FRP HOLDINGS, INC. 10-Q

frph-20260630 Table of Contents ` UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 _____________________ FORM 10-Q _____________________ (Mark One) [X ] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2026 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: 001-36769 _____________________ FRP HOLDINGS, INC. (Exact name of registrant as specified in its charter) _____________________ Florida 47-2449198 (State or other jurisdiction of incorporation or organization) (I.R.S. Employer Identification No.) 200 W. Forsyth St. , 7th Floor , Jacksonville , FL 32202 (Address of principal executive offices) (Zip Code) 904 - 858-9100 (Registrant’s telephone number, including area code) Title of each class Trading Symbol Name of each exchange on which registered Common Stock, $.10 par value FRPH The Nasdaq Global Market 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 [x] 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 [x] No [_] Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “non-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 [x] Smaller reporting company [x] 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 is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes [_] No [x] Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date. Class Outstanding at August 4, 2026 Common Stock, $.10 par value per share 19,198,301 shares 1 Table of Contents ` FRP HOLDINGS, INC. FORM 10-Q QUARTER ENDED JUNE 30, 2026 CONTENTS Page No. Preliminary Note Regarding Forward-Looking Statements 3 Part I. Financial Information Item 1. Financial Statements Consolidated Balance Sheets 4 Consolidated Statements of Income (Loss) 5 Consolidated Statements of Comprehensive Income (Loss) 6 Consolidated Statements of Cash Flows 7 Consolidated Statements of Shareholders’ Equity 8 Condensed Notes to Consolidated Financial Statements 9 Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations 22 Item 3. Quantitative and Qualitative Disclosures about Market Risks 47 Item 4. Controls and Procedures 48 Part II. Other Information Item 1 . Legal Proceedings 49 Item 1A. . Risk Factors 49 Item 2. Unregistered Sales of Equity Securities and Use of Proceeds; Issuer Purchase s of Equity Securities 49 Item 6. Exhibits 50 Signatures 51 Exhibit 31 Certifications pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 # Exhibit 32 Certifications pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 # 2 Table of Contents ` Preliminary Note Regarding Forward-Looking Statements. This Quarterly Report on Form 10-Q contains “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. The words or phrases “anticipate,” “estimate,” “believe,” “budget,” “continue,” “could,” “intend,” “may,” “plan,” “potential,” “predict,” “seek,” “should,” “will,” “would,” “expect,” “objective,” “projection,” “forecast,” “goal,” “guidance,” “outlook,” “effort,” “target” and similar expressions identify forward-looking statements. Such statements reflect management’s current views with respect to future events and are based on assumptions and expectations that may not be realized and are inherently subject to risks and uncertainties, many of which cannot be predicted with accuracy and some of which might not even be anticipated. Future events and actual results, financial or otherwise, may differ, perhaps materially, from the results discussed in the forward-looking statements. Potential risks and uncertainties include, but are not limited to: the possibility that we may be unable to find appropriate investment opportunities; levels of construction activity in the markets served by our mining properties; demand for multifamily and flexible warehouse/office facilities; our ability to obtain zoning and entitlements necessary for property development; the impact of lending and capital market conditions on our liquidity, our ability to finance projects or repay our debt; general real estate investment and development risks; vacancies in our properties; risks associated with developing and managing properties in partnership with others; competition; our ability to renew leases or re-lease spaces as leases expire; illiquidity of real estate investments; bankruptcy or defaults of tenants; the impact of restrictions imposed by our credit facility; the level and volatility of interest rates; environmental liabilities; inflation risks; cyber security risks; and construction costs; as well as other risks discussed in Part I, “Item 1A. Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2025. We urge you not to place undue reliance on these forward-looking statements, which speak only as of the date of this Form 10-Q. We do not undertake any obligation to release publicly any revisions to such forward-looking statements to reflect events or uncertainties after the date hereof or to reflect the occurrence of unanticipated events. 3 Table of Contents ` PART I. FINANCIAL INFORMATION, ITEM 1. FINANCIAL STATEMENTS FRP HOLDINGS, INC. AND SUBSIDIARIES CONSOLIDATED BALANCE SHEETS (Unaudited) (In thousands, except share data) Assets: June 30, 2026 December 31, 2025 Real estate investments at cost: Land $ 182,857 182,936 Buildings and improvements 310,344 309,132 Projects under construction 75,893 45,032 Total investments in properties 569,094 537,100 Less accumulated depreciation and depletion 94,298 88,558 Net investments in properties 474,796 448,542 Real estate held for investment, at cost 12,872 12,626 Investments in joint ventures 158,302 153,084 Net real estate investments 645,970 614,252 Cash, cash equivalents and restricted cash including $ 11,570 and $ 11,394 of restricted cash at June 30, 2026 and December 31, 2025, respectively 100,975 105,361 Accounts receivable, net 1,943 1,874 Federal and state income taxes receivable 1,354 1,071 Unrealized rents 1,420 1,264 Deferred costs 3,082 3,768 Goodwill 6,893 6,893 Other assets 676 662 Total assets $ 762,313 735,145 Liabilities: Notes payable, net $ 214,618 192,554 Accounts payable and accrued liabilities 17,784 12,148 Other liabilities 2,503 2,317 Deferred revenue 3,464 3,356 Deferred income taxes 66,900 66,900 Deferred compensation 1,521 1,524 Tenant security deposits 696 689 Total liabilities 307,486 279,488 Commitments and contingencies Equity: Common stock, $ .10 par value 25,000,000 shares authorized, 19,198,301 and 19,109,541 shares issued and outstanding, respectively 1,920 1,911 Capital in excess of par value 72,736 71,368 Retained earnings 354,264 355,210 Accumulated other comprehensive income, net 26 24 Total shareholders’ equity 428,946 428,513 Noncontrolling interests 25,881 27,144 Total equity 454,827 455,657 Total liabilities and equity $ 762,313 735,145 See accompanying notes. 4 Table of Contents ` FRP HOLDINGS, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF INCOME (LOSS) (In thousands except per share amounts) (Unaudited) THREE MONTHS ENDED SIX MONTHS ENDED JUNE 30, JUNE 30, 2026 2025 2026 2025 Revenues: Lease revenue $ 6,823 7,241 $ 13,536 14,313 Mining royalty and rents 4,066 3,609 7,783 6,843 Joint venture management fee revenue 194 — 358 — Total revenues 11,083 10,850 21,677 21,156 Cost of operations: Depreciation/depletion/amortization 2,923 2,726 5,765 5,333 Operating expenses 1,972 2,580 4,102 4,439 Property taxes 1,042 1,002 2,067 1,940 General and administrative 3,687 2,885 7,772 5,462 Total cost of operations 9,624 9,193 19,706 17,174 Total operating profit 1,459 1,657 1,971 3,982 Investment income 1,237 2,348 2,925 4,909 Interest expense ( 701 ) ( 824 ) ( 1,409 ) ( 1,519 ) Equity in loss of joint ventures ( 2,419 ) ( 2,379 ) ( 5,034 ) ( 4,410 ) Income (loss) before income taxes ( 424 ) 802 ( 1,547 ) 2,962 Provision for income taxes ( 80 ) 178 ( 282 ) 704 Net income (loss) ( 344 ) 624 ( 1,265 ) 2,258 Income (loss) attributable to noncontrolling interest ( 85 ) 46 ( 319 ) ( 30 ) Net income (loss) attributable to the Company $ ( 259 ) 578 $ ( 946 ) 2,288 Earnings per common share: Net income/(loss) attributable to the Company Basic $ ( .01 ) .03 $ ( .05 ) .12 Diluted $ ( .01 ) .03 $ ( .05 ) .12 Number of shares (in thousands) used in computing: -basic earnings per common share 19,035 18,966 19,026 18,957 -diluted earnings per common share 19,058 19,016 19,044 19,017 See accompanying notes. 5 Table of Contents ` FRP HOLDINGS, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS) (In thousands except per share amounts) (Unaudited) THREE MONTHS ENDED SIX MONTHS ENDED JUNE 30, JUNE 30, 2026 2025 2026 2025 Net income (loss) $ ( 344 ) 624 $ ( 1,265 ) 2,258 Other comprehensive income (loss) net of tax: Minimum pension liability, net of income tax effect of $ 5 , $( 3 ), $ 0 , and $( 6 ) 18 ( 7 ) 2 ( 15 ) Comprehensive income (loss) $ ( 326 ) 617 $ ( 1,263 ) 2,243 Less comprehensive income (loss) attributable to noncontrolling interests ( 85 ) 46 ( 319 ) ( 30 ) Comprehensive income (loss) attributable to the Company $ ( 241 ) 571 $ ( 944 ) 2,273 See accompanying notes 6 Table of Contents ` FRP HOLDINGS, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF CASH FLOWS SIX MONTHS ENDED JUNE 30, 2026 AND 2025 (In thousands) (Unaudited) 2026 2025 Cash flows from operating activities: Net income (loss) $ ( 1,265 ) 2,258 Adjustments to reconcile net income (loss) to net cash provided by operating activities: Depreciation, depletion and amortization 6,138 5,622 Deferred income taxes — ( 33 ) Equity in loss of joint ventures 5,034 4,410 Gain on sale of equipment and property ( 15 ) ( 16 ) Stock-based compensation 1,377 1,326 Net changes in operating assets and liabilities: Accounts receivable ( 69 ) ( 234 ) Deferred costs and other assets ( 161 ) 106 Accounts payable and accrued liabilities 34 155 Income taxes payable and receivable ( 283 ) ( 1,389 ) Other long-term liabilities 4 4 Net cash provided by operating activities 10,794 12,209 Cash flows from investing activities: Investments in properties ( 26,556 ) ( 8,198 ) Investments in joint ventures ( 16,248 ) ( 6,096 ) Return of capital from investments in joint ventures 6,180 16,485 Proceeds from the sale of equipment and property 20 16 Net cash (used in) provided by investing activities ( 36,604 ) 2,207 Cash flows from financing activities: Proceeds from long-term debt 22,368 2,729 Debt issue costs — ( 1,379 ) Distributions to noncontrolling interests ( 1,488 ) ( 11,556 ) Contributions from noncontrolling interests 544 288 Net cash (used in) provided by financing activities 21,424 ( 9,918 ) Net increase (decrease) in cash, cash equivalents, and restricted cash ( 4,386 ) 4,498 Cash, cash equivalents and restricted cash at beginning of year 105,361 149,935 Cash, cash equivalents and restricted cash at end of the year $ 100,975 154,433 Supplemental disclosure of cash flow information: Cash paid during the period for: Interest $ 1,320 $ 1,424 Income taxes, federal ( 17 ) 1,930 Income taxes, state 22 157 Noncash accounts payable and accrued liabilities related to investment in properties 5,710 963 See accompanying notes. 7 Table of Contents ` FRP HOLDINGS, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF SHAREHOLDERS’ EQUITY SIX MONTHS ENDED JUNE 30, 2026 AND 2025 (In thousands, except share amounts) (Unaudited) Common Stock Capital in Excess of Par Value Retained Earnings Accum. Other Comp- rehensive Income (loss), net Total Share holders’ Equity Non- Controlling Interests Total Equity Shares Amount Balance at March 31, 2026 19,170,275 $ 1,917 $ 71,730 $ 354,523 $ 8 $ 428,178 $ 26,219 $ 454,397 Equity-based compensation — — 409 — — 409 — 409 Shares granted to Directors 28,026 3 597 — — 600 — 600 Net income (loss) — — — ( 259 ) — ( 259 ) ( 85 ) ( 344 ) Contributions from partner — — — — — — 414 414 Distributions to partners — — — — — — ( 667 ) ( 667 ) Minimum pension liability,net — — — — 18 18 — 18 Balance at June 30, 2026 19,198,301 $ 1,920 $ 72,736 $ 354,264 $ 26 $ 428,946 $ 25,881 $ 454,827 Balance at December 31, 2025 19,109,541 $ 1,911 $ 71,368 $ 355,210 $ 24 $ 428,513 $ 27,144 $ 455,657 Equity-based compensation — — 777 — — 777 — 777 Shares granted to Directors 28,026 3 597 — — 600 600 Restricted stock award 62,524 6 ( 6 ) — — — — — Net income (loss) — — — ( 946 ) — ( 946 ) ( 319 ) ( 1,265 ) Contributions from partner — — — — — — 544 544 Distributions to partners — — — — — — ( 1,488 ) ( 1,488 ) Minimum pension liability,net — — — — 2 2 — 2 Balance at June 30, 2026 19,198,301 $ 1,920 $ 72,736 $ 354,264 $ 26 $ 428,946 $ 25,881 $ 454,827 Balance at March 31, 2025 19,087,334 $ 1,909 $ 69,237 $ 353,977 $ 47 $ 425,170 $ 35,326 $ 460,496 Equity-based compensation — — 361 — — 361 — 361 Shares granted to Directors 21,900 2 598 — — 600 — 600 Net income (loss) — — — 578 — 578 46 624 Contributions from partner — — — — — — 160 160 Distributions to partners — — — — — — ( 820 ) ( 820 ) Minimum pension liability, net — — — — ( 7 ) ( 7 ) ( 7 ) Balance at June 30, 2025 19,109,234 $ 1,911 $ 70,196 $ 354,555 $ 40 $ 426,702 $ 34,712 $ 461,414 Balance at December 31, 2024 19,046,894 $ 1,905 $ 68,876 $ 352,267 $ 55 $ 423,103 $ 46,010 $ 469,113 Equity-based compensation — — 726 — — 726 — 726 Shares granted to Directors 21,900 2 598 — — 600 600 Restricted stock award 40,440 4 ( 4 ) — — — — — Net income (loss) — — — 2,288 — 2,288 ( 30 ) 2,258 Contributions from partner — — — — — — 288 288 Distributions to partners — — — — — — ( 11,556 ) ( 11,556 ) Minimum pension liability, net — — — — ( 15 ) ( 15 ) — ( 15 ) Balance at June 30, 2025 19,109,234 $ 1,911 $ 70,196 $ 354,555 $ 40 $ 426,702 $ 34,712 $ 461,414 8 Table of Contents ` FRP HOLDINGS, INC. AND SUBSIDIARIES CONDENSED NOTES TO CONSOLIDATED FINANCIAL STATEMENTS JUNE 30, 2026 (Unaudited) (1) Description of Business and Basis of Presentation. FRP Holdings, Inc. and its consolidated subsidiaries (collectively, the “Company” or “FRP”) is engaged in the real estate business, namely (i) leasing and management of industrial and commercial properties (the “Industrial and Commercial Segment”), (ii) leasing and management of mining royalty land owned by the Company (the “Mining Royalty Lands Segment”), (iii) real property acquisition, entitlement, development and construction primarily for apartment, retail, industrial, and office (the “Development Segment”), and (iv) management of mixed-use residential/retail properties owned through our joint ventures (the “Multifamily Segment”). Our investments in real estate partnerships not wholly owned by FRP which are conducted through limited liability corporations (“LLC”) are also referred to as joint ventures. The accompanying consolidated financial statements include the accounts of FRP Holdings, Inc. inclusive of our wholly owned operating real estate subsidiaries, FRP Development Corp., Florida Rock Properties, Inc., and consolidated partnerships Riverfront Investment