual Rent Per Square Foot (1)		$	14.67	$	14.71		$	13.27		$	12.09		$	11.72

(1)

Lease expirations in the next 10 years are as follows:


		2026			2027			2028			2029			2030			2031			2032			2033			2034			2035
Leases Expiring			2			3			2			5			4			—			3			1			—			1

Square Footage			4,260			10,381			5,823			39,564			42,696			—			17,004			5,295			—			4,525

Annual Rent (1)		$	100,506		$	272,945		$	150,692		$	546,014		$	503,515		$	—		$	312,920		$	87,368		$	—		$	125,931

Percentage of Aggregate Annual Rent (2)			5.1	%		13.9	%		7.6	%		27.7	%		25.6	%		—	%		15.9	%		4.4	%		—	%		6.4	%

(1)

Annual rent is determined by multiplying the monthly rent in effect at the time of the lease expiration by 12 months.

(2)

The percentage of aggregate annual rent is determined by dividing (i) the annual rent (see note 1) related to expiring leases by (ii) the property’s total 2025 rent.

Lancer Center Property

Table of Contents

On May 14, 2021, we purchased from BVC Lancer, LLC, a South Carolina limited liability company and unaffiliated seller, Lancer Center, a 181,590 square foot retail property located at 1256 SC-9 By Pass West, Lancaster, South Carolina, 29720, or the Lancer Center Property, for $10,100,000 exclusive of closing costs and a $200,000 credit to us for major repairs. The Lancer Center Property was built in 1987, was 61.5% leased as of December 31, 2025, and is anchored by Big Lots and Citi Trends.

The purchase price and closing costs for the Lancer Center Property were financed with $3,783,515 in equity and net mortgage loan proceeds of $6,421,870 from a senior mortgage loan, in the original principal amount of $6,565,000, or the Initial Lancer Center Loan. On June 13, 2022, we repaid the Initial Lancer Center Loan using proceeds from the Wells Fargo Mortgage Facility (see below).

The Lancer Center Property consists of a single-story, main retail strip building constructed in 1987. The building is concrete slab on grade with perimeter and interior footings under load-bearing structures. The building superstructure utilizes concrete masonry unit load bearing walls and a metal deck roof on open web steel trusses. The roof is a combination of (i) a flat, mechanically fastened, single ply thermoplastic membrane system and (ii) a flat, built-up roofing with granular surface modified bitumen cap sheet system. The parking area is comprised of approximately 624 spaces.

As of December 31, 2025, tenants occupying 10% or more of the rentable square footage included:

 

Percentage

 

Leased

of Rentable

Square

2025

Lease

Renewal

Tenant

Business

Footage

Annual Rent

Expiration

Options

Big Lots

Retail

28,527

15.6

128,334

2/28/2034

2/28/2039 2/28/2044

Citi Trends

Retail

17,360

11.9

92,008

1/31/2031

1/31/2036 1/31/2041

Occupancy data for the five preceding years (as of December 31) was as follows:


		2025		2024		2023		2022		2021
Occupancy Rate		61.5	%	80.2	%	100.0	%	100.0	%	100.0	%

Average effective annual rent per square foot for the five preceding years was as follows:


		2025			2024			2023			2022			2021
Average Effective Annual Rent Per Square Foot (1)		$	5.70		$	5.96		$	5.84		$	5.61		$	5.52

(1)

Average effective rent per square foot represents the average annual rent for all occupied space for the respective periods after accounting for rent abatements and concessions but before accounting for tenant reimbursements or rent deferrals. For the year ended December 31, 2021, we owned Lancer Center for seven months. The average annual rent per square foot is based on rents from the prior owner for the period from January, 2021 through May, 2021 and on rents from our ownership period from June, 2021 through December, 2021.

Lease expirations in the next 10 years are as follows:


		2026			2027			2028			2029			2030			2031			2032			2033			2034			2035
Leases Expiring			4			3			3			2			2			2			—			—			2			—

Square Footage			8,440			4,700			16,580			10,329			4,600			23,660			—			—			43,305			—

Annual Rent (1)		$	93,984		$	76,573		$	117,776		$	115,406		$	89,330		$	198,464		$	—		$	—		$	254,714		$	—

Percentage of Aggregate Annual Rent (2)			9.1	%		7.4	%		11.4	%		11.1	%		8.6	%		19.2	%		—	%		—	%		24.6	%		—	%

(1)

Annual rent is determined by multiplying the monthly rent in effect at the time of the lease expiration by 12 months.

Table of Contents

(2)

The percentage of aggregate annual rent is determined by dividing (i) the annual rent (see note 1) related to expiring leases by (ii) the property’s total 2025 rent.

