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 number 001-32559 Commission file number 333-177186 Medical Properties Trust, Inc. MPT Operating Partnership, L.P. (Exact Name of Registrant as S ...

From a high-level view, Medical Properties Trust (NYSE: MPT) has an attractive focus. The real estate investment trust (REIT) owns vital medical facilities, like hospitals. However, the REIT ran into trouble not too long ago when it lacked the financial flexibility to handle tenants who couldn't pay their rent. There were very real concerns that the stock could head to zero. Medical Properties Trust has muddled through At this point, however, the healthcare REIT appears to have worked through the worst ...

When we talk about Medical Properties Trust ( MPT ), discussions tend to become heated very quickly. I can't say that I am not contributing to this sentiment. Then again, I feel that there is too muchI'm Luuk Wierenga, an economics teacher from the Netherlands with a strong passion for income investing. My investment journey began during the COVID-19 pandemic, and since then, I've specialized in identifying Real Estate Investment Trusts (REITs) that are temporarily out-of-favor with Mr. Market. As an educat ...

Core Viewpoint - Medical Properties Trust (MPT) is facing ongoing challenges despite addressing some tenant-related issues and improving its balance sheet, with a high leverage ratio making it a riskier investment option [1][11]. Group 1: Tenant Issues and Financial Management - Medical Properties Trust has dealt with tenant bankruptcies by selling or leasing properties to new operators, including signing a new 15-year lease for six hospitals in California [4]. - The company has sold several hospital properties to repay maturing debt, but higher interest rates have complicated refinancing efforts [5]. - The REIT's leverage ratio was 8.5 times at the end of the fourth quarter, significantly above the safer threshold of 6.0 times for REITs [7]. Group 2: Rental Income and Future Expectations - New tenants have begun paying escalating rental rates, with rents from these tenants increasing from $16 million in Q3 to $22 million in Q4 [8]. - Medical Properties Trust anticipates that the annualized rent from its current portfolio will reach $1 billion by the end of the year, which should help reduce its leverage ratio over time [9]. - The REIT's ability to grow in the near term is restricted, necessitating a selective approach to new investments while potentially selling properties to manage debt [10].

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Core Viewpoint - The article discusses the investment potential of Medical Properties Trust (MPT), highlighting its popularity, high yield, and essential properties as attractive features for investors [1]. Group 1: Company Overview - Medical Properties Trust is recognized for its high dividend yield and essential properties, making it a popular choice among investors [1]. - The company is positioned as a quality investment for those looking to supplement retirement income through dividends [1]. Group 2: Investment Strategy - The investment strategy focuses on buy-and-hold principles, emphasizing quality over quantity in building a portfolio of high-quality, dividend-paying companies [1]. - The aim is to assist lower and middle-class workers in building investment portfolios that can lead to financial independence [1].

Exhibit 99.1 Contact: Charles Lambert Senior Vice President of Finance & Treasurer Medical Properties Trust, Inc. (205) 397-8897 clambert@mpt.com MPT REPORTS FOURTH QUARTER AND FULL-YEAR RESULTS Birmingham, AL – February 19, 2026 – Medical Properties Trust, Inc. (the "Company" or "MPT") (NYSE: MPT) today announced financial and operating results for the fourth quarter and full-year ended December 31, 2025, as well as certain events occurring subsequent to quarter end. Edward K. Aldag, Jr., Chairman, Preside ...

Medical Properties Trust (NYSE: MPT) is a real estate investment trust (REIT) that owns healthcare properties providing necessary services. Hospitals account for 60% of its revenue. That's the good news and why many investors will likely find the stock's 6.6% yield highly compelling. There's just one problem: The yield is that high for a reason. The yield is way out of line The S&P 500 index (SNPINDEX: ^GSPC) has a yield of  about 1.2%. The average REIT has a yield of 3.8%. So, when you see a REIT backed ...

Group 1 - The article discusses the expertise of Sensor Unlimited, who has a PhD in financial economics and has been covering the mortgage market, commercial market, and banking industry for the past decade [2] - Sensor Unlimited focuses on asset allocation and ETFs related to the overall market, bonds, banking and financial sectors, and housing markets [2] - The investing group Envision Early Retirement, led by Sensor Unlimited, offers solutions for generating high income and growth with isolated risks through dynamic asset allocation [2] Group 2 - Envision Early Retirement features two model portfolios: one for short-term survival/withdrawal and another for aggressive long-term growth [2] - The group provides direct access via chat for discussing ideas, monthly updates on all holdings, tax discussions, and ticker critiques by request [2]

Core Insights - Welltower, Inc. (WELL) and Medical Properties (MPW) are significant players in the healthcare real estate investment trust (REIT) sector, with differing strategies and structures [1][2] - The choice between these two REITs reflects a preference for growth (Welltower) versus stable income (Medical Properties) [3] Group 1: Welltower Overview - Welltower focuses on senior housing, outpatient medical, and post-acute care properties across the U.S., U.K., and Canada, operating over 2,000 senior and wellness housing communities [4] - The company anticipates sustained occupancy growth in its senior housing operating (SHO) portfolio due to a supply-demand imbalance, leading to multi-year revenue growth [5] - Welltower employs "triple net" leases, insulating itself from short-term market fluctuations and ensuring steady revenue growth [6] - The company actively engages in capital recycling to finance investments and development opportunities, enhancing long-term growth prospects [7] - Welltower maintains a strong balance sheet with ample liquidity and favorable credit ratings, allowing access to debt markets under favorable conditions [8] Group 2: Medical Properties Overview - Medical Properties focuses on acquiring and developing net-leased healthcare facilities, with a portfolio of 388 properties and approximately 39,000 licensed beds leased to 51 hospital operating companies [10] - The company relies on long-term net-leased hospitals with CPI-linked rent escalations to ensure stable rental income [11] - Medical Properties actively manages operator concentration risk and employs a disciplined capital-recycling strategy to enhance liquidity and financial flexibility [13][14] - Despite significant debt levels, the company’s disciplined financial management supports ongoing operations [15] Group 3: Financial Estimates and Performance - The Zacks Consensus Estimate for Welltower's 2025 sales and funds from operations (FFO) per share indicates year-over-year growth of 29.8% and 21.5%, respectively [16] - In contrast, Medical Properties' estimates for 2025 sales and FFO per share suggest a decline of 5.1% and 31.3%, respectively [18] - Over the past three months, Welltower shares have increased by 6.5%, while Medical Properties stock has risen by 2%, outperforming the Zacks REIT and Equity Trust - Other industry, which decreased by 1.4% [21] - Welltower is trading at a forward price-to-FFO of 30.97X, above its three-year median, while Medical Properties is at 7.71X, also above its three-year median [22] Group 4: Conclusion - Welltower and Medical Properties both benefit from strong healthcare sector demand but offer different investment profiles, with Welltower positioned for growth and Medical Properties for stable income [25] - Welltower's favorable demographic trends, investment-grade credit ratings, and healthy balance sheet provide it with a competitive edge [25] - For investors seeking long-term growth, Welltower is currently viewed as the more attractive healthcare REIT option [26]