Partners I, LLC, Riverfront Investment Partners II, LLC, and Camp Lake Venture IA, LLC. Investments in real estate joint ventures not controlled by the Company are accounted for under the equity or cost method of accounting as appropriate (See Note 10). Our ownership of Riverfront Investment Partners I, LLC, Riverfront Investment Partners II, LLC, and Camp Lake Venture IA, LLC includes a noncontrolling interest representing the ownership of our partners. Our consolidated financial statements included a non-controlling interest for Lakeland Logistics Park Venture, LLC and Davie Logistics Park Venture, LLC from their formation in 2024 through October 21, 2025 when we purchased the noncontrolling interest from our partner. All significant intercompany balances and transactions are eliminated in the consolidated financial statements. Certain items in the 2025 financial statements have been reclassified for comparability purposes with the 2026 financials. These reclassifications had no effect on previously reported net income or equity. These financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America for interim financial information and the instructions to Form 10-Q and do not include all the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements. In the opinion of management, all adjustments considered necessary for a fair statement of the results for the interim periods have been included. Operating results for the six months ended June 30, 2026 are not necessarily indicative of the results that may be expected for the year ending December 31, 2026. The accompanying consolidated financial statements and the information included under the heading "Management's Discussion and Analysis of Financial Condition and Results of Operations" should be read in conjunction with the Company's consolidated financial statements and related notes included in the Company’s Form 10-K for the year ended December 31, 2025. The Company’s effective tax rate differs from the 21% Federal statutory rate primarily as a result of state income taxes, net of the Federal benefit. No material discrete items were recognized in either period. (2) Recently Issued Accounting Standards. In November 2024, the FASB issued ASU No. 2024-03, Disaggregation of Income Statement Expenses (Subtopic 220-40). The ASU requires the disaggregated disclosure of specific expense categories, including employee compensation, depreciation, and amortization, within relevant income statement captions. The ASU is effective beginning with our 10-K for 2027. We are evaluating the impact of this standard on our financial statements and disclosures. 9 Table of Contents ` (3) Business Segments. Our Chief Executive Officer, as chief operating decision maker or CODM, organizes our company, manages resource allocations and measures performance among our four reportable segments: Industrial and Commercial, Mining Royalty Lands, Development, and Multifamily, as described below. The Industrial and Commercial Segment owns, leases and manages in-service commercial properties. Currently this includes ten warehouses in three business parks, an office building partially occupied by the Company, and two ground leases all wholly owned by the Company. This segment will also include joint ventures of commercial properties when they reach lease-up stabilization. Our Mining Royalty Lands Segment owns several properties totaling approximately 16,640 acres currently under lease for mining rents or royalties (this does not include the 4,280 acres owned 50 / 50 in our Brooksville joint venture with Vulcan Materials). Other than one location in Virginia, all of these properties are located in Florida and Georgia. Through our Development Segment, we own and are continuously assessing the highest and best use of several parcels of land that are in various stages of development. Our overall strategy in this segment is to convert all of our non-income producing lands into income production through (i) an orderly process of constructing new buildings for us to own and operate or (ii) a sale to, or joint venture with, third parties. Additionally, our Development Segment will acquire or form joint ventures on new land for development not previously owned by the Company. Three of our joint ventures in the segment, Lakeland Logistics Park Venture, LLC ("Lakeland"), Davie Logistics Park Venture, LLC ("Davie"), and Camp Lake Venture IA, LLC ("Camp Lake") have been consolidated. We purchased the noncontrolling interest of Lakeland and Davie as part of the Altman Logistics acquisition on October 21, 2025. In conjunction with this acquisition, the Company assumed contracts with its real estate joint ventures to provide management services during development, construction, lease up, and stabilization. The Company recognizes joint venture management fee revenues, net of intercompany amounts, over time using the percentage completion method based upon costs incurred to date relative to total estimated costs. The joint venture agreements provide for promote distributions in excess of the Company's percentage ownership based upon total return of the investments over certain financial hurdles (waterfalls). Promote revenues are recognized when earned under the waterfall provisions. The Multifamily Segment includes joint ventures which own, lease and manage buildings that have met our initial lease-up criteria. Two of our joint ventures in the segment, Riverfront Investment Partners I, LLC (“Dock 79”) and Riverfront Investment Partners II, LLC (“The Maren”) are consolidated. Our CODM uses revenues, operating profit before general and administrative expense, depreciation and amortization, and identifiable assets to allocate operating and capital resources and assesses performance of each segment by comparing actual results to historical, budgeted, and forecasted financial information. We do not believe that an allocation of general and administrative expense to each segment is relevant to our CODM's assessments due to the market excluding those costs in property valuation and the materiality of expenditures related to future opportunities. Operating results and certain other financial data for the Company’s business segments are as follows (in thousands): Three Months ended Six Months ended June 30, June 30, 2026 2025 2026 2025 Revenues: Industrial and commercial $ 983 1,374 $ 2,183 2,721 10 Table of Contents ` Mining royalty lands 4,066 3,609 7,783 6,843 Development 595 300 1,077 601 Multifamily 5,439 5,567 10,634 10,991 $ 11,083 10,850 $ 21,677 21,156 Operating profit (loss): Before general and administrative expenses: Industrial and commercial $ ( 3 ) 443 $ 178 1,086 Mining royalty lands 3,679 3,340 7,076 6,305 Development 287 ( 698 ) 454 ( 613 ) Multifamily 1,183 1,457 2,035 2,666 Operating profit before G&A 5,146 4,542 9,743 9,444 Total general and administrative expenses 3,687 2,885 7,772 5,462 $ 1,459 1,657 $ 1,971 3,982 Depreciation, depletion and amortization: Industrial and commercial $ 600 571 $ 1,166 962 Mining royalty lands 271 177 497 355 Development 43 43 86 86 Multifamily 2,009 1,935 4,016 3,930 $ 2,923 2,726 $ 5,765 5,333 Operating expenses: Industrial and commercial $ 259 230 $ 585 463 Mining royalty lands 38 16 57 32 Development 52 807 111 832 Multifamily 1,623 1,527 3,349 3,112 $ 1,972 2,580 $ 4,102 4,439 Property taxes: Industrial and commercial $ 127 130 $ 254 210 Mining royalty lands 78 76 153 151 Development 213 148 426 296 Multifamily 624 648 1,234 1,283 $ 1,042 1,002 $ 2,067 1,940 Capital expenditures: Industrial and commercial $ 226 38 $ 230 138 Mining royalty lands 103 180 251 228 Development 18,378 5,524 31,528 8,174 Multifamily 135 319 257 621 $ 18,842 6,061 $ 32,266 9,161 11 Table of Contents ` Identifiable net assets June 30, 2026 December 31, 2025 Industrial and commercial $ 61,662 62,260 Mining royalty lands 47,661 47,729 Development 227,233 187,237 Multifamily 321,441 329,303 Cash items 100,975 105,361 Unallocated corporate assets 3,341 3,255 $ 762,313 735,145 (4) Long-Term Debt. The Company’s outstanding debt, net of unamortized debt issuance costs, consisted of the following (in thousands): June 30, 2026 December 31, 2025 Fixed rate mortgage loans, 3.03 % interest only, matures 4/1/2033 $ 180,070 180,070 Variable rate construction/stabilization loans 25,256 13,888 Unamortized debt issuance costs ( 1,708 ) ( 1,404 ) Credit Agreement 11,000 — $ 214,618 192,554 Unamortized debt issuance costs - undrawn loans included in Deferred costs in the Company's consolidated balance sheets $ 1,223 1,780 The Company entered into the 2025 Amended and Restated Credit Agreement (the “Credit Agreement”) with Wells Fargo Bank, N.A. (“Wells Fargo”), effective July 21, 2025. The Credit Agreement establishes a five-year revolving credit facility with a maximum facility amount of $ 50 million. The interest rate under the Credit Agreement will be 2.25 % over the Daily Simple SOFR in effect. A commitment fee of 0.35 % per annum is payable quarterly on the unused portion of the commitment. As of June 30, 2026, there was $ 11,000,000 debt outstanding on this revolver, $ 410,000 outstanding under letters of credit and $ 38,590,000 available for borrowing. The letters of credit were issued to guarantee certain obligations to state agencies related to real estate development. Most of the letters of credit are irrevocable for a period of one year and typically are automatically extended for additional one-year periods. The letter of credit fee is 2.25 % and applicable interest rate on the outstanding borrowings was 5.87 % on June 30, 2026. The Credit Agreement contains affirmative financial covenants and negative covenants, including a minimum tangible net worth. As of June 30, 2026, these covenants would have limited our ability to pay dividends to a maximum of $ 88.0 million combined. On March 19, 2021, the Company refinanced Dock 79 and The Maren pursuant to separate Loan Agreements and Deed of Trust Notes entered into with Teachers Insurance and Annuity Association of America, LLC. Dock 79 and The Maren borrowed principal sums of $ 92,070,000 and $ 88,000,000 respectively, in connection with the refinancing. The loans are separately secured by the Dock 79 and The Maren real property and improvements, bear a fixed interest rate of 3.03 % per annum, and require monthly payments of interest only with the principal due in full April 1, 2033. Either loan may be prepaid subsequent to April 1, 2024, subject to yield maintenance premiums. Either loan may be transferred to a qualified buyer as part of a one-time sale subject to a 60 % loan to value, minimum of 7.5 % debt yield and a 0.75 % transfer fee. 12 Table of Contents ` On March 7, 2025, the Lakeland partnership secured a $ 16.0 million loan with a floating rate equal to SOFR plus 2.75 % from Seacoast National Bank. The applicable rate at June 30, 2026 was 6.36 %. It is a three-year construction/stabilization loan with a two-year conditional extension at SOFR plus 2.50 % with an interest rate swap conversion option. The loan outstanding at June 30, 2026 was $ 5,188,000 . On March 13, 2025, the Davie partnership secured a $ 31.9 million loan with a floating rate equal to SOFR plus 2.75 % from Synovus National Bank. The applicable rate at June 30, 2026 was 6.38 %. It is a three-year construction/stabilization loan with a two-year conditional extension at SOFR plus 2.25 %. The loan outstanding at June 30, 2026 was $ 20,068,000 . On July 23, 2025, the Camp Lake partnership secured a $ 33.0 million loan at SOFR plus 2.75 % from Pinnacle Bank. It is a three-year construction/stabilization loan with two 1 -year conditional extensions. Debt cost amortization of $ 143,000 and $ 118,000 was recorded during the three months ended June 30, 2026 and 2025, respectively. Debt cost amortization of $ 252,000 and $ 183,000 was recorded during the six months ended June 30, 2026 and 2025, respectively. During the three months ended June 30, 2026 and 2025, the Company capitalized interest costs of $ 858,000 and $ 615,000 , respectively. During the six months ended June 30, 2026 and 2025, the Company capitalized interest costs of $ 1,635,000 and $ 1,359,000 , respectively. The Company was in compliance with all debt covenants as of June 30, 2026. (5) Earnings per Share. The following details the computations of the basic and diluted earnings (loss) per common share (in thousands, except per share amounts): Three Months ended Six Months ended June 30, June 30, 2026 2025 2026 2025 Weighted average common shares outstanding during the period – shares used for basic earnings per common share 19,035 18,966 19,026 18,957 Common shares issuable under share-based payment plans which are potentially dilutive 23 50 18 60 Common shares used for diluted earnings per common share 19,058 19,016 19,044 19,017 Net income (loss) attributable to the Company $ ( 259 ) 578 $ ( 946 ) 2,288 Earnings (loss) per common share: -basic $ ( .01 ) .03 $ ( .05 ) .12 -diluted $ ( .01 ) .03 $ ( .05 ) .12 For the six months ended June 30, 2026 and June 30, 2025 , the Company had 120,873 and 73,905 stock options outstanding , respectively, which were not used in the calculation above because the effect would have been anti-dilutive. 