Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, DC 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2025 ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission File Number 001-39143 ALPINE INCOME PROPERTY TRUST, INC. (Exact name of registrant as specified in its charter) Maryland 84-2769895 (State or other ...

Exhibit 99.1 Press Release FOR IMMEDIATE RELEASE ALPINE INCOME PROPERTY TRUST REPORTS FOURTH QUARTER AND FULL YEAR 2025 OPERATING AND FINANCIAL RESULTS – Record $278 Million of Annual Investment Activity in 2025 – – Increases Quarterly Common Stock Dividend by 5.3% – – Announces 2026 Outlook – WINTER PARK, FL – February 5, 2026 – Alpine Income Property Trust, Inc. (NYSE: PINE) (the "Company" or "PINE"), an owner and operator of single tenant net leased commercial income properties, today announced its opera ...

– Record $278 Million of Annual Investment Activity in 2025 –– Increases Quarterly Common Stock Dividend by 5.3% –– Announces 2026 Outlook – WINTER PARK, Fla., Feb. 05, 2026 (GLOBE NEWSWIRE) -- Alpine Income Property Trust, Inc. (NYSE: PINE) (the “Company” or “PINE”), an owner and operator of single tenant net leased commercial income properties, today announced its operating results and earnings for the three months and year ended December 31, 2025. Fourth Quarter and Full Year 2025 Highlights Operating re ...

Core Viewpoint - Alpine Income Property Trust, Inc. has successfully closed an amended and restated unsecured credit facility, which will be used to retire all prior unsecured debt, enhancing its financial position and flexibility [1][6]. Credit Facility Details - The new credit facility totals $450 million, consisting of a $250 million revolving credit facility due February 2030, a $100 million term loan due February 2029, and a $100 million term loan due February 2031 [6]. - The initial fixed interest rates are approximately 3.5% for the 2029 Term Loan and 2031 Term Loan, and approximately 4.8% for $100 million under the Revolving Credit Facility [1]. - The pricing grid for borrowings under the credit facility is 10 to 15 basis points lower compared to the prior unsecured debt [6]. - An accordion feature allows total borrowings under the credit facility to be increased to $750 million [6]. Financial Strategy - The company applied existing SOFR swap agreements at closing, which will adjust the interest rates for the loans in May 2026 and January 2027 to approximately 4.8% and 5.0%, respectively [1]. - The credit facility is provided by a syndicate of banks led by Truist Bank, with participation from several other banks [2]. Company Overview - Alpine Income Property Trust, Inc. is a publicly traded real estate investment trust focused on delivering attractive risk-adjusted returns and dependable cash dividends through investments in single tenant net leased commercial properties [3]. - The company also strategically invests in a select portfolio of commercial loan investments to enhance returns [3].

Core Insights - Pinewood.AI has launched Project Intelligence (Pi), an autonomous AI agent designed to automate complex workflows within dealership and OEM systems, marking a significant advancement in automotive retail technology [1][5][6] Group 1: Product Features - Pi operates natively within the Pinewood Automotive Intelligence™ Platform and can perform tasks such as logging into portals, navigating workflows, completing forms, and making decisions across disconnected platforms [2][3] - Unlike traditional AI tools that require APIs or custom integrations, Pi functions at the browser level, allowing it to execute tasks autonomously without the need for system changes [3][4] - The solution includes a multi-agent architecture and LLM-powered reasoning, enabling real-time task execution and decision-making based on on-screen context [4][11] Group 2: Operational Impact - Pi aims to reduce operational friction by eliminating manual data entry and repetitive tasks, allowing dealership teams to focus on higher-value activities such as selling vehicles and supporting customers [4][5] - The deployment of Pi will not require changes to existing dealer infrastructure or workflows, making it easier for independent dealers, dealer groups, and OEMs to adopt [5][6] Group 3: Company Background - Pinewood.AI, established in 1981, is a leading cloud-based technology provider for automotive retailers and OEMs, serving a global user base across over 36 countries [7][8] - The company became independent in 2024 and acquired Seez, an automotive AI & ML SaaS platform, in early 2025, enhancing its capabilities in the automotive technology space [8]