Brookfield Center Property

On October 3, 2019, we purchased from Appian-Brookfield South 48, LLC, a South Carolina limited liability company and unaffiliated seller, Brookfield Center, a 64,880 square foot flex-industrial property located at 48 Brookfield Center Drive, Greenville, South Carolina 29607, or the Brookfield Center Property, for $6,700,000. The Brookfield Center Property was built in 2007, was 100% leased as of December 31, 2025, and is anchored by the Gravitopia Trampoline Park, S&ME, Inc., and ATS Kids.

The purchase price and closing costs for the Brookfield Center Property were financed with $1,876,138 in equity, $263,000 in funds from a short term, related party note and net mortgage loan proceeds of $4,736,495 from a mortgage loan made by CIBC, Inc., or the Brookfield Center Lender, in the original principal amount of $4,850,000, or the Brookfield Center Loan.

The Brookfield Center Loan will mature on November 1, 2029. The Brookfield Center Loan required monthly interest-only payments during the first 12 months of the term, through October 2020. Beginning in November 2020 and for the remainder of the term, the Brookfield Center Loan requires monthly payments of $22,876, which includes principal on a 30-year amortization schedule, and interest. The Brookfield Center Loan bears interest at 3.90%. The Brookfield Center Loan may not be prepaid until September 1, 2029, subject to certain conditions and limitations contained in the loan documents. The Brookfield Center Loan is secured by the Brookfield Center Property.

The Brookfield Center Property consists of a single-story building on a 7.88 acre parcel of land, and was built in 2007. The foundation consists of a concrete slab-on-grade with continuous perimeter reinforced concrete spread footings and interior isolated spread footings and column pads. The floor is a reinforced concrete slab-on-grade. The building superstructure consists of concrete tilt-up panels with steel columns and steel stud infill walls. The roof is flat and consists of a single ply TPO membrane. Parking is available for approximately 273 automobiles on asphalt-paved parking areas, including 12 ADA accessible spaces.

As of December 31, 2025, tenants occupying 10% or more of the rentable square footage included:

Percentage

Leased

of Rentable

Square

2025

Lease

Renewal

Tenant

Business

Footage

Annual Rent

Expiration

Options

ATS Kids

Therapy

9,000

13.9

154,980

9/30/2032

None

S&ME

Engineering

8,582

13.2

106,202

10/31/2027

10/31/2030

Gravitopia

Entertainment

35,160

54.2

289,260

4/30/2031

None

Occupancy data for the five preceding years (as of December 31) was as follows:


		2025		2024		2023		2022		2021
Occupancy Rate		100.0	%	100.0	%	100.0	%	100.0	%	100.0	%

Average effective annual rent per square foot for the five preceding years was as follows:


		2025		2024			2023			2022			2021
Average Effective Annual Rent Per Square Foot (1)		$	9.08	$	9.73		$	9.41		$	9.30		$	8.38

(1)

Table of Contents

Lease expirations in the next 10 years are as follows:


		2026			2027			2028			2029			2030			2031			2032			2033			2034			2035
Leases Expiring			1			2			—			1			—			1			1			—			—			—

Square Footage			4,046			12,628			—			4,046			—			35,162			9,000			—			—			—

Annual Rent (1)		$	47,379		$	178,545		$	—		$	45,223		$	—		$	327,897		$	154,980		$	—		$	—		$	—

Percentage of Aggregate Annual Rent (2)			8.0	%		30.3	%		—	%		7.7	%		—	%		55.6	%		26.3	%		—	%		—	%		—	%

(1)

Annual rent is determined by multiplying the monthly rent in effect at the time of the lease expiration by 12 months.

(2)

The percentage of aggregate annual rent is determined by dividing (i) the annual rent (see note 1) related to expiring leases by (ii) the property’s total 2025 rent.

Greenbrier Business Center Property

On August 27, 2021, we purchased from Medalist Fund II-B, LLC, a Virginia limited liability company, which was also managed by our former manager, the Greenbrier Business Center Property, located at 1244 Executive Boulevard, Chesapeake, Virginia, 23320, for $7,250,000. The Greenbrier Business Center was built in 1987, was 97.9% leased as of December 31, 2025 and is anchored by Bridge Church, TK Elevator and Mechanical Source Solutions.

The purchase price and closing costs were financed with $3,097,162 in equity and the assumption of a secured mortgage loan, net, of $4,481,600, or the Initial Greenbrier Business Center Loan. The Initial Greenbrier Business Center Loan was originally made on June 7, 2021 in the principal amount of $4,495,000 and assumed by us at acquisition. The Initial Greenbrier Business Center Loan bore interest at a fixed rate of 4.00% and required monthly interest only payments during the first 12 months of its term. The Initial Greenbrier Business Center Loan would have matured on July 1, 2026. On June 13, 2022, we repaid the Initial Greenbrier Business Center Loan using proceeds from the Wells Fargo Mortgage Facility (see below).