13 Table of Contents ` (6) Stock-Based Compensation Plans. The Company has two Equity Compensation Plans (the 2016 Equity Incentive Plan and its replacement, the 2026 Equity Incentive Plan) under which outstanding stock options, restricted stock, and stock awards were granted to directors, officers and key employees. The 2016 Equity Incentive Plan expired in 2026 with respect to any new awards. The 2026 Equity Incentive Plan permits the grant of stock options, stock appreciation rights, restricted stock awards, restricted stock units, or stock awards. All stock options are non-qualified and expire ten years from the date of grant. Stock based compensation awarded to directors, officers and employees are exercisable immediately or become exercisable in cumulative installments of 20 % or 25 % at the end of each year following the date of grant. When stock options are exercised, the Company issues new shares after receipt of exercise proceeds and taxes due, if any, from the grantee. The number of common shares available for future issuance under the 2026 Equity Incentive Plan was 1,458,807 at June 30, 2026. On October 21, 2025, the Company completed the closing on its Purchase and Sales Agreement to acquire the business operations and development pipeline of Altman Logistics Properties, LLC, an operating platform of BBX Capital. The Company offered the hired Altman employees project profits interests grants that can be settled in Company stock at the Company’s discretion. These interests were valued by a 3rd party specialist at $ 796,000 of which $ 344,000 was earned prior to the acquisition and treated as goodwill on the consolidated balance sheets. The Company utilizes the Black-Scholes valuation model for estimating fair value of stock compensation for options awarded to officers and employees. Each grant is evaluated based upon assumptions at the time of grant. The assumptions were no dividend yield, expected volatility between 28.5 % and 38.2 %, risk-free interest rate of 2.2 % to 4.5 % and expected life of 5.0 to 7.0 years. The dividend yield of zero is based on the fact that the Company does not pay cash dividends and has no present intention to pay cash dividends. Expected volatility is estimated based on the Company’s historical experience over a period equivalent to the expected life in years. The risk-free interest rate is based on the U.S. Treasury constant maturity interest rate at the date of grant with a term consistent with the expected life of the options granted. The expected life calculation is based on the observed and expected time to exercise options by the employees. The Company recorded the following stock compensation expense in its consolidated statements of income (loss) (in thousands): Three Months ended Six Months ended June 30, June 30, 2026 2025 2026 2025 Stock option grants $ 38 $ 38 $ 69 $ 77 Restricted stock awards 362 323 654 649 Profits interests grants 9 — 54 — Annual director stock award 600 600 600 600 $ 1,009 $ 961 $ 1,377 $ 1,326 14 Table of Contents ` A summary of changes in outstanding options is presented below (in thousands, except share and per share amounts): Options Number Of Options Weighted Average Exercise Price Weighted Average Remaining Term (yrs) Weighted Average Grant Date Fair Value(000's) Outstanding at December 31, 2025 160,165 $ 25.52 4.7 $ 1,575 Performance-based awards forfeited ( 5,466 ) 31.44 ( 67 ) Outstanding at June 30, 2026 154,699 $ 25.31 4.1 $ 1,508 Exercisable at June 30, 2026 108,438 $ 22.92 2.3 $ 933 Vested during six months ended June 30, 2026 3,716 $ 46 The aggregate intrinsic value of exercisable in-the-money options was $ 305,000 and the aggregate intrinsic value of outstanding in-the-money options was $ 305,000 based on the market closing price of $ 24.99 on June 30, 2026 less exercise prices. The unrecognized compensation cost of options granted to FRP employees but not yet vested as of June 30, 2026 was $ 381,000 , which is expected to be recognized over a weighted-average period of 2.7 years. A summary of changes in restricted stock awards is presented below (in thousands, except share and per share amounts): Restricted stock Number Of Shares Weighted Average Grant Date Fair Value Per Share Weighted Average Remaining Term (yrs) Weighted Average Grant Date Fair Value(000's) Non-vested at December 31, 2025 94,627 $ 29.73 2.7 $ 2,813 Time-based awards granted 28,952 22.79 660 Performance-based awards granted 33,572 22.79 765 Performance-based awards forfeited ( 1,790 ) 31.44 ( 56 ) Vested ( 5,551 ) 31.17 ( 173 ) Non-vested at June 30, 2026 149,810 $ 26.76 2.9 $ 4,009 Total unrecognized compensation cost of restricted stock granted but not yet vested as of June 30, 2026 was $ 3,001,000 which is expected to be recognized over a weighted-average period of 3.1 years. (7) Contingencies. The Company may be involved in litigation on a number of matters and is subject to certain claims which arise in the normal course of business. The Company has retained certain self-insurance risks with respect to losses for third party liability and property damage. In the opinion of management, none of these matters are expected 15 Table of Contents ` to have a material adverse effect on the Company’s consolidated financial condition, results of operations or cash flows. The Company is subject to numerous environmental laws and regulations. The Company believes that the ultimate disposition of currently known environmental matters will not have a material effect on its financial position, liquidity, or operations. The Company can give no assurance that previous environmental studies with respect to its properties have revealed all potential environmental contaminants; that any previous owner, occupant or tenant did not create any material environmental condition not known to the Company; that the current environmental condition of the properties will not be affected by tenants and occupants, by the condition of nearby properties, or by unrelated third parties; and that changes in applicable environmental laws and regulations or their interpretation will not result in additional environmental liability to the Company. As of June 30, 2026, there was $ 410,000 outstanding under letters of credit. The letters of credit were issued to guarantee certain obligations to state agencies related to real estate development. The Company and MidAtlantic Realty Partners (MRP) provided a guaranty for the interest carry cost of the $ 110 million loan on the Bryant Street Partnerships issued in December 2023. The Company and MRP have a side agreement limiting the Company’s guarantee to its proportionate ownership. The value of the guarantee was calculated at $ 1.5 million based on the present value of our assumption of 0.8 % interest savings over the anticipated 36-month term. This amount is included as part of the Company’s investment basis and is amortized to expense over the 36 months. The Company will evaluate the guarantee liability based upon the success of the project and assuming no payments are made under the guarantee, the Company would have a gain of $ 1.5 million when the loan is paid in full. On October 21, 2025 in conjunction with the Altman Logistics platform acquisition, FRP Guaranty, LLC (wholly owned by the Company) provided repayment, construction completion, and cost overrun guarantees to the construction lenders at Lakeland, Davie, Delray, Hamilton and Parsippany and the joint venture partners at Delray, Hamilton and Parsippany. As of June 30, 2026, the maximum amount of future payments that FRP Guaranty, LLC could be required to make under its repayment guarantees is $ 25.0 million on aggregate joint venture indebtedness of $ 121.7 million. FRP Guaranty, LLC would be required to perform on the guarantees upon a default on a construction loan by a joint venture or to ensure the completion of the construction of a joint venture project. As of June 30, 2026, FRP Guaranty, LLC has been funded with $ 10.0 million in cash and cash equivalents. The Company believes that the fair values of these guarantees are minimal based on various factors, including the collateral values securing the loans, the status of the applicable development projects, and current expectations regarding the probability of payments being made pursuant to such guarantees. In November 2023, the Central Florida Expressway Authority (CFX) used its eminent domain power to take title to approximately 27.6 acres from the southern boundary of a parcel of the Company’s approximately 1,196 -acre Lake Louisa property that is leased to Cemex. As required by Florida law, CFX deposited $ 2,582,000 into the registry of the Court, representing CFX’s good faith estimate of the value of the condemned property. As the Company’s tenant, Cemex is claiming a portion of the funds ultimately paid by CFX as business damages. The Company is litigating with CFX over the value of the condemned property. The condemnation proceeding is not expected to impact the lease with Cemex. Management believes that the Company is entitled to compensation in excess of the carrying value of the property. Under the applicable accounting guidance, the Company has not recognized any gain related to this matter in the consolidated financial statements. The ultimate amount and timing of any gain will depend on the final settlement with CFX and Cemex. The Company will recognize the transactions in the period in which the compensation is realized or realizable. (8) Concentrations . The Mining Royalty Lands Segment has a total of five tenants currently leasing mining locations and one lessee that accounted for 26.4 % of the Company’s consolidated revenues during the six months ended June 30, 2026, and $ 768,000 of accounts receivable at June 30, 2026. The termination of these lessees’ underlying leases could 16 Table of Contents ` have a material adverse effect on the Company. The Company places its cash and cash equivalents with Wells Fargo Bank and TD Bank. At times, such amounts may exceed FDIC limits. (9) Fair Value Measurements. Fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. The fair value hierarchy prioritizes the inputs to valuation techniques used to measure fair value into three broad levels. Level 1 means the use of quoted prices in active markets for identical assets or liabilities. Level 2 means the use of values that are derived principally from or corroborated by observable market data. Level 3 means the use of inputs are those that are unobservable and significant to the overall fair value measurement. The fair values of the Company’s fixed rate mortgage notes payable were estimated based on current rates available to the Company for debt of the same remaining maturities. At June 30, 2026, the carrying amount and fair value of such other long-term debt was $ 180,070,000 and $ 148,134,000 , respectively. At December 31, 2025, the carrying amount and fair value of such other long-term debt was $ 180,070,000 and $ 148,736,000 , respectively. These fair values were determined using Level 2 inputs. (10) Investments in Joint Ventures. The Company has investments in joint ventures, primarily with other real estate developers. Joint ventures where FRP is not the primary beneficiary are not consolidated and are reflected in the line “Investment in joint ventures” a long with $ 1,016,000 in Other liabilities on the consolidated balance sheets as of June 30, 2026 and “Equity in loss of joint ventures” on the consolidated statement of income (loss). The assets of these joint ventures are restricted to use by the joint ventures and their obligations are non-recourse to FRP as to their principal balances and can only be settled by their assets. The following table summarizes the Company’s investments in unconsolidated joint ventures (in thousands): FRP Ownership The Company's Total Investment Total Assets of The Partnership Profit (Loss) Of the Partnership The Company's Share of Profit (Loss) of the Partnership As of June 30, 2026 Brooksville Quarry, LLC 50.00 % $ 7,502 14,393 ( 50 ) ( 25 ) BC FRP Realty, LLC 50.00 % 5,228 23,772 354 177 Buzzard Point Sponsor, LLC 50.00 % 2,738 5,476 — — Bryant Street Partnerships 72.10 % 56,628 182,630 ( 4,030 ) ( 3,155 ) Industrial Partnerships 9.63 % 8,323 127,968 ( 1,618 ) ( 159 ) Lending ventures 19,693 16,430 — — Estero Partnership 16.00 % 11,580 90,216 — — The Verge Partnership 61.37 % 32,838 120,187 ( 2,261 ) ( 1,388 ) Greenville Partnerships 58.94 % 12,756 123,328 ( 1,211 ) ( 484 ) Total $ 157,286 704,400 ( 8,816 ) ( 5,034 ) 17 Table of Contents ` The major classes of assets, liabilities and equity of the Company’s Investments in unconsolidated Joint Ventures as of June 30, 2026 are summarized in the following two tables (in thousands): As of June 30, 2026 Buzzard Point Sponsor, LLC Bryant Street Partnerships Estero Partnership Verge Partnership Greenville Partnerships Total Multifamily JV’s Investments in real estate, net $ — 171,313 84,692 117,838 120,189 $ 494,032 Cash and restricted cash — 3,298 5,289 1,704 2,897 13,188 Unrealized rents & receivables — 6,983 235 592 84 7,894 Deferred costs 5,476 1,036 0 53 158 6,723 Total Assets $ 5,476 182,630 90,216 120,187 123,328 $ 521,837 Secured notes payable $ — 108,414 8,235 68,626 91,330 $ 276,605 Other liabilities — 2,555 7,112 1,635 8,676 19,978 Capital – FRP 2,738 54,029 11,665 30,564 11,901 110,897 Capital – Third Parties 2,738 17,632 63,204 19,362 11,421 114,357 Total Liabilities and Capital $ 5,476 182,630 90,216 120,187 123,328 $ 521,837 Industrial Partnerships Brooksville Quarry, LLC BC FRP Realty, LLC Lending Ventures Multifamily JV’s Grand Total Investments in real estate, net $ 126,452 14,347 21,705 16,430 494,032 $ 672,966 Cash and restricted cash 1,449 41 1,363 — 13,188 16,041 Unrealized rents & receivables — — 539 — 7,894 8,433 Deferred costs 67 5 165 — 6,723 6,960 Total Assets $ 127,968 14,393 23,772 16,430 521,837 $ 704,400 Secured notes payable $ 57,669 — 13,429 ( 3,263 ) 276,605 $ 344,440 Other liabilities 4,948 43 249 — 19,978 25,218 Capital – FRP 7,086 7,502 5,047 19,693 110,897 150,225 Capital – Third Parties 58,265 6,848 5,047 — 114,357 184,517 Total Liabilities and Capital $ 127,968 14,393 23,772 16,430 521,837 $ 704,400 The Company’s capital recorded by the unconsolidated Joint Ventures is $ 7,061,000 less than the Investment in Joint Ventures reported in the Company’s consolidated balance sheet due primarily to capitalized interest. 18 Table of Contents ` The major classes of assets, liabilities and equity of the Company’s Investments in Joint Ventures as of December 31, 2025 are summarized in the following two tables (in thousands): As of December 31, 2025 Buzzard Point Sponsor, LLC Bryant Street Partnership Estero Partnership Verge Partnership Greenville Partnership Total Multifamily JV’s Investments in real estate, net $ — 174,479 59,843 119,954 107,656 $ 461,932 Cash and restricted cash — 3,643 7,406 1,728 3,109 15,886 Unrealized rents & receivables — 6,783 235 374 92 7,484 Deferred costs 5,138 1,284 — 138 201 6,761 Total Assets $ 5,138 186,189 67,484 122,194 111,058 $ 492,063 Secured notes payable $ — 108,760 8,235 68,498 81,865 $ 267,358 Other liabilities — 2,363 3,331 1,509 4,660 11,863 Capital – FRP 2,569 56,735 6,828 31,952 12,385 110,469 Capital – Third Parties 2,569 18,331 49,090 20,235 12,148 102,373 Total Liabilities and Capital $ 5,138 186,189 67,484 122,194 111,058 $ 492,063 As of December 31, 2025 Industrial Partnerships Brooksville Quarry, LLC BC FRP Realty, LLC Lending Ventures Multifamily JV’s Grand Total Investments in real estate, net $ 119,215 14,350 21,539 11,318 461,932 $ 628,354 Cash and restricted cash 760 53 1,347 — 15,886 18,046 Unrealized rents & receivables — — 548 — 7,484 8,032 Deferred costs — 1 325 — 6,761 7,087 Total Assets $ 119,975 $ 14,404 23,759 11,318 492,063 $ 661,519 Secured notes payable $ 46,843 — 13,731 ( 3,484 ) 267,358 $ 324,448 Other liabilities 6,163 — 288 — 11,863 18,314 Capital – FRP 7,239 7,530 4,870 14,802 110,469 144,910 Capital - Third Parties 59,730 6,874 4,870 — 102,373 173,847 Total Liabilities and Capital $ 119,975 $ 14,404 23,759 11,318 492,063 $ 661,519 The amount of consolidated retained earnings (accumulated deficit) for these joint ventures was $( 41,329,000 ) and $( 37,478,000 ) as of June 30, 2026 and December 31, 2025, respectively. 