Financial Data and Key Metrics Changes - Rental income for Q4 2025 was $11 million, down from $11.7 million in the prior year, primarily due to lease expirations [8] - Adjusted funds from operations (AFFO) decreased to $4 million from $4.1 million year-over-year, with AFFO per share dropping from $0.37 to $0.32 [9] - Interest expense increased by $1.1 million compared to the same quarter in 2024, mainly due to amortization of off-market interest rate swaps [10] - As of December 31, 2025, total cash and cash equivalents were $14.4 million, with $30 million available on the revolving credit facility [10] Business Line Data and Key Metrics Changes - The decrease in rental income was attributed to the expiration of leases with Costco and Solar Turbines, impacting cash rents [8] - The company plans to market the San Diego property for sale upon receiving city approval for a lot split [8] Market Data and Key Metrics Changes - The company noted a disconnect between private and public real estate markets, with public REITs facing persistent discounts [48] - The current market environment is characterized by volatility in interest rates and economic conditions, affecting buyer and seller confidence [19][40] Company Strategy and Development Direction - The company aims to recycle non-core assets, particularly in the office sector, to focus on pure play manufacturing industrial properties [20][28] - The strategy includes selling properties that do not fit the long-term vision and acquiring assets that meet specific criteria for quality and location [32][36] - The company is cautious about timing asset sales to ensure they align with finding suitable replacement properties [31][66] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about the potential for REITs to return to favor in the long term, despite current market challenges [19] - The leadership emphasized the importance of patience in navigating the current environment and the need to polish the portfolio for greater value [63][66] - There is a belief that the timeline to achieve a 100% manufacturing industrial portfolio remains realistic within 24 months, contingent on market stability [46] Other Important Information - The company is currently working through bureaucratic processes to finalize property sales, which have been ongoing since 2021 [21] - Management highlighted the importance of maintaining a strong portfolio with good financials and lease structures to attract potential buyers [32][52] Q&A Session Summary Question: Reasons for not pursuing a recent acquisition offer - Management indicated that they did not see a secure path forward in discussions and prioritized protecting investor interests [15][16] Question: Expectations for asset recycling in 2026 - Management stated that asset recycling efforts would pick up, but current market conditions make it challenging for both buyers and sellers [19] Question: Timeline for achieving a pure play manufacturing portfolio - Management affirmed that the 24-month timeline is realistic, depending on market conditions and the availability of suitable assets [46] Question: Factors attracting interest as an acquisition target - Management noted that the persistent discount of public REITs to private real estate has led to increased interest in their portfolio [48] Question: Terms of the Melbourne office sale - Management confirmed that earnest money has been secured, but specific terms will remain confidential until the deal closes [69][70]

Financial Data and Key Metrics Changes - Rental income for Q4 2025 was $11 million, down from $11.7 million in the prior year, primarily due to lease expirations [7] - Adjusted funds from operations (AFFO) decreased to $4 million from $4.1 million year-over-year, with AFFO per share dropping from $0.37 to $0.32 [8] - Interest expense increased by $1.1 million compared to Q4 2024, mainly due to amortization of off-market interest rate swaps [10] - Total cash and cash equivalents as of December 31, 2025, were $14.4 million, with $30 million available to draw on the revolver [10] Business Line Data and Key Metrics Changes - The decrease in rental income was attributed to the expiration of leases with Costco and Solar Turbines [7] - The company plans to market the San Diego property for sale upon receiving city approval for a lot split [7] Market Data and Key Metrics Changes - The company noted a challenging environment for asset recycling due to fluctuating interest rates affecting buyer and seller confidence [20] - The current market conditions have led to a tighter pricing environment compared to a year ago, with cap rates tightening [39] Company Strategy and Development Direction - The company aims to recycle non-core assets, particularly in the office sector, and is focused on selling properties that do not fit its long-term strategy [21][24] - The strategy includes a phased approach to asset recycling, with a focus on acquiring high-quality manufacturing properties [31] - The