The Greenbrier Business Center Property consists of three (3) one-story flex warehouse buildings totaling approximately 89,280 square feet of rentable area. The buildings are constructed on a deep foundation system consisting of piles or caissons and grade beams. The ground floor consists of reinforced concrete slab. The exterior structural walls are constructed with structural steel framing consisting of columns, beams and open web steel joists. The rooves are flat and consist of PVC roofing membrane. The parking area comprises 171 spaces.

On October 27, 2025, we entered into a purchase and sale agreement with an unaffiliated third party for the sale of the Greenbrier Business Center Property for $11,000,000. There can be no assurance that the transaction will close.

As of December 31, 2025, tenants occupying 10% or more of the rentable square footage included:

 

Percentage

 

Leased

of Rentable

Square

2025

Lease

Renewal

Tenant

Business

Footage

Annual Rent

Expiration

Options

Bridge Church

Religious

10,913

12.5

97,398

1/31/2028

None

TK Elevator

Construction

9,926

11.4

94,178

2/28/2030

None

Mechanical Source Solutions

Construction

9,478

10.8

121,640

10/31/2030

None

Occupancy data for the five preceding years (as of December 31) was as follows:


		2025		2024		2023		2022		2021
Occupancy Rate		97.9	%	94.8	%	95.1	%	79.9	%	86.8	%

Table of Contents

Average effective annual rent per square foot for the five preceding years was as follows:


		2025			2024			2023			2022			2021
Average Effective Annual Rent Per Square Foot (1)		$	9.87		$	9.23		$	7.96		$	6.92		$	6.65

(1)

Average effective rent per square foot represents the average annual rent for all occupied space for the respective periods after accounting for rent abatements and concessions but before accounting for tenant reimbursements or rent deferrals. For the year ended December 31, 2021, we owned Greenbrier Business Center for four months. The average annual rent per square foot is based on rents from the prior owner for period from January 2021 through August 2021 and on rents from our ownership period from September 2021 through December 2021.

Lease expirations in the next 10 years are as follows:


		2026			2027			2028			2029			2030			2031			2032			2033			2034			2035
Leases Expiring			6			3			4			—			3			1			—			—			—			—

Square Footage			27,544			8,716			20,581			—			25,877			1,893			—			—			—			—

Annual Rent (1)		$	300,052		$	111,502		$	211,862		$	—		$	286,851		$	41,825		$	—		$	—		$	—		$	—

Percentage of Aggregate Annual Rent (2)			34.0	%		12.7	%		24.0	%		—	%		32.5	%		4.7	%		—	%		—	%		—	%		—	%

(1)

Annual rent is determined by multiplying the monthly rent in effect at the time of the lease expiration by 12 months.

(2)

The percentage of aggregate annual rent is determined by dividing (i) the annual rent (see note 1) related to expiring leases by (ii) the property’s total 2025 rent.

Parkway Property

On November 1, 2021, we acquired an undivided 82% tenant in common interest in the Parkway Property from Continental Parkway, LLC, a Virginia limited liability company and unaffiliated seller. The Parkway Property is comprised of two flex warehouse buildings totaling approximately 64,109 square feet and is located on 4.39 acres of land at 2697 International Parkway, Virginia Beach, Virginia, 23452. The contract purchase price for the Parkway Property was $7,300,000. We acquired the Parkway Property with $2,138,795 in cash from us, $469,492 in cash from an unaffiliated tenant in common, and net mortgage loan proceeds of approximately $4,989,737, or the Parkway Property Loan. Our company purchased the Parkway Property as a tenant in common with PMI Parkway, LLC, an unaffiliated party. Our company acquired an 82% interest in the Parkway Property, and PMI Parkway, LLC owns the remaining 18% interest. The Parkway Property was built in 1984, was 97.3% leased as of December 31, 2025, and is anchored by First Onsite and GBRS Group.

The variable interest rate for the mortgage loan for the Parkway Property is based on the CME Term Secured Overnight Financing Rate Index (“SOFR”), with an adjusted margin of 236.44 basis points. Under the terms of the mortgage, the interest rate payable each month may not change by greater than 1% during any six-month period and 2% during any 12-month period. As of December 31, 2025 and 2024 the rate in effect for the Parkway Property Loan was 6.24% and 6.92%, respectively. The monthly payment, which varies based on the interest rate in effect each month, includes interest at the variable rate, and principal based on a thirty-year amortization schedule. The Parkway Property Loan matures on October 31, 2031.