19 Table of Contents ` The income statements of the Bryant Street Partnerships are as follows (in thousands): Bryant Street Partnerships Total JV Bryant Street Partnerships Total JV Bryant Street Partnerships Company Share Bryant Street Partnerships Company Share Six months ended Six months ended Six months ended Six months ended June 30, June 30, June 30, June 30, 2026 2025 2026 2025 Lease revenue 7,826 8,185 5,641 5,900 Depreciation and amortization 3,511 3,474 2,531 2,504 Operating expenses 3,242 3,016 2,341 2,177 Property taxes 601 667 432 480 Cost of operations 7,354 7,157 5,304 5,161 Total operating profit 472 1,028 337 739 Interest expense ( 4,502 ) ( 4,465 ) ( 3,492 ) ( 3,465 ) Net loss before tax $ ( 4,030 ) $ ( 3,437 ) $ ( 3,155 ) $ ( 2,726 ) Interest expense for the six months ended June 30, 2026 and 2025 for the Company share includes $ 248,000 loan guarantee expense. The income statements of the Greenville Partnerships are as follows (in thousands): Greenville Partnerships Total JV Greenville Partnerships Total JV Greenville Partnerships Company Share Greenville Partnerships Company Share Six months ended Six months ended Six months ended Six months ended June 30, June 30, June 30, June 30, 2026 2025 2026 2025 Lease revenue 5,384 5,256 2,154 2,102 Depreciation and amortization 1,758 1,757 703 703 Operating expenses 1,438 1,406 576 562 Property taxes 1,038 980 415 392 Cost of operations 4,234 4,143 1,694 1,657 Total operating profit 1,150 1,113 460 445 Interest expense ( 2,361 ) ( 2,612 ) ( 944 ) ( 1,045 ) Net loss before tax $ ( 1,211 ) $ ( 1,499 ) $ ( 484 ) $ ( 600 ) 20 Table of Contents ` The income statements of The Verge Partnership are as follows (in thousands): The Verge Partnership Total JV The Verge Partnership Total JV The Verge Partnership Company Share The Verge Partnership Company Share Six months ended Six months ended Six months ended Six months ended June 30, June 30, June 30, June 30, 2026 2025 2026 2025 Lease revenue 4,281 4,535 2,627 2,783 Depreciation and amortization 2,118 2,137 1,300 1,312 Operating expenses 1,560 1,510 957 926 Property taxes 679 663 417 407 Cost of operations 4,357 4,310 2,674 2,645 Total operating profit/(loss) ( 76 ) 225 ( 47 ) 138 Interest expense ( 2,185 ) ( 2,209 ) ( 1,341 ) ( 1,355 ) Net loss before tax $ ( 2,261 ) $ ( 1,984 ) $ ( 1,388 ) $ ( 1,217 ) (11) Subsequent Events. None. 21 Table of Contents ` ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS The following discussion and analysis addresses material changes in the financial condition and results of operations of the Company for the periods presented. This discussion and analysis should be read in conjunction with the unaudited condensed consolidated financial statements and related notes included in this Quarterly Report on Form 10-Q (“Form 10-Q”), as well as the audited consolidated financial statements and related notes included in the Company’s Annual Report on Form 10-K filed with the Securities and Exchange Commission (“SEC”) on April 15, 2026 (the “2025 Annual Report”). Unless the context otherwise requires, “the Company,” “FRP,” “we,” “us,” “our,” and “ours” refer to FRP Holdings, Inc. and its subsidiaries. Executive Overview - FRP Holdings, Inc. is a real estate development, asset management and operating company business. Our properties are located in the Mid-Atlantic and southeastern United States and consist of: Residential apartments and retail spaces in Washington, D.C. and Greenville, SC; Warehouse or office properties in Maryland and Florida either existing or under development; Mining royalty lands, some of which will have second lives as development properties; Mixed use properties under development in Washington, D.C., Greenville, SC and Florida; and Properties held for sale. We believe our present capital structure, liquidity and land provide us with years of opportunities to increase recurring revenue and long-term value for our shareholders. We intend to focus on our core business activity of real estate development, asset management and operations. We are developing a broad range of asset types that we believe will provide acceptable rates of return, grow recurring revenues and support future business. Capital commitments will be funded with operational cash flow from existing assets, existing cash, owned-land, partner capital and financing arrangements. Timing of projects may be subject to delays caused by factors beyond our control. Non-GAAP Financial Measures The following discussion includes non-GAAP financial measures within the meaning of Regulation G promulgated by the Securities and Exchange Commission to supplement the financial results as reported in accordance with GAAP. The non-GAAP financial measures discussed are operating profit before G&A and pro rata net operating income (NOI). The Company uses these metrics to analyze its continuing operations and to monitor, assess, and identify meaningful trends in its operating and financial performance. These measures are not, and should not be viewed as, a substitute for GAAP financial measures. Refer to “Non-GAAP Financial Measure” below in this quarterly report for a more detailed discussion, including reconciliations of these non-GAAP financial measures to their most directly comparable GAAP financial measure. Reportable Segments We conduct primarily all of our business in the following four reportable segments: (1) multifamily (2) industrial and commercial (3) mining royalty lands and (4) development. Multifamily Segment. As of June 30, 2026, the Multifamily segment included six stabilized joint ventures which own and manage apartment buildings and any associated retail. These assets create revenue and cash flows through tenant rental payments and reimbursements for building operating costs. The Company’s residential units typically lease for 12 – 15-month lease terms. If no notice to move out or renew is made, then the leases go month-to-month until 22 Table of Contents ` notification of termination or renewal is received. Renewal terms are typically 9 – 12 months. The Company also leases retail spaces at apartment/mixed-use properties. The retail leases are typically 10 - 15-year leases with options to renew for another five years. Retail leases at these properties also include percentage rents which collect on average 3-6% of annual sales when a tenant exceeds a breakpoint stipulated by each individual lease. All base rent revenue is recognized on a straight-line basis. The major cash outlays incurred in this segment are for property taxes, full service maintenance, property management, utilities and marketing. The six multifamily properties are as follows: Property and Occupancy JV Partners Method of Accounting % Ownership Dock 79, Washington, D.C., 305 apartment units and 14,430 square feet of retail MRP Realty & Steuart Investment Company Consolidated 52.8% The Maren, Washington, D.C., 264 residential units and 6,811 square feet of retail MRP Realty & Steuart Investment Company Consolidated 56.33% The Verge, Washington, D.C., 344 apartments and 8,536 square feet of retail. MRP Realty Equity Method 61.37% Riverside, Greenville, SC, 200 apartment units Woodfield Development Equity Method 40% Bryant Street, Washington D.C., 487 apartments, 91,520 square feet of retail MRP Realty Equity Method 72.10% .408 Jackson, Greenville, SC, 227 apartments, 4,539 square feet of retail. Woodfield Development Equity Method 40% Industrial and Commercial Segment. The Industrial and Commercial segment owns, leases and manages commercial properties. These assets create revenue and cash flows through tenant rental payments, lease management fees and reimbursements for building operating costs. The Company’s industrial warehouses typically lease for terms ranging from 3 – 10 years often with one or two renewal options. All base rent revenue is recognized on a straight-lined basis. All of the commercial warehouse leases are triple net and common area maintenance costs (CAM Revenue) are billed monthly, and insurance and real estate taxes are billed annually. Office leases are also recognized on a straight-lined basis. The major cash outlays incurred in this segment are for operating expenses, real estate taxes, building repairs, lease commissions and other lease closing costs, construction of tenant improvements, capital to acquire existing operating buildings and closing costs related thereto and personnel costs of our property management team. As of June 30, 2026, the Industrial and Commercial Segment includes five commercial properties owned by the Company in fee simple as follows: 1) 34 Loveton Circle in suburban Baltimore County, MD consists of one office building totaling 33,708 square feet which is 59.3% occupied (25% of the space is occupied by the Company for use as our Baltimore headquarters). The property is subject to commercial leases with various tenants. 2) 155 E. 21 st Street in Duval County, FL was formerly a building property (now a vacant parcel) that remained under lease through March 31, 2026. The lease expired April 1, 2026 and this parcel has minimal value. 3) Cranberry Run Business Park in Harford County, MD consists of five industrial buildings totaling 267,737 square feet which are 49.0% leased and 43.4% occupied. The property is subject to commercial leases with various tenants. 23 Table of Contents ` 4) Hollander 95 Business Park in Baltimore City, MD consists of three industrial buildings totaling 247,340 square feet and two ground leases that are 100.0% leased and occupied. 5) 755 Chelsea Road in Harford County, MD is a 258,279 square foot speculative industrial building. Our Development segment completed construction and it moved to this segment as of April 1, 2025. Management focuses on several factors to measure our success on a comparative basis in this segment. The major factors we focus on are (1) net operating income growth, (2) growth in occupancy, (3) average annual occupancy rate (defined as the occupied square feet at the end of each month during a fiscal year divided by the number of months to date in that fiscal year as a percentage of the average number of square feet in the portfolio over that same time period), (4) tenant retention success rate (as a percentage of total square feet to be renewed), (5) building and refurbishing assets to meet Class A and Class B institutional grade classifications, and (6) reducing complexities and deferred capital expenditures to maximize sale price. Mining Royalty Lands Segment. Our Mining Royalty Lands segment owns several properties comprising approximately 16,640 acres currently under lease for mining rents or royalties (excluding the 4,280 acres owned by our Brooksville joint venture with Vulcan Materials). Other than one location in Virginia, all of these properties are located in Florida and Georgia. The Company leases land under long-term leases that grant the lessee the right to mine and sell sand and stone deposits from our property in exchange for royalty payments. A typical lease has an option to extend the lease for additional terms. The typical lease in this segment requires the tenant to pay us a royalty based on the number of tons of mined materials sold from our property during a given fiscal year multiplied by a percentage of the average annual sales price per ton sold. As a result of this royalty payment structure, we do not bear the cost risks associated with the mining operations, however, we are subject to the cyclical nature of the construction markets in these states as both volumes and prices tend to fluctuate through those cycles. In certain locations, typically where the sand and stone deposits on our property have been depleted but the tenant still has a need for the leased land, we collect a minimum annual rental amount. In the year ended December 31, 2025 and six months ending June 30, 2026, royalty tons sold were 9.04 million and 4.9 million, respectively. The major expenses in this segment are comprised of collection and accounting for royalties, management’s oversight of the mining leases, land entitlement for post-mining uses and property taxes at our non-leased locations and at our Grandin location which, unlike our other leased mining locations, are not entirely paid by the tenant. As such, our costs in this business are very low as a percentage of revenue, are relatively stable and are not affected by increases in production at our locations. Our current mining tenants are Vulcan Materials, Martin Marietta, Cemex, Quikrete and The Concrete Company. Additionally, these locations provide us with opportunities for valuable “second lives” for these assets through proper land planning and entitlement. Significant “Second life” Mining Lands: Location Acreage Status Brooksville, FL 4,280 +/- Development of Regional Impact and County Land Use and Master Zoning in place for 5,800 residential unit, mixed-use development Ft. Myers, FL 1,907 +/- Seeking to rezone and obtain entitlements to allow residential development of 497 units following mining operations and the extension of Alico Road Total 6,187 +/- 24 Table of Contents ` Development Segment. Through our Development segment, we own and are continuously monitoring for their “highest and best use” several parcels of land that are in various stages of development. Our overall strategy in this segment is to convert all our non-income producing lands into income production through (i) an orderly process of constructing new commercial and residential buildings for us to own and operate or (ii) a sale to, or joint venture with, third parties. Additionally, our Development segment will purchase land or form joint ventures on new developments of land not previously owned by the Company. Revenues in this segment are generated predominately from land sales and interim property rents. The significant cash outlays incurred in this segment are for land acquisition costs, entitlement costs, property taxes, design and permitting, the personnel costs of our in-house management team and horizontal and vertical construction costs. Development Segment – Industrial and Commercial Projects under Development. At June 30, 2026, this segment owned the following future development parcels: 1) 54 acres of land that will be capable of supporting up to 635,000 square feet of industrial product located at 1001 Old Philadelphia Road in Aberdeen, MD (Crouse land adjacent to Cranberry Business Park). 2) 170 acres of land located at 765 Mechanics Valley Road in Cecil County, MD that can accommodate 900,000 square feet of industrial development. Development Segment – Land Held for Development or Sale. At June 30, 2026, this segment was invested in the following development parcels: 1) Riverfront on the Anacostia: The Riverfront on the Anacostia property is a 5.8-acre parcel of real estate in Washington, D.C. that fronts the Anacostia River and is adjacent to the Washington Nationals Baseball Park. A revised Planned Unit Development (PUD) plan was approved in 2012 and permitted the Company to develop, in four phases, a four-building, mixed-use project, containing approximately 1,161,050 square feet. The approved development includes numerous publicly accessible open spaces and a waterfront esplanade along the Anacostia River. Phase I and II (Dock 79 & The Maren) are in the multifamily segment. The final two phases, Phase III and Phase IV obtained second-stage PUD approval on October 10, 2025, permitting approximately 602,553 square feet of apartments (~590 units) with first floor retail. The PUD requires Phase IV construction to commence within 3 years and commencing Phase III construction within 3 years after obtaining the Phase IV certificate of occupancy. Phase IV under entitlement consisting of 281 units and 6,000 sq ft of ground-floor retail. The net book value of this property is $9.9 million. 2) Square 664E: The Company’s Square 664E property is approximately two acres situated on the Anacostia River at the base of South Capitol Street less than half a mile down river from our Riverfront on the Anacostia property. This property is currently under lease to Vulcan Materials for use as a concrete batch plant through 2026. In March 2017, reconstruction of the bulkhead was completed at a cost of $4.2 million in anticipation of future high-rise development. The net book value of this property is $7.0 million. 3) Hampstead Trade Center: The Hampstead Trade Center property in Carroll County, MD is a 118-acre parcel located adjacent to the State Route 30 bypass. The parcel was previously zoned for industrial use, but our request for rezoning for residential use was approved in December 2018. Management believes 25 Table of Contents ` this to be a higher and better use of the property. We are fully engaged in the formal process of seeking PUD entitlements for this tract, which is now known as “Hampstead Overlook”. This property is classified as Real estate held for investment, at cost on the balance sheet. 4) Windlass Run: In March 2016, the Company entered into an agreement with St. Johns Properties Inc., a Baltimore development company, to jointly develop the remaining lands of our Windlass Run Business Park, located in Middle River, MD, into a multi-building business park consisting of approximately 329,000 square feet of single-story office and retail space. The project will take place in several phases. Construction of the first phase, which includes two office buildings and two retail buildings totaling 100,030-square-feet (inclusive of 27,950 retail), commenced in the fourth quarter of 2017 and was completed in January 2019. At June 30, 2026 Phase I was 87.2% leased and occupied. In 2024, the partnership agreed to spend up to $1.0 million dollars to amend and modify 218,620 square feet of office and retail development for 153 for rent residential units, up to four (4) one-acre retail lots for ground lease opportunities, and maintain the flexibility to construct a single-story office building totaling 21,760 square feet. 5) Aberdeen Overlook: In October 2021, the Company entered into a loan agreement with CBR Aberdeen, LLC for $31.1 million in exchange for an interest rate of 10% and a 20% preferred return after which the Company is also entitled to a portion of proceeds from sales from a residential land development in Harford County, MD. 6) Estero: In August 2022, the Company invested $3.6 million for a 16% interest in a joint venture with Woodfield Development to purchase and develop 46 acres in Estero, FL into a mixed-use project with 596 multifamily units, 60,000 square feet of commercial space, 20,000 square feet of office space and a boutique 170-key hotel. While the joint venture rezoned the property, the Company received a preferred return of 8% with an option to roll its investment into equity in the vertical development or exit at that point. On September 12, 2025, we secured construction financing for the first phase (296 multifamily units and 28,745 square feet of retail) and agreed to invest $7.7 million to maintain our 16% interest. 7) Buzzard Point: In November 2022, the Company entered into a contribution agreement with MRP and Steuart Investment Company (SIC) regarding potential development of an estimated 1,200 multifamily units in four phases on land owned by SIC. The Company entered into a separate agreement with MRP to perform pre-development obligations for the contribution agreement. The Company owns 50% of the partnership with MRP. 8) Woven: In August 2023, the Company entered into an agreement with Woodfield Development for the acquisition and development our third multifamily project in Greenville, SC. On May 30, 2025, we secured construction financing for the $87.8M project with 214 units and 13,500 square feet of ground floor retail that is eligible to receive South Carolina Textile Rehabilitation Credits upon substantial completion and received Special Source Credits equal to 50% of the real estate taxes for a period of 20 years. The project broke ground during the 3rd quarter of 2025 and substantial completion of the project is expected in late 2027. 9) We entered into two new joint venture agreements in early 2024 with Altman Logistics. The first joint venture is a 201,420 square-foot warehouse development project in Lakeland, FL, and the second joint venture is a two building 183,215 square-foot warehouse redevelopment project in Broward County, FL. We closed on both construction loans in March, 2025 and construction commenced in the second quarter of 2025. Substantial completion of both projects is expected in the third quarter of 2026. On October 21, 2025 we purchased the interests of Altman Logistics in these two joint ventures and now own 100% of both of these projects. 10) Camp Lake: On July 23, 2025, we entered into a joint venture agreement with Strategic Real Estate Partners (“SREP”), a private real estate development firm which specializes in industrial real estate development, to develop 377,892 square feet in two warehouses in Lake County, Florida near Orlando, 26 Table of Contents ` with options for investment in additional industrial warehouses on adjacent properties in the future. Substantial completion of the first warehouse is expected in the first quarter of 2027. 11) Altman Logistics business acquisition: On October 21, 2025, the Company completed the closing on its Purchase and Sales Agreement to acquire the business operations and development pipeline of Altman Logistics Properties, LLC, an operating platform of BBX Capital. The following table details the projects purchased and the square feet (SF) of the warehouses: City Street Address 36’ Clear Height SF Ownership Acquired Status Delray Beach, FL 14130 S State Rd. 7 199,476 10%(1) Completed Q1 2026 Delray Beach, FL 14130 S State Rd. 7 392,976 10% (1) Land for 2 warehouses Hamilton, NJ 600 Horizon Dr. 170,800 8.5% (1) Completed Q2 2026 Parsippany, NJ 8 Lanidex Plaza W. 140,031 10% (1) Substantial completion Q2 2026 Southwest Ranches, FL SW 202 nd Ave. & Sheridan St. 335,617 100% Land acquired July 2026 (1) General Partner investment, distributions will be based upon waterfall model. Equity Method Investments. Joint ventures where FRP is not the primary beneficiary (including those in the Multifamily Segment) are not consolidated and are reflected in the line “Investment in joint ventures” on the balance sheet and “Equity in loss of joint ventures” on the income statement. The following table summarizes the Company’s investments in unconsolidated joint ventures (in thousands): 27 Table of Contents ` FRP Ownership The Company's Total Investment in Partnership The Company's Share of Assets of the Partnership The Company's Share of Debt of the Partnership The Company's Share of Profit (Loss) of the Partnership As of June 30, 2026 Brooksville Quarry, LLC 50.00 % $ 7,502 7,197 — (25) BC FRP Realty, LLC 50.00 % 5,228 11,886 6,715 177 Buzzard Point Sponsor, LLC 50.00 % 2,738 2,738 — — Bryant Street Partnerships 72.10 % 56,628 131,676 78,166 (3,155) Lending ventures — % 19,693 — — — Industrial partnerships 9.63 % 8,323 12,321 5,552 (159) Greenville Woven 64.85 % 12,177 23,240 7,193 — Estero Partnership 16.00 % 11,580 14,435 1,318 — The Verge Partnership 61.37 % 32,838 73,759 42,116 (1,388) Greenville Partnerships 40.00 % 579 34,997 32,096 (484) Total $ 157,286 312,249 173,156 (5,034) The major classes of assets, liabilities and equity of the Company’s unconsolidated joint ventures as of June 30, 2026 are summarized in the following two tables (in thousands): As of June 30, 2026 Buzzard Point Sponsor, LLC Bryant Street Partnerships Estero Partnership Verge Partnership Greenville Partnerships Total Multifamily JV’s Investments in real estate, net $ 0 171,313 84,692 117,838 120,189 $ 494,032 Cash and restricted cash 0 3,298 5,289 1,704 2,897 13,188 Unrealized rents & receivables 0 6,983 235 592 84 7,894 Deferred costs 5,476 1,036 0 53 158 6,723 Total Assets $ 5,476 182,630 90,216 120,187 123,328 $ 521,837 Secured notes payable $ 0 108,414 8,235 68,626 91,330 $ 276,605 Other liabilities 0 2,555 7,112 1,635 8,676 19,978 Capital – FRP 2,738 54,029 11,665 30,564 11,901 110,897 Capital – Third Parties 2,738 17,632 63,204 19,362 11,421 114,357 Total Liabilities and Capital $ 5,476 182,630 90,216 120,187 123,328 $ 521,837 28 Table of Contents ` Industrial Partnerships Brooksville Quarry, LLC BC FRP Realty, LLC Lending Ventures Multifamily JV’s Grand Total Investments in real estate, net $ 126,452 14,347 21,705 16,430 494,032 $ 672,966 Cash and restricted cash 1,449 41 1,363 0 13,188 16,041 Unrealized rents & receivables 0 0 539 0 7,894 8,433 Deferred costs 67 5 165 0 6,723 6,960 Total Assets $ 127,968 14,393 23,772 16,430 521,837 $ 704,400 Secured notes payable $ 57,669 0 13,429 (3,263) 276,605 $ 344,440 Other liabilities 4,948 43 249 0 19,978 25,218 Capital – FRP 7,086 7,502 5,047 19,693 110,897 150,225 Capital – Third Parties 58,265 6,848 5,047 0 114,357 184,517 Total Liabilities and Capital $ 127,968 14,393 23,772 16,430 521,837 $ 704,400 The following table presents the calculation of the Company's pro rata share of certain balance sheet items by segment as of June 30, 2026: Pro rata balance sheet (in thousands) Multifamily Industrial and Commercial Mining Royalty Lands Development Corporate Total Consolidated assets $ 321,441 61,662 47,661 227,233 104,316 $ 762,313 Investments in unconsolidated joint ventures (90,045) — (7,502) (59,739) — (157,286) Company's share of assets in unconsolidated joint ventures 240,432 — 7,197 64,620 — 312,249 Noncontrolling interest in consolidated assets (104,517) — — (1,546) (1,645) (107,708) Pro rata assets $ 367,311 61,662 47,356 230,568 102,671 $ 809,568 Consolidated secured notes payable 179,075 — — 24,543 11,000 214,618 Company's share of debt in unconsolidated joint ventures 152,378 — — 20,778 — 173,156 Noncontrolling interest in consolidated debt (81,440) — — — — (81,440) Pro rata debt $ 250,013 — — 45,321 11,000 $ 306,334 Pro rata assets less debt $ 117,298 61,662 47,356 185,247 91,671 $ 503,234 Deferred income taxes (66,900) Other liabilities and noncontrolling interest adjustment (7,388) Consolidated shareholder's equity $ 428,946 29 Table of Contents ` Second Quarter Financial Highlights • Net loss attributable to the Company of ($0.3) million vs $0.6 million net income primarily due to $0.8 million increase in G&A, $1.1 million lower interest income, and lower occupancy in our Multifamily and Industrial segments. • 3% decrease in pro rata NOI ($9.4 million vs $9.7 million) driven by lower occupancy in the Multifamily and Industrial and Commercial segments, partially offset by strong Mining Royalty Lands performance. • 9% decrease in the Multifamily segment’s pro rata NOI primarily due to lower occupancy, higher rent concessions, bad debts, and operating expenses at our DC assets. • 39% decrease in Industrial and Commercial segment NOI primarily due to vacancies from an eviction of one tenant and lease expirations. • 12% increase in Mining Royalty Lands segment NOI driven by a 6.8% rise in royalty tons and a 5.4% increase in royalty revenue per ton. Executive Summary and Analysis Second quarter results continued to reflect the occupancy pressure we flagged exiting last year across our DC multifamily assets and the Maryland industrial portfolio, alongside higher G&A tied to the Altman integration. Mining royalties again posted double-digit NOI growth, and our development pipeline continues to advance, with the Hamilton and Parsippany, New Jersey merchant build projects reaching substantial completion this quarter. Same-store leasing is the single most important lever we have to improve the company's performance — it has the most immediate impact and requires very little capital relative to development. To say it is management’s top priority understates the extent to which our day-to-day revolves around it. The activity and engagement with potential tenants remains high, especially compared to last year. While that did not translate into signed leases this quarter, we believe that if we focus on what we can control and execute, the results we are looking for will come. Our priorities remain unchanged: lease the Maryland industrial portfolio, stabilize occupancy across the DC multifamily assets, and deliver our active development projects on schedule. 30 Table of Contents ` Comparative Results of Operations for the three months ended June 30, 2026 and 2025 Consolidated Results (dollars in thousands) Three Months Ended June 30, 2026 2025 Change % Revenues: Lease revenue $ 6,823 7,241 $ (418) -5.8 % Mining royalty and rents 4,066 3,609 457 12.7 % Joint venture management fee revenue 194 — 194 Total revenues 11,083 10,850 233 2.1 % Cost of operations: Depreciation, depletion and amortization 2,923 2,726 197 7.2 % Operating expenses 1,972 2,580 (608) -23.6 % Property taxes 1,042 1,002 40 4.0 % General and administrative 3,687 2,885 802 27.8 % Total cost of operations 9,624 9,193 431 4.7 % Total operating profit 1,459 1,657 (198) -11.9 % Investment income 1,237 2,348 (1,111) -47.3 % Interest expense (701) (824) 123 -14.9 % Equity in loss of joint ventures (2,419) (2,379) (40) 1.7 % Income before income taxes (424) 802 (1,226) -152.9 % Provision for income taxes (80) 178 (258) -144.9 % Net income (loss) (344) 624 (968) -155.1 % Income (loss) attributable to noncontrolling interest (85) 46 (131) -284.8 % Net income (loss) attributable to the Company $ (259) 578 $ (837) -144.8 % Net loss attributable to the Company for the second quarter of 2026 was $(259,000) or $(.01) per share versus income of $578,000 or $.03 per share in the same period last year. Pro rata NOI for the second quarter of 2026 was $9,371,000 versus $9,688,000 in the same period last year. The second quarter of 2026 was impacted by the following items: • Operating profit decreased $198,000 or 12% . The consolidated portion of the Multifamily segment (Dock/Maren) decreased $274,000 due to lower occupancy, rent concessions, and higher operating costs. The Industrial and Commercial segment operating profit declined $446,000 due mainly to lease expirations. Mining Royalty Land's segment operating profit increased $339,000 due to higher royalty tons and revenues less related depletion. Development segment operating profit increased $985,000 due to joint venture management fee revenues ($195,000), and the prior year including Altman acquisition expenses ($713,000), partially offset by less capitalized real estate taxes ($65,000). General & 31 Table of Contents ` administrative costs increased $802,000 due to higher personnel costs ($901,000, primarily Altman acquisition related), increased legal fees related to replacing our equity incentive plan, the acquisition, and other one-time events ($111,000), higher acquisition-related IT and other professional fees ($94,000), partially offset by increased labor capitalization ($328,000). • Net investment income decreased $1,111,000 because of reduced e arnings on cash equivalents ($619,000) due to lower balances and interest rates and lower income from our lending ventures ($492,000) on smaller loan balances outstanding and fewer residential lots sold. • Interest expense decreased $123,000 compared to the same period last year as we capitalized $243,000 more interest partially offset by the interest expense on our Wells Fargo Credit Agreement. More interest was capitalized due to increased in-house and joint venture projects under development this quarter compared to last year. • Equity in loss of joint ventures was an unfavorable $40,000 due to losses at recently completed industrial properties ($119,000), mostly offset by improved results at other joint venture properties. • Pro rata NOI decreased $317,000 driven by declines in the Multifamily segment ($421,000), and Industrial segment ($394,000), partially offset by increases in Mining Royalty segment ($453,000) and Development segment ($45,000). Multifamily Segment (Pro rata consolidated and pro rata unconsolidated) Three months ended June 30, 2026 (dollars in thousands) 2026 % 2025 % Change % Lease revenue $ 8,204 100.0 % 8,467 100.0 % (263) -3.1 % Depreciation and amortization 3,360 41.0 % 3,386 40.0 % (26) -.8 % Operating expenses 2,753 33.6 % 2,691 31.8 % 62 2.3 % Property taxes 986 12.0 % 1,008 11.9 % (22) -2.2 % Cost of operations 7,099 86.5 % 7,085 83.7 % 14 .2 % Operating profit before G&A $ 1,105 13.5 % 1,382 16.3 % (277) -20.0 % Depreciation and amortization 3,360 3,386 (26) Unrealized rents & other (149) (31) (118) Net operating income $ 4,316 52.6 % 4,737 55.9 % (421) -8.9 % The combined consolidated and unconsolidated pro rata net operating income this quarter for this segment was $4,316,000, down $421,000 or 9% compared to $4,737,000 in the same quarter last year. Most of this decrease was due to lower occupancy, higher rent concessions, bad debts, and operating expenses at our DC assets. 32 Table of Contents ` 33 Table of Contents ` Apartment Building Units Pro rata NOI Q2 2026 Pro rata NOI Q2 2025 Avg. Occupancy Q2 2026 Avg. Occupancy Q2 2025 Renewal Success Rate Q2 2026 Renewal % increase Q2 2026 Dock 79 Anacostia DC 305 $856,000 $995,000 93.3 % 95.5 % 71.4 % 2.9 % Maren Anacostia DC 264 $836,000 $890,000 94.5 % 93.6 % 71.1 % 5.0 % Riverside Greenville 200 $233,000 $215,000 97.2 % 92.9 % 64.6 % — % Bryant Street DC 487 $1,414,000 $1,542,000 92.2 % 94.6 % 53.0 % 1.5 % .408 Jackson Greenville 227 $356,000 $362,000 94.9 % 94.3 % 51.0 % 1.8 % Verge Anacostia DC 344 $621,000 $733,000 90.1 % 93.3 % 68.9 % 0.9 % Multifamily Segment 1,827 $4,316,000 $4,737,000 93.2 % 94.1 % Multifamily Segment (Consolidated - Dock 79 & The Maren) Three months ended June 30, 2026 (dollars in thousands) 2026 % 2025 % Change % Lease revenue $ 5,439 100.0 % 5,567 100.0 % (128) -2.3 % Depreciation and amortization 2,009 36.9 % 1,935 34.8 % 74 3.8 % Operating expenses 1,623 29.8 % 1,527 27.4 % 96 6.3 % Property taxes 624 11.5 % 648 11.6 % (24) -3.7 % Cost of operations 4,256 78.2 % 4,110 73.8 % 146 3.6 % Operating profit before G&A $ 1,183 21.8 % 1,457 26.2 % (274) -18.8 % Total revenues for our two consolidated joint ventures (Dock 79/Maren) were $5,439,000, a decrease of $128,000 versus $5,567,000 in the same period last year primarily due to lower occupancy and higher rent concessions. Total operating profit before G&A for the consolidated joint ventures was $1,183,000, a decrease of $274,000, or 19% versus $1,457,000 in the same period last year primarily due to lower revenues along with higher operating costs and recent capital improvements depreciation. Multifamily Segment (Pro rata unconsolidated) Our Multifamily Segment has four unconsolidated joint ventures (Bryant Street, The Verge, Riverside, and .408 Jackson). Riverside was moved from the Development segment to the Multifamily segment in 2022, Bryant Street and .408 Jackson moved as of the beginning of 2024 and The Verge moved effective July 1, 2024, each upon reaching lease up stabilization. 34 Table of Contents ` Three months ended June 30, 2026 (dollars in thousands) 2026 % 2025 % Change % Lease revenue $ 5,241 100.0 % 5,436 100.0 % (195) -3.6 % Depreciation and amortization 2,258 43.1 % 2,325 42.8 % (67) -2.9 % Operating expenses 1,900 36.3 % 1,886 34.7 % 14 .7 % Property taxes 646 12.3 % 654 12.0 % (8) -1.2 % Cost of operations 4,804 91.7 % 4,865 89.5 % (61) -1.3 % Operating profit before G&A $ 437 8.3 % 571 10.5 % (134) -23.5 % For our four unconsolidated joint ventures, pro rata revenues were $5,241,000, a decrease of $195,000 or 4% compared to $5,436,000 in the same period last year. Pro rata operating profit before G&A was $437,000, a decrease of $134,000 or 23% versus $571,000 in the same period last year. The decrease was primarily due to lower occupancy, higher bad debts, and increased costs at Bryant Street and The Verge. Industrial and Commercial Segment Three months ended June 30, 2026 (dollars in thousands) 2026 % 2025 % Change % Lease revenue $ 983 100.0 % 1,374 100.0 % (391) (28.5 %) Depreciation and amortization 600 61.1 % 571 41.6 % 29 5.1 % Operating expenses 259 26.3 % 230 16.7 % 29 12.6 % Property taxes 127 12.9 % 130 9.5 % (3) (2.3 %) Cost of operations 986 100.3 % 931 67.8 % 55 5.9 % Operating profit before G&A $ (3) (0.3 %) 443 32.2 % (446) (100.7 %) Depreciation and amortization 600 571 29 Unrealized revenues 19 (4) 23 Net operating income $ 616 62.7 % $ 1,010 73.5 % $ (394) (39.0 %) We have ten buildings in service at four different locations totaling 773,356 square feet of industrial (includes 258,279 square foot Chelsea building completed April 1, 2025) and 33,708 square feet of office of which 49.4% was leased and 47.5% was occupied at June 30, 2026. Excluding Chelsea (100% vacant), these assets were 69.9% leased and occupied during the quarter compared to 77.9% leased and occupied during the same quarter last year primarily due to lease expirations. Total revenues in this segment were $983,000, down $391,000 or 28%, over the same period last year. Operating loss before G&A was $3,000, down $446,000 or 101% over the profit in the same quarter last year due to the lower occupancy and higher operating costs primarily related to a real estate tax appeal and leasing activity. Net operating income in this segment was $616,000, down $394,000 or 39% compared to the same quarter last year. 35 Table of Contents ` Mining Royalty Lands Segment Results Three months ended June 30, 2026 (dollars in thousands) 2026 % 2025 % Change % Mining royalty and rent revenue $ 4,066 100.0 % 3,609 100.0 % 457 12.7 % Depreciation, depletion and amortization 271 6.7 % 177 5.0 % 94 53.1 % Operating expenses 38 0.9 % 16 0.4 % 22 137.5 % Property taxes 78 1.9 % 76 2.1 % 2 2.6 % Cost of operations 387 9.5 % 269 7.5 % 118 43.9 % Operating profit before G&A $ 3,679 90.5 % 3,340 92.5 % 339 10.1 % Depreciation and amortization 271 177 94 Unrealized revenues 168 148 20 Net operating income $ 4,118 101.3 % $ 3,665 101.6 % $ 453 12.4 % Total revenues in this segment were $4,066,000, an increase of $457,000 or 13% versus $3,609,000 in the same period last year. Royalty tons were up 6.8% over the same period last year. Royalty revenue per ton increased 5.4% over the same period last year. Total operating profit before G&A in this segment was $3,679,000, an increase of $339,000 versus $3,340,000 in the same period last year. Net operating income was $4,118,000, up $453,000 or 12% compared to the same quarter last year. Development Segment Results Three months ended June 30, 2026 (dollars in thousands) 2026 2025 Change Lease revenue $ 400 300 100 Joint venture management fee revenue 195 — 195 Total revenues 595 300 295 Depreciation, depletion and amortization 43 43 — Operating expenses 52 807 (755) Property taxes 213 148 65 Cost of operations 308 998 (690) Operating profit before G&A $ 287 (698) 985 Joint venture management fee revenues primarily represent fees earned from the Company's three minority ownership warehouse projects acquired October 21, 2025. The prior year operating expenses included $713,000 36 Table of Contents ` of Altman acquisition expenses. Property taxes increased because Phase III at Riverfront received second-stage PUD approval on October 10, 2025 and is not currently in development; accordingly, carrying costs are now being expensed rather than capitalized. With respect to ongoing Development Segment projects: ▪ We are the principal capital source to develop 344 residential lots on 110 acres in Harford County, MD. We have funded $28.7 million of our $31.1 million total commitment. A national homebuilder is under contract to purchase all 222 townhome lots and 122 single family lots. Cumulatively as of June 30, 2026 , 248 lots have been sold for $32.5 million of which $7.4 million was booked as profit to the Company. ▪ We entered into two new joint venture agreements in early 2024 with Altman Logistics. The first joint venture is a 201,420 square-foot warehouse development project in Lakeland, FL, and the second joint venture is a two building 183,215 square-foot warehouse redevelopment project in Broward County, FL. We closed on both construction loans in March, 2025 and construction commenced in the second quarter of 2025. Substantial completion of both projects is expected in the third quarter of 2026. On October 21, 2025 we purchased the interests of Altman Logistics and now 100% of these two assets. ▪ On May 30, 2025, we secured construction financing for our multifamily joint venture with Woodfield Development, known as Woven. This is our third multifamily project in Greenville, SC. This is an $87.8 million project with 214 units and 13,500 square feet of ground floor retail that is eligible to receive South Carolina Textile Rehabilitation Credits upon substantial completion and received Special Source Credits equal to 50% of the real estate taxes for a period of 20 years. The project broke ground during the 3rd quarter of 2025 and substantial completion of the project is expected in late 2027. ▪ On July 23, 2025, we entered into a joint venture agreement with Strategic Real Estate Partners (“SREP”), a private real estate development firm which specializes in industrial real estate development, to develop 377,892 square feet in two warehouses in Lake County, Florida near Orlando, with options for investment in additional industrial warehouses on adjacent properties in the future. Substantial completion of the first warehouse is expected in the first quarter of 2027. ▪ On September 12, 2025, we secured construction financing for the first phase (296 multifamily units and 28,745 square feet of retail) of our Estero joint venture with Woodfield Development, located between Naples and Ft. Myers. Substantial completion is expected late 2027. ▪ On October 21, 2025 , the Company completed the closing on its Purchase and Sales Agreement to acquire the business operations and development pipeline of Altman Logistics Properties, LLC, an operating platform of BBX Capital. In conjunction with the acquisition, the Company hired six of Altman Logistics' employees. The following table details the projects purchased and the square feet (SF) of the warehouses: City Street Address 36’ Clear Height SF Ownership Acquired Status Delray Beach, FL 14130 S State Rd. 7 199,476 10%(1) Completed Q1 2026 Delray Beach, FL 14130 S State Rd. 7 392,976 10% (1) Land for 2 warehouses Hamilton, NJ 600 Horizon Dr. 170,800 8.5% (1) Completed Q2 2026 Parsippany, NJ 8 Lanidex Plaza W. 140,031 10% (1) Substantial completion Q2 2026 Southwest Ranches, FL SW 202 nd Ave. & Sheridan St. 335,617 100% Land acquired July 2026 (1) General Partner investment, distributions will be based upon waterfall model. 37 Table of Contents ` Six Month Highlights • Net loss attributable to the Company of ($0.9) million vs $2.3 million of net income primarily due to $2.3 million increase in G&A, $2.0 million lower interest income, and lower occupancy in our Multifamily and Industrial segments partially offset by strong Mining Royalty Lands performance • 4% decrease in pro rata NOI ($18.2 million vs $19.1 million) driven by lower occupancy in the Multifamily and Industrial and Commercial segments, partially offset by strong Mining Royalty Lands performance. • 10% decrease in the Multifamily segment’s pro rata NOI primarily due to lower occupancy, higher rent concessions and bad debts, and higher costs at our DC assets. • 20% decrease in Industrial and Commercial revenue and 36% decrease in that segment’s NOI primarily due to vacancies from an eviction of one tenant and lease expirations. • 14% increase in the Mining Royalty Lands' Segment's NOI driven by a 7.3% rise in royalty tons and a 5.9% increase in royalty revenue per ton. 38 Table of Contents ` Comparative Results of Operations for the Six months ended June 30, 2026 and 2025 Consolidated Results (dollars in thousands) Six Months Ended June 30, 2026 2025 Change % Revenues: Lease revenue $ 13,536 14,313 $ (777) -5.4 % Mining royalty and rents 7,783 6,843 940 13.7 % Joint venture management fee revenue 358 — 358 Total revenues 21,677 21,156 521 2.5 % Cost of operations: Depreciation/depletion/amortization 5,765 5,333 432 8.1 % Operating expenses 4,102 4,439 (337) -7.6 % Property taxes 2,067 1,940 127 6.5 % General and administrative 7,772 5,462 2,310 42.3 % Total cost of operations 19,706 17,174 2,532 14.7 % Total operating profit 1,971 3,982 (2,011) -50.5 % Investment income 2,925 4,909 (1,984) -40.4 % Interest expense (1,409) (1,519) 110 -7.2 % Equity in loss of joint ventures (5,034) (4,410) (624) 14.1 % Income before income taxes (1,547) 2,962 (4,509) -152.2 % Provision for income taxes (282) 704 (986) -140.1 % Net income (1,265) 2,258 (3,523) -156.0 % Income (loss) attributable to noncontrolling interest (319) (30) (289) 963.3 % Net income attributable to the Company $ (946) $ 2,288 $ (3,234) -141.3 % Net loss attributable to the Company for the first six months of 2026 was $946,000 or $(.05) per share versus income of $2,288,000 or $.12 per share in the same period last year. Pro rata NOI for the first six months of 2026 was $18,232,000 versus $19,052,000 in the same period last year. The first six months of 2026 were impacted by the following items: • Operating profit decreased $2,011,000 or 51% . The consolidated portion of the Multifamily segment (Dock/Maren) decreased $631,000 due to lower occupancy, rent concessions, and higher operating costs. Industrial and commercial segment operating profit declined $908,000 with $298,000 due to $218,000 of depreciation and $80,000 of first quarter carrying costs on our Chelsea spec warehouse placed in service in April 2025 along with non-renewing leases. Mining Royalty Land's segment operating profit increased $771,000 due to higher royalty tons and revenues less related depletion. Development segment operating profit increased $1,067,000 due to joint venture management fee revenues ($358,000), and the prior year including Altman acquisition expenses ($713,000), partially offset by less capitalized real estate taxes ($130,000). General & administrative costs increased $2,310,000 due to $1,892,000 higher personnel costs (primarily Altman acquisition related), $346,000 higher audit fees, $173,000 of 39 Table of Contents ` acquisition valuation and accounting consulting fees, $175,000 increased legal fees related to replacement of our equity incentive plan, the acquisition, and other one-time events, $253,000 higher acquisition-related IT and other professional fees, $115,000 higher marketing costs, partially offset by $602,000 increased labor capitalization. • Net investment income decreased $1,984,000 from reduced earnings on our lower cash equivalents ($1,269,000) and reduced income from our lending ventures ($715,000) on smaller loan balances outstanding and fewer residential lots sold. • Interest expense decreased $110,000 compared to the same period last year as we capitalized $276,000 more interest partially offset by the interest expense on our Wells Fargo Credit Agreement. More interest was capitalized due to increased in-house and joint venture projects under development this quarter compared to last year. • Equity in loss of Joint Ventures was an unfavorable $624,000 due to higher losses at Bryant Street ($429,000) and Verge ($171,000) both due to lower revenues and higher expenses, along with losses at recently completed industrial properties ($159,000) partially offset by improved results at our other unconsolidated joint ventures. Multifamily Segment (Pro rata consolidated and pro rata unconsolidated) Six months ended June 30, 2026 (dollars in thousands) 2026 % 2025 % Change % Lease revenue $ 16,218 100.0 % 16,772 100.0 % (554) -3.3 % Depreciation and amortization 6,735 41.5 % 6,673 39.8 % 62 .9 % Operating expenses 5,642 34.8 % 5,316 31.7 % 326 6.1 % Property taxes 1,936 11.9 % 1,978 11.8 % (42) -2.1 % Cost of operations 14,313 88.3 % 13,967 83.3 % 346 2.5 % Operating profit before G&A $ 1,905 11.7 % 2,805 16.7 % (900) -32.1 % Depreciation and amortization 6,735 6,673 62 Unrealized rents & other (240) (111) (129) Net operating income $ 8,400 51.8 % 9,367 55.8 % (967) -10.3 % The combined consolidated and unconsolidated pro rata net operating income this quarter for this segment was $8,400,000, down $967,000 compared to $9,367,000 in the same period last year. The NOI decrease was primarily due to lower occupancy and higher cost at Bryant Street ($323,000), The Verge ($260,000) , Dock ($243,000), and Maren ($150,000 ) . 40 Table of Contents ` Apartment Building Units Pro rata NOI YTD 2026 Pro rata NOI YTD 2025 Avg. Occupancy YTD 2026 Avg. Occupancy YTD 2025 Renewal Success Rate YTD 2026 Renewal % increase YTD 2026 Dock 79 Anacostia DC 305 $1,657,000 $1,900,000 91.3 % 95.6 % 67.0 % 4.5 % Maren Anacostia DC 264 $1,595,000 $1,745,000 93.0 % 93.7 % 64.2 % 4.5 % Riverside Greenville 200 $467,000 $437,000 97.1 % 92.9 % 63.0 % 0.3 % Bryant Street DC 487 $2,758,000 $3,081,000 92.2 % 93.5 % 58.3 % 1.7 % .408 Jackson Greenville 227 $697,000 $718,000 95.1 % 96.1 % 47.5 % 3.0 % Verge Anacostia DC 344 $1,226,000 $1,486,000 90.0 % 93.4 % 66.1 % 1.0 % Multifamily Segment 1,827 $8,400,000 $9,367,000 92.6 % 94.1 % Multifamily Segment (Consolidated - Dock 79 and The Maren) Six months ended June 30, 2026 (dollars in thousands) 2026 % 2025 % Change % Lease revenue $ 10,634 100.0 % 10,991 100.0 % (357) -3.2 % Depreciation and amortization 4,016 37.8 % 3,930 35.7 % 86 2.2 % Operating expenses 3,349 31.5 % 3,112 28.3 % 237 7.6 % Property taxes 1,234 11.6 % 1,283 11.7 % (49) -3.8 % Cost of operations 8,599 80.9 % 8,325 75.7 % 274 3.3 % Operating profit before G&A $ 2,035 19.1 % 2,666 24.3 % (631) -23.7 % Total revenues for our two consolidated joint ventures (Dock 79/Maren) were $10,634,000, a decrease of $357,000 versus $10,991,000 in the same period last year due to higher vacancy and rent concessions. Total operating profit before G&A for the consolidated joint ventures was $2,035,000, a decrease of $631,000, or 24% versus $2,666,000 in the same period last year primarily due to lower revenues along with higher operating costs and recent capital improvements depreciation. Multifamily Segment (Pro rata unconsolidated) Our Multifamily Segment has four unconsolidated joint ventures (Bryant Street, The Verge, Riverside, and .408 Jackson). Riverside was moved from the Development segment to the Multifamily segment in 2022, Bryant Street and .408 Jackson moved as of the beginning of 2024 and The Verge moved effective July 1, 2024, each upon reaching lease up stabilization. 41 Table of Contents ` Six months ended June 30, 2026 (dollars in thousands) 2026 % 2025 % Change % Lease revenue $ 10,422 100.0 % 10,785 100.0 % (363) -3.4 % Depreciation and amortization 4,534 43.5 % 4,518 41.9 % 16 .4 % Operating expenses 3,874 37.2 % 3,666 34.0 % 208 5.7 % Property taxes 1,264 12.1 % 1,279 11.9 % (15) -1.2 % Cost of operations 9,672 92.8 % 9,463 87.7 % 209 2.2 % Operating profit $ 750 7.2 % 1,322 12.3 % (572) -43.3 % For our four unconsolidated joint ventures, pro rata revenues were $10,422,000, a decrease of $363,000 or 3% compared to $10,785,000 in the same period last year. The decrease was primarily due to lower occupancy and higher bad debts at Bryant Street and The Verge. Pro rata operating profit before G&A was $750,000, a decrease of $572,000, or 43% versus $1,322,000 in the same period last year. The decrease was due to lower occupancy and higher bad debts at Bryant Sheet and The Verge and higher operating costs at Bryant Street. Industrial and Commercial Segment Six months ended June 30, 2026 (dollars in thousands) 2026 % 2025 % Change % Lease revenue $ 2,183 100.0 % 2,721 100.0 % (538) (19.8 %) Depreciation and amortization 1,166 53.4 % 962 35.4 % 204 21.2 % Operating expenses 585 26.8 % 463 17.0 % 122 26.3 % Property taxes 254 11.6 % 210 7.7 % 44 21.0 % Cost of operations 2,005 91.8 % 1,635 60.1 % 370 22.6 % Operating profit before G&A $ 178 8.2 % 1,086 39.9 % (908) (83.6 %) Depreciation and amortization 1,166 962 204 Unrealized revenues 30 101 (71) Net operating income $ 1,374 62.9 % $ 2,149 79.0 % $ (775) (36.1 %) Total revenues in this segment were $2,183,000, down $538,000 or 20%, over the same period last year. Operating profit before G&A was $178,000, down $908,000 or 84% from $1,086,000 in the same period last year with $298,000 due to $218,000 of depreciation and $80,000 of first quarter carrying costs on our Chelsea spec warehouse placed in service in April 2025 along with non-renewing leases. Net operating income in this segment was $1,374,000, down $775,000 or 36% compared to the same period last year. 42 Table of Contents ` Mining Royalty Lands Segment Results Six months ended June 30, 2026 (dollars in thousands) 2026 % 2025 % Change % Mining royalty and rent revenue $ 7,783 100.0 % 6,843 100.0 % 940 13.7 % Depreciation, depletion and amortization 497 6.4 % 355 5.2 % 142 40.0 % Operating expenses 57 0.7 % 32 0.5 % 25 78.1 Property taxes 153 2.0 % 151 2.2 % 2 1.3 % Cost of operations 707 9.1 % 538 7.9 % 169 31.4 % Operating profit before G&A $ 7,076 90.9 % 6,305 92.1 % 771 12.2 % Depreciation and amortization 497 355 142 Unrealized revenues 327 289 38 Net operating income $ 7,900 101.5 % $ 6,949 101.5 % $ 951 13.7 % Total revenues in this segment were $7,783,000, an increase of $940,000 or 14% versus $6,843,000 in the same period last year. Royalty tons were up 7.3% over the same period last year. Royalty revenue per ton increased 5.9% over the same period last year. Total operating profit before G&A in this segment was $7,076,000, an increase of $771,000 versus $6,305,000 in the same period last year. Net operating income in this segment was $7,900,000, up $951,000 or 14% compared to the same period last year. . Development Segment Results Six months ended June 30, 2026 (dollars in thousands) 2026 2025 Change Lease revenue $ 719 601 118 Joint venture management fee revenue 358 — 358 Total revenues 1,077 601 476 Depreciation, depletion and amortization 86 86 — Operating expenses 111 832 (721) Property taxes 426 296 130 Cost of operations 623 1,214 (591) Operating profit before G&A $ 454 (613) 1,067 43 Table of Contents ` Liquidity and Capital Resources. The growth of the Company’s businesses requires significant cash to acquire and develop land or operating buildings and to construct new buildings and tenant improvements. As of June 30, 2026, we had $100,975,000 of cash and cash equivalents. As of June 30, 2026 we had $11.0 million borrowed under our $50 million Credit Agreement with Wells Fargo to fund the Woven bridge loan, $410,000 outstanding under letters of credit and $38,590,000 available to borrow under the Credit Agreement. We believe that our cash on hand and expected future operating cash inflows as well as availability under our Credit Agreement will be sufficient to fund operations, debt service requirements and necessary capital expenditures for at least the next 12 months. Cash Flows - The following table summarizes our cash flows from operating, investing and financing activities for each of the periods presented (in thousands of dollars): Six Months Ended June 30, 2026 2025 Total cash provided by (used for): Operating activities $ 10,794 12,209 Investing activities (36,604) 2,207 Financing activities 21,424 (9,918) Increase (decrease) in cash and cash equivalents $ (4,386) 4,498 Outstanding debt at the beginning of the period 192,554 178,853 Outstanding debt at the end of the period 214,618 180,371 Operating Activities - Net cash provided by operating activities for the six months ended June 30, 2026 was $10,794,000 versus $12,209,000 in the same period last year. The decrease was primarily due to lower net income. Investing Activities - Net cash used in investing activities for the six months ended June 30, 2026 was $36,604,000 versus $2,207,000 provided by investing activities for the same period last year. The $38.8 million increase was due to a $18.4 million increase in investment in properties (primarily Davie, Camp Lake, and Lakeland) combined with a $10.2 million increase in investments in joint ventures (primarily Estero, Aberdeen, and Woven) and with a $10.3 million decrease in return of capital from joint ventures primarily due to the prior year including $7.3 million received from our BC Realty partnership refinancing our FRP provided floating rate construction loans on our two (2) office buildings with Symetra Life Insurance Company. Financing Activities – Net cash provided by financing activities was $21,424,000 versus $9,918,000 used by financing activities in the same period last year primarily due to $22.4 million of draws on the loans in the current year compared to $11.6 million distribution to noncontrolling interests related to the planned increase in ownership of our partnerships with Altman Logistics at the construction loan closings during 2025. Credit Facilities - On July 21, 2025, the Company entered into the 2025 Amended and Restated Credit Agreement (the "Credit Agreement") with Wells Fargo Bank, N.A. (“Wells Fargo”). The Credit Agreement establishes a five-year revolving credit facility with a maximum facility amount of $50 million. The interest rate under the Credit Agreement will be 2.25% over Daily Simple SOFR. A commitment fee of 0.35% per annum is payable quarterly on the unused portion of the commitment. The Credit Agreement contains certain conditions and financial covenants, including a minimum tangible net worth and dividend restriction. As of June 30, 2026, these covenants would have limited our ability to pay dividends to a maximum of $88.0 million combined. 44 Table of Contents ` On March 19, 2021, the Company refinanced Dock 79 and The Maren projects pursuant to separate Loan Agreements and Deed of Trust Notes entered into with Teachers Insurance and Annuity Association of America, LLC. Dock 79 and The Maren borrowed principal sums of $92,070,000 and $88,000,000 respectively, in connection with the refinancing. The loans bear a fixed interest rate of 3.03% per annum, and require monthly payments of interest only with the principal in full due April 1, 2033. On July 25, 2022 the Greenville partnership at Riverside secured a $32,000,000 loan with a fixed rate of 4.92% from Synovus Bank, replacing the $22,800,000 loan with Truist Bank. It is an eight year loan maturing July 25, 2030. The term coincides with when the opportunity zone holding period lapses in 2030, when a sale could take place and the tax on gain is forgiven. On December 4, 2023 the Bryant Street partnership secured a $110,000,000 loan with a floating rate equal to SOFR plus 2.9% from Rialto Capital Management, replacing the $132,000,000 loan with Capital One. It is a three year loan with two one-year extensions. A SOFR rate cap was secured at 5.35% from Chatham Financial creating an effective interest rate ceiling of 8.25%. The loan has a floor interest rate of 6.90%. FRP will look to secure a fixed permanent loan in the future when interest rates are more favorable. On January 30, 2024 the Greenville partnership at .408 Jackson secured a $49,450,000 loan with a fixed rate of 5.59% from Fannie Mae, replacing the $36,000,000 loan with First National Bank. It is a seven year loan maturing February 1, 2031. The interest rate was favorable given the current market conditions and the term coincides with when the opportunity zone holding period lapses in 2030, when a sale could take place and the tax on gain is forgiven. As a result of refinancing, the Company received a $5 million return of capital. On April 25, 2024 the Verge partnership secured a $68,862,000 loan with a fixed rate of 5.72% from Fannie Mae, replacing the $72,823,000 loan with Truist Bank. It is a seven year loan maturing May 1, 2031. The opportunity zone holding period lapses in 2030, when a sale could take place and the tax on gain is forgiven. On March 7, 2025 the Lakeland partnership secured a $16.0 million loan with a floating rate equal to SOFR plus 2.75% from Seacoast National Bank. It is a three-year construction/stabilization loan with a two-year conditional extension at SOFR plus 2.50% with an interest rate swap conversion. On March 13, 2025 the Davie partnership secured a $31.9 million loan with a floating rate equal to SOFR plus 2.75% from Synovus National Bank. It is a three-year construction/stabilization loan with a two-year conditional extension at SOFR plus 2.25%. On May 30, 2025 the Woven partnership secured a $42.9 million loan with a floating rate equal to SOFR plus 2.85% from Bank of Texas and First Horizon Bank. It is a four-year construction/stabilization loan and includes a one-year conditional extension with principal and interest payments. On June 16, 2025 the BC Realty partnership refinanced our FRP provided floating rate construction loans on our two office buildings with Symetra Life Insurance Company. This is a 10 year, fully amortizing $10.5M permanent loan, at a fixed interest rate of 6.40%. On July 23, 2025 the Camp Lake partnership secured a $33.0 million loan at SOFR plus 2.75% from Pinnacle Bank. It is a three -year construction/stabilization loan with two one-year conditional extensions. On September 15, 2025 the Estero partnership secured a $81.5 million loan at SOFR plus 2.75% from Santander Bank. It is a four-year construction/stabilization loan with two one-year conditional extensions. In addition, there is an $8 million loan at SOFR plus 4.25% from Santander Bank related to future phases. On October 21, 2025 as part of the Altman Logistics platform acquisition the Company assumed minority equity ownership interests in three joint ventures which had existing construction debt agreements. Delray partnership secured a $23.8 million loan at SOFR plus 3.50% from City National Bank. It is a two-year construction loan issued April 4, 2024 with two one-year conditional extensions, the first of which is in effect. The Delray partnership also secured a two-year $7.5 million loan at SOFR plus 3.75% on April 4, 2024 from 45 Table of Contents ` City National for the land for future phases of the project, also with two one-year conditional extensions. Parsippany partnership secured a $22.0 million loan at SOFR plus 2.75% from Truist Bank. It is a three-year construction loan issued January 15, 2025 with a one-year conditional extension. Hamilton partnership secured a $20.5 million loan at SOFR plus 3.50% from the joint venture partner effective for three years from May 22, 2025 with two one-year conditional extensions. Cash Requirements – The Company expects to invest $42 million into maintenance capex and projects currently under development during the remainder of 2026 and $112 million 2027-2030 for maintenance capex plus new projects currently in our pipeline, with such capital being funded from cash and investments on hand, cash generated from operations, property sales, distributions from joint ventures, or borrowings under our credit facilities. 46 Table of Contents ` Non-GAAP Financial Measures. To supplement the financial results presented in accordance with GAAP, FRP presents certain non-GAAP financial measures within the meaning of Regulation G promulgated by the Securities and Exchange Commission. We believe these non-GAAP measures provide useful information to our Board of Directors, management and investors regarding certain trends relating to our financial condition and results of operations. Our management uses these non-GAAP measures to compare our performance to that of prior periods for trend analyses, purposes of determining management incentive compensation and budgeting, forecasting and planning purposes. We provide operating profit before G&A and Pro rata net operating income (NOI) because we believe they assist investors and analysts in estimating our economic interest in our consolidated and unconsolidated partnerships, when read in conjunction with our reported results under GAAP. These measures are not, and should not be viewed as, a substitute for GAAP financial measures. Pro rata Net Operating Income Reconciliation Six months ending 6/30/26 (in thousands) Industrial and Commercial Segment Development Segment Multifamily Segment Mining Royalties Segment Unallocated Corporate Expenses FRP Holdings Totals Net income (loss) $ 136 1,249 (3,247) 5,393 (4,796) (1,265) Income tax allocation 42 384 (900) 1,657 (1,465) (282) Income (loss) before income taxes 178 1,633 (4,147) 7,050 (6,261) (1,547) Less: Unrealized rents — 186 — 186 Management fee revenue 358 — 358 Interest income 1,160 12 1,753 2,925 Plus: Unrealized rents 30 — — 327 — 357 Professional fees 12 105 117 Equity in loss of joint ventures — (19) 5,027 26 5,034 Interest expense — — 1,167 — 242 1,409 Depreciation/amortization 1,166 86 4,016 497 5,765 General and administrative — — — — 7,772 7,772 Net operating income (loss) 1,374 194 5,970 7,900 — 15,438 NOI of noncontrolling interest (2,718) (2,718) Pro rata NOI from unconsolidated joint ventures 364 5,148 5,512 Pro rata net operating income $ 1,374 558 8,400 7,900 — 18,232 47 Pro rata Net Operating Income Reconciliation Six months ending 6/30/25 (in thousands) Industrial and Commercial Segment Development Segment Multifamily Segment Mining Royalties Segment Unallocated Corporate Expenses FRP Holdings Totals Net income (loss) $ 831 1,086 (2,531) 4,806 (1,934) 2,258 Income tax allocation 255 333 (788) 1,476 (572) 704 Income (loss) before income taxes 1,086 1,419 (3,319) 6,282 (2,506) 2,962 Less: Unrealized rents — — — — Interest income 1,876 1 3,032 4,909 Plus: Unrealized rents 101 — 14 289 — 404 Professional fees 734 87 821 Equity in loss of joint ventures — (156) 4,543 23 4,410 Interest expense — — 1,443 — 76 1,519 Depreciation/amortization 962 86 3,930 355 5,333 General and administrative — — — — 5,462 5,462 Net operating income (loss) 2,149 207 6,697 6,949 — 16,002 NOI of noncontrolling interest (3,052) (3,052) Pro rata NOI from unconsolidated joint ventures 380 5,722 6,102 Pro rata net operating income $ 2,149 587 9,367 6,949 — 19,052 Critical Accounting Policies – Management’s Discussion and Analysis of Financial Condition and Results of Operations is based upon our condensed consolidated financial statements, which have been prepared in accordance with generally accepted accounting principles in the United States of America ("GAAP”). The preparation of financial statements in conformity with GAAP requires the use of estimates and assumptions that could affect the reported amounts in our condensed consolidated financial statements. Actual results could differ from these estimates. Please refer to the section of our Annual Report on Form 10-K for the year ended December 31, 2025, entitled "Management’s Discussion and Analysis of Financial Condition and Results of Operations – Critical Accounting Policies” for a discussion of our critical accounting policies. During the six months ended June 30, 2026, there were no material changes to these policies. ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISKS Interest Rate Risk - We are exposed to the impact of interest rate changes through our variable-rate borrowings under our Credit Agreement with Wells Fargo, our variable rate construction/stabilization loans, and earnings on our cash equivalents and variable rate lending ventures. Applicable margin for borrowings at June 30, 2026 under the Wells Fargo Credit Agreement was Daily simple SOFR plus 2.25%. and under our variable rate construction/stabilization loans was Daily SOFR plus 2.75%. The Company had $36.3 million of varia ble rate debt outstanding at June 30, 2026 and, a 100 basis point 48 decrease in SOFR would increase cash flows before income taxes by $0.4 million annually. The Company had $108.8 million of cash equivalents and variable rate lending venture advances at June 30, 2026, so a 100 basis point decrease in SOFR would reduce cash flows before income taxes by $1.1 million annually. ITEM 4. CONTROLS AND PROCEDURES CONCLUSION REGARDING THE EFFECTIVENESS OF DISCLOSURE CONTROLS AND PROCEDURES The Company maintains disclosure controls and procedures that are designed to ensure that information required to be disclosed in the Company’s reports under the Securities Exchange Act of 1934, as amended (the “Exchange Act”), is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms, and that such information is accumulated and communicated to management, including the Company’s Chief Executive Officer (“CEO”) and Chief Financial Officer (“CFO”), as appropriate, to allow timely decisions regarding required disclosure. The Company also maintains a system of internal accounting controls over financial reporting that are designed to provide reasonable assurance to the Company’s management and Board of Directors regarding the preparation and fair presentation of published financial statements. All control systems, no matter how well designed, have inherent limitations. Therefore, even those systems determined to be effective can provide only reasonable assurance of achieving the desired control objectives. As of June 30, 2026, the Company, under the supervision and with the participation of the Company's management, including the CEO, CFO and CAO, carried out an evaluation of the effectiveness of the design and operation of the Company's disclosure controls and procedures. Based on this evaluation, the Company’s CEO, CFO and CAO concluded that the Company's disclosure controls and procedures are effective in alerting them in a timely manner to material information required to be included in periodic SEC filings. There have been no changes in the Company’s internal controls over financial reporting during our most recent fiscal quarter that have materially affected, or are reasonably likely to materially affect, the Company’s internal control over financial reporting. 49 PART II. OTHER INFORMATION Item 1. LEGAL PROCEEDINGS From time to time, the Company is involved in legal proceedings, including, but not limited to, regulatory proceedings, claims, mediations, arbitrations and litigation, arising out of the ordinary course of its business (“Legal Proceedings”). Although the Company cannot assure the outcome of such Legal Proceedings, management presently believes that the result of such Legal Proceedings, either individually, or in the aggregate, will not have a material adverse effect on the Company’s consolidated financial statements, and no material amounts have been accrued in the Company’s consolidated financial statements with respect to these matters. See Item 7 “Contingencies” in the notes to the consolidated financial statements in this Form 10-Q for additional information regarding certain ongoing litigation. Item 1A. RISK FACTORS In addition to the other information set forth in this report, you should carefully consider the factors discussed in Part I, “Item 1A. Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2025, which could materially affect our business, financial condition or future results. The risks described in our Annual Report on Form 10-K are not the only risks facing our Company. Additional risks and uncertainties not currently known to us or that we currently deem to be immaterial also may materially adversely affect our business, financial condition and/or operating results. Item 2. UNREGISTERED SALES OF EQUITY SECURITIES; ISSUER PURCHASES OF EQUITY SECURITIES Period Total Number of Shares Purchased Average Price Paid per Share Total Number of Shares Purchased As Part of Publicly Announced Plans or Programs Approximate Dollar Value of Shares that May Yet Be Purchased Under the Plans or Programs (1) April 1 through April 30 — $ — — $ 6,899,000 May 1 through May 31 — $ — — $ 6,899,000 June 1 through June 30 — $ — — $ 6,899,000 Total — $— — (1) On February 4, 2015, the Board of Directors authorized management to expend up to $5,000,000 to repurchase shares of the Company’s common stock from time to time as opportunities arise. On December 5, 2018, the Board of Directors approved a $10,000,000 increase in the Company’s stock repurchase authorization. On August 5, 2019, the Board of Directors approved a $10,000,000 increase in the Company’s stock repurchase authorization. On May 6, 2020, the Board of Directors approved a $10,000,000 increase in the Company’s stock repurchase authorization. On August 26, 2020, the Board of Directors approved a $10,000,000 increase in the Company’s stock repurchase authorization. 50 Items 3 – 5. Not applicable. Item 6. EXHIBITS Exhibit Number Description Filed Herewith (31)(a) Certification of John D. Baker III . X (31)(b) Certification of Matthew C. McNulty X (31)(c) Certification of John D. Klopfenstein . X (32) Certification of Chief Executive Officer, Chief Financial Officer, and Controller and Chief Accounting Officer under Section 906 of the Sarbanes-Oxley Act of 2002 . X 101.XSD XBRL Taxonomy Extension Schema X 101.CAL XBRL Taxonomy Extension Calculation Linkbase X 101.DEF XBRL Taxonomy Extension Definition Linkbase X 101.LAB XBRL Taxonomy Extension Label Linkbase X 101.PRE XBRL Taxonomy Extension Presentation Linkbase X 104. Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101) 51 SIGNATURES Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this Report to be signed on its behalf by the undersigned thereunto duly authorized. FRP Holdings, Inc. Date: August 5, 2026 By JOHN D. BAKER III John D. Baker III Chief Executive Officer (Principal Executive Officer) By MATTHEW C. MCNULTY Matthew C. McNulty Chief Financial Officer & Treasurer (Principal Financial Officer) By JOHN D. KLOPFENSTEIN John D. Klopfenstein Controller and Chief Accounting Officer (Principal Accounting Officer)