Core Insights - Three stocks in the real estate sector are identified as potentially overbought, which may concern momentum-focused investors [1] Group 1: Alexandria Real Estate Equities Inc (ARE) - Alexandria Real Estate Equities has an RSI value of 78.6, indicating it is overbought [5] - The stock gained approximately 23% over the past month, reaching a 52-week high of $105.14 [5] - JP Morgan analyst Anthony Paolone maintained a Neutral rating and lowered the price target from $65 to $63, with the stock closing at $59.69 after a 2.8% increase [5] Group 2: Easterly Government Properties Inc (DEA) - Easterly Government Properties has an RSI value of 75, also indicating it is overbought [6] - The company reported strong quarterly results, with a stock gain of around 11% over the past month and a 52-week high of $29.74 [6] - The stock closed at $23.60 after a 1.1% increase [6] Group 3: Alpine Income Property Trust Inc (PINE) - Alpine Income Property Trust has an RSI value of 74.1, suggesting it is overbought [6] - The company acquired a property in Aspen, Colorado for $10 million, with the stock gaining approximately 11% over the past month and reaching a 52-week high of $18.32 [6] - The stock closed at $18.22 after a 1.9% increase [6]

Acquisition Details - The company announced the acquisition of a 6,529-square foot retail property in downtown Aspen, Colorado for $10.0 million at an initial cap rate of 8.5% with 1.25% annual escalators [1] - The acquisition was structured as a 50-year absolute triple net master lease with a commercial real estate firm specializing in retail project leasing [1] - The property is located in a desirable retail corridor, benefiting from an average household income of $187,000 within a five-mile radius [1] Company Overview - Alpine Income Property Trust, Inc. is a publicly traded real estate investment trust (REIT) focused on delivering attractive risk-adjusted returns and dependable cash dividends [2] - The company invests in, owns, and operates a diversified portfolio of single tenant net leased commercial income properties, predominantly leased to high-quality publicly traded and credit-rated tenants [2]

Core Viewpoint - Alpine Income Property Trust, Inc. will report its financial and operating results for Q4 and full year 2025 on February 5, 2026, after market close, with a conference call scheduled for February 6, 2026, at 9:00 AM ET [1]. Group 1 - The company is a publicly traded real estate investment trust (REIT) focused on delivering attractive risk-adjusted returns and dependable cash dividends [3]. - The investment strategy involves owning and operating a portfolio of single tenant net leased commercial income properties, primarily leased to high-quality publicly traded and credit-rated tenants [3]. Group 2 - A live webcast of the conference call will be available on the company's Investor Relations page [2]. - Participants are encouraged to register and dial in at least fifteen minutes before the call starts [2]. - A replay of the earnings call will be archived and accessible online through the Investor Relations section of the company's website [2].

Core Insights - Alpine Income Property Trust (PINE) achieved a record $277.7 million in investment activity for 2025, alongside $82.8 million in property dispositions, indicating a proactive year in portfolio repositioning [1][7] - The company aims to enhance long-term cash flow generation by selling certain assets and reinvesting in higher-yielding structured investments and acquisitions [1] Investment Activity - In Q4, Alpine completed $142.1 million in acquisitions and structured investments with a high weighted average initial cash yield of 11.7%, including new first mortgage loan commitments [2] - The full-year investments yielded a 10.3% weighted average initial cash yield, reflecting strong cash return expectations [2] Portfolio Management - Disposition activities included sales of net-lease properties and structured investment participation interests, allowing for capital recycling into assets with better return profiles [3] - The company maintained a 99.4% occupancy rate with an 8.4-year weighted average remaining lease term as of December 31, 2025, supporting stable rent streams [3] Tenant Composition - Walmart has become the fourth-largest tenant, joining high-credit tenants like Lowe's and Dick's Sporting Goods, which increases exposure to strong, investment-grade rent sources [4] - Walgreens has slipped to the ninth position by annualized base rent, with five remaining leased properties in the portfolio [4] Strategic Outlook - Alpine's transaction activity in 2025 reflects a strategy focused on capital recycling and yield enhancement, positioning the REIT for resilient cash flow and income stability [5] - The company’s robust occupancy, long lease term profile, and increasing investment-grade tenant exposure indicate thoughtful portfolio management aimed at strengthening returns amid changing market conditions [5] Stock Performance - Shares of Alpine Income Property Trust have increased by 22.8% over the past three months, outperforming the industry, which saw a decline of 1.8% [6] - Analysts have revised consensus estimates for funds from operations (FFO) per share upward for both 2025 and 2026, suggesting year-over-year increases of 4.62% and 7.29%, respectively [6]

Group 1 - Pearl Gray is a proprietary investment fund and independent market research firm focusing on Fixed-Income and Capital Flows [1] - The firm also provides analysis on equity REITs, Investment Fund Appraisal, and Bank Risk Analysis for its Seeking Alpha readers [1] Group 2 - The content published by Pearl Gray is independent analysis and does not constitute financial advice [1][3] - Readers are encouraged to consult a registered financial advisor before making investment decisions [3]