UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 ___________________________________________ FORM 10-Q (Mark One) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2021 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 Number: 000-55435 SILA REALTY TRUST, INC. (Exact name of registrant as specified in its charter ...

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, 2020 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 Number: 000-55435 SILA REALTY TRUST, INC. (Exact name of registrant as specified in its charter) Mar ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 ___________________________________________ FORM 10-Q (Mark One) þ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2020 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 Number: 000-55435 SILA REALTY TRUST, INC. (Exact name of registrant as specified in its cha ...

PART I. FINANCIAL INFORMATION [Condensed Consolidated Financial Statements](index=3&type=section&id=Item%201.%20Condensed%20Consolidated%20Financial%20Statements) The company presents its unaudited condensed consolidated financial statements for H1 2020, detailing financial position and performance post-REIT I merger [Condensed Consolidated Balance Sheets](index=3&type=section&id=Condensed%20Consolidated%20Balance%20Sheets) As of June 30, 2020, total assets were $3.22 billion, liabilities $1.55 billion, and stockholders' equity $1.67 billion, reflecting increased credit facility usage Condensed Consolidated Balance Sheet Highlights (in thousands) | Account | June 30, 2020 | December 31, 2019 | | :--- | :--- | :--- | | Total real estate, net | $2,723,411 | $2,768,462 | | Cash and cash equivalents | $74,782 | $69,342 | | **Total assets** | **$3,218,378** | **$3,239,534** | | Total notes payable, net | $453,562 | $454,845 | | Credit facility, net | $931,440 | $900,615 | | **Total liabilities** | **$1,546,808** | **$1,501,115** | | **Total stockholders' equity** | **$1,671,568** | **$1,738,417** | [Condensed Consolidated Statements of Comprehensive Income (Loss)](index=4&type=section&id=Condensed%20Consolidated%20Statements%20of%20Comprehensive%20Income%20%28Loss%29) H1 2020 rental revenue increased to $138.1 million and net income to $16.8 million, driven by the REIT I merger, but an unrealized swap loss led to a $4.7 million comprehensive loss Statement of Comprehensive Income Highlights (in thousands, except per share data) | Metric | Six Months Ended June 30, 2020 | Six Months Ended June 30, 2019 | | :--- | :--- | :--- | | Rental revenue | $138,060 | $93,404 | | Total expenses | $94,481 | $63,051 | | Gain on real estate disposition | $2,703 | $— | | **Net income attributable to common stockholders** | **$16,764** | **$10,625** | | Other comprehensive loss | $(21,474) | $(11,163) | | **Comprehensive (loss) income** | **$(4,710)** | **$(538)** | | Basic EPS | $0.08 | $0.08 | | Diluted EPS | $0.08 | $0.08 | [Condensed Consolidated Statements of Cash Flows](index=7&type=section&id=Condensed%20Consolidated%20Statements%20of%20Cash%20Flows) H1 2020 net cash from operations increased to $55.7 million, investing activities used $12.5 million, and financing activities used $36.0 million, primarily for distributions and repurchases Cash Flow Summary (in thousands) | Activity | Six Months Ended June 30, 2020 | Six Months Ended June 30, 2019 | | :--- | :--- | :--- | | Net cash provided by operating activities | $55,740 | $38,571 | | Net cash used in investing activities | $(12,537) | $(7,036) | | Net cash used in financing activities | $(35,969) | $(32,574) | | **Net change in cash** | **$7,234** | **$(1,039)** | [Notes to the Condensed Consolidated Financial Statements](index=8&type=section&id=Notes%20to%20the%20Condensed%20Consolidated%20Financial%20Statements) The notes detail organization, accounting policies, property transactions, segment reporting, $1.39 billion total debt, and the planned $40 million management internalization - The company was formed to invest in data centers and healthcare properties. As of June 30, 2020, it owned **152 real estate properties**[24](index=24&type=chunk) - During H1 2020, the company acquired one healthcare facility for **$5.03 million** and sold one for **$35.0 million**, recognizing a **$2.7 million gain**[67](index=67&type=chunk)[68](index=68&type=chunk)[69](index=69&type=chunk) - The company operates through two segments: data centers and healthcare. For H1 2020, the healthcare segment generated **$74.9 million** in net operating income, while data centers generated **$40.7 million**[100](index=100&type=chunk)[104](index=104&type=chunk) - On July 28, 2020, the company agreed to internalize its external management for **$40 million**, expected to close on September 30, 2020[129](index=129&type=chunk)[131](index=131&type=chunk) [Management's Discussion and Analysis of Financial Condition and Results of Operations](index=29&type=section&id=Item%202.