company is committed to maintaining a solid portfolio and is exploring opportunities to extend leases with existing tenants [27] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about the potential for future acquisitions and the ability to clean up the portfolio to enhance value [62] - The leadership believes that the timeline to achieve a 100% pure play manufacturing industrial portfolio remains realistic within 24 months, contingent on market stability [45] - Management acknowledged the current volatility in the macroeconomic environment but sees opportunities for growth and value extraction [40][55] Other Important Information - The company is in the process of selling an office property in Melbourne, Florida, with earnest money of over $400,000 already secured [70] - The operational costs associated with the former Calera property were approximately $20,000-$30,000 per month, which will cease following its sale [74] Q&A Session Summary Question: Reasons for not pursuing a recent acquisition offer - Management indicated that they did not see a secure path forward in the discussions and prioritized protecting investor interests [15][16] Question: Expectations for asset recycling in 2026 - Management stated that asset recycling efforts would pick up, but current market conditions make it challenging for both buyers and sellers [20] Question: Timeline for achieving a pure play manufacturing portfolio - Management affirmed that the 24-month timeline is realistic, depending on market conditions and the availability of suitable assets [45] Question: Factors attracting interest as an acquisition target - Management noted that the persistent discount of public REITs to private real estate has led to increased interest in their portfolio [49][55] Question: Terms of the Melbourne office sale - Management confirmed that the terms are confidential until the deal closes, but earnest money has been secured [70] Question: Operational costs of the former Calera property - Management provided that the operational costs were around $20,000-$30,000 per month, which will no longer be incurred post-sale [74]

REIT Performance Overview - REITs finished December 2025 with a total return of -1.48%, underperforming the broader market indices such as the Dow Jones Industrial Average (+0.92%), S&P 500 (+0.06%), and NASDAQ (-0.09%) [1] - The Vanguard Real Estate ETF (VNQ) had a December return of -2.24%, but outperformed the average REIT over the full year with a return of +3.26% compared to -3.57% for the average REIT [1] - The spread between the 2026 FFO multiples of large cap REITs (15.9x) and small cap REITs (12.7x) narrowed, with large caps contracting by 0.3 turns and small caps by 0.1 turns [1] Monthly Performance by Market Capitalization - In December, only small cap REITs had a positive total return of +0.51%, while mid caps (-1.77%), large caps (-2.55%), and micro caps (-3.88%) all finished in the red [3] - For the full year 2025, small cap REITs outperformed large caps by 240 basis points [3] Monthly Performance by Property Type - Half of the REIT property types averaged positive returns in December, with a total return spread of 13.22% between the best (Malls +6.19%, Single Family Housing +5.20%) and worst performing property types (Infrastructure -7.02%, Office -6.79%) [5][6] - The average return for REITs in December was -1.48%, with 9 out of 18 property types showing positive returns [5][6] Year-to-Date Performance by Property Type - For the full year 2025, the worst performing property types included Office (-22.07%), Infrastructure (-20.08%), and Land (-15.77%), all averaging double-digit negative total returns [7] - The top performing property types for the year were Health Care (+25.74%), Advertising (+25.50%), and Malls (+15.56%) [7] FFO Multiples and Valuation Trends - The average P/FFO for the REIT sector decreased from 13.7x to 13.4x during December, with 22.2% of property types experiencing multiple expansion and 72.2% seeing contraction [8] - Data Centers (22x), Land (21x), Manufactured Housing (17.5x), and Shopping Centers (16.5x) had the highest average multiples among REIT property types, while Hotels (7.7x) and Office (8.1x) were the only types with single-digit FFO multiples [8][9] Notable Individual Securities - Paramount Group (PGRE) was acquired by Rithm Capital Corp. for $6.60/share on December 19, marking the end of its trading [10] - Alexander & Baldwin (ALEX) was the best performing REIT in December with a gain of +34.29%, driven by news of its acquisition by Blackstone Real Estate and others for $21.20/share [11] - Fermi (FRMI) experienced the steepest losses in December at -51.49% after a major tenant canceled a $150 million agreement [12] Overall Market Sentiment - 42.04% of REITs had a positive total return in December, while 38.36% were in the black for the full year [13] - The average total return for REITs in 2025 was -3.57%, significantly lower than the +3.70% return for the sector in 2024 [13]