We entered into an Interest Rate Protection Transaction to limit our exposure to increases in interest rates on the variable rate mortgage loan on the Parkway Property. Under this agreement, our interest rate exposure is capped at 5.25% if SOFR exceeds 3%. As of December 31, 2025 and 2024, SOFR was 3.69% and 4.33%, respectively.

In connection with our acquisition of the Parkway Property, we, through a subsidiary, entered into the Tenants in Common Agreement with PMI Parkway, LLC, or the Parkway TIC Agreement. Among other approvals, under the Parkway TIC Agreement, the consent of both tenants in common is required to approve (i) any lease, sublease, deed restriction, or grant of easement of/on all or any portion of the Parkway Property, (ii) any sale or exchange of the Parkway Property, or (iii) any indebtedness or loan, and any negotiation

Table of Contents

or refinancing thereof, secured by a lien on the Parkway Property. In the event the tenants in common are unable to agree on a decision which requires the consent of both tenants in common, a tenant in common may purchase the undivided interest of the other tenant in common subject to certain rights contained in the Parkway Property TIC Agreement.

The Parkway Property consists of two buildings totaling approximately 64,109 square feet of leasable area. The buildings are concrete slab-on-grade with continuous perimeter reinforced concrete spread footings and interior isolated spread footings and column pads. The exterior walls are masonry with interior steel beams and framing. The low-slope roof structure is steel frame with corrugated metal panels covered by a single ply EPDM system on one building and a single ply TPO system on the second building. The parking area comprises approximately 207 spaces.

As of December 31, 2025, tenants occupying 10% or more of the rentable square footage included:

 

Percentage

 

Leased

of Rentable

Square

2025

Lease

Renewal

Tenant

Business

Footage

Annual Rent

Expiration

Options

First Onsite

Construction

7,760

12.1

75,194

8/31/2028

None

GBRS Group

Consulting

16,386

25.6

160,900

9/30/2028

9/30/2030

Occupancy data for the five preceding years (as of December 31) was as follows:


		2025		2024		2023		2022		2021
Occupancy Rate		97.3	%	100.0	%	100.0	%	100.0	%	100.0	%

Average effective annual rent per square foot for the five preceding years was as follows:


		2025			2024			2023		2022			2021
Average Effective Annual Rent Per Square Foot (1)		$	9.48		$	9.36		$	8.31	$	9.40		$	10.12

(1)

Average effective rent per square foot represents the average annual rent for all occupied space for the respective periods after accounting for rent abatements and concessions but before accounting for tenant reimbursements or rent deferrals. For the year ended December 31, 2021, we owned the Parkway Property for two months. The average annual rent per square foot is based on rents from the prior owner for period from January, 2021 through October, 2021 and on rents from our ownership period from November, 2021 through December, 2021.

Lease expirations in the next 10 years are as follows:


		2026			2027			2028			2029			2030			2031			2032			2033			2034			2035
Leases Expiring			4			5			4			3			2			—			—			—			—			—

Square Footage			10,248			9,648			30,532			8,715			3,263			—			—			—			—			—

Annual Rent (1)		$	102,143		$	102,686		$	337,014		$	101,370		$	38,013		$	—		$	—		$	—		$	—		$	—

Percentage of Aggregate Annual Rent (2)			17	%		17	%		55	%		17	%		6	%		—	%		—	%		—	%		—	%		—	%

(1)

Annual rent is determined by multiplying the monthly rent in effect at the time of the lease expiration by 12 months.

(2)

The percentage of aggregate annual rent is determined by dividing (i) the annual rent (see note 1) related to expiring leases by (ii) the property’s total 2025 rent.

Table of Contents

Single Tenant Net Lease Properties

As of December 31, 2025, our STNL property tenants consisted of:

 

Percentage

 

Leased

of Rentable

Square

2025

Lease

Renewal

Tenant

Business

Footage

Annual Rent

Expiration

Options

Citibank

Financial Services

4,350

100.0

135,165

6/30/2031

6/30/2036 6/30/2041 6/30/2046

East Coast Wings (1)

Restaurant

5,000

100.0

90,050

5/31/2032

None

T-Mobile (1)

Cellular Communications

3,000

100.0

105,000

7/31/2026

7/31/2031

Tesla Pensacola

Electric Automobile Manufacturer and Services

45,461

100.0

406,366

(2)

5/31/2037

5/31/2042 5/31/2047 5/31/2052

(1)

The East Cost Wings and T-Mobile Properties were previously reported as part of the Ashley Plaza Property.

(2)

The Company acquired the Tesla Pensacola Property on July 18, 2025. The 2025 Annual Rent presented reflects the Company’s partial year ownership. Annualized rent for the Tesla Pensacola Property is $894,487.

Occupancy data for the five preceding years (as of December 31) was as follows:

Medalist Diversified REIT, Inc. 10-K