%20Management%27s%20Discussion%20and%20Analysis%20of%20Financial%20Condition%20and%20Results%20of%20Operations) Management discusses H1 2020 financial condition and results, highlighting the REIT I merger, COVID-19 impact, and the planned $40 million management internalization, with total rental revenue up 47.8% - The company's portfolio grew to **152 properties** as of June 30, 2020, largely due to the merger with REIT I in October 2019[154](index=154&type=chunk) - Due to COVID-19, the company collected approximately **97% of contracted rental revenue** for H1 2020 and temporarily suspended its share repurchase program (SRP), except for repurchases due to death[157](index=157&type=chunk)[159](index=159&type=chunk) - The company agreed to internalize its external management functions for **$40 million**, with closing expected on September 30, 2020[161](index=161&type=chunk)[164](index=164&type=chunk) Funds from Operations (FFO) and Modified FFO (MFFO) (in thousands) | Metric | Six Months Ended June 30, 2020 | Six Months Ended June 30, 2019 | | :--- | :--- | :--- | | Net income attributable to common stockholders | $16,764 | $10,625 | | **FFO attributable to common stockholders** | **$66,420** | **$44,481** | | **MFFO attributable to common stockholders** | **$54,719** | **$36,896** | [Results of Operations](index=34&type=section&id=Results%20of%20Operations) H1 2020 total rental revenue increased by **47.8% to $138.1 million**, driven by Legacy REIT I properties, while total expenses rose **49.8% to $94.5 million** due to portfolio expansion Rental Revenue Breakdown - Six Months Ended June 30 (in thousands) | Category | 2020 | 2019 | $ Change | % Change | | :--- | :--- | :--- | :--- | :--- | | Same store rental revenue | $81,752 | $81,508 | $244 | 0.3% | | Non-same store rental revenue | $2,943 | $— | $2,943 | 100.0% | | Legacy REIT I properties rental revenue | $39,498 | $— | $39,498 | 100.0% | | **Total Rental Revenue** | **$138,060** | **$93,404** | **$44,656** | **47.8%** | Expense Breakdown - Six Months Ended June 30 (in thousands) | Category | 2020 | 2019 | $ Change | % Change | | :--- | :--- | :--- | :--- | :--- | | Same store rental expenses | $18,333 | $19,270 | $(937) | (4.9)% | | General and administrative expenses | $7,787 | $2,938 | $4,849 | 165.0% | | Asset management fees | $11,925 | $6,987 | $4,938 | 70.7% | | Depreciation and amortization | $52,359 | $33,856 | $18,503 | 54.7% | | **Total Expenses** | **$94,481** | **$63,051** | **$31,430** | **49.8%** | [Liquidity and Capital Resources](index=38&type=section&id=Liquidity%20and%20Capital%20Resources) The company's liquidity sources include operating cash flows and its credit facility, with **$74.8 million** cash and **$191.5 million** available, and **71%** of H1 2020 distributions funded by operations - As of June 30, 2020, the company had **$191.5 million** available to be drawn under its credit facility[213](index=213&type=chunk) - During H1 2020, the company drew **$75 million** on its credit facility for additional liquidity due to COVID-19 uncertainty[212](index=212&type=chunk) Source of Distributions - Six Months Ended June 30, 2020 (in thousands) | Source | Amount | Percentage | | :--- | :--- | :--- | | Cash flows provided by operations | $38,065 | 71% | | Offering proceeds from DRIP | $15,442 | 29% | | **Total Sources** | **$53,507** | **100%** | [Quantitative and Qualitative Disclosures About Market Risk](index=44&type=section&id=Item%203.%20Quantitative%20and%20Qualitative%20Disclosures%20About%20Market%20Risk) The company faces interest rate risk on **$538.0 million** of variable rate debt, mitigated by **$736.6 million** in interest rate swaps, and is monitoring the LIBOR transition - The company is exposed to interest rate risk, with **$538.0 million** of its **$1.39 billion** total debt subject to variable rates as of June 30, 2020[256](index=256&type=chunk)[257](index=257&type=chunk) - A **50 basis point (0.50%)** increase in market interest rates would increase the company's annual interest expense by approximately **$2.7 million**[257](index=257&type=chunk) - The company utilizes interest rate swaps to manage risk, with an aggregate notional amount of **$736.6 million** under 20 agreements as of June 30, 2020[252](index=252&type=chunk) - The company is monitoring the planned cessation of LIBOR after 2021, which could affect interest payments on its variable rate debt and derivative instruments[250](index=250&type=chunk)[251](index=251&type=chunk) [Controls and Procedures](index=46&type=section&id=Item%204.%20Controls%20and%20Procedures) Management concluded the company's disclosure controls and procedures were effective as of June 30, 2020, with no material changes during the quarter - The CEO and CFO concluded that the company's disclosure controls and procedures were effective as of June 30, 2020[261](index=261&type=chunk) - No material changes to the company's internal control over financial reporting occurred during the three months ended June 30, 2020[262](index=262&type=chunk) PART II. OTHER INFORMATION [Legal Proceedings](index=47&type=section&id=Item%201.%20Legal%20Proceedings) The company is not aware of any material pending legal proceedings to which it or its properties are subject - As of the filing date, the company is not a party to any material pending legal proceedings[265](index=265&type=chunk) [Risk Factors](index=47&type=section&id=Item%201A.%20Risk%20Factors) New and updated risk factors include those related to the Internalization Transaction, COVID-19 pandemic impacts, and geographic and tenant concentration risks exceeding 10% of rental revenue - New risks relate to the pending Internalization Transaction, including potential delays, failure to close, and the risk that it may not be financially beneficial or accretive to stockholders[267](index=267&type=chunk)[268](index=268&type=chunk)[271](index=271&type=chunk) - The COVID-19 pandemic poses significant risks, including diminished public trust in healthcare facilities, increased tenant costs, potential tenant bankruptcies, and negative impact on financial covenants[289](index=289&type=chunk)[292](index=292&type=chunk)[293](index=293&type=chunk) - The company has geographic concentration risk, with Atlanta and Houston MSAs accounting for **11.6%** and **10.3%** of H1 2020 rental revenue, respectively[281](index=281&type=chunk) - Tenant concentration risk exists, with leases under common control of Post Acute Medical, LLC accounting for **10.1%** of H1 2020 rental revenue[282](index=282&type=chunk) [Unregistered Sales of Equity Securities and Use of Proceeds](index=51&type=section&id=Item%202.%20Unregistered%20Sales%20of%20Equity%20Securities%20and%20Use%20of%20Proceeds) The company's Share Repurchase Program (SRP) was temporarily suspended on April 30, 2020, due to COVID-19, after repurchasing **1,415,299 shares** for **$12.2 million** in Q2 2020 - On April 30, 2020, the company's board temporarily suspended the Share Repurchase Program (SRP) due to COVID-19 uncertainty, except for repurchases due to death[322](index=322&type=chunk) Share Repurchases for the Three Months Ended June 30, 2020 | Period | Total Number of Shares Repurchased | Average Price Paid per Share | | :--- | :--- | :--- | | April 2020 | 1,394,797 | $8.65 | | May 2020 | — | $— | | June 2020 | 20,502 | $8.65 | | **Total** | **1,415,299** | **N/A** | - Repurchase requests for Q2 2020 were prorated as the company reached its DRIP Funding Limitation[321](index=321&type=chunk) [Defaults Upon Senior Securities](index=55&type=section&id=Item%203.%20Defaults%20Upon%20Senior%20Securities) The company reports no defaults upon its senior securities - None[325](index=325&type=chunk) [Mine Safety Disclosures](index=55&type=section&id=Item%204.%20Mine%20Safety%20Disclosures) This section is not applicable to the company - Not applicable[326](index=326&type=chunk) [Other Information](index=56&type=section&id=Item%205.%20Other%20Information) The company reports no other information for this item - None[327](index=327&type=chunk) [Exhibits](index=57&type=section&id=Item%206.%20Exhibits) This section lists all exhibits filed with the Form 10-Q, including agreements related to the REIT Merger, Internalization Transaction, corporate governance, and required certifications

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 ___________________________________________ FORM 10-Q (Mark One) þ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2020 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 Number: 000-55435 CARTER VALIDUS MISSION CRITICAL REIT II, INC. (Exact name of registrant as sp ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 ___________________________________________ FORM 10-K (Mark One) þ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2019 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 Number: 000-55435 CARTER VALIDUS MISSION CRITICAL REIT II, INC. (Exact name of registrant as specifi ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 ___________________________________________ FORM 10-Q (Mark One) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2019 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 Number: 000-55435 CARTER VALIDUS MISSION CRITICAL REIT II, INC. (Exact name of registrant a ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 ___________________________________________ FORM 10-Q (Mark One) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2019 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 Number: 000-55435 CARTER VALIDUS MISSION CRITICAL REIT II, INC. (Exact name of registrant as spe ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 ___________________________________________ FORM 10-Q (Mark One) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2019 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 Number: 000-55435 https://files.reportify.cc/media/production/SILA5160f4a790e16f890b CARTER VAL ...

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, 2018 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 Number: 000-55435 CARTER VALIDUS MISSION CRITICAL REIT II, INC. (Exact name of registrant